Update: January 26, 2011
Johnson Development has provided a study to the City related to the proposed multifamily development in Imperial. The City received the study today, January 26th, and it is available below. Please note that this is not a City-sponsored study. The City has not reviewed this study and does not offer any comments at this time.
Impacts of Multifamily Development in Imperial study provided by Johnson Development
Update: January 20, 2012
UPCOMING PLANNING & ZONING COMMISSION WORKSHOP - January 26, 2012
The Planning & Zoning Commission (P&Z) will be holding a workshop on the Imperial Development - General Plan amendment and first step Planned Development (PD zoning) proposals on Thursday, January 26, 2012 during their regularly scheduled meeting in the City Council Chambers at City Hall. The purpose of this workshop is to allow the applicant to review their responses to Commission’s comments and requests and to give the Commission the opportunity to provide feedback. Due to the amount of new information, this workshop provides an opportunity for all parties to review the most updated information, and for P&Z Commission to request additional refinements or clarification prior to moving forward for consideration and action. City staff will not provide an analysis of the applicant’s responses or a recommendation at this workshop.
While this item is not scheduled for a Public Hearing on this agenda, up to 10 people may speak during the Public Comment portion of the agenda on any non-Public Hearing item. Each speaker will have 3 minutes to address the Planning & Zoning Commission.
The regular meeting will be held in the Council Chambers and viewable on Channel 16 and on the City's webpage at www.sugarlandtx.gov .The regular meeting begins at 6:30pm and the Imperial workshop item will occur following the regular items of the agenda that evening. Staff will also be conducting a workshop starting at 5:30pm regarding the update to chapters 1-5 of the Comprehensive Plan in the Brazos Room of City Hall.
View Agenda
Staff Report & Exhibits
Update: December 9, 2011
UPCOMING PLANNING & ZONING COMMISSION PUBLIC HEARING - DECEMBER 13, 2011
Imperial Development Application -
The Planning & Zoning Commission (P&Z) will be holding the Public Hearing on the Imperial Development - first step Planned Development (PD zoning) proposal on December 13, 2011 during their regularly scheduled meeting in the City Council Chambers at City Hall. The hearing allows interested citizens to speak on the item up to three minutes apiece, and is not limited as to the number of speakers. Although the meeting will start at 5:30pm, the Public Hearing part of the agenda will start not sooner than 6:00pm, and there is a commercial zoning application in Telfair with a Public Hearing scheduled at 6:00pm. The Imperial application's Public Hearing will follow the Telfair item.
View Agenda
Update: December 2, 2011
UPCOMING PLANNING & ZONING COMMISSION PUBLIC HEARING - DECEMBER 13, 2011
Imperial Development Application -
The Planning & Zoning Commission (P&Z) will be holding the Public Hearing on the Imperial Development - first step Planned Development (PD zoning) proposal on December 13, 2011. The hearing allows interested citizens to speak on the item up to three minutes apiece, and is not limited as to the number of speakers.
There have been no City recommendations for approval from the Commission at this time on the PD zoning or General Plan application, nor will there be any action by the Commission at this meeting. The Commission will hold the public hearing, followed by discussion and direction with the applicant and staff. A recommendation from the Commission will occur at a future P&Z meeting anticipated in January of 2012. Ultimately the City Council will make the determination of approval, modification, or denial, following a recommendation by the Planning and Zoning Commission.
The meeting will be in the Council Chambers and viewable on Channel 16 and on the City's webpage at www.sugarlandtx.gov. The Planning & Zoning Commission meeting is scheduled to start at 5:30 pm, and includes a number of agenda items; however, the Public Hearing portion of the agenda will not start before 6:00 pm. There are two public hearings on December 13th. The first hearing is for commercial zoning within Telfair, and the Imperial development hearing will follow that item. The agenda for the December 13th Planning & Zoning Commission meeting will be posted on the Sugar Land webpage under the City Meetings tab, Agenda, Minutes & Video link by Friday, December 9th.
ADDITIONAL INFORMATION- ARTICLE ON HISTORIC DISTRICT 2 (Fort Bend Star)
On Wednesday November 30, 2011, the Fort Bend Star posted an article with the headline "Multifamily not in Imperial Project's Historic District 2" . In the article Johnson Development confirmed that there was an error in their submittal that showed multi-family development proposed in not only the Ballpark District and Historic District 1, but also in Historic District 2. Johnson has also notified the City staff that this was in error, and have provided the City with a corrected submittal. The article did not include a map, and we thought that it would be helpful to attach the latest zoning layout map that is proposed for Imperial. It includes all of the proposed areas with labels and shows the location of Historic District 2. Historic District 2 is the site where the Imperial Sugar Company Water Tower is located, and is bounded by Main Street, US 90A, and Wood Street.
Exhibit B-2 - Permitted Uses
Update: November 7, 2011
The presentation from the October 27, 2011 Planning and Zoning Commission Workshop focusing on the Imperial/Tract 3 revised General Plan and Planned Development zoning proposal - land uses and proposed development standards is now available.
Presentation Slides / Workshop Video Snippet
Update: October 24, 2011
Upcoming Planning & Zoning Commission Workshop- October 27, 2011
Imperial Development Application - Land Use and Development Standards
The City staff and Johnson Development will be conducting the third in a series of workshop with the Planning & Zoning Commission on October 27, 2011. This is to provide the Commission with an update on the Imperial Development as to the ongoing review process of the General Plan amendment and Preliminary Planned Development (PD zoning) proposal. Workshop 3 will focus on land use and development (other than multi-family), which was covered at the October 11th workshop. Also keep in mind that there have been no City approvals at this time on the application. Ultimately the City Council will make that determination, following a recommendation by the Planning and Zoning Commission.
The meeting will be in the Council Chambers and viewable on Channel 16 and on the City's webpage at www.sugarlandtx.gov The meeting begins 6:30pm and this item will occur following the regular items of the agenda that evening. We hope this information is helpful. The agenda is currently posted on the Sugar Land webpage under the City Meetings tab, Agenda, Minutes & Video link.
Please note that at this time we anticipate that a public hearing with the Planning & Zoning Commission will be held on December 13, 2011 where there will be a chance for all interested individuals to speak with regard to the applications for the General Plan and Rezoning. The Commission will not vote on the proposal at that meeting, but will hold the hearing, and conduct a discussion and direction session with the applicant and staff. A recommendation to the City Council will occur at a subsequent meeting of the Commission. An email notification to this contact group will be sent prior to the hearing.
Update: October 14, 2011
The presentation slides from the October 11, 2011 Planning and Zoning Commission Workshop focusing on the multi-family aspects of the proposed Imperial General Plan and Planned Development (PD) zoning requests are now available.
Presentation Slides / Workshop Video Snippet
Update: October 7, 2011
Upcoming Planning & Zoning Commission Workshop- October 11, 2011
Imperial Development Application - Multi-family Land Use
The City staff and Johnson Development will be conducting a workshop on the Planning & Zoning Commission agenda of October 11, 2011 to provide the Commission with an update on the Imperial Development as to the ongoing review process of the General Plan amendment and Preliminary Planned Development (PD zoning) proposal for the tract with regard to multi-family. This is anticipated to include information about the current proposal of 625 total units in the project and locations. Also keep in mind that there have been no City approvals of any specific number of units, nor specific locations based on the current applications. Ultimately the City Council will make that determination, following a recommendation by the Planning and Zoning Commission.
The meeting will be in the Council Chambers and viewable on Channel 16 and on the City's webpage at www.sugarlandtx.gov The meeting begins 6:30pm and this item will occur following the subdivision plats section of the agenda that evening. We hope this information is helpful. The agenda will be posted on the Sugar Land webpage under the City Meetings tab, Agenda, Minutes & Video link on Friday, October 7, 2011.
Please note that at this time no public hearings with the Planning & Zoning Commission or City Council have been scheduled for the Imperial project, and that an email notification to this group will be sent prior to any hearings.
Update: September 13, 2011
Upcoming Planning & Zoning Commission Workshop
Imperial General Plan - Traffic and Circulation
The City staff and Johnson Development's traffic consultant with Wilbur Smith Associates will be conducting a workshop on the Planning & Zoning Commission agenda of September 13, 2011 to provide the Commission with an update on the Imperial Development as to the ongoing review process of the General Plan amendment and Preliminary Planned Development (PD zoning) proposal for the tract with regard to Traffic and Circulation.
The meeting will be in the Council Chambers and viewable on Channel 16 and on the City's webpage at www.sugarlandtx.gov The meeting begins 6:30pm and this item will occur following the subdivision plats section of the agenda that evening. We hope this information is helpful. The agenda will be posted on the Sugar Land webpage under the City Meetings tab, Agenda, Minutes & Video link on Friday, September 9, 2011.
Please note that at this time no public hearings with the Planning & Zoning Commission or City Council have been scheduled for the Imperial project, and that an email notification to this group will be sent prior to any hearings.
Update: September 6, 2011
Upcoming City Council Workshop- September 6, 2011
Imperial Development Review Update & Latest on Proposed University Blvd. Rail Crossing, Union Pacific Double-tracking Plans, and Thoroughfare Plan Project for Study on Rail Crossings
The City staff will be conducting a workshop on the Council agenda of September 6, 2011 to provide the Council with an update on the Imperial Development as to the ongoing review process of the General Plan amendment and Preliminary Planned Development (PD zoning) proposal for the tract. The workshop will also include an update as to the application process with Union Pacific Railroad for a rail crossing for the University Boulevard street project, information on the future UP "double-tracking" within the rail Right- of- Way, and ongoing work with the Thoroughfare Master Plan with regard to City of Sugar Land rail crossings along US 90A.
Please note that at this time no public hearings with the Planning & Zoning Commission or City Council have been scheduled for the Imperial project, and that an email notification to this group will be sent prior to any hearings.
The meeting will be in the Council Chambers and viewable on Channel 16 and on the City's webpage at www.sugarlandtx.gov The meeting begins 5:30pm and this item will be the last on the agenda that evening. We hope this information is helpful.
Update: July 11, 2011
The City of Sugar Land has received the resubmittal from Johnson Development for the Imperial project, including both the General Land Plan (proposed amendment) and the 1st Step Planned Development (PD) District rezoning application titled (General Development Plan). City staff has begun the process of reviewing and analyzing the documents, which will take place over the remainder of July of 2011.
Although the materials have just been submitted, due to the level of interest regarding proposed multi-family units being proposed, we can confirm that the documents show a decrease from the prior 1600 units as proposed in February of 2011. The total number being proposed in the resubmittal is stated to be 625 units. This is only one component of a detailed set of proposed development regulations and information being routed to city staff for review.
Prior to any future workshop meetings or public hearing meetings with the Planning and Zoning Commission, we will send out an email to the current email group of individuals who have requested to be notified on the Imperial project. We are including key materials submitted as pdf documents on the City Website under Imperial Update that we received so that the public is able to access the information directly.
General Plan
Exhibit B - General Development Plan
Imperial Tract 3 General Development Plan
Imperial Tract 3 General Plan (Major Amend.)
Update: March 21, 2011
Imperial Redevelopment/Tract 3 Frequently Asked Questions.
Update: March 16, 2011
The City Planning Staff have provided comments to Johnson Development on their preliminary submittal which identified numerous deficiencies and concerns. The Staff does not recommend consideration of the plan as submitted. No further action will be taken by the City until a re-submittal is provided.
Update: March 7, 2011
Johnson Development held a public meeting on February 17, 2011 at the Fluor Corporation, and a Planning and Zoning Commission workshop meeting on February 24, 2011. Residents were able to hear about the updated plans for the Imperial Redevelopment Project and provide feedback. Johnson has also emailed out a multiple-page memo to answer questions that have been brought up by concerned citizens.
The presentation included views of the proposed development around the old Imperial site and the proposed baseball stadium. The concerns heard from our residents were mostly focused on the number of multi-family residential units Johnson Development is proposing which is approximately 1,600 units.
With this said city staff has not made any recommendation or any approvals on these submittals. The Developer turned in an incomplete submittal in late 2010 and Johnson is currently working with city staff through the internal review process. They have also received initial feedback from the Planning and Zoning Commission. The Commission expressed concerns over the residential density proposed, traffic, and ensuring high quality development through the PD District process. The soonest possible time that the application could come forward to the Commission for a public hearing would be in late April of 2011, although no meetings have been scheduled at this time. Johnson may choose to request an additional workshop with the Commission as well.
There are several steps in the process that need to be addressed before Johnson Development can move forward with construction. Below is an outline of key processes.
Pre-submittal of Planned Development Zoning Proposal
(Example of Process)
Submittal- PD zoning is a custom zoning district proposing alternative standards, uses, or layouts justifying PD intent statement and Development Code requirements of submittal
Meeting(s) with POA / HOA to identify any issues - Developer instigated and led, also identifying stakeholders (Not required by Codes, but recommended by staff)
Traffic Impact Analysis preparation and any other technical studies as needed - developer identifies and addresses traffic and access issues (City staff review)
Staff, stakeholders, and POA identify other impact issues such as quality of development, development scope and scale, utilities, pedestrian circulation, open space, density, etc.
****Estimated time required - 2 months
Planning and Zoning Commission
Workshop Meeting - Developer presentation
Public Hearing Meeting- Staff presentation of issues and our understanding of the developer's proposal; Commission may additional issues to staff & developer as appropriate; can include additional public meetings if the public hearing indicates issues remain, public feedback taken into account.
Consideration and Action Meeting - Staff reports on any updates and revisions addressing public hearing and prior Commission concerns, makes a recommendation, concerns (developer/staff as necessary) Commission makes recommendation to Council.
****Estimated time required- (depending on hearing, issues, and resubmittals from applicant- typically 2-4 months)
City Council
Workshop - Developer presentation (depends on project detail / issues on whether workshop is conducted)
Public Hearing (possible First Reading) - First Reading to approve the rezoning typically occurs at the same meeting after the hearing if no major issues and positive Commission recommendation. Council has ability to table and send back to staff and applicant, or send back to Commission rather than have First Reading.
Second Reading - possibly on Consent if First Reading was approved unanimously
****Estimated time required- (typically 2 months from P&Z Recommendation to ultimate Council approval unless major issues)
Updates are sent out periodically to provide citizens with the latest on the Imperial Redevelopment Project. We will also be sending out emails prior to public hearings held by the Planning and Zoning Commission and Council. If you are interested in being added to our email list you may send an email to crankin@sugarlandtx.gov. You are also encouraged to monitor our website www.sugarlandtx.gov for information regarding this important project.
| Dwelling Unit Summary |
| 2007 General Plan |
Current Proposal including information presented to P&Z Commission on February 24, 2011 |
| 494 Single Family Detached Dwelling Units |
Max. of 100 Single Family Detached Dwelling Units BALLPARK DISTRICT |
| 623 Single Family Attached/Detached Dwelling Units (Traditional Neighborhood Development) TND AREA WAS FORMER NAME OF BALLPARK DISTRICT |
Max. of 200 Townhomes BALLPARK DISTRICT |
| 459 Multifamily Dwelling Units (Mixed-Use/Redevelopment Area) based on a 10 DU per acre calculation REFINERY DISTRICT |
Max. 650 Multifamily Dwelling Units (Mixed-Use/Redevelopment Area) REFINERY DISTRICT |
| * Potential but undetermined number of Multifamily Dwelling Units in Business/Limited Residential area along SH 6 |
BALL PARK DISTRICT-Max. of 950 Multifamily Dwelling Units |
| 1,576 Total Dwelling Units estimated |
1,900 Total Dwelling Units estimated |
| 1,576 Total Dwelling Units estimated |
1,900 Total Dwelling Units estimated |
| Highway 6 Frontage Commercial |
| 2007 General Plan |
Current Proposal February 2011 |
| 52.8 acres of office/business park uses with potential for some number of residential units through PD ordinance. No residential density or development style approved to date. |
+ or - 58.8 acres described as "Highway 6 District Commercial". Preliminary PD proposes a broad range of retail, entertainment, hospitality, office, services. No residential in the 2011 proposal for this area. |
+ or - 25.8 acre commercial corner (SH 6/Voss). General retail and commercial uses (standard B-2 zoning), not planned to be included in PD ordinance.
NO CHANGE |
+ or - 25.8 acre commercial corner (SH 6/Voss). General retail and commercial uses (standard B-2 zoning), not planned to be included in PD ordinance.
NO CHANGE |
| Business Park District 1 and 2 (new concept) |
| 2007 General Plan |
Current Proposal February 2011 |
| Single Family Residential Area (approximately 114 acres) in area now shown as Business Park District 1 |
Business District 1 (approximatlely 114 acres) with, business office, corporate HQ, some light industrial, and services |
| Area to north and west of Nalco of + or - 73 acres (Future Development with undetermined uses) |
Area to north and west of Nalco of + or - 73 acres (Business Park 2) some light industrial and services, business, and business office |
| AREA NORTH OF OYSTER CREEK- |
AREA NORTH OF OYSTER CREEK- |
| Open Space, Wetlands, Drill Site (per state), Park, and Residential Single Family |
Open Space, Wetlands, Drill Site (per state), Park. Area originally shown as Residential Single Family is now part of Highway 6 commercial frontage. Also includes City of Sugar Land Surface Water Treatment Plant forebay site (area of water ponding per agreement) |
Policy Issues
The proposed development plans reflect an increase in multifamily development. City Council policies, community input and prior Cherokee commitments do not support traditional garden apartment, duplex of fourplex development in the Project. A Planned Development District zoning process will establish actual development requirements for the Project, utilizing Council Resolution 10-21 (2010) Multi-family Principles. Ultimately, City Council will determine the number of multi-family to be included, following a recommendation by the Planning and Zoning Commission.
Update: February 10, 2011
Johnson Development will be hosting a public meeting on Thursday, February 17th at 6 p.m. at the Fluor Daniel Auditorium, located at 1 Fluor Daniel Drive, to inform the general public on the status of the Imperial/Tract 3 development. Topics for discussion will include the proposed land uses and densities on the site, as well as future plans for the Imperial Sugar refinery, and the surrounding Star Tex Power Field – Sugar Land’s minor league baseball stadium. Anyone interested in the future of this development, and how it will impact Sugar Land, is encouraged to attend.
Update: December 20, 2010
Historic Imperial refinery buildings imploded for redevelopment.
Update: December 9, 2010
The implosion scheduled for two metal buildings at the historic Imperial Sugar Company refinery located on U.S. Highway 90A in Sugar Land has been rescheduled for Sunday, Dec. 19, at 7 a.m.
For more information, contact Johnson Development at 281-778-7777.
Update: December 8, 2010
The implosion scheduled for two metal buildings at the historic Imperial Sugar Company refinery located on Highway 90A in Sugar Land has been canceled for Sunday, December 12th. The implosion will be rescheduled for a future date that at this time is undetermined. Area media will be notified of the rescheduled date as soon as it is available.
For more information you can contact Johnson Development at 281-778-7777.
Update: June 10, 2010
The Imperial Redevelopment project and Sugar Land’s public-private partnership remains strong with Cherokee Sugar Land, L.P., which includes Cherokee, a private equity firm, the State of Texas General Land Office and Johnson Development.
Cherokee Investments has expressed their continued commitment to the Imperial Redevelopment project. Johnson Development is the current development partner for the project, after replacing Southern Land Company in 2009. All partners remain committed to the goal of guiding the redevelopment of the Imperial Sugar refinery site to accomplish historic preservation, continued aesthetic / architectural quality, and economic development objectives to create a successful and vibrant project for the community. In early 2010, demolition work began on the former Sugar Refinery site for structures that are not part of the preservation plans. Additional remediation and clean-up of the site is ongoing.
In early 2010, Johnson Development formally submitted three key applications for the development process for the Imperial Tract 3 project. Those items were as follows:
- General Plan Amendment (to the 2007 approved Imperial / Tract 3 General Plan)
- COSL Thoroughfare Plan Amendment (for roadway changes within the property)
- Rezoning Application for First Step (in two step process) in creating a Planned Development (PD) District
The City of Sugar Land staff has reviewed the three applications with the Development Review Committee staff including Engineering, Planning, Building, Public Works, Utilities, Fire, Parks Department and sent comments to Johnson Development.
At this time the City is awaiting re-submittal of the applications to address staff comments. Once the comments are addressed, the General Plan and the City of Sugar Land Thoroughfare Plan amendments will be scheduled for a meeting at the Planning and Zoning Commission. Since the Thoroughfare Plan falls under the City’s Master Plan documents, a Public Hearing will be held prior to consideration and action by the Commission. Following a Commission recommendation, a Public Hearing and action item will take place at the City Council meeting. It is anticipated that the PD District rezoning application will follow immediately after the General Plan and Thoroughfare Plan amendments, but cannot take place prior to Council decisions on those two applications. Additional information is attached regarding a typical rezoning process.
There are a number of key areas of changes between the approved 2007 Imperial General Plan and Proposed General Plan amendment. The following tables compare key elements from each of the plan documents. It is important to keep in mind that the current submittal is anticipated to have revisions from Johnson Development prior to a Planning and Zoning Commission meeting.
| Dwelling Unit Summary |
| 2007 General Plan |
Current Proposal |
| 494 Single Family Detached Dwelling Units |
870 Single Family Detached Dwelling Units |
| 623 Single Family Attached/Detached Dwelling Units (Traditional Neighborhood Development) |
|
| 459 Multifamily Dwelling Units (Mixed-Use/Redevelopment Area) |
1,000 Multifamily Dwelling Units (Mixed-Use/Redevelopment Area) |
| * Potential but undetermined number of Multifamily Dwelling Units in Business/Limited Residential area along SH 6 |
1,000 Multifamily Dwelling Units proposed in three Hwy 6 B/R districts along SH 6 |
| 1,576 Total Dwelling Units approved to date |
2,870 Dwelling Units proposed. |
| Highway 6 Frontage (Business/Limited Residential, Commercial) |
| 2007 General Plan |
Current Proposal |
| 52.8 acres of office/business park uses with potential for some number of residential units through PD ordinance. No residential density or development style approved to date. |
36.8 acres described as "Highway 6 Business/Residential 1" (Hwy 6 B/R 1). Preliminary PD proposes a broad range of retail, entertainment, hospitality, office, service, assisted living/retirement facility, multifamily and live/work townhome uses with a maximum of 200 dwelling units. |
| 1 acre commercial tract. |
1.3 acre of Hwy 6 B/R 1. Same as above. (See , Exhibit II). |
| |
12 acre Hwy 6 B/R 2. Similar to Hwy 6 B/R 1. Includes maximum 200 multifamily units. |
| 25.7 acre commercial corner (SH 6/Voss). General retail and commercial uses (standard B-2 zoning), not planned to be included in PD ordinance. |
25.8 acre Hwy 6 B/R 3. Same broad uses as Hwy 6 B/R 1 in “least restricted district” with a maximum 600 multifamily units. |
| Neighborhood Business |
| 2007 General Plan |
Current Proposal |
| |
3.9 acre Neighborhood Business area (located near Burney Rd.). |
Policy Issues
The proposed development plans reflect an increase in multifamily development. City Council policies, community input and prior Cherokee commitments do not support traditional garden apartment, duplex of fourplex development in the Project. A Planned Development District zoning process will establish actual development guidelines for the Project.
Typical Rezoning Public Meetings:
The following general information is an indication of typical processes involved once a rezoning PD District application is scheduled for meetings with the Planning and Zoning Commission:
Planning and Zoning Commission
Workshop - Developer presentation
Public Hearing - Staff presentation of issues and our understanding of the developer's mitigation measures; Commission assigns additional issues to staff & developer; will include additional public meetings if the public hearing indicates issues remain.
Consideration and Action - Staff recommendation presented; additional work presented to address Public Hearing concerns (developer/staff as necessary) Commission recommendation
****Estimated Estimated time required - 2 to 4 months due to hearing legal notifications and potential resubmittals
City Council
Workshop - Developer presentation
Public Hearing (possible First Reading) - possible Council action. Council rarely approves item if Commission recommended against the rezoning, otherwise public hearing with Council direction to staff and/or developer. If no issues remain, and Commission recommended approval, First Reading to approve the rezoning will occur at the same meeting after the public hearing.
Second Reading - possibly on Consent if First Reading was approved unanimously
****Estimated time required - 2 months due to hearing legal notifications and any revisions
