The purpose of this agenda item is to hold a public hearing and consider on first reading Ordinance No. 2201 adopting revisions to The Hill Area Residential (HR-1) zoning district development regulations, which are housed in Chapter 2 of the Development Code. On June 9, 2020, the Planning and Zoning Commission unanimously recommended approval of the draft changes. The purpose of the changes is to implement initial recommendations in Phase II of The Hill Community Engagement project.
Background
In 2018 based on The Hill resident feedback, the City initiated a project to engage The Hill residents and property owners in evaluating whether there is a desire to maintain the character of The Hill neighborhood. The Land Use Plan listed this project as an action item and was further spurred by Council Members after residents voiced concerns with the changing character. After a public engagement process in Phase I, The Hill Neighborhood Steering Committee drafted a vision and set of initial recommendations to be implemented in Phase II, which is currently underway. From the list of recommendations, staff identified immediate implementation items for Phase II. This includes rezoning properties to The Hill Area Residential (HR-1) Zoning District, and Development Code changes for The Hill Area Residential (HR-1) zoning district related to front yard setbacks (porches) and garages.
Phase II Recommendations for immediate implementation include:
- Explore front yard setbacks to allow original homes to add or extend porches
- Explore current garage regulations to address setbacks and height, such as:
- Detached one-story garages can continue to be 1.5 feet from the property line.
- Detached two-story garages should be further than 1.5 feet from the property line.
- Attached garages (considered part of the home) should be further than 1.5 feet from the property line.
- Garages should not exceed the height of the home.
- Garages should be setback behind the front façade of the home.
Changes to HR-1 Development Regulations
The Phase I recommendations related to porches and garages provided staff with sufficient guidance to draft regulations. Staff drafted the proposed changes to the HR-1 regulations based on input from the neighborhood and Steering Committee as well as peer city research and further analysis of existing conditions in The Hill. The following list is a high-level summary of the proposed changes. The attached Staff Report provides a more detailed description of the Code changes.
- Create a front yard setback for unenclosed porches, allowing them to be closer to the front property line and maintaining the existing front yard setback for the Principal Building
- Distinguish garage regulations depending on the height and type of garage (attached or detached)
- Amend regulations for Accessory Structures, other than garages, to be consistent with proposed 1-story Detached Garage regulations
- Relocate existing regulations and proposed regulations for HR-1 to a new Part 7 The Hill Area Residential District (HR-1) within Chapter 2, Article II of the City's Development Code
- Amend other regulations in the Code as applicable to reflect the new location of HR-1 regulations in Part 7
The draft text, as it would appear in the Development Code, is available in Exhibit D of Ordinance No. 2201 and on the project website at www.sugarlandtx.gov/1981/HR-1-Zoning-District.
Public Input
City staff presented the proposed regulations to The Hill Neighborhood Steering Committee, who provided positive feedback and directed staff to proceed with the process. The Hill Community was invited to provide input regarding the proposed Development Code changes through the City's Online Town Hall and to speak during the Planning & Zoning Commission public hearings. The Online Town Hall launched February 28th and closed April 30th after extending the deadline twice to accommodate the delay in the Planning & Zoning Commission public hearing due to the COVID-19 pandemic. Staff received 18 responses to the Online Town Hall survey and one inquiry related to accessing the survey over the nine weeks it was open. Out of the 18 survey responses, staff received positive feedback related to porches and accessory structures. The proposed garage regulations related to side and rear setbacks received mixed responses. Staff reviewed the Online Town Hall feedback with the Committee to see if changes should be made to the draft regulations. The Committee recommended to proceed with the draft regulations as is due to the great amount of feedback received in Phase I. The Committee agreed the proposed regulations were drafted in accordance with the input received in Phase I. Results of the online town hall can be accessed on the project website at https://www.sugarlandtx.gov/1981/HR-1-Zoning-District.
Planning and Zoning Commission Review of Proposed Changes
The Planning and Zoning Commission held a workshop on March 10th, which served as an introduction to The Hill Community Engagement strategic project. Following the workshop, the Planning and Zoning Commission held a public hearing on May 28th regarding proposed Development Code, where two Hill property owners (and Steering Committee members) submitted comments in support of the Development Code changes. The Hill Steering Committee Chair was in attendance and provided a statement regarding the Committee’s work and review of the changes. Overall, the Commission generally concurred with the proposed changes and suggested minor changes to help clarify the regulations.
City staff incorporated the Commission’s feedback into a revised document and reviewed it during their meeting on June 9th. The Commission did not have any concerns with the revised regulations and unanimously recommended approval to the Mayor and City Council. The Commission’s feedback is reflected in the attached Ordinance No. 2201.
Public Hearing Notification
Although Development Code text changes do not require written notification to property owners, staff continues the enhanced public engagement process and notified The Hill residents and property owners of the changes along with the proposed rezoning. A copy of the public hearing notice and property owner letters is attached in the Staff Report. The following methods were used to notify residents:
- Social media posts on Next Door;
- Emails to the Friends of Old Sugar Land civic group;
- Emails to the Hill resident email group used for project updates;
- Property owner letters;
- Newspaper of general circulation as required by state law; and
- City website.
Recommendation
Staff and the Planning & Zoning Commission unanimously support a recommendation of approval to the Mayor and Members of City Council for the revisions to The Hill Area Residential (HR-1) zoning district development regulations found in Chapter 2 of the Development Code of the City of Sugar Land.