Developers Have Ideas For Imperial Sugar Factory

[UrbaNerd]

http://www.chron.com/cs/CDA/ssistory.mpl/business/3047139

Feb. 19, 2005, 12:40AM

Developers have ideas for Imperial land

By NANCY SARNOFF and ERIC HANSON

Copyright 2005 Houston Chronicle

The sprawling Imperial Sugar refinery, once the center of Sugar Land's economic and social life, is being sold to developers who hope to return it to that status with a project mixing condominiums, single-family homes and retail space.

On Friday, Imperial Sugar announced that it reached a preliminary agreement with a partnership of Cherokee Investment Partners and W.C. Perry Land Development to buy the 160-acre Fort Bend County property.

"We'll be turning a blight on the community into something more viable and preserving the historic nature of the sight," said W.C. Perry's Will Perry, the son of well-known residential developer Bob Perry of Perry Homes. The elder Perry is not involved.

Ultimately, this proposed development could include much more than the old sugar refinery. Perry said the groups will try to acquire a 550-acre tract of state-owned land northwest of the property and redevelop the entire parcel.

The prospect of redevelopment is a relief to area residents who have been concerned about living next door to an empty and decaying industrial complex.

"I think, for the most part, most people are very excited to know there will be something there instead of a vacant factory with a lot of buildings that need to be demolished. It's looking pretty tacky right now," said Kristin Lytle, who founded the Friends of Old Sugar Land.

Perry sees the central feature in the proposed development as something similar to San Antonio's River Walk or The Woodlands Waterway. Oyster Creek runs through the property.

Plans are still very preliminary, however, as the group hasn't yet struck a deal with the state on the additional acreage or closed on the Imperial Sugar property.

The developers won't discuss the terms or additional details about the proposed project until it is further along. Their deal to buy the Imperial Sugar property could close by year-end, but they must complete a detailed review.

Other groups have looked at the sugar refinery site, but it goes back to the early 1900s, and Cherokee's experience in redeveloping old industrial plants helped get the attention of Imperial Sugar executives.

The Raleigh, N.C.-based real estate firm buys contaminated properties like old manufacturing and refining sites, cleans up any environmental damage and sells or develops them in partnerships. In 2003, Cherokee closed a $620 million fund

[citykid09]

They should have the metro rail run through there.

[tw2ntyse7en]

...

[citykid09]

Yes, and then run through the Imperial Sugar development.

[UrbaNerd]

Actually, the proposed Commuter line to Richmond will run near this, so, in the future, it will work out. If anything, they COULD try something The Woodlands is doing- local trolleys or something, to allow people to go to/from Town Square to Town Center, lake Point, Sugar Factory, etc.

[tw2ntyse7en]

...

[marc]

Does Sugarland have plans for light rail? I know they could benefit from commuter rail to Houston. They ought to install an electric trolley line like what New Orleans has. That thing rocks.

<{POST_SNAPBACK}>

Check out the Sugar Land Chamber of Commerce website.

I think you will be pleased with the goings-on in the next few years.

This may be a rumor..........BUT.............i heard that the investors who had been backing a monorail type train for the Golden Triangle (Houston, Dallas and SA) had come very short of the projected $12 B needed for the project.

BUT...... I guess they have given Houston's light rail project a nod............they seem to have $4 B raised............... any news about that.

AND yes, it would be nice to run the light rail to the Galleria, then through Sharpstown.........all the way to Sugar Land.

m.

[Houston19514]

^ Give us a link, man!

[Parrothead]

Son of Bob Perry of Perry Homes? Oh, GREAT....

[kjb434]

The proposed commuter line is part of Metro suburban outreach lines. One of the lines proposed will go from the South Fannin station where the southern terminus of the currently light rail ends. The commuter line will run from there to Missouri City, Stafford, and Sugarland. It can potentially run to Richmond and Rosenberg.

Please note that this will not be a light rail line. It will not have lots of stops. It will be a heavy rail line that will probably use existing rail in some parts maybe all. The line will have stations that will essentially be large park and ride lots. Peopl in the suburbs drive there cars to the park and ride lots and take the train into town. The is very similar to Chicago, Boston, and New York commuter trains. Southeaster Florida and Los Angeles have these too.

The trains are generally much longer than light rail and travel faster.

[kjb434]

Another proposed line will follow along the Hempstead highway rail corridor to the northwest suburbs. The inner city terminus would be the Northwest Transist Center. From here people can take light rail into Uptown and Downtown.

[Charleymyboy]

Can someone tell me the cross streets for Mayfield Park? Is it possible that it will be absorbed by the new developement at the Sugar Factory. We are also interested in the Hill. Might it be absorbed? Does either have any deed restrictions? Thanks in advance.

Jodie

[DJ V Lawrence]

I just passed by that sugar mill a few days ago, and saw no kind of development starting up. Not even a sign or rendering. It's been over a year since that Chronicle article came about with the development announcement. Is that common in Houston? I thought only Pavillions would take a while to start up.

I'm asking because in Korea, when a big development was announced like the Sugarland one, it would only be announced within 2 weeks before groundbreaking and construction began, and the mixed-use skyscrapers would be complete usually within 18 months after it was announced to the public. I would have expected at least a ground-breaking by now. Why do these developments take so long to begin construction up here?

[editor]

I think part of it is just that there's a different system here. I've noticed that in Asian countries:

1 - A developer will buy a plot of land

2 - Developer announces a project

3 - Developer builds project

4 - People see it is good and move in

Here the pattern seems to be

1 - A developer will buy a plot of land

2 - Developer announces a project

3 - Developer hopes the hype from the announcement is enough to secure financing

4 - Developer starts pre-leasing space in the project

5 - Once a certain percentage of spaces are pre-leased, developer will begin building the project

[DJ V Lawrence]

I think part of it is just that there's a different system here. I've noticed that in Asian countries:

1 - A developer will buy a plot of land

2 - Developer announces a project

3 - Developer builds project

4 - People see it is good and move in

Here the pattern seems to be

1 - A developer will buy a plot of land

2 - Developer announces a project

3 - Developer hopes the hype from the announcement is enough to secure financing

4 - Developer starts pre-leasing space in the project

5 - Once a certain percentage of spaces are pre-leased, developer will begin building the project

In Houston, do building codes and permits come into play before or after construction has began on a project that size?

[swzine]

I think the issue is that there were a lot of delays in working with the GLO to purchase tract 3. That was a conditions of development - that it would only work if they could get the big chunk of land next door. I just saw in the paper a month or so ago that they did get the land. Supposedly it was the biggest purchase in the history of the GLO. One of the local piece of crap Ft Bend newspapers was trying to get details of the sale under an open records request but they were denied.

I bet we'll see something start soon if tract 3 is secured.

[TexanatPenn]

This is a very exciting project.

http://www.sugarlandtx.gov/sugarland/imper...tion_050506.pdf

There is a rendering of the potentially redeveloped Imperial site on page 15 of the .pdf.

Cherokee has made a great pitch to the communty and is pushing ahead fast.

As far as the Imperial Site, they plan to preserve some of the structures (probably 4 structures but i am unsure of exactly which ones), create a mixed use core of residential, office, and retail, and integreate the community with the site through trails and new corridors. They also plan to create an urban feel around the Imperial site and Oysted Creek with townhomes and at least one midrise development. Preservation of the site again is a high priority.

One problem facing the redevelopment plan is the railroad ROW that runs through the site. Some thought that it was purchased with the rest of the Imperial land, but Union Pacific is now saying that they own and always have owned the right of way.

[Jeebus]

wow.

[swzine]

This is a very exciting project.

http://www.sugarlandtx.gov/sugarland/imper...tion_050506.pdf

There is a rendering of the potentially redeveloped Imperial site on page 15 of the .pdf.

Cherokee has made a great pitch to the communty and is pushing ahead fast.

As far as the Imperial Site, they plan to preserve some of the structures (probably 4 structures but i am unsure of exactly which ones), create a mixed use core of residential, office, and retail, and integreate the community with the site through trails and new corridors. They also plan to create an urban feel around the Imperial site and Oysted Creek with townhomes and at least one midrise development. Preservation of the site again is a high priority.

One problem facing the redevelopment plan is the railroad ROW that runs through the site. Some thought that it was purchased with the rest of the Imperial land, but Union Pacific is now saying that they own and always have owned the right of way.

I know 2 of the structures are the "char house" which is the big building that's the main landmark, and the water tower. They're the only 2 I had heard about them preserving, but I guess maybe there are 2 more.

[swzine]

I noticed there are some updates on the city's website. Including the land use plan.

http://sugarlandtx.gov/sugarland/imperial/index.asp

[ProHouston]

SUGAR LAND

[musicman]

The sugar company's distinctive red brick tower

Edited June 27, 2007 by musicman

[Jeebus]

This is awesome for SL. I know I'm going to be in the market in 7 to 10 years for a new home. I had all my eggs in the Telfair basket, but I'd love even more to live behind the char-house.

[Waterfall]

http://www.ci.sugar-land.tx.us/sugarland/I...lan_highres.pdf

Here is a preliminary site plan.

[amdave]

wow - SL continues to develop at a remarkable pace. The companies moving to the area is also a positive sign - the future seems bright and it will soon no longer be a suburb alone but a sister city.

[TheNiche]

wow - SL continues to develop at a remarkable pace. The companies moving to the area is also a positive sign - the future seems bright and it will soon no longer be a suburb alone but a sister city.

Not really. Sugar Land propper is only so large and all but a few infill tracts have already been developed or are being developed. Once this and Telfair are built out, there's just not all that much room for Sugar Land to grow, except up...but for the most part, I'd think that Richmond/Rosenberg/Pleak will just become the next in line.

[Jeebus]

Not really. Sugar Land propper is only so large and all but a few infill tracts have already been developed or are being developed. Once this and Telfair are built out, there's just not all that much room for Sugar Land to grow, except up...but for the most part, I'd think that Richmond/Rosenberg/Pleak will just become the next in line.

There's plenty of unincorporated land to the north & west that SL has their eye on. So they still have the potential to grow "out" as well.

[TheNiche]

There's plenty of unincorporated land to the north & west that SL has their eye on. So they still have the potential to grow "out" as well.

To the north is the City of Houston and its ETJ. They can go west, but at some point, they and Richmond will come up against each other, and that area is really ramping up anyway, especially with Aliana now under development. In the long term (if they decide to go with large-scale annexation) they'll be hemmed in...except to the south, across the Brazos River and down toward Thompsons.

[Jeebus]

I'm talking about the area south of Airport Drive and west of SH 6. Neighborhoods like Village of Oak Lake, Pheasant Creek, Summerfield, Orchard Lakes, Chelsea Harbor, New Territory, Riverpark, & Greatwood. Those are all in the Sugar Land ETJ.

I really doubt Sugar Land wants any of the crap north of Airport anyway, with exception to Aliana. Neighborhoods like Woodbridge and Kingsbridge will be forever associated with and lost to neighborhoods like Mission Bend, Towne West, and Eaglewood Hell, I know FBISD would gladly give away our corner of the ISD to ANYONE willing to take the future inter-racial quagmire off their hands.

I'd be curious to see what Richmond & Rosenberg's plans are. I known that at FM1464 & FM1093 I have a Richmond address, even though I'm a good 20 minutes away from the city limits.

Edited June 29, 2007 by Jeebus

[TheNiche]

I'm talking about the area south of Airport Drive and west of SH 6. Neighborhoods like Village of Oak Lake, Pheasant Creek, Summerfield, Orchard Lakes, Chelsea Harbor, New Territory, Riverpark, & Greatwood. Those are all in the Sugar Land ETJ.

I really doubt Sugar Land wants any of the crap north of Airport anyway, with exception to Aliana. Neighborhoods like Woodbridge and Kingsbridge will be forever associated with and lost to neighborhoods like Mission Bend, Towne West, and Eaglewood Hell, I know FBISD would gladly give away our corner of the ISD to ANYONE willing to take the future inter-racial quagmire off their hands.

I'd be curious to see what Richmond & Rosenberg's plans are. I known that at FM1464 & FM1093 I have a Richmond address, even though I'm a good 20 minutes away from the city limits.

Yep, and those neighborhoods that you mentioned (Village of Oak Lake, Pheasant Creek, Summerfield, Orchard Lakes, Chelsea Harbor, New Territory, Riverpark, & Greatwood) are rapidly filling in that area. But they aren't very high density, and the land area that we're talking about is large, but it isn't really all that enormous. Right now, Pasadena is Houston's second city (2005 pop. = 143,852). Sugar Land is a little more than half that, at 75,754. I don't see sweeping demographic change in Sugar Land's forseeable future, major annexations (even where possible) are highly questionable, and apartment development isn't quite that rapid. So that's that. Honestly, I forsee a situation in which League City (2005 pop. = 61,490) comes from behind and tops Sugar Land for population. They've got plenty of land west of I-45 that's still vacant and for which many plans are in the works. Once the Grand Parkway is run through there, and especially if HCTRA is able to build a tollway from Spur 5 to Alvin, League City's fate is sealed. They're it. In the very long term, they may be able to overtake Pasadena. ...but in the very long term, lots of things are possible.

[amdave]

No way - I live in League City and while development here is good it is nowhere near the pace of Sugar Land.

Telfair is a massive development and Riverstone will have a large section within Sugar Land.

No to mention the UH campus coming to SL and the Brazos river park. My father works for Bechtel and they are opening a large office in Sugar Land.

I enjoy League City but would move to SL in a second if I could afford a house there.

SL is one of the fastest growing cities in Texas, and the future is bright.

[TheNiche]

No way - I live in League City and while development here is good it is nowhere near the pace of Sugar Land.

Telfair is a massive development and Riverstone will have a large section within Sugar Land.

No to mention the UH campus coming to SL and the Brazos river park. My father works for Bechtel and they are opening a large office in Sugar Land.

I enjoy League City but would move to SL in a second if I could afford a house there.

SL is one of the fastest growing cities in Texas, and the future is bright.

The UH campus is serving a very large area, most of which is beyond the Sugar Land city limits. It is an asset, sure, but it sits on land that will not be populated, so in some ways it is more of a hinderance to Sugar Land's residential expansion than a boon. Bechtel's large office is not relevant to long term growth in any part of the region.

Are you familiar by any chance with the large development that'll be just west of Bay Colony Town Center? Big stuff, and its far from the only land in currently in play, but the land that it takes is only a fraction of what is available in LC. Do you realize that the LC city limits stretch from SH 146 to Alvin city limits (within about 3/4 mile of SH 35)? Lots of land. Texas City is pretty well positioned in terms of land, as well.

And just to be clear, I'm talking about municipalities, not general market areas that encompass huge parts of counties or entire school districts the way that Musicmen usually label "cities". And by the way, I'm not saying that the future for any city is not bright or remarking on the quality of life of these areas. I'm just talking about population counts, vacant developable land, and city limits. It is assumed, I think properly so, that these areas will continue to grow.

Edited June 29, 2007 by TheNiche

[amdave]

Actually - I live in Bay Colony. I have seen all the development here since I purchased this house in 2003. Yes, there are major new shops going up here. This is a small area of League City, however, and is well positioned close to the freeway.

Bay Colony is technically in League City, but most would consider it closer to Dickinson. Many of us have Dickinson postal addresses.

There certainly room for growth here, and I do not mind living here right now. But, Sugar Land is so much better in every way. The homes are nicer, the people living there are wealthier, the area is better developed and booming, and it is closer to Houston. SL also has a lot of land, especially along the Brazos river for development.

I would say a lot of the development here in Bay Colony is being driven by people who work in Galveston but do not want to live there, and commute everyday. I know very few people who live here who work in downtown Houston.

[TheNiche]

Actually - I live in Bay Colony. I have seen all the development here since I purchased this house in 2003. Yes, there are major new shops going up here. This is a small area of League City, however, and is well positioned close to the freeway.

Bay Colony is technically in League City, but most would consider it closer to Dickinson. Many of us have Dickinson postal addresses.

There certainly room for growth here, and I do not mind living here right now. But, Sugar Land is so much better in every way. The homes are nicer, the people living there are wealthier, the area is better developed and booming, and it is closer to Houston. SL also has a lot of land, especially along the Brazos river for development.

I would say a lot of the development here in Bay Colony is being driven by people who work in Galveston but do not want to live there, and commute everyday. I know very few people who live here who work in downtown Houston.

I've got family that lives up the road from you, in Bacliff, and my uncle has officed downtown for as long as I can remember. ...but I'll gladly grant you that he isn't typical, especially in his little nook of the world. On the other hand, while there is a pattern in effect for Galveston's workforce moving onto the mainland, that is only one employment center of many that influence demand for housing in League City. If you remind me, I'll run the Census commuter stats on Monday when I get to work and can tell you what percentage of folks in your area commute to Galveston or any other part of the Houston area. I expect there to be a lot of employees of NASA/Clear Lake, Texas City, central Houston, parts of the Ship Channel area, and even of the League City area itself, but we'll see.

As for quality of life, I wasn't talking about that. Me personally, I'd pay a premium to live in La Porte, Seabrook, Bayview, San Leon, Dickinson, Hitchcock, or Galveston, but would have to be given a discount to live in Sugar Land or most of League City. Just not my style. ...to each his own.

[TheNiche]

If you remind me, I'll run the Census commuter stats on Monday when I get to work and can tell you what percentage of folks in your area commute to Galveston or any other part of the Houston area.

Ran the stats using the Census data. This thematic map uses bubbles to indicate the spatial distribution of jobs to which residents of League City commute.

Galveston has some big dots, especially over UTMB, but the island still only accounts for 6.0% of all jobs, as indicated by the report below. For comparison's sake, 9.3% of all jobs are in the 77058 zip code, which encompasses a little bit more than the Johnson Space Center, and is mostly within the City of Houston. Downtown Houston accounts for 2.8% of all jobs. The City of Houston as a whole accounts for 35.4% of all jobs. Texas City accounts for 6.0% of all jobs. League City itself accounts for 11.3% of all jobs.

[ChannelTwoNews]

"Fort Bend Museum to Collect Imperial Artifacts on Sugar Land's Behalf"

http://www.fortbendnow.com/news/3266/fort-...ar-lands-behalf

[kennyc05]

Hey Aliana wont be part of SL I thought that was Richmond

[ChannelTwoNews]

"State, Cherokee Complete Imperial Project Land Deal; Won't Discuss Money Details"

http://www.fortbendnow.com/business/3268/t...nancial-details

[ChannelTwoNews]

Saw an updated report on KRIV during the news tonight on the plans...

http://www.myfoxhouston.com/myfox/pages/Ho....1.1&sflg=1

[Jeebus]

Hey Aliana wont be part of SL I thought that was Richmond

I think Sugar Land has Aliana, along with Village of Oak Lake, Summerfield, Orchard Lakes, and all the other developments south of West Airport in its eventual annexation sights.

[Jeebus]

The fact that DPZ is helping Southland design this community is going to make it worth every penny to live there. My wife and I are making serious considerations, especially since we've learned that DPZ is on board.

DPZ's website.

[ProHouston]

New updates on this project from the Chronicle:

SUGAR LAND

[jrc]

I think Sugar Land has Aliana, along with Village of Oak Lake, Summerfield, Orchard Lakes, and all the other developments south of West Airport in its eventual annexation sights.

Just stumbled onto this conversation. I live in Orchard Lakes, which has a Sugar Land address, but is located within Houston's ETJ (if you need proof, check out our green street signs and "City of Houston" manhole covers). Same goes for Chelsea Harbor and all the other neighborhoods north of U.S. 90A (on the east side of FM 1464). Those on the west side, including Old Orchard and Aliana, are in Richmond. The only way any of these neighborhoods will be annexed by Sugar Land would be through some sort of ETJ swap. I wouldn't complain if that happened, but I'm not holding my breath.

[Jeebus]

Just stumbled onto this conversation. I live in Orchard Lakes, which has a Sugar Land address, but is located within Houston's ETJ (if you need proof, check out our green street signs and "City of Houston" manhole covers). Same goes for Chelsea Harbor and all the other neighborhoods north of U.S. 90A (on the east side of FM 1464). Those on the west side, including Old Orchard and Aliana, are in Richmond. The only way any of these neighborhoods will be annexed by Sugar Land would be through some sort of ETJ swap. I wouldn't complain if that happened, but I'm not holding my breath.

Wow... after some digging, you are absolutely right. I misread this map when I had posted this originally.

I guess it was just wishful thinking. Looking at the map though, nothing on the Westside of FM1464 is in Richmond's ETJ - It's 100% Houston.

[jrc]

Guess I should have said they have Richmond addresses. Technically, I think Orchard Lakes and Chelsea Harbor should have Richmond addresses, but I'm sure the developers pulled some strings with the Post Office when they first started building. Even the Chevron station located between the two subdivisions

[kennyc05]

Lets say Sugar Land annexed Aliana it has Richmond address would sugar land want their address on there

[ChannelTwoNews]

http://www.fortbendherald.com/articles/200...ry/topstory.txt

Old Imperial site plans have history's touch

By Stephen Palkot Thursday, April 10, 2008 2:15 PM CDT

Not even a slowing housing market and ongoing economic woes have stopped developers from speaking in the most glowing terms about plans to transform Sugar Land's Imperial Sugar refinery into a billion-dollar attraction on par with some of the most successful districts in the country.

For the CEO of Southern Land Corp., Tim Downey, that means going beyond the well-worn model of strip malls with national chain restaurants, homes built according to a handful of generic layouts and patches of "green" space squeezed in at the last minute.

Downey said he wants to see a multi-hundred acre community that could be a regional attraction and with a

[TheNiche]

Was there any actual news, here?

Seemed pretty fluffy to me.

[Fringe]

Hard to believe they would invest to much while Nalco remains there. Wouldn't want to live right next to a chemical plant. Wasn't it just a couple of years ago that they had to evacuate the area because of a hazardous vapor cloud released from there?

[editor]

Imperial Sugar Plant , originally uploaded by Secret5468.

Secret5468 shot this great picture of the Imperial Sugar Plant. Very Max Headroom-looking.

This photo is part of the HAIF photo pool on Flickr.

You are welcome to add your photos to the pool for the entire group to see.

Visit the pool: HAIF Houston Photo Pool on Flickr