Review of and discussion on proposed revisions to the zoning use classifications and parking requirements, found in Chapter 2 of the Development Code of the City of Sugar Land.

This is the third in a series of workshops to review draft changes to the City’s zoning use classifications and parking requirements, which are housed in Chapter 2 of the Development Code. The purpose of the project is to modernize and clarify the application of the zoning use classifications and parking requirements while better protecting the existing quality of life for Sugar Land residents. 

Previous Planning and Zoning Commission Review

The Planning and Zoning Commission held a workshop on August 14, which served as an introduction to the zoning use classifications and parking tables changes. During the workshop, staff reviewed a summary of the draft changes and staff also reviewed the materials provided to the Commission and placed on the project webpage.

On August 23, the Planning and Zoning Commission held the first detailed workshop to review the draft zoning use classification and parking tables changes. During the workshop, the Commission reviewed the Institutional, Office, Retail, and Services categories. Overall, the Commission generally concurred with staff’s recommendations for the zoning use classification and parking tables changes. The Commission asked staff to modify or look further into a few items, including for example: the parking recommendation for Places of Worship, permitting Golf Courses in the BR (Brazos River Conservation) district, and correcting a few typos in the use definitions.

Public Input Received

Following the introductory Commission workshop, an Online Town Hall was posted on the City’s webpage, asking for feedback on the proposed changes. Thus far, two respondents have posted comments; however, both are unrelated to the draft Development Code changes. Staff has also received two inquiries about the draft changes; thus far no concerns have been expressed, but rather both residents requested additional information.

During the public comment period at the beginning of the August 23, 2018 meeting, one Sugar Land resident spoke to the Commission regarding a variety of issues; several were not directly related to the proposed changes to the Development Code. He also asked questions about the formatting for the Comparison Table and the classification for churches in residential areas. Staff addressed the questions related to the proposed changes during the meeting, and offered to meet with the resident to address the remaining questions at a later time.

Next Steps

During this and the next several meetings, the Commission will review the draft changes in detail. This will be the Commission’s opportunity to ask questions of and provide feedback to staff on the recommended changes. Workshops will be held during upcoming P&Z meetings through August and September, or until the Commission has completed the detailed review of the draft changes. Once the Commission has completed its review, there will be a public hearing and the Commission will make a recommendation to City Council.

The following information in italics was also provided in the August 23, 2018 workshop Executive Summary:

Summary of Draft Changes

The draft changes to the zoning use classifications and parking requirements constitute Phase 2-A of the Development Code Update project. City staff has spent the last three years examining the existing Code, evaluating established businesses in the community, and reviewing best management practices. Additionally, staff hired a consultant to assist with the conversion of the permitted uses table and evaluate best management practices by benchmarking other cities. The recommendations being presented are based on this work. Phase 2-A of the Development Code Update focuses on Chapter 2, Zoning Regulations, and seeks to achieve the following goals:

1. Modernize the zoning use classification tables by replacing the current use classification matrix (which is based on the 1987 SIC economic-based system) with a land use based system which considers land use impacts;
2. Consolidate parking requirements and other regulations which are currently dispersed throughout the Code into the zoning use classification tables for ease of use;
3. Formalize and codify commonly placed restrictions and conditions; and
4. Revise permitted and conditional uses and parking requirements based on experiences in applying the Code for over 20 years, including for example:
• Better categorizing uses so that it is clear to residents, business owners, and the development community which uses are permitted in each zoning district;
• Within commercial zoning districts, clarifying permitted and conditional uses where they are in character with and similar to other uses in each district;
• Better reflecting parking demand in the parking requirements to ensure uses are neither under- nor over-parked;
• Basing parking requirements on constant definitive measurement units (i.e. square footage of a building) rather than on undependable units that can change over time (i.e. number of employees). 

This update ensures the City's zoning regulations will continue to protect residents’ quality of life. These recommended changes will not remove protections currently in place, do not change the character of our existing zoning districts or City, nor do they remove safeguards that are currently in place. Rather, they enhance the quality of life for residents and businesses by permitting additional compatible uses, placing additional restrictions and regulations on certain uses, and continuing to protect single-family residential neighborhoods from undesirable encroachment.

Review of Documents

During the next several workshop meetings, the Commission will review and discuss the draft changes in detail. In order to assist with the review, staff provided hard copies of the following draft regulations:

1.    Draft Residential Districts Permitted Uses and Parking Schedule

2.    Draft MUC Permitted Uses Schedule

3.    Draft Nonresidential Districts Permitted Uses and Parking Schedule

4.    Draft Airport Zoning Permitted Uses Schedule

Due to the nature of the changes being recommended, a “redline” version of the Code would not be an effective tool for demonstrating the changes being proposed. Therefore, staff also provided two tools to help show the changes from the existing permitted uses tables to the draft tables. A description of each of the tools is included below:

1. Equivalency Table -This table is used to see how existing uses are converted to new uses. Existing uses are listed by SIC number and the equivalent New Uses are listed next to the Existing Uses.
2. Comparison Table – This table is used to determine how a New Use would have been classified under the SIC classification system. New Uses are listed in alphabetical order by major grouping (i.e. Institutional, Office), and Old Uses are listed next to them. Additionally, this table compares where the “Old” use was permitted and where the “New” uses is permitted, by zoning district. Finally, the Comparison Table compares the previous parking requirements with the New parking requirements.

During the introductory workshop on August 14, staff provided hard copies and an overview of each of these documents. These documents have also been posted on the project webpage - www.sugarlandtx.gov/devcodeupdate.

Background

The Development Code is the official document that ensures safe, orderly, and efficient development throughout the City in accordance with the Comprehensive Plan by providing for the public health, safety and general welfare of citizens. The Development Code provides the basis for the review of projects submitted by a property owner wanting to alter or develop property within the City of Sugar Land. Components of the Development Code include zoning, sign, subdivision, building, airport zoning, and flood damage reduction regulations.

In a continual effort to ensure the City’s development regulations meet the needs of its residents and businesses, this update to the zoning use classifications and parking requirements is being proposed. Although City Council has periodically adopted targeted amendments to the Code, this is the first comprehensive review since its original adoption in 1997. In 2015 City Council adopted Phase 1 of this Development Code Update. Phase 1 focused on technical revisions and implementing a few high-priority policy items that include details on vested rights, planned development districts, private residential streets and the implementation of the Pedestrian and Bicycle Master Plan. The technical revisions included reorganization of sections of the Code, placing lengthy text in table formats, and adding diagrams to clarify requirements. These technical changes were made to make the Code more user-friendly, but did not include substantive changes to the regulations. 

Public Input Opportunities

Community feedback and input will be welcomed during Planning & Zoning Commission and City Council review. The public – residents, business owners, the development community – is encouraged to learn about the project through the project webpage and Commission workshops, and to provide input through the Online Town Hall, and Planning & Zoning Commission and City Council public hearings. An Online Town Hall began after the introductory workshop and will run through the duration of the Commission’s series of workshops. Comments received during the Online Town Hall will be provided for the Commission's consideration during the workshop series.