Imperial/Tract 3: Development Framework & Future Direction

Latest Updates

June 29, 2009
Public Town Hall Meeting about Imperial Project

A Town Hall meeting was held June 25, 2009, to provide residents an update on the Imperial redevelopment project.

Watch Meeting

The meeting is being re-broadcast on SLtv 16 at 8 a.m. and 7 p.m. on Tuesdays, Thursdays and Sundays through July 21.

On June 26, 2007 the Sugar Land City Council approved two key components for the future development of the 721.4 acre Imperial Sugar / Tract 3 property. Those components included:

Redevelopment Agreement between Cherokee and the City of Sugar Land
General Land Plan (illustrating major thoroughfares and proposed land uses)

The Redevelopment Agreement contains important provisions including:

City consent to the Imperial Redevelopment District
Thresholds for reimbursement milestones (performance standards) and terms for applying Redevelopment District and Tax Increment Reinvestment Zone (TIRZ) revenues to project costs
Terms under which City staff will recommend that Planning and Zoning Commission and Council approve a Planned Development (PD) District zoning application
City participation in a TIRZ to fund public improvements
Cherokee commitment to preserve certain Imperial Sugar structures as outlined in Council Resolution 05-16
Long term provisions for City to have a museum lease for first or second floor of Imperial Sugar Char House (or other mutually acceptable location in project)
University Boulevard funding
Exhibit Utility Agreement including connection fees for connection to City water and wastewater systems

During the 2007 approval process of the Imperial / Tract 3 General Plan, the City Council evaluated the Plan with a number of important Comprehensive Plan goals in mind including:

Safe and Beautiful City- Preserve and enhance a beautiful city that is clean, safe, and aesthetically pleasing; a city that will foster pride and appeal to our citizens, corporate community, and visitors.

Economically Sustainable City- Promote a vibrant, diversified economy that enhances the quality of services while maintaining a competitive tax rate.

Parks, Recreation, Leisure, and Open Space- Provide a park system that meets the total recreation and leisure needs of the community. Identify, protect, and preserve open spaces and critical nature areas.

Historic Preservation- Preserve, protect, and enhance natural, historical, cultural, and architectural features.

Planning for the Future- Continue to refine and expand the vision of Sugar Land as a dynamic guide for the future.

Cherokee Statement of Intent (excerpts) examined during General Plan review by Council:

Next step in development will be through the Planned Development (PD) District zoning process
Imperial Sugar Char House, warehouse, and water tower will be preserved and rehabilitated to set a historic theme to the mixed use commercial / residential area
Residential uses in the mixed use area will be of superior quality that is further detailed through the PD Dist.
Perimeter of mixed use area across from existing single-family development contains a buffer with height, landscaping, and use details further determined through PD Dist. process
Traditional Neighborhood (TN) higher density single family areas will also be of superior quality that is further detailed through PD Dist. process
Perimeter of (TN) area across from existing single family development contains a buffer with height, landscaping, and use details further determined through PD Dist. process
Oyster Creek will be enhanced to be an amenity for the development
Future interconnected trails that serve the development and connect to the City’s future trail system
Highway 6 frontage tracts that accommodate uses that promote balanced, sustainable development in the City, to include office, limited light industrial, and limited retail uses that support the City and its airport
Opportunity in the future to implement the City’s Thoroughfare Plan to extend University Boulevard north of US 90A through the southern end of the property to future east-west connector

Approved Imperial / Tract 3 General Plan:
Land Uses	Approximate Acres
Residential, Single Family Detached	133
Residential-Traditional Neighborhood Development	104
Commercial Retail	26.7
Business/Office Park	52.8
Mixed Use-Residential/Retail	46
Future Development Area (adjacent to Nalco Company)	70.4
Open Space Areas-Neighborhoods, Parks, Rec., Landscape, Easements, Drainage, Lakes	253.6

Documents submitted by Cherokee Sugar Land, LP.

Approved General Plan - Land Use

Following purchase of the former Imperial Sugar Refinery property in 2007, Cherokee began a series of community meetings to gather public input for land uses and redevelopment ideas. These included community visioning charrette exercises in 2008 where feedback was given to various plan layouts.

In June of 2009 Cherokee announced the hiring of Johnson Development as the new project manager and scheduled a community meeting at the City of Sugar Land City Hall for June 25, 2009.

Upcoming Development Process

The City will be working closely with Cherokee and Johnson Development as the process of rezoning the property from its current temporary R-1 Single Family and M-2 General Industrial status to a Planned Development (PD) District as outlined under the framework of the Redevelopment Agreement and approved General Plan. A PD District is a tailored zoning district that specifies certain aspects of the future development such as land uses in particular areas, buffer zones, and bulk restrictions that regulate height, area and density. The PD rezoning process includes several opportunities for public involvement. It is also anticipated that Cherokee will provide additional community meetings to discuss development plans. The City looks forward to working with Cherokee in this public-private partnership to implement the development plans.

Related Information

Listed here are the City Council meetings where significant updates and workshops on the development were presented.

City Council Actions

Resolution No. 05-16
City Council approved a resolution (Resolution No. 05-16) to outline the City's expectations for the redevelopment of the 160- acre Imperial Sugar property and the development of the adjacent 500 acres currently owned by the Permanent School Fund known as Tract 3. (Tract 3 is bounded to the west by State Highway 6, to the north by Voss Road, to the east by Burney Road, to the southeast by Oyster Creek and to the south by U.S. 90A.)
Resolution No. 05-15
City Council approved a resolution (Resolution No. 05-15) establishing a City Council task force to assist the City Manager in the redevelopment process for the property and/or the development of Tract 3. Council task force members are Dennis Parmer, Michael Schiff and Russell Jones.
Resolution No. 05-19
City Council approved a resolution (Resolution No. 05-19) agreeing not to oppose legislation filed with the 79th Texas Legislature to create a special management district as proposed by the prospective developers of the Imperial Sugar property as long as the legislation filed was in full compliance with a letter agreement outlining certain development issues. Although the legislation creating the special management district was approved (HB 3554), the City must also consent to its creation before the district can be established.
Cherokee Agreement on June 21, 2005
City Council approved an agreement (Agreement - June 21, 2005) with Cherokee for the potential acquisition of Tract 3. The City received legal counsel that the acquisition is possible, with the City serving as the means for this to occur. It has also been determined that the acquisition by the City can occur with no cost or risk to the City. All funding would be provided by Cherokee, and a due diligence period would be established to allow for the approval of a General Land Plan, Development Agreement, Utility Agreement and Tax Increment Reinvestment Zone by the City prior to closing on the property.

Imperial Redevelopment Progress 2007

Imperial Sugar Redevelopment Progress
Posted June 8, 2007

The City has been moving forward with the developer’s submitted General Plan for the past several months. Recent meetings included the following:

January 9, 2007 - Planning and Zoning Commission workshop - received background information

April 10, 2007 11 - Planning and Zoning Commission workshop - received developer's presentation

April 26, 2007 - Planning and Zoning Commission public hearing - received preliminary staff recommendation and held hearing

May 8, 2007 - Planning and Zoning Commission workshop - held Commission discussion

May 24, 2007 - Planning and Zoning Commission consideration and action - recommended approval with conditions

June 5, 2007 - City Council workshop - received status update and developer's presentation

Pending meetings are as follows:

June 19, 2007 - City Council public hearing held on the General Plan

June 26, 2007 - City Council alternative action date for the General Plan; also possible action on a development agreement

Staff reports for the June 19 and June 26 meetings will be available on the City's web site under the meeting information.

Status Reports

Here are two presentations and status updates that provide a historical perspective of the Imperial/Tract 3 development from inception in 2004 up to 2008.

Archived Status Reports

Post Date
01-28-2008	January 2008
06-06-2006	Initial Conceptual Plans for Imperial Sugar Redevelopment
05-25-2005	PDF \| Presentation Slides \| Video

Archived Press Releases

Recent News Release

Imperial Town Hall Meeting to Address Continued Partnership with Cherokee
Posted on June 10, 2009

Sugar Land, TX – A Town Hall meeting has been scheduled for June 25 to provide residents an update on the Imperial redevelopment project, including Cherokee Investments’ recent announcement of a new development partner.

The meeting will be held at City Hall, 2700 Town Center Blvd., from 5:30-6:30 p.m., to discuss the Imperial project, which includes an area bordered by State Highway 6, Burney Road, Voss Road and the former Imperial refinery.

Cherokee’s decision to replace Southern Land with Johnson Development does not change Sugar Land’s public-private partnership with Cherokee Investments and the state of Texas. Community support, formal agreements and City Council-approved plans formed the partnership.

“Cherokee has made significant investments in this project,” said City Manager Allen Bogard. “We are confident of their continuing ability to fund the project. Cherokee clearly believes in the strength of the Sugar Land and Houston market, as evidenced by their continued investment and commitment to this project and others.”

Cherokee and Johnson Development are currently developing a master-planned community in Webster.

City leaders are confident that the Imperial project will reflect the quality expectations created by all stakeholders, as Cherokee has significant financial capacity and a demonstrated track record of successful projects.

The City’s continued goal is to guide the redevelopment of the Imperial Sugar refinery site to accomplish historic preservation, continued aesthetic and architectural quality and community and economic development objectives to create a successful and vibrant project for the community.

“Southern Land Company has a strong commitment to a set of core values and principles,” said Executive Director of Community Development Jim Callaway. “This was evident in their approach to design and their attention to detail. While we will miss working with Southern Land, we look forward to working with Johnson Development on a quality project that will make our community proud.”