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1. Is this a city-led project?

No. This is a private development project. The property owner has brought forward this application for rezoning to allow this mixed use project.

2. Where is this zoning application in the process?

The application has been taken forward to the Planning & Zoning Commission. The Commission held a workshop and a public hearing on the item. The Commission then held their Consideration and Action meeting where they recommended approval of the item to the Mayor and City Council. The City Council held a workshop on March 22nd to review the Land Use Plan policy direction and guidance for Regional Activity Centers and Neighborhood Activity Centers, as well as discuss The District at Sugar Creek Final Development Plan project proposal and how it aligns with the Land Use Plan guidance for mixed use development in a Regional Activity Center. The next meeting to be held with the City Council is the public hearing and first reading of the ordinance for The District at Sugar Creek Final Development Plan proposal. Once a date is finalized for that meeting, the information will be added to the website and sent out to the email distribution group. The City Council meetings will again provide an opportunity for the public to give input and feedback on the proposal.

3. How many units are being proposed?

387 multi-family units as a mix of studio, one-bedroom, and two-bedroom; and 15 live/work units with non-residential uses permitted on the ground floor.

4. What is a Regional Activity Center?

The City Council approved 2018 Land Use Plan identified five areas of the city as Regional Activity Centers. They are intended to become walkable areas that have a mix of several land uses, such as office, entertainment, retail, residential, civic, and hotels, all in varying ratios to allow each Center to have a unique character. This overall mix of uses is important in these Centers because they complement each other to ensure higher property values and tax revenues for the city. While land use mix is an important component of these Centers, so are their design considerations such as accessibility on foot, bicycle, or car, the building heights and location, having street level store fronts, and outdoor spaces shaded during the day and lit in the evening.

5. How is multi-family permitted here?

This proposal aligns with the guidance in the Land Use Plan for multi-family units in a Regional Activity Center. The Plan specifically states that the City should not approve new stand-alone single-use multi-family residential complexes, and that any new multi-family units should be located in a mixed use area (Regional or Neighborhood Activity Center) designed to be integrated in a vertically mixed-use building or integrated horizontally within a pedestrian friendly mixed use development. This proposal aligns with the guidance in the Land Use Plan for a mixed use development. The multi-family units are being constructed in a vertically mixed use building with non-residential uses on the ground floor. The 8-acre development is horizontally integrated with various non-residential uses located within the 8-acres as well as in the overall Regional Activity Center.

6. What type of non-residential or commercial uses will be permitted here?

The current proposal for District A would allow for non-residential uses, such as small-scale professional office, to be located on the ground floor of the live/work units. It also provides for approximately 2,400 square feet of additional non-residential space as well as 8,000 square feet of support areas including the leasing office, fitness center, and amenity center, all located on the ground floor and open to residents and the public. District B consists of three buildings proposed to be developed as restaurants and retail.

7. What did the school impact analysis say?

The Land Use Plan identified the need to complete a school impact study for any new proposed residential development as part of an activity center. The developer completed a school impact analysis as part of their rezoning application. For this project, the property owner utilized the same demographer used by the Fort Bend Independent School District; Population and Survey Analysts (PASA). The study concluded that this development, due to the large share of studio and one-bedroom units, will limit the number of households with children and therefore keep the ratio of students per occupied unit low and would not negatively impact schools. The study further indicated that this proposed development is only likely to yield 29 FBISD students once fully occupied. This site is in the attendance boundaries of Highlands Elementary, Dulles Middle and Dulles High School.

8. How is parking being addressed?

The proposal includes a structured parking garage which will provide 692 parking spaces onsite.

9. How is drainage being handled?

Any proposed development within the city undergoes a thorough drainage and traffic study. Drainage was analyzed as part of the staff review for this proposed development. Based on the current design, there will be full detention required for this site. There will be no impact to the existing system, nor the existing detention pond at the northeast corner of US Highway 59 and US 90A. All additional runoff will be contained within the site and released slowly back into the storm system.

10. Will there be any impact to traffic?

New development proposals require a full Traffic Impact Analysis (TIA) be completed. The purpose of the Traffic Impact Analysis is to assist staff in identifying the effect of the proposed development on the City's transportation system including capacity, level of services, and safety.

A full TIA was submitted for this proposed development and the scope of the TIA study concentrated on the critical areas immediately impacted by traffic that is being anticipated from the proposed development. The applicant’s traffic consultant evaluated the study area as developed during the TIA scoping meeting with city traffic and engineering staff. City traffic and engineering staff completed their review of the TIA and have concurred with the findings, specifically noting that the Sugar Creek neighborhood south of US 59 is not expected to be significantly impacted by this proposed development.

11. How are the multi-family units being proposed different from a traditional apartment complex?

The Land Use Plan’s designation of this area as a Regional Activity Center provides guidance for development and restrictions on any new multi-family units. It states that no new stand-alone multi-family should be developed, and that any new multi-family should be part of a mixed use setting that includes additional uses, activates the pedestrian realm, and incorporates structured and shared parking.

The proposed “District at Sugar Creek” development consists of two Districts; District A and District B, to be developed as a mixed-use project including multi-family, live/work, restaurants, and retail. The proposal includes 387 multi-family units, including a mix of studio, one-bedroom, and two-bedroom; and 15 live/work units, with a structured parking garage. District A also includes approximately 2,376 square feet of additional non-residential space located along the ground floor of the building. District B consists of three buildings proposed to be developed as restaurants and retail. It also includes an outdoor event lawn between the buildings and outdoor dining space to serve the restaurant development.

12. How would this development impact the overall ratio of multi-family as outline in the Land Use Plan?

The Land Use Plan envisions an 88% single-family housing/12% multi-family housing ratio in order to preserve the nature of Sugar Land’s single-family neighborhoods while also ensuring that an appropriate mix of housing options are available.

The current ratio of single family housing to multi-family housing is 92.1% single family housing/7.9% multi-family housing. If approved by City Council and developed as is proposed, The District at Sugar Creek project proposal would modify this ratio to be 91.2% single family housing/8.8% multi-family housing city-wide.

13. Has the City ever received a proposal for multi-family along Sugar Creek Center Blvd?

In 2006, there was a zoning application received and processed for a proposed condominium development on a 7.4 acre site located at the intersection of US Highway 59 and Sugar Creek Center Blvd located directly along the US Highway 59 frontage road. The Planning & Zoning Commission did not recommend approval of that proposed application because at the time it did not comply with the Land Use Plan that was in existence in 2006. The Land Use Plan that was approved by City Council in 2018 created five Regional Activity Centers that support mixed use development in these areas that includes residential options, such as multi-family, with specific parameters. This 8-acre site at the northwest corner of Century Square Blvd and Sugar Creek Center Blvd is part of the Sugar Creek Triangle Regional Activity Center and thus the Land Use Plan supports the ability for a property owner to request a rezoning for a mixed use development.

14. What is a Planned Development (PD) District?

The Planned Development (PD) district is designed to permit flexibility and encourage a more creative, efficient, and aesthetically desirable design and placement of buildings, open spaces and circulation patterns by allowing a mixture or combination of uses. A PD district may be used to permit new or innovative concepts in land utilization not permitted by other standard zoning districts in this Code to enhance existing or create new areas within the City that will promote the City's historical, cultural and architectural character. It is intended for application in all land use designations on the Future Land Use Plan, provided that the uses and development standards proposed are consistent with the stated goals of the City's Land Use Plan, including those found regarding Regional Activity Centers. The layout plan should provide an overall design, or other features or amenities that result in a high quality development. A PD may not be used for the primary purpose of avoiding the zoning regulations applicable to the primary zoning districts.

15. What is the current zoning designation for this property?

The 8-acre property located at the northwest corner of Century Square Blvd and Sugar Creek Center Blvd, being proposed as The District at Sugar Creek, is currently zoned B-O (Business Office) and has never been rezoned for residential use under the City’s zoning regulations since being annexed into the City.

16. Does this project proposal align with the Land Use Plan guidance?

Yes, this project proposal is in alignment with several of the goals and policy statements provided in the Land Use Plan. This development proposal provides the residential component that is missing from the Sugar Creek Triangle RAC, thereby contributing to the ultimate overall intended mix of uses. It is walkable, engages pedestrians, and activates the street by utilizing wider sidewalks and pedestrian amenities and pulling buildings closer to the street. The development includes a public plaza and outdoor gathering areas, and includes support services for the daytime office population as well as the evening resident population; all of which are in alignment with Plan guidance. The live/work units also support specific guidance from the Land Use Plan policy statement which states that some professionals prefer to conduct business within their home but have a separate dedicated space and entrance for that, thus supporting the live/work configuration as a way to accommodate this lifestyle preference.