The purpose of this agenda item is to hold a public hearing and consider on first reading Ordinance No. 2237 for revisions to The Hill Area Residential (HR-1) zoning district development regulations and other applicable Code sections found in Chapter 2 of the Development Code of the City of Sugar Land. The purpose of the changes is to implement remaining recommendations in Phase II of The Hill Community Engagement project, which will complete the project if adopted by the City Council.
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 about the changing character. City Council appointed a five-member Hill resident and property owner steering committee to guide the project. The project was divided into phases– Phase I Public Engagement and Phase II Implementation– to determine if the concern was widespread in The Hill neighborhood. After a public engagement process in Phase I, The Hill Neighborhood Steering Committee drafted a vision and set of recommendations that directed staff to prepare regulations to maintain the character of The Hill. The project is currently in Phase II and nearing completion, with the draft regulations that implement the remaining Phase I recommendations focused on managing the size and scale of buildings in The Hill.
Changes to HR-1 Development Regulations
Staff drafted the proposed changes to the HR-1 regulations based on input from The Hill neighborhood and Steering Committee and detailed analysis of existing conditions in The Hill. The following list is a high-level summary of the proposed changes. The attachment “Draft Regulations Redlined” is the draft text as it would appear in the Development Code and identifies new or modified regulations as colored underlined text. Additional details about the changes are in the attached “Staff Report”, and a summary of survey feedback – “Survey Recommendations Matrix” – is also attached.
- Site Development Permit process to allow flexibility for projects that don’t meet the regulations but may meet the character of the neighborhood;
- Redefine maximum height measurement for HR-1;
- Reduce Floor-to-Area Ratio to 0.45;
- Establish minimum roof pitch of 4/12;
- Regulate maximum building width based on lot size with a 0.46 BTLW ratio for lots equal to or greater than 60 feet in width. Lots less than 60 feet wide are allowed a 30-foot maximum building width;
- Increase garage front façade setback to 25 feet and require carports to follow garage regulations;
- Require new construction to incorporate an entry feature with the option of a porch that is 6 feet deep or stoop, and a 4-foot wide walkway from the front entrance to sidewalk or curb;
- Revise tree regulations to require new trees to be minimum 4-inch caliper;
- Require that one Protected Tree be preserved in the front half of lot with some options for removal with Director approval;
- Added incentive for preserving more than one Protected tree in the front half of lot by granting additional building width;
- Added primary and secondary building finish requirements for HR-1 in Article X; and
- Prohibit fences in front of the building.
The majority of the changes to the regulations listed above are in Chapter 2 Article II Part 7 The Hill Area Residential (HR-1) District. Changes to building finishes are located in Chapter 2 Article X. Other changes related to fences and height are located in Chapter 2 Article II Section 2-171 and Chapter 2 Article IV Section 2-191. Administrative changes to landscaping regulations are located in Chapter 2 Article XV Landscaping and Screening Regulations.
Planning & Zoning Commission Review of Proposed Changes
The Planning and Zoning Commission held a public hearing on May 27, 2021, regarding the proposed regulations where two Hill property owners submitted comments in support of the changes. The Hill Steering Committee Chair and Principal Consultant of McDoux Preservation, LLC were in attendance. Overall, the Commission generally concurred with the proposed regulations and asked several clarifying questions that staff addressed during the meeting. The Commission also suggested minor changes to help clarify the regulations that resulted in additional changes.
City staff incorporated the Commission’s feedback into a revised document and reviewed it during their meeting on June 8, 2021. The Commission asked clarifying questions regarding the Site Development Permit. They 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 draft Ordinance No. 2237.
Public Input
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 hearing. The Online Town Hall launched April 16, 2021, and closed May 9, 2021. Staff received 10 comments in the Online Town Hall survey and one Next Door comment over the three weeks it was open. A report of the comments received and staff responses – “Online Town Hall Results”– is attached. Detail on how staff addressed the comments can be found in the attached Staff Report.
Although Development Code text changes do not require written notification to property owners, staff continues enhanced public engagement and notified The Hill residents and property owners of the changes. A copy of the public hearing notice and postcard – “Public Hearing Legal Notice and Postcard” – is attached. 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; and
- Mailed postcards to property owners.
In addition to the above communication methods, a notice of Public Hearing was published in a newspaper of general circulation as required by state law.
Staff received one public hearing comment via the City’s online comment form, which expressed concern with a matter not directly related to the proposed amendments of the regulations. The comment is attached to the agenda item as Public Hearing Comment. Staff responded to the resident and is working to find a solution to her concern. City Council also received an overview of this topic and how staff is working to address the issue.
City Council Workshop June 22, 2021
Staff presented the draft regulations to City Council at a workshop on June 22, 2021. City Council asked clarifying questions that staff addressed during the meeting. Overall, City Council did not have concerns with the proposed regulations and was supportive of the ordinance moving forward for a public hearing and first reading.
Recommendation
This item is before City Council for a public hearing and first reading of Ordinance No. 2237. The Planning and Zoning Commission and staff recommend approval of the first reading of Ordinance No. 2237 revisions to The Hill Area Residential (HR-1) zoning district development regulations and other applicable Code sections found in Chapter 2 of the Development Code of the City of Sugar Land.