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No. This is a private development project. The property owner has brought forward this application for rezoning to allow this mixed use project.
The application has been under staff review. The next step in the zoning process is to move forward to Planning & Zoning Commission review. It is important to note that moving an application forward through the zoning process is no guarantee of staff support or ultimate Planning & Zoning Commission or City Council approval. It provides the opportunity for the public to give input and feedback on the proposal. Public feedback informs the staff recommendation as well as the Planning & Zoning Commission and City Council through the decision-making process.
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.
This proposal aligns with the City Council approved 2018 Land Use Plan which identifies this area as part of a Regional Activity Center. A Regional Activity Center is an area located along regional highways to ensure that more intense uses are separated from single-family residential areas. The Regional Activity Center calls for a variety of land uses such as office, retail, commercial services, and multi-family residential.
The current proposal would allow for non-residential uses, such as small-scale professional office, to be located on the ground floor of the live/work units only.
The proposal includes a structured parking garage which will provide 692 parking spaces onsite.
The developer completed a school impact analysis as part of their rezoning application which concluded that this development, due to the number of studio units, would not negatively impact schools. This site is in the attendance boundaries of Highlands Elementary, Dulles Middle and Dulles High School.
The Land Use Plan identified the need to complete a school impact study for any new proposed residential development. A study was completed for this proposed project and it found that 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. The study further indicated that this proposed development is only likely to yield 29 FBISD students once fully occupied.
The Land Use Plan requires a school impact analysis be completed when new residential is proposed as part of an activity center. For this application, the property owner utilized the same demographer used by the Fort Bend Independent School District; Population and Survey Analysts (PASA).
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.
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 city traffic and engineering staff are finalizing review and discussion of the TIA with the applicant’s traffic engineer. During the scoping meeting for TIA’s that are held with the applicant, the team concentrates on the critical areas immediately impacted by the traffic anticipated from the proposed development.
If an adverse impact is identified through the analysis then staff will work with the proposed development and have them provide mitigation for these impacts.
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.
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.
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.
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.
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.