HomeMy WebLinkAbout2015-3730 - Ordinance - 12/10/2015ORDINANCE NO. 2015-3730
AN ORDINANCE OF THE CITY OF COLLEGE STATION, TEXAS, AMENDING THE COLLEGE
STATION COMPREHENSIVE PLAN BY AMENDING CHAPTER 2 "COMMUNITY CHARACTER,"
CHAPTER 3 "NEIGHBORHOOD INTEGRITY," CHAPTER 4 "ECONOMIC DEVELOPMENT,"
CHAPTER 5 "PARKS, GREENWAYS & THE ARTS," AND CHAPTER 7 "MUNICIPAL SERVICES
& COMMUNITY FACILITIES;" ADDRESSING CERTAIN UPDATES AND HOUSEKEEPING
MATTERS; PROVIDING A SEVERABILITY CLAUSE; PROVIDING AN EFFECTIVE DATE; AND
CONTAINING OTHER PROVISIONS RELATED THERETO.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION, TEXAS:
PART 1:
That the "Comprehensive Plan of the City of College Station" is hereby amended
by adding a new Subsection C.1.c of Exhibit "A" thereto as set out in Exhibit "A"
attached hereto and made a part hereof; and by deleting Chapter 2 "Community
Character," Chapter 3 "Neighborhood Integrity," Chapter 4 "Economic
Development," Chapter 5 "Parks, Greenways & The Arts," and Chapter 7
"Municipal Services & Community Facilities," thereof and substituting therefor
new Chapter 2 "Community Character," Chapter 3 "Neighborhood Integrity,"
Chapter 4 "Economic Development," Chapter 5 "Parks, Greenways & The Arts,"
and Chapter 7 "Municipal Services & Community Facilities," as set out in Exhibit
"B" attached hereto and made a part hereof for all purposes.
PART 2: That if any provisions of any section of this ordinance shall be held to be void or
unconstitutional, such holding shall in no way effect the validity of the remaining
provisions or sections of this ordinance, which shall remain in full force and effect.
PART 3: That any person, firm, or corporation violating any of the provisions of this chapter
shall be deemed guilty of a misdemeanor, and upon conviction thereof shall be
punishable by a fine of not less than Twenty-five Dollars ($25.00) nor more than
Two Thousand Dollars ($2,000.00). Each day such violation shall continue or be
permitted to continue, shall be deemed a separate offense. Said Ordinance, being
a penal ordinance, becomes effective ten (10) days after its date of passage by the
City Council, as provided by Section 35 of the Charter of the City of College
Station.
ORDINANCE NO. 2015-3730
PASSED, ADOPTED and APPROVED this 10th day of December, 2015.
ATTEST:
City Secre
Page 2of93
ORDINANCE NO. 2015-3730 Page 3 of 93
EXHIBIT "A"
That Ordinance No. 3186 adopting the "Comprehensive Plan of the City of College Station", as amended,
is hereby amended by adding a new Subsection C.1.c to Exhibit "A" of said plan for Exhibit "A" to read
in its entirety as follows:
"EXHIBIT 'A'
A. Comprehensive Plan
The College Station Comprehensive Plan (Ordinance 3186) is hereby adopted and consists of the
following:
1. Existing Conditions;
2. Introduction;
3. Community Character;
4. Neighborhood Integrity;
5. Economic Development;
6. Parks, Greenways & the Arts;
7. Transportation;
8. Municipal Services & Community Facilities;
9. Growth Management and Capacity; and
10. Implementation and Administration.
B. Master Plans
The following Master Plans are hereby adopted and made a part of the College Station
Comprehensive Plan:
1. The Northgate Redevelopment Plan dated November 1996;
2. The Revised Wolf Pen Creek Master Plan dated 1998;
3. Northgate Redevelopment Implementation Plan dated July 2003;
4. East College Station Transportation Study dated May 2005;
5. Parks, Recreation and Open Space Master Plan dated May 2005;
6. Park Land Dedication Neighborhood Park Zones Map dated January 2009;
7. Park Land Dedication Community Park Zones map dated April 2009;
8. Bicycle, Pedestrian, and Greenways Master Plan dated January 2010;
9. Central College Station Neighborhood Plan dated June 2010;
10. Water System Master Plan dated August 2010;
11. Wastewater Master Plan dated June 2011;
12. Eastgate Neighborhood Plan dated June 2011;
13. Recreation, Park and Open Space Master Plan dated July 2011;
14. Southside Area Neighborhood Plan dated August 2012;
15. Medical District Master Plan dated October 2012;
ORDINANCE NO. 2015-3730 Page 4 of 93
16. Wellborn Community Plan dated April 2013;
17. Economic Development Master Plan dated September 2013; and
18. South Knoll Area Neighborhood Plan dated September 2013.
C. Miscellaneous Amendments
The following miscellaneous amendments to the College Station Comprehensive Plan are as
follows:
1. Text Amendments:
a. Chapter 2 "Community Character," "Growth Areas" by amending the text regarding
Growth Area IV and Growth Area V — Ordinance 3376, dated October 2011.
b. Chapter 6 "Transportation" by amending the text regarding Complete Streets, Context
Sensitive Solutions, Minimum Length and Additional Right -of -Way for Turn Lanes at
Intersections, and Right -of -Way for Utilities — Ordinance dated December 10, 2015.
c. Chapter 2 "Community Character," Chapter 3 "Neighborhood Integrity," Chapter 4
"Economic Development," Chapter 5 "Parks, Greenways, and the Arts," and Chapter
7 "Municipal Services and Community Facilities" by amending the text based on the
recommendation of the Comprehensive Plan Five -Year Evaluation & Appraisal Report
—by this Ordinance, dated December 10, 2015.
2. Future Land Use and Character Map Amendment:
a. 301 Southwest Parkway — Ordinance 3255, dated July 2010.
b. Richards Subdivision — Ordinance 3376, dated October 2011.
c. 1600 University Drive East — Ordinance 3535, dated November 14, 2013.
d. 2560 Earl Rudder Freeway S. — Ordinance 3541, dated December 12, 2013.
e. 13913 FM 2154. — Ordinance 3546, dated January 9, 2014.
f. 2021 Harvey Mitchell Parkway — Ordinance 3549, dated January 23, 2014.
g. 1201 Norton Lane — Ordinance 3555, dated February 27, 2014.
h. 3715 Rock Prairie Road West — Ordinance 3596, dated August 25, 2014.
i. 4201 Rock Prairie Road — Ordinance 2015-3670, dated July 9, 2015.
3. Concept Map Amendment:
a. Growth Area IV — Ordinance 3376, dated October 2011.
b. Growth Area V — Ordinance 3376, dated October 2011.
4. Thoroughfare Map Amendment:
a. Raintree Drive — Ordinance 3375, dated October 2011.
b. Birkdale Drive — Ordinance 3375, dated October 2011.
c. Corsair Circle — Ordinance 3375, dated October 2011.
d. Deacon Drive — Ordinance 3375, dated October 2011.
e. Dartmouth Drive — Ordinance 3375, dated October 2011.
f. Farm to Market 60 — Ordinance 3375, dated October 2011.
g. Southwest Parkway — Ordinance 3375, dated October 2011.
h. Cain Road extension —Ordinance 3639, dated February 26, 2015.
i. Update to Chapter 6 Maps- Ordinance dated December 10, 2015.
5. Bicycle, Pedestrian and Greenways Master Plan Amendment:
ORDINANCE NO. 2015-3730 Page 5 of 93
a. Cain Road extension — Ordinance 3639, dated February 26, 2015
b. Update to Maps 5.4 and 5.5- Ordinance dated December 10, 2015.
D. General
1. Conflict. All parts of the College Station Comprehensive Plan and any amendments thereto
shall be harmonized where possible to give effect to all. Only in the event of an irreconcilable
conflict shall the later adopted ordinance prevail and then only to the extent necessary to avoid
such conflict. Ordinances adopted at the same city council meeting without reference to
another such ordinance shall be harmonized, if possible, so that effect may be given to each.
2. Purpose. The Comprehensive Plan is to be used as a guide for growth and development for the
entire City and its extra -territorial jurisdiction ("ETJ"). The College Station Comprehensive
Plan depicts generalized locations of proposed future land -uses, including thoroughfares,
bikeways, pedestrian ways, parks, greenways, and waterlines that are subject to modification
by the City to fit local conditions and budget constraints.
3. General nature of Future Land Use and Character. The College Station Comprehensive Plan,
in particular the Future Land Use and Character Map found in A.3 above and any adopted
amendments thereto, shall not be nor considered a zoning map, shall not constitute zoning
regulations or establish zoning boundaries and shall not be site or parcel specific but shall be
used to illustrate generalized locations.
4. General nature of College Station Comprehensive Plan. The College Station Comprehensive
Plan, including the Thoroughfare Plan, Bicycle, Pedestrian, and Greenways Master Plan,
Central College Station Neighborhood Plan, Water System Master Plan and any additions,
amendments, master plans and subcategories thereto depict same in generalized terms
including future locations; and are subject to modifications by the City to fit local conditions,
budget constraints, cost participation, and right-of-way availability that warrant further
refinement as development occurs. Linear routes such as bikeways, greenways, thoroughfares,
pedestrian ways, waterlines and sewer lines that are a part of the College Station
Comprehensive Plan may be relocated by the City 1,000 feet from the locations shown in the
Plan without being considered an amendment thereto.
5. Reference. The term College Station Comprehensive Plan includes all of the above in its
entirety as if presented in full herein, and as same may from time to time be amended."
ORDINANCE NO. 2015-3730 Page 6 of 93
EXHIBIT "B"
That the "Comprehensive Plan of the City of College Station," is hereby amended by deleting Chapter 2
"Community Character," Chapter 3 "Neighborhood Integrity," Chapter 4 "Economic Development,"
Chapter 5 "Parks, Greenways & The Arts," and Chapter 7 "Municipal Services & Community Facilities,"
thereof and substituting therefor new Chapter 2 "Community Character," Chapter 3 "Neighborhood
Integrity," Chapter 4 "Economic Development," Chapter 5 "Parks, Greenways & The Arts," and Chapter
7 "Municipal Services & Community Facilities," to read in their entirety as follows:
Ordinance No. 2015-3730
EXHIBIT B
COMMUNITY
CHARACTER
Page 7 of 93
College Station has experienced substantial growth and change since the
adoption of the 1997 Comprehensive Plan. Investments by the City in
infrastructure, facilities, public safety, and services combined with private
investments supported the growing community and contributed to its
character and identity. More than 12,000 new residences were constructed
to house the growing population. New commercial development and
rehabilitation of older commercial areas brought new shopping, dining,
and lodging opportunities to residents and visitors.
Looking now to the future, the City of College Station embarks on a new
Comprehensive Plan to identify, preserve, create, and connect places of
distinction — those unique areas that set College Station apart from other
cities. With growing concerns over natural resource management, the City
is faced with the additional task of balancing its future growth with
environmental sustainability.
A more distinct
urban character
is emerging in
Northgate as
redevelopment
activity continues.
As Amended 12-10-15
The Comprehensive Plan and associated implementation tools must address
housing a growing and diversifying population; protecting natural features
and resources subjected to ever-increasing pressures; accommodating
redevelopment and infill to better utilize land and strengthen the core of the
City; and expanding the parks and bicycle and pedestrian system to offer
more recreational opportunities and mobility options - all of which must
contribute to a character and identity unique to and appropriate for
College Station. Residents, public officials, and development interests all seek
greater assurance of acceptable, desired outcomes. This chapter serves as
the foundation of this Plan in that it encompasses many inter -related
components and is closely linked to the other chapters in the Plan.
This chapter promotes the creation and enhancement of places of
distinction. Whether new development or redevelopment, and whether
private or public construction, how land is used - including its intensity,
appearance, and physical arrangement - contributes significantly to the
community's character and its sense of place with far-reaching and
long-term impact. Through its strategies and actions, this chapter establishes
an approach for managing development and redevelopment activity that
emphasizes accommodating market opportunities; protecting and
enhancing neighborhood character; creating and protecting unique
Ji
Ordinance No. 201$-3730 Page 8 of 93
Community Character I As Amended 12-10-15
districts and corridors; and protecting natural features and the rural
character of certain areas in and surrounding the City.
PURPOSE
This chapter establishes strategies and actions that enable effective
planning for future growth, neighborhood protection, new
development, and redevelopment. Sound planning ensures that
opportunities are created to accommodate needed development,
that development can be adequately served with public services, and
that its impacts can be managed to maintain compatibility and to
promote the desired character and identity.
Along with the text and illustrations in this chapter, Map 2.1, Concept
Map, and Map 2.2, Future Land Use & Character, depict the strategies
visually.
PLANNING CONSIDERATIONS
Through the planning process, participants identified various issues and
opportunities regarding land use planning, protection of natural
features, and enhanced community identity and aesthetics. The
considerations highlighted in this section were used in the development
of the goal, strategies, and action recommendations that follow.
Growth and Development
College Station is poised for significant population growth in the
upcoming decades. This growth will bring with it significant demands for
additional housing, shopping, recreation, public facilities and services,
and transportation. How land is used and development occurs to serve
this increasing population will have significant and long lasting impacts
on the community. Infrastructure development is of paramount
importance to adequately support and accomodate the projected
population increase.
The population of the City of College Station is projected to increase by
approximately 40,000 for a total population of approximately 134,000
by 2030. The housing demand associated with this population increase
is projected to equate to an additional 20,000 dwelling units. If current
trends prevail about one-fourth or 5,000 of these will be new single-
family homes and the remainder will consist of duplexes or apartment
units. This projected increase in housing necessitates the availability of
nearly 3,000 to 4,000 acres for new construction in greenfield areas or
through redevelopment and infill development.
Though students continue to make up a large portion of the
population, College Station is diversifying in age. Those aged 50 and
over represent a small percentage of the population but are the fastest
growing cohort. This diversity will continue to offer market opportunities
Ordinance No. 2015-3730
As Amended 12-10-15 1 Community Character
for development while representing challenges as a larger portion of
the community is permanent residents with differing expectations and
standards than a more transient population.
If population and housing demands continue to increase and the
challenges associated with the physically expanding the City's
boundaries persist, then the population density of College Station will
likely increase. The current population density of the City is estimated at
slightly more than 1,800 persons per square mile. Since 1940, the City's
population density has ranged from a low of 856 persons per square
mile (1940) to a high of 2,211 persons per square mile (1999). Though
the population density remains quite low in comparison to other
metropolitan areas, increasing population density offers opportunities
for new building types, such as condominiums, townhomes and vertical
mixed use. It also presents the need for more effective land use
planning and capital investments.
Character and Identity
The City's planning efforts and implementation actions should directly
address character and identity. College Station residents are interested
in the character of their neighborhoods, special districts, corridors, and
natural areas, and they have expressed the following considerations.
• Protection and enhancement of existing neighborhoods:
Protect existing neighborhoods from undesirable and
incompatible change. This includes insensitive redevelopment,
insensitive infill development, incompatible development on its
periphery, erosion of residents' quality of life, or decreased
property values. Further, residents have expressed their interest
in ensuring homes, properties, roads, sidewalks, streetlights, and
parks are well maintained and updated when necessary (see
Chapter 3: Neighborhood Integrity).
• New neighborhoods that are sustainable: New neighborhoods
should remain vibrant well into the future. Sustainable
neighborhoods require a balance between owner and renter
occupancy; access to neighborhood -serving businesses; parks
and open space; transportation facilities designed for the
density of the neighborhood; and access to and connectivity
with adjacent neighborhoods (see Chapter 3: Neighborhood
Integrity) .
• Transportation planning and road design that is sensitive to its
context: Transportation planning that provides connectivity
between neighborhoods and to the larger community; choices
in how one can move through the community; and designs
that are sensitive to the context that facilities pass through (see
Chapter 6: Transportation).
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Ordinance No. 2015-3730 Pa a 10 of 93
mi
Community Character' As Amended 12-10-15
• Sensitive redevelopment and infill development: Redevelop-
ment and infill development in areas in and around existing
neighborhoods should be sensitive to the current residents. Over
the life of this Plan, some areas will require redevelopment. Infill
development is desirable in appropriate locations. Residents
should be directly involved in identifying these areas and in
participating in the planning for such areas.
• Development, enhancement, and protection of unique corridors
(natural and man-made) and districts: Create or protect places
with unique character and identity. Some of the busiest roads
and natural corridors offer the opportunity to contribute
substantially to the character of the community. Likewise,
certain districts may offer opportunities to concentrate
development in an urban mixed-use pattern with a unique
focus.
• Protection of rural areas: Protect rural areas within the current
City limits and Extraterritorial Jurisdiction. Streams, stands of
trees, pastures, and open areas contribute significantly to the
character of the area. Retention of these rural areas further
acknowledges the limitations of public services and
infrastructure.
Resource Protection and Sustainability
College Station residents are interested in protecting natural features
for their ecological functions as well as their contribution to the
character and identity of the community. Furthermore, there is an
increasing interest in developing strategies and actions which ensure
that the use of existing natural resources does not compromise
resource availability for future residents. Residents have expressed an
interest in the following considerations relating to resource protection
and sustainability.
• Preservation and acquisition of natural areas: Preserving and,
where necessary, acquiring natural areas. Streams, wooded
areas, and open spaces provide habitat for a variety of plants
and wildlife, convey and clean our storm water, and add to the
area's character and identity.
• Conservation of resources: As the population grows and
demands exerted on natural resources (such as clean water
and clean air) increase, it becomes apparent how limited these
resources are. Using less of these resources and causing less
harm is not only environmentally friendly but makes sound
economic sense. Drilling deeper wells or finding alternative
sources of water, using more expensive means to treat and
clean water or air, and repairing damage caused by flooding
represent significant costs that can be lessened or avoided
through thoughtful use and conservation of these resources.
Ordinance No. 2015-3730 Pa e 11 of 93
As Amended 12-10-15 1 Community Character
• Green efforts: In addition to conserving existing resources, efforts
can be initiated that enable use of sustainable practices.
Walking and biking can reduce reliance on the automobile.
Energy can be acquired from solar or wind sources, reducing
reliance on coal generated power. Treated wastewater can be
used to irrigate park facilities. City vehicles can use alternative
fuels, reducing reliance on gasoline. Trees can be preserved or
planted to further green the City.
• Site planning and development practices: Land use and site
development can have a profound impact on natural features.
Improper management of storm water can cause flooding and
damage habitats. Clearing all the trees from a site can reduce
habitat and contribute to soil erosion. Vast areas of low-density,
sprawling development consume valuable agricultural land.
EXISTING LAND USE AND CHARACTER
Future land use and character is grounded in the current use of land
and the prevailing character. An overview of the current conditions is
therefore necessary prior to forming policies for the future use of land
and community character. College Station can be readily divided into
three basic types of existing land use: urban, suburban, and rural. These
are common terms that should bring immediate images to mind.
In general, College Station is predominantly suburban in character with
pockets of rural areas within the City and Extraterritorial Jurisdiction.
Only the Northgate area exhibits the characteristics of an urban area.
The following further describes these existing types of land uses,
including explanations and descriptions of their sub -components.
Attributes that currently define these areas contribute (sometimes
negatively) to the identity of College Station.
Urban
Urban character is currently concentrated in
the Northgate area. It primarily involves the
businesses along either side of College Main,
immediately north of University Drive. The
public parking garage and recent multi -story
residential projects built close to the street
continue this urban feel. This area currently
includes vertical development; minimal
setbacks; minimal surface parking lots, and a
high level of pedestrian activity.
Height
Dis tance
Urban character on Collette Main.
Ordinance No. 201. -3730
Page 12 of 93
Auto -Suburban Commercial along
Fad 1-2 nOder Freewav
Auto -Suburban Residential along
University Oaks.
Central park space in College hills contributes
rbld an!suaz/aaduio,) uol,vJs a
2-6
Suburban character in the Business Center.
Community Character I As Amended 12-10-15
Suburban
Suburban character dominates College Station as a
result of the time period of most of College Station's
development (post -World War II), local preferences and
building customs, and the dominance of the student
population (dormitories and apartments). Much of this
suburban character is auto -dominated, that is it consists
of land uses that have extensive areas of parking in
relationship to their floor area. Big -box retail areas and
shopping malls are quintessential examples of this
character. Most apartment complexes, duplexes, and
even single family residential developments catering to
students exhibit similar auto -oriented character and
design.
Areas of the City exhibit a less auto -dependent and
more walkable character. These areas retain a balance
between green areas (parks and open space) and the
built environment. Often these areas include parks,
schools, and small-scale, neighborhood -serving busi-
nesses. The College Hills area is a good example of this
type of suburban land use and character. A few of
these areas are more specialized in land use, such as the
College Station Business Center, which provides
employment and business opportunities in a walkable
environment with significant open space.
There are also suburban areas that are dominated by
open space. These estate
character with homes
generally placed on
large lots. Foxfire sub-
division is a good
example of this type of
suburban land use and
character.
Rural
areas are much more rural in
Estate character in Foxfire.
Rural areas that currently exist in and around College
Station include areas that exhibit countryside,
agricultural, and natural character. Countryside is
typically dominated by a few lots of estate size fronting a
road surrounded by agricultural or natural lands. The
latter two tend to be determined by uses — crop or
ranching in agricultural areas and wooded or savannah
lands in natural areas. Rural areas tend to be more
Ordinance No. 2015-3730
As Amended 12-10-15 1 Community Character
sensitive than other character areas to intrusions
from incompatible development.
FUTURE LAND USE AND CHARACTER
The Future Land Use & Character Plan is presented
through the following text and associated graphics
contained in this chapter — Map 2.1, Concept Map,
graphically portrays the policies; and Map 2.2, Future
Land Use & Character, provides more specific details
regarding the preferred future use of land in the City
and Extraterritorial Jurisdiction and the desired
Page 13 of 93
Rural character along Rock Prairie Road.
character. Combined, this information captures the City's policies
regarding how and where College Station will grow and change over
the course of the next two decades.
Concept
The concept embraced by this Plan is visually portrayed in Map 2.1,
Concept Map. The basic land use concept associated with this Plan is
to achieve the highest quality of life by accommodating the projected
demand for new housing, businesses and public facilities, resulting in
multiple places of distinction. This concept focuses on:
• Strong and sustainable neighborhoods;
• Unique districts and corridors both natural and man-made;
• Growth areas flexible enough to respond to a changing
marketplace while proscriptive enough to contribute to the
community's quality of life;
• Rural areas that preserve open spaces and respect the limits of
public infrastructure and services;
• Redevelopment areas that renew struggling or
underperforming areas of the community through partnerships
with public and private interests; and,
• Context sensitive mobility system linking the community
together.
In addition to meeting the projected demands associated with an
increasing population, this concept enables the City to continue to
strengthen its principal competitive advantage for attracting and
retaining residents and visitors along with new businesses and the
employment and tax revenues that accompany them — that is, a high
quality of life. The following provides further clarification of these
concepts.
ibj. a usa,agaJdumo3 uo1/VIS anajjo
2-7
Ordinance No. 201-3730 Pa a 14 of 93
Community Character I As Amended 12-11-15
Neighborhoods
Existing neighborhoods, and adjacent areas of influence, are
designated as Neighborhood Planning areas where, generally, the
current land use, character and identity will remain. Each of these
areas will be the subject of a future neighborhood plan. These plans
will, among other activities, identify appropriate and compatible land
uses and design for vacant lands within the neighborhood and its area
of influence as well as for areas appropriate for redevelopment.
Neighborhood plans will also aid in the development of strategies that
address existing problems (for example, code issues) and identify
enhancement actions (such as pedestrian or park improvements).
The Concept Map identifies 14 neighborhood planning areas dispersed
throughout the City.
Districts and Corridors
Districts and corridors exhibit opportunities for a mix of uses with an
emphasis on walkability and the potential for a unique focus. An urban
example is the Northgate District. Additionally, corridors (both natural
and man-made) exhibit opportunities for resource protection or
recreational activities. Examples include the Carter Creek and Lick
Creek Corridors. Each of these areas have interim land uses designated
on Map 2.2, Future Land Use & Character, and will be the subject of a
future district or corridor plan that will, among other activities, refine
appropriate and compatible land uses and design for vacant land
within the district or corridor and for areas appropriate for
redevelopment or resource protection. The following provides a brief
overview of the focus for each of these future district and corridor
plans:
• Area I: Wellborn Community Area - This is an area located just
outside the current City limits in the Extraterritorial Jurisdiction
that is anticipated for annexation in the future. The area
contains elements of a rural historic community (e.g., cemetery,
community center, post office) which contribute to a unique
character that the area residents have stated a strong
preference to retain. The focus of this district plan should be
working with the residents to identify and retain the elements of
the community that contribute to its rural character.
• Area II: Spring Creek District - This is an area located along State
Highway 6 near the Rock Prairie Road interchange and the
Spring Creek Business Park. The area includes the City's only
full-service hospital as well as a number of other medical
related facilities. The area also includes significant natural
features - a branch of Lick Creek and Spring Creek and a
master planned, City -owned business park. The area represents
one of the primary gateways into the City as one approaches
Ordinance No. 2015-3730
Pa ' e 15 of 93
As Amended 12-10-15 1 Community Character
from the south. The focus of this plan should be linking current
and future medical facilities into a cohesive district. The natural
features of the area should be incorporated into the design of
the district and other identity elements such as signage,
landscaping, and design, should be used to visually tie the
district together.
• Area III: Presidential Corridor Gateway District - This is an area
located near the intersection of State Highway 47 and
Raymond Stotzer Parkway (FM 60) adjacent to the Texas A&M
University Health Science Center in Bryan. With the construction
of the Health Science Center and the proximity of the Traditions
development and Easterwood Airport, this area offers many
opportunities for future growth and development. The focus of
this district plan should be accommodating business (research
and development, office, and light industrial) that builds upon
the assets in the area and protects and enhances this primary
gateway into the City.
• Area IV: Northgate District - This area serves as the City's primary
entertainment district and represents the City's only current
urban character area. This area has been the subject of
considerable planning along with substantial public and private
investment. The focus of this district plan should be to update
the previous planning efforts and continue development of this
area into a vibrant entertainment district that includes mixed-
use projects, tourist attraction, and existing faith -based
organizations.
• Area V: Hospitality Corridor - This is an area along University
Drive near its intersection with Texas Avenue. A number of
hotels and restaurants are currently located along this corridor.
The City plans to develop a convention center along this
corridor in the near future. The focus of this corridor plan should
be linking current and future
hospitality facilities into a
cohesive corridor along with
adjacent redevelopment areas
that, over time, could emerge
as another urban character
area. The plan should include
identity elements such as
signage, landscaping, and
design, to visually tie the
corridor together.
• Area VI: Wolf Pen Creek District -
This district combines parks, arts,
and commerce by linking a
variety of private and public
Integration of commercial development and
green space in the Wolf Pen Creek District.
Ordinance No. 2015-3730 Pa a 16 of 93
Community Character 1 As Amended 12-10-15
facilities together with an urban greenway. This area has been
the subject of considerable planning along with substantial
public and private investment. The focus of this district plan
should be to update the previous planning efforts and to
expand its reach into the adjacent areas of influence, resulting
in a more urban character.
• Area VII: Municipal Center District - This is an area located
between State Highway 6 and Texas Avenue including the
original City cemetery, several municipal facilities, and Stephen
C. Beachy Central Park. The area also includes significant
natural features such as Bee Creek and several wooded areas.
The focus of this district plan should be the development of a
municipal center that would bring together City facilities,
including a new City Hall, with opportunities to include
residential and commercial activities with an urban character
all in a cohesive design integrating the natural features in the
area.
• Area VIII: Carter Creek Corridor - This corridor consists of the
entirety of Carter Creek and associated floodplain. Carter
Creek is a significant natural feature stretching along much of
the eastern edge of the City, linking College Station, Bryan, and
the remainder of Brazos County. The focus of this corridor plan
should be the protection of this natural feature and
development of recreational opportunities that could tie the
region together.
• Area IX: Bee Creek Corridor - This corridor contains Bee Creek,
a significant stream that traverses many neighborhoods in the
core of the City. The watershed has been the location of
intense development resulting in significant alteration to the
stream. The focus of corridor this plan should be on the
continued restoration of the creek, development of
recreational opportunities, and expansion of its role in linking
adjacent areas.
• Area X: Lick Creek Corridor - This area includes Lick Creek Park
and the surrounding area. Lick Creek Park is one of the most
significant natural features in College Station, offering a unique
natural setting and protecting a large wooded area, much of a
watershed, and the habitats of rare and endangered species.
The focus of this corridor plan should be the continued
protection of the natural features found in the area, additional
recreational and educational opportunities, and expansion of
its role in linking adjacent areas.
• Area XI: Speedway District - This is an area just south of the
current City limits in the Extraterritorial Jurisdiction and is
intended to be annexed in the near future. The area includes
Ordinance No. 2015-3730 Page 17 of 93
As Amended 12-10-15 1 Community Character
the Texas World Speedway in addition to a number of small
businesses. The focus of this district plan should be protection
and promotion of the speedway while transitioning the
speedway into a master -planned General Suburban area that
could involve a mix of uses including, but not limited to, general
commercial, office uses, business park, or single-family
residences.
• Area XII: College Station Science Park District - This is an area
just east of State Highway 6 adjacent to the Raintree
neighborhood and includes the former Westinghouse plant. This
area has been designated an Enterprise Zone by the City of
College Station and is intended to be the location of a
significant research and development facility. The site includes
considerable land area beyond that necessary for research
and development activities. The focus of the district plan should
be accommodating the research and development operations
along with additional opportunities for a mix of uses (residential
and commercial) that should be suburban in character and
integrated with and compatible to the surrounding residential
areas.
• Area XIII: Harvey Mitchell District - This is an area on the south
side of Harvey Mitchell Parkway between State Highway 6 and
Texas Avenue. This area includes a large floodplain and
significant road frontage along Harvey Mitchell Parkway and
Texas Avenue. The focus of the district plan should be the
development of an urban area that incorporates the significant
natural features of the area and that incorporates design
elements that positively contribute to two significant entries into
the core of the City.
Growth Areas
Growth areas exhibit opportunities for new development. In general,
these areas are greenfields, located beyond the influence area of
existing neighborhoods and not intended to be within a district or
corridor. These areas will be the most market responsive areas; that is,
they will offer the greatest level of land use flexibility. This flexibility will
be accompanied by proscriptive land use and design guidance that
will ensure the resulting development furthers the City's overall goals
and objectives.
Growth Area I - This area consists of land adjacent to State Highway 6
bounded by the Speedway District to the south, the Pebble Creek area
to the north and the Lick Creek Corridor to the east. This area should
exhibit a suburban character overall. The streams, related riparian
areas and floodplains shall be left intact and undisturbed except
where utility placements, recreation facilities, or street crossings are
necessary.
, , ,
Ordinance No. 2015-3730 Page 18 of 93
Community Character As Amended 12-10-15
• General Suburban Portion - Land nearest State Highway 6
should be used for suburban or neighborhood commercial and
office activities. Suburban or neighborhood commercial and
office activities may be appropriate elsewhere in the area if
part of a planned development of at least 30 acres. High-
density single-family lots (minimum 5,000 square feet),
townhomes, and duplexes shall be limited to that portion of the
area designated as General Suburban and shall incorporate
specified design criteria including, but not limited to, minimum
open space, floor -to -area ratios, and bufferyards.
• Restricted Suburban Portion - The remainder of the area should
be used for less intense suburban activities. A sizeable portion
(15% or more) of the overall area should be retained as natural
areas, parks, or open space with land uses clustered or with
larger minimum lot sizes. Suburban or neighborhood
commercial and office activities shall only be permitted as part
of a planned development of at least 30 acres and shall
incorporate specified design criteria, including, but not limited
to, minimum open space requirements, floor -to -area ratios, and
bufferyards. Medium -density single-family lots (average
8,000 square feet) are appropriate throughout this area when
clustered, larger lots when not clustered. Townhomes may be
permitted as part of a planned development of at least
30 acres and shall incorporate specified design criteria,
including, but not limited to, minimum open space
requirements, floor -to -area ratios, and bufferyards.
Growth Area II - This area consists of land near the interchange of
William D. Fitch Parkway (State Highway 40) and State Highway 6 and
land southwest of William D. Fitch Parkway (State Highway 40) to the
current City limits.
• Urban Portion - Land nearest the William D. Fitch Parkway (State
Highway 40) and State Highway 6 interchange should be used
for intense land use activities including general commercial
activities, office uses, townhomes, apartments, and vertical
mixed-use. Single-family uses (excluding townhomes) should be
prohibited from this area due to issues of incompatibility. No
more than 25% of this total area should be used for residential
activities exclusive of units incorporated into vertical mixed-use
buildings.
• Estate Portion - Due to service limitations (water, fire, and
police), this area should remain rural in character and be
developed at a low intensity. A significant portion (30% - 50%) of
the total area shall be retained as natural areas, parks, or open
space with land uses clustered or placed on large lots
(minimum one acre). Low-density estate lots (average
Ordinance No. 2015-3730
Paye 19 of 93
As Amended 12-10-15 1 Community Character
20,000 square feet) are appropriate throughout this area when
clustered.
Growth Area III - This area consists of land along Rock Prairie Road
bounded by Carter Creek to the northeast and established
neighborhoods and the Spring Creek District to the west and south. The
streams, related riparian areas, and floodplains shall be left intact and
undisturbed, except where utility placements, recreation facilities, or
street crossings are necessary.
• General Suburban Portion - Land between Lick Creek and Rock
Prairie Road should be used for general suburban activities.
High-density single-family lots (minimum 5,000 square feet),
townhomes, and duplexes shall be limited to that portion of the
area designated as General Suburban on the Future Land Use
& Character map and shall incorporate specified design
criteria including, but not limited to, minimum open space,
floor -to -area ratios, and bufferyards. Suburban or neighborhood
commercial and office activities are appropriate in this area as
an element of a planned development of at least 30 acres and
shall incorporate specified design criteria including, but not
limited to, minimum open space, floor -to -area ratios, and
bufferyards.
• Estate Portion - Due to service limitations (water, fire, and
police) and the prevailing rural character, this area should
remain rural in character and be developed at a low intensity.
A significant portion (30% - 50%) of the total area shall be
retained as natural areas, parks, or open space with land uses
clustered or placed on large lots (minimum one acre). Low-
density estate lots (average 20,000 square feet) are appropriate
throughout this area if clustered. Suburban or neighborhood
commercial and office uses may be appropriate adjacent to
the intersection of William D. Fitch Parkway and Rock Prairie
Road.
Growth Area IV - This area consists of land between the intersection of
William D. Fitch Parkway (State Highway 40) and Wellborn Road
(FM 2154) to the current southern City limits bounded by the Wellborn
Community Area to the west and the established Castlegate
neighborhood to the east.
• General Suburban Portion - Land near the intersection of
William D. Fitch Parkway (State Highway 40) and Wellborn Road
(FM 2154) should be used for general suburban activities. High-
density single-family lots (minimum 5,000 square feet),
townhomes, and duplexes shall be limited to that portion of the
area designated as General Suburban on the Future Land Use
& Character map and shall incorporate design criteria
including, but not limited to, minimum open space, floor -to -
Ordinance No, 2015-3730 Page 20 of 93
Community Character I As Amended 12-10-15
area ratios, and bufferyards. Suburban or neighborhood
commercial and office uses are also appropriate in this area.
• Restricted Suburban Portion - This area should be used for less
intense suburban activities. A sizeable portion (15% or more) of
the overall area should be retained as natural areas, parks, or
open space with land uses clustered or with larger minimum lot
sizes. Suburban or neighborhood commercial and office
activities shall only be permitted as part of a planned
development of at least 30 acres and shall incorporate
specified design criteria including, but not limited to, minimum
open space requirements, floor -to -area ratios, and bufferyards.
Medium -density single-family lots (average 8,000 square feet)
are appropriate throughout this area when clustered, larger lot
sizes when not clustered. Townhomes may be permitted as part
of a planned development of at least 30 acres and shall
incorporate specified design criteria including, but not limited
to, minimum open space requirements, floor -to -area ratios, and
bufferyards.
• Estate Portion - Due to the prevailing rural character, this area
should remain rural in character and be developed at a low
intensity. A significant portion (30% - 50%) of the total area shall
be retained as natural areas, parks, or open space with land
uses clustered or placed on large lots (minimum one acre). Low-
density estate lots (average 20,000 square feet) are appropriate
throughout this area if clustered.
Growth Area V - This area consists of land near the Wellborn Road
(FM 2154) and Harvey Mitchell Parkway (FM 2818) intersection to the
Rock Prairie and Wellborn Road (FM 2154) intersection, bounded by the
established Southwood Valley area to the east and the Great Oaks
neighborhood to the west.
• Urban Portion - Land between the Wellborn Road (FM 2154) and
Harvey Mitchell Parkway (FM 2818) intersection to the Cain
Road and Wellborn Road (FM 2154) intersection should be used
for intense land use activities including general commercial,
office uses, townhomes, high-density apartments, and vertical
mixed-use. Single-family uses (excluding townhomes) should be
prohibited from this area due to issues of incompatibility.
No more than 25% of the area east of Wellborn Road (FM 2154)
should be used for residential activities exclusive of units
incorporated into vertical mixed-use buildings.
• General Suburban Portion - The area between Cain Road and
Rock Prairie Road should be used for general suburban
activities. High-density single-family lots (minimum 5,000 square
feet), townhomes, and duplexes shall be limited to that portion
of the area designated as General Suburban on the Future
Ordinance No. 2015-3730
As Amencled 12-10-15 1 Community Character
Land Use & Character map and shall incorporate design
criteria including, but not limited to, minimum open space,
floor -to -area ratios, and bufferyards. Suburban or neighborhood
commercial and office uses are also appropriate in this area.
Growth Area VI - This area consists of land north of Harvey Mitchell
Parkway (FM 2818) bounded by the Texas A&M University campus to
the northwest, Wellborn Road (FM 2154) to the east, and Southwest
Parkway to the northeast.
• Urban - This entire growth area should be used for intense land
use activities including general commercial, office uses,
townhomes, high-density apartments, and vertical mixed-use.
Single-family uses (excluding townhomes) should be prohibited
from this area due to issues of incompatibility.
Growth Area VII - This area consists of land between Texas Avenue and
State Highway 6 bounded by the Wolf Pen Creek District to the north
and the Municipal Center District to the south. Much of this area is
currently developed, though opportunities for infill and redevelopment
exist.
• Urban - This entire growth area should be used for intense land
use activities including general commercial adjacent to Texas
Avenue and State Highway 6, office uses, townhomes, high-
density apartments, and vertical mixed-use. Single-family homes
(excluding townhomes) should be prohibited from this area due
to issues of incompatibility.
Rural Areas
Portions of the City and most of the Extraterritorial Jurisdiction are
planned to remain rural and are identified accordingly on the Future
Land Use and Character map. Additional information about these
areas is contained in Chapter 8: Growth Management & Capacity.
Redevelopment
Portions of the City are identified for redevelopment activities. Within
these areas it is anticipated that a change in land use - and,
if appropriate, character - requires some form of direct market
intervention by the City. This intervention may involve regulation (e.g.,
City -initiated rezoning), investment (e.g., capital expenditure on
infrastructure), or incentives (e.g., fast -tracking of a project). This stands
in contrast to areas that will experience a change in use consistent with
the Plan based on market opportunities alone. Some of these
redevelopment areas may be included in an established
neighborhood area, district, or corridor and, thus, may be further
refined through the subsequent plans for these areas.
• Redevelopment Area I: Northgate Area - This area will continue
to be the focus of public and private redevelopment efforts.
Page 21 of 93
Ordinance No. 2015-3730 Page 22 of 93
Community Character I As Amended 12-1•-I5
These efforts should be guided by the district plan for the area,
focusing on uses that support the entertainment and mixed-use
aspects of this urban area.
• Redevelopment Area II: Texas Avenue, University Drive, and
Harvey Road - This area includes a number of underperforming
land uses that, due to their proximity to two of the busiest
corridors in the City, are poised for redevelopment. Much of the
area is currently subdivided into small lots, making it difficult to
assemble land for redevelopment. A portion of this area
includes the current City Hall, which offers the opportunity to
redevelop a larger parcel if City Hall is relocated to the
Municipal Center District. The proximity of existing
neighborhoods and the Texas A&M University campus requires
careful site planning and appropriate building design. These
efforts should be complimentary to the Area V: Hospitality
corridor plan, the neighborhood plan for the Eastgate area,
and the Texas A&M University Campus Master Plan and should
focus on bringing vertical mixed-use and other aspects of urban
character to this portion of the City.
Areas along Harvey Road include new commercial areas that are part
of the Wolf Pen Creek District but also include a number of
underperforming commercial and multi -family properties. Additionally,
this area includes Post Oak Mall, which will likely need to reposition itself
in the near future to remain competitive. This entire area could evolve
into a more dense area, including vertical mixed-use activity, which
could compliment the adjacent Wolf Pen Creek District.
• Redevelopment Area III: George Bush Drive/Wellborn Road -
This area includes a number of underperforming commercial
activities and poor quality residences that, due to planned road
construction in this area and to their proximity to the University,
are poised for redevelopment. Much of the area is currently
subdivided into small lots, making it difficult to assemble land for
redevelopment. The presence of existing residences and
businesses, and proximity to existing neighborhoods and the
University campus, requires careful site planning and
appropriate building design. These efforts should be guided by
the neighborhood plan for the Southside neighborhood area
and should focus on bringing vertical mixed-use and other
aspects of urban character to this portion of the City.
Ordinance No. 2015-3730
As Amended 12-1•-I5 1 Community Character
FUTURE LAND USE & CHARACTER PLAN
The concepts discussed in this chapter are further clarified by the
following descriptions and are visually portrayed in Map 2.2, Future
Land Use & Character. The associated acreages in each land use
category are compiled in Table 2.1, Future Land Use & Character.
Neighborhood Conservation - This land use designation is generally for
areas that are essentially "built -out" and are not likely to be the focus
of extensive infill development or redevelopment. Further, these areas
often were platted before current development regulations were in
place often resulting in non -conforming situations. These areas are
appropriate for overlays or zoning classifications that provide
additional character protection and address non -conforming issues.
Rural - This land use designation is generally for areas that, due to
public service limitations, inadequate public infrastructure, or a
prevailing rural or agricultural character, should have very limited
development activities. These areas will tend to include a mix of large
acreages (ranches and farmsteads) and large -lot (one acre or larger)
residential developments. Open space is the dominant feature of these
areas.
Estate - This land use designation is generally for areas that, due to
public service limitations or a prevailing rural character, should have
Page 23 of 93
TABLE 2.1
Future Land tJse & Character
Designation
Acreage
in City
% of
Total
Acreage
in ETJ
% of
Total
Total
% of
Total
Neigh. Conservation
1,408.6
5.0%
0.0
0.0%
1,408.6
1.0%
Rural
0.0
0.0%
94,930.4
87.6%
94,930.4
69.4%
Estate
3,498.9
12.4%
0.0
0.0%
3,498.9
2.7%
Restricted Suburban
4,030.4
14.3%
447.6
0.4%
4,478.0
3.3%
General Suburban
2,467.2
8.8%
601.7
0.6%
3,069.0
2.3%
Urban
2,690.8
9.6%
300.6
0.3%
2,991.5
2.I%
Urban Mixed Use
400.8
1.4%
0.0
0.0%
400.8
0.3%
General Commercial
882.3
3.1%
0.1
0.0%
882.4
0.6%
Suburban
Commercial
912.8
3.2%
76.6
0.1%
989.4
0.7%
Business Park
1,203.2
4.3%
835.1
0.8%
2,038.3
1.5%
Institutional / Public
673.9
2.4%
0.0
0.0%
674.0
0.5%
Texas A&M University
5,259.4
18.7%
4.7
0.0%
5,264.1
3.9%
Natural -Protected
1,250.8
4.4%
17.9
0.0%
1,268.7
0.9%
Natural - Reserved
3,413.7
12.1%
11,137.7
10.3%
14,551.4
10.7%
Utilities
61.7
0.2%
2.4
0.0%
64.2
0.0%
TOTAL
28,154.5
100.0%
108,354.7
100.0%
136,509.7
100.0%
NOTE: The total area of the combined City limits and ETJ is approximately 141,370 acres. The total
area in the land use categories is 136.509.7 acres. The difference is within street and highway
rights-of-way (4,860.3 acres, or roughly 3.4% of the overall area).
* Totals down to decimal place level may vary slightly due to rounding.
Neighborhood Conservation - This land use designation is generally for
areas that are essentially "built -out" and are not likely to be the focus
of extensive infill development or redevelopment. Further, these areas
often were platted before current development regulations were in
place often resulting in non -conforming situations. These areas are
appropriate for overlays or zoning classifications that provide
additional character protection and address non -conforming issues.
Rural - This land use designation is generally for areas that, due to
public service limitations, inadequate public infrastructure, or a
prevailing rural or agricultural character, should have very limited
development activities. These areas will tend to include a mix of large
acreages (ranches and farmsteads) and large -lot (one acre or larger)
residential developments. Open space is the dominant feature of these
areas.
Estate - This land use designation is generally for areas that, due to
public service limitations or a prevailing rural character, should have
Page 23 of 93
Ordinance No. 2015-3730
Page 24 of 93
Community Character I As Amended 12-10-15
limited development activities. These areas will tend to consist of
low-density single-family residential lots (average 20,000 square feet)
clustered around open space or large lots (minimum one acre).
Restricted Suburban - This land use designation is generally for areas
that should have a moderate level of development activities. These
areas will tend to consist of medium -density single-family residential lots
(average 8,000 square feet) when clustered around open space, or
larger lot sizes when not clustered. Townhomes, neighborhood
commercial, and office uses may also be permitted in growth areas as
an element of a planned development.
General Suburban - This land use designation is generally for areas that
should have an intense level of development activities. These areas will
tend to consist of high-density single-family residential lots (minimum
5,000 square feet). Townhomes, duplexes, and neighborhood
commercial and office uses may also be permitted in growth areas.
Urban - This land use designation is generally for areas that should have
a very intense level of development activities. These areas will tend to
consist of townhomes, duplexes, and high-density apartments. General
commercial and office uses, business parks, and vertical mixed-use
may also be permitted within growth and redevelopment areas.
Urban Mixed Use - This land use designation is generally for areas that
should have the most intense development activities. These areas wit
tend to consist exclusively of residential, commercial, and office uses in
vertical mixed-use structures.
General Commercial - This land use designation is generally for
concentrations of commercial activities that cater to both nearby
residents and to the larger community or region. Generally, these areas
tend to be large in size and located near the intersection of two
regionally significant roads (arterials and freeways). It is preferred that in
such areas development be concentrated
Example of a Suburban Commercial
restaurant use in another community.
2-18
in nodes rather than spread out in strips.
Suburban Commercial - This land use
designation is generally for concen-trations
of commercial activities that cater primarily
to nearby residents versus the larger
community or region. Generally, these areas
tend to be small in size and located
adjacent to major roads (arterials and
collectors). Design of these structures is
compatible in size, roof type and pitch,
architecture, and lot coverage with the
surrounding single-family residential uses.
Ordinance No. 2015-3730
Page 25 of 93
As Amended I2-10-15 1 Community Character
Business Park - This land use designation is generally for areas that
include office, research, or industrial uses planned and developed as a
unified project. Generally, these areas need good access to arterial
roadways.
Institutional/Public - This land use designation is generally for areas that
are, and are likely to remain, in some form of institutional or public
activity. Examples include schools and libraries.
Texas A&M University - This land use designation is generally for areas
owned by Texas A&M University.
Natural (Protected) - This land use designation is generally for areas
permanently protected from development. Such areas are preserved
for their natural function or for parks, recreation, or greenways
opportunities. These areas include areas such as regulatory floodway,
publicly owned open space, conservation easements, and public
parks.
Natural (Reserved) - This land use designation is generally for areas that
represent a constraint to development and that should be preserved
for their natural function or open space qualities. These areas include
floodplains and riparian buffers, as well as recreation facilities.
Utilities - This land use designation is generally for areas that are, and
are likely to remain, in some form of major utility activity. Examples
include electric substations and wastewater treatment plants.
COMMUNITY DESIGN AND APPEARANCE
The physical design and appearance of the built environment — what
buildings, streets, and parks look like — contributes significantly to the
character and identity of the City. This section identifies many of the
community's unique assets and provides general policy guidance
regarding suburban and urban design, streets and streetscape design,
public buildings and facilities, image corridors, and gateways. More
specific and detailed guidance will be provided through subsequent
neighborhood, district, and corridor plans, as well as master plans and
other studies and plans adopted by the City Council.
Community Assets
College Station has a number of existing assets (both natural and man-
made) that contribute significantly to the character and identity of the
City and, thus, are deserving of identification and worthy of policy
guidance. Map 2.3, Community Assets and Image Corridors, visually
portrays these assets which include natural features such as Carter
Creek and Lick Creek, connections to the greater region such as
Easterwood Airport, public facilities such as the Texas ASPM University
campus and Veteran's Park, and various vistas and views. Care should
Ordinance No. 2015-3730
Page 26 of 93
Community Character I As Amended 12-10-15
be taken to protect each of these assets from encroachment by
incompatible land uses and from insensitive development activities that
would compromise their contribution to the area's character and
identity.
Suburban and Urban Design
Effective design helps to create places of distinction - places worth
remembering and protecting. Effective suburban and urban design
contributes significantly to the quality of life experienced by residents
and visitors to our community. Design represents one of the places
where private development interacts with the public realm. The design
of parking lots, storefronts, streetscapes, and other physical features all
have an impact - positive or negative - on those who walk or drive
through an area. Along with giving more attention to where, when,
and how land uses are developed (urban form), this Plan also highlights
the impact that the design of the public realm has on character and
identity.
Streets and Streetscapes
The design of a street and its intersections (its width, its design speed,
the way it does or does not accommodate pedestrians and bicyclists in
addition to vehicles, etc.) contributes to the experience of walking or
driving along a corridor. The design of a street should be a function of
both its role as a mobility corridor and its surrounding context. A street
through a dense mixed-use urban area should differ considerably in
design from a street through a predominantly rural area. This Plan uses
an approach known as context sensitive design to ensure that streets
are appropriate for the context in which they are located. Context
sensitive design is discussed in much greater detail in Chapter 6:
Transportation.
Streetscapes are an important element of the character of the City
and contribute to the experience of the pedestrian, bicyclist, and
driver. An attractive and cohesive streetscape helps to reinforce the
character and identity of an area. Wide sidewalks, unified street
furnishings, and canopy trees contribute significantly to the character
and identity of Northgate, as an example.
Sidewalks and street trees perform several functions. Wide sidewalks in
urban areas not only move pedestrians through an area but also offer
opportunities for outdoor seating and sales areas, bringing the activities
of a store or restaurant out into the public realm. Sidewalks in suburban
areas provide connections between neighborhoods, to commercial
areas, and to area parks and greenways. Street trees provide shade for
pedestrians and parked vehicles. When placed properly, street trees
can provide a buffer separating pedestrians from the travel lanes on a
roadway. The addition of a tree -lined median can turn a road into a
Ordinance No. 2015-3730
As Amended 12-10-15 1 Community Character
parkway. The recently completed Dartmouth Street extension is an
example of this effect.
Other features such as arcades and canopies, pedestrian -scaled street
lights, wayfinding signs, unified bench styles, trash receptacles, and
pavement treatments (such as pavers) help to elevate a street from
being simply a utilitarian element of a community to a special place
itself.
Some portions of the City including Northgate and the Wolf Pen Creek
District have addressed this issue to a certain degree through their
district plans. Other areas of the City have been addressed through the
1992 College Station Streetscape Study. Updates to these district plans
and the Streetscape Plan, along with new district and corridor plans
and the context sensitive street design approach, will aid in maximizing
the benefit that can be gained by street and streetscape design.
Public Buildings and Facilities
The location and design of public buildings and facilities are significant
given their role in establishing community character and identity and in
making a statement about the community's values and expectations.
A well designed elementary school that fits into a neighborhood,
enabling children to walk safely from their homes and providing a
place for neighbors to gather, contributes positively to that
neighborhood's character and reinforces the notion that the school is
an integral part of the community. A new and well designed City Hall
both enables the people to conduct their business and boldly asserts
the value the community places on design.
Public spaces can include plazas, amphitheaters, and pedestrian
malls. Most of these facilities serve utilitarian purposes - picnic tables to
eat at, venues to hear a concert, and places to walk. But because of
the interactions they foster, they also serve to attract residents,
businesses, and visitors. Such spaces should be highly visible and
accessible to a variety of users; be well designed; safe, and secure; be
designed to serve their utilitarian purpose, but also to support social
interactions; and be easily and economically maintained.
The location and design of plazas, schools, municipal office buildings,
the convention center, and
fire and police stations all
affect and reflect the
character and identity of
College Station. Public
buildings and facilities are a
principal component of the
design 'of any area where
they are located. Such
buildings and facilities
Page 27 of 93
The quality design of Fire Station No. 5 on William I). Fitch Parkway
contributes greatly to the character of this glowing area of College Station.
2-21
Ordinance No. 2015-3730 Paye 28 of 93
Community Character As Amended 12-10-15
should be strategically located and should employ the best design to
strengthen existing and new neighborhoods, districts, and corridors.
Recent examples include the impact the design of Wolf Pen Trail has on
the Wolf Pen Creek District, the impact the design of the Promenade
has on the Northgate District, and the impact the design of the City's
award winning fire stations has on the surrounding neighborhoods.
Future opportunities exist in the design of the convention center for the
Hospitality Corridor and in the design of a new City Hall in the Municipal
Center District.
Image Corridors
Image corridors are delineated on Map 2.3, Community Assets and
Image Corridors, reflecting their importance as routes that many
residents and visitors travel and, along the way, form impressions of
College Station. Several of these corridors either lie within an identified
district or serve as a link between districts, further reinforcing their
importance. Identity and beautification elements, such as decorative
markers and themed wayfinding signs, should be placed along these
corridors. Additionally, landscaping and streetscape elements should
be unified and significant along these corridors. These corridors also
offer the opportunity for the placement of public art and other design
elements.
Primary image corridors include corridors that carry high volumes of
traffic and move travelers through or along some of the City's most
significant assets. Examples include State Highway 6, Texas Avenue,
and Wellborn Road (FM 2154). Secondary image corridors include
corridors that tend to carry slightly less traffic volume and move
travelers mainly through the community's significant business or
residential areas. Examples include Rock Prairie Road, Harvey Road
(FM 30), and portions of University Drive (FM 60).
Image corridors also offer an opportunity to support the City's resource
protection objectives through the preservation of open space
and other natural features along these key corridors. Where
these corridors cross streams, go through forested areas, or offer
attractive vistas, care should be taken in how bridges are
constructed, banks are stabilized, storm water is managed, trees
are protected, and views are kept unobstructed so as to
maximize the positive impressions gained by these assets.
South Gateway
State Highway 6 south of Collz'ge
Station is the path that brings iany
visitors into the community_
especially from the Houston
metropolitan area. Unfortunately,
the City has little, if any, control
over the quality, and appearance of
scattered roadside development that
occurs many miles into the LTJ and
beyond. Yet. this visual experience
is how visitors begin to form ori
impression of the community, long
before they actually reach it.
Therefore. efforts to establish
significant gateways and welcoming
points can easily get lost in this
environment.
2-22
Gateways
A gateway serves as the symbolic entry point to an area,
whether the City, a neighborhood, or a district. An
effective gateway establishes an immediate positive
impression that reinforces the character of an area and is
visually harmonious with its surroundings. The key gateways
into these areas need specific design elements and
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As Amended 12-10-15 1 Community Character
enhancements to create such an experience. For neighborhoods this
may be in the form of landscaping or an entrance monument. For
districts and corridors this may be in the form of landscaping,
streetscape, special lighting, signage, public art, or building design.
Along the image corridors at key entry points to the City this may be in
the form of landscaping, special signage, public art, or enhancements
to bridges and overpasses.
Each of the neighborhood area plans, district plans, and corridor plans
should address the most effective means to enhance associated
gateways. This section outlines the framework for the most appropriate
manner to address the key gateways into and out of the City as a
whole. This Plan identifies three levels of gateways, each with its own
specific purpose and related design focus.
Early Image -Setting Gateways are locations where those approaching
the community can first be engaged and experience the College
Station identity. These areas offer opportunities for tasteful signage and
landscaping that are harmonious with the surrounding rural areas while
announcing one's pending arrival
into College Station. Examples of
appropriate locations for such
enhancements are the intersection
of University Drive/ Raymond Stotzer
Parkway (FM 60) and Wellborn Road
(FM 2154), the FM 60 crossing of the
Brazos River, and the intersection of
State Highway 47 and Raymond
Stotzer Parkway (FM 60).
Secondary Welcoming Gateways
are locations where community
identity and themes can be
reinforced through more substantial
enhancements. These may include
significant monument signage,
substantial areas of landscaping
This co ` man • n t . 1" ' " "'ri- ar o°t ite`•c aitge of State Highway 6
and William D. Fitch Parkway, is well off the highway and not substantial
enough to denote one's arrival into a City as Targe as College Station.
and tree planting, and flags. Generally these are located within the
City limits but prior to arrival in the core of the City itself. Examples of
appropriate locations for such enhancements are the Rock Prairie
Road interchange with State Highway 6, the intersection of George
Bush Drive and Harvey Mitchell Parkway (FM 2818), and the City limits
at South College Avenue.
Primary Arrival Gateways are locations where the most substantial
enhancements should be installed. These may include significant
monument signage, substantial areas of landscaping and tree
planting, fountains, lighted icons, and large-scale art. Examples of
appropriate locations for such enhancements are the intersection of
Ordinance No. 2015-3730
COLLEGL h
STATION
2-24
College Station and Bryan partnered on this gateway
enhancement that includes public art.
Page 30 of 93
Community Character I As Amended 12-10-15
Texas Avenue and Earl Rudder Freeway (State
Highway 6), the University Drive (FM 60)
interchange with Harvey Mitchell Parkway
(FM 2818), and the intersection of Texas Avenue
and University Drive (FM 60).
For these gateways to succeed, it is essential that
common elements be used throughout each of
the three levels. Further, enhancements should be
focused and sized properly to have the intended
impact. Enhancements dispersed over a wide
area, lacking common elements, and sized
inappropriately will have less of an impact and will
miss a critical opportunity to reinforce the character and identity of
College Station.
GOAL, STRATEGIES, AND ACTIONS
The goal for College Station's future land use and character is to be a
community with strong, unique neighborhoods, protected rural areas,
special districts, distinct corridors, and a protected and enhanced
natural environment. Six strategies have been developed to progress
toward this goal. Each strategy has a series of action recommendations
designed to implement the strategy.
Strategy 1: Develop and maintain, through regular review, a land use
plan that identifies, establishes, and enhances community character.
• Land Use Plan Application. Use the Concept Map and the
Future Land Use & Character map in the development of
planning studies, development review, capital improvements
programming, and economic development efforts.
• Further Planning. Develop neighborhood, district, corridor and
redevelopment plans to refine the Concept Map and Future
Land Use & Character map.
Land Use Tracking. Monitor the actual acreage in various land
use and character types in comparison to the amounts
presented on the Future Land Use & Character map.
• Plan Adjustments. Refine the Future Land Use & Character map
through additional planning studies and periodic reviews as
indicated in Chapter 9: Implementation and Administration.
• UDO Amendments. Amend the Unified Development Ordinance
as appropriate to establish zoning classifications and related
standards consistent with the guidance provided in this chapter.
• Zoning Adjustments. Amend the zoning map designations as
appropriate for identified growth areas.
Ordinance No. 2015-3730
As Amended 12-10-15 1 Community Character
Strategy 2: Establish and protect distinct boundaries between various
character areas.
• Zoning Adjustments. Amend the zoning map designations as
appropriate to reinforce the desired character areas.
• Unified Development Ordinance Amendments. Amend the
Unified Development Ordinance as appropriate to address
scale and form issues for neighborhood commercial uses, such
as buffering between uses.
Strategy 3: Promote public and private development and design
practices that ensure distinct neighborhoods, districts, and corridors.
• Further Planning. Develop neighborhood, district and corridor
plans to refine the Concept Map and Future Land Use &
Character map.
• Unified Development Ordinance Amendments. Amend the
Unified Development Ordinance as appropriate to address
design issues that arise through the neighborhood, district, and
corridor planning process.
• Context Sensitive Roadway Design. Adopt the context sensitive
design approach to thoroughfare planning and roadway
design outlined in this Plan. Coordinate with the Texas
Department of Transportation to implement these same
provisions in State corridors.
• Public Facility Design. Design and renovate municipal buildings
to establish or reinforce the desired character. Coordinate with
Texas A&M University and the College Station Independent
School District to implement these same practices as they
construct new facilities.
• Incentives. Develop a variety of incentive mechanisms to
promote the preferred design practices where market
conditions or regulatory measures may not guarantee their
implementation.
• Greening of the City. Increase tree planting and preservation
efforts along streets, in parks, and in private developments.
Strategy 4: Promote public and private development and design
practices that encourage resource conservation and protection.
• Conservation Design. Encourage more extensive use of cluster
design in portions of identified growth areas through mandatory
open space conservation in exchange for more development
options than currently entitled on properties.
• Preservation and Protection. Amend the Unified Development
Ordinance and other ordinances to protect significant natural
features from development. This may include tree preservation
and other ordinances to provide for riparian buffers and other
environmental protections.
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Community Character l As Amended 12-10-15
• Land Acquisition. Acquire land that is valued for its natural
features or open space through purchase or through
conservation easements.
• Green Building - Public Sector Leadership. Continue the
development and implementation of the "Green College
Station" initiative. Coordinate with Texas A&M University and the
College Station Independent School District in the
implementation of similar efforts.
Strategy 5: Focus community enhancement activities to promote a
strong sense of community identity.
• Right -of -Way Enhancements. Add design features and
beautification enhancements within road rights-of-way and at
key highway intersections to further a common identity at
important gateways and along image corridors.
• Unified Wayfinding. Implement a formal, City-wide wayfinding
system, providing a unifying and consistent design element that
assists residents and visitors in locating community attractions.
Strategy 6: Identify, protect, and enhance unique community assets in
our natural and built environment.
• Community Assets Mapping. Continue to refine and amend, as
appropriate, the Community Assets Map contained in this Plan
to provide a visual portrayal of the City's unique natural and
man-made assets.
• Further Planning. Develop neighborhood, district, corridor and
redevelopment plans to refine the Concept Map and Future
Land Use & Character map.
• Unified Development Ordinance Amendments. Amend the
Unified Development Ordinance as appropriate to address
explicitly the protection and enhancement of unique
community assets.
• Texas A&M University Coordination. Continue to coordinate with
Texas A&M University regarding the benefits and impacts of
University sponsored development projects, and support
ongoing efforts to implement the Campus Master Plan.
Ordinance No. 2015-3730
As Amended 12-10-15
NEIGHBORHOOD
INTEGRITY
Page 33 of 93
Neighborhoods are the basic building blocks of a city. Neighborhoods are
places to live, raise families, and socialize with friends and neighbors. For
most people, purchasing a home is the largest financial investment they will
make. However, housing choice is not based solely on the value of property.
Homeowners are also interested in the schools their children will attend,
the parks they will enjoy, the type of development that is planned for the
surrounding areas, and the roads they will travel. Strong neighborhoods are
not just a collection of houses within a subdivision boundary; neighborhoods
also contribute to a unique sense of place and community identity, with
residents contributing to partnerships, leadership, and civic involvement.
In many ways, a community is only as strong and sustainable as its
neighborhoods.
The desire for strong neighborhoods that meet housing demand and
contribute to quality of life has been in the forefront of community debate
since College Station's founding. The need to provide infrastructure to
developing off -campus neighborhoods served as one of the primary reasons
for the incorporation of College Station. Seventy years later, the City
continues to balance its role as home to one of the largest public universities
in the nation with the need to provide excellent services to the residents that
make College Station their home.
As the home of Texas A&M University, College Station is home to thousands
of University students every year. Growth in the community has always been
tied to the growth of the University; however, the permanent population has
been less than the student enrollment until 2007. With on -campus housing
available for only 10,000 students, the majority of students live off -campus in
apartments and other rental properties including duplex, townhome, and
single-family residences. This integration of the student population with the
permanent population creates a unique community where school spirit is
apparent in almost all facets of daily life. On occasion however, lifestyle
differences between the student households and the family households
cause tension in neighborhoods. Issues related to noise, property
maintenance, and on -street parking are even more prevalent as market
influences make purchasing homes for conversion to rental or investment
property more attractive.
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As residential construction continues, College Station must consider the
long-term viability of its newest neighborhoods and how they fit into the
community fabric. Neighborhoods should capitalize on what sets them
apart from other neighborhoods, while creating a seamless transition
between different housing types and adjacent land uses. Building
community and neighborhood integrity includes building strong
organizations. Promoting homeowner and neighborhood associations is
an important aspect of developing neighborhood integrity. These
associations provide opportunities for localized decision making and
community ownership that contribute to sustaining the attractiveness
a nd marketability of neighborhoods.
PURPOSE
The purpose of this chapter is to provide the strategies and actions that
encourage attractive, livable neighborhoods that meet the City's
housing needs. Issues such as property maintenance, compatibility of
adjacent land uses, neighborhood traffic, rental housing, and historic
preservation have an impact on the quality and stability of
neighborhoods. The focus of this chapter is the continued viability and
long-term protection of College Station's residential neighborhoods.
This chapter identifies some of the existing conditions specifically facing
neighborhoods and outlines major planning considerations facing the
City. This is followed by the goal, strategies, and action items for
implementation.
NEIGHBORHOOD CONDITIONS
Early College Station neighborhoods developed around parks and
schools, in proximity to major University entrances, and bordered by
commercial land uses on major thoroughfares. The majority of
neighborhoods in College Station developed after 1970, due in large
part to the University opening admission to women and minorities in the
late 1960s. These developments are large, multi -phased subdivisions
that take access from the City's thoroughfare system, with limited
connectivity between subdivisions. These neighborhoods are primarily
single-family detached housing developments. There is very little
neighborhood -oriented commercial activity within walking distance
and those proposed uses adjacent to established residential
neighborhoods have been protested on many occasions by the
homeowners.
Collectively, College Station neighborhoods provide a variety of
housing types. There are more than 35,000 dwelling units in College
Station. Multi -family units make up 56% of those units; however, this
percentage decreased from 64% in 1990. New single-family home
construction has been strong in College Station since 2000 and a
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consistent for -sale inventory of less than six months indicates a stable
housing market.
Rental Market
Housing costs in College Station are among the lowest in the State and
in the Nation, with a cost of living 23% below the national average.
Market opportunities have resulted in real estate investors converting
existing single-family homes to rental housing. Between the 1990 and
2000 Census, the percent of renter -occupied single-family homes fell
from 13% to 11% of the occupied housing stock. The American
Community Survey (2005-2007) suggests that this percentage has risen
again to 13%.
The majority of College Station's 35,000 housing units are occupied by
renters (48% in renter -occupied units and 30% in group quarters). The
continual use of property for rent may have long-term implications for
the quality of housing in College Station. These properties are often not
maintained at the same level as owner -occupied housing units. This
can lead to an aesthetic disparity between owner -occupied houses
and rental homes, negatively impacting the character of a
neighborhood as well as overall property values.
A large majority of Texas A&M University students live off campus. Many
of these students live in apartment complexes, but students can be
found throughout the community and in almost every neighborhood
(see Map 3.1, Student Population).
Housing Conditions
In 1995, a comprehensive housing condition survey was completed for
the 1997 Comprehensive Plan (see page 3-5 for definitions used in
classifications). This windshield survey of all housing units in the City and
Extraterritorial Jurisdiction found that a majority of housing units in
College Station (89%) were in good condition. An additional 10% were
found to be in deteriorating condition, and fewer than 1% were found
to be dilapidated. Within the City limits, good and deteriorating
housing units made up 99% of the housing stock.
This survey is further complemented by research done for College
Station's 2005 Consolidated Plan. Surveys were completed by Texas
A&M University students focusing on low and moderate income census
blocks. The updated survey rated over 5,000 housing units as excellent,
conservable, substandard, or dilapidated in the City Limits (see
page 3-5 for definitions used in classifications). Only 1% (63 units) was
evaluated as dilapidated, and 10% (584 units) as substandard. Of the
homes found to be dilapidated or substandard, 81% were found in low -
and moderate -income areas. Additionally, these homes made up 17%
of all the homes in low- and moderate -income areas, compared to 7%
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in higher income areas. These
census blocks also have a high
number of rental properties and
non -family households, which
may indicate high student
populations as they are in close
proximity to the University.
Age of Housing Stock
Housing quality can often be tied
to the age of the housing stock.
As can be expected of a 70 -year
old city, only 10% of the housing
stock is more than 40 years old
compared to 21% in Brazos
County and 34% in Texas. The
majority of homes in College
Station were built after 1990, and
one-quarter of housing units in
College Station have been
constructed since the 2000
Census.
Overall, the housing stock in
College Station is in moderate to
good condition. Areas in close
proximity to the University with
large concentrations of rental
properties are facing more rapid
deterioration than other areas in
town. As housing begins to age
in College Station, the City could
see a greater rate of demolition
in the core neighborhoods of the
City.
Housing Condition Definitions
from 1997 Comprehensive Plan
Good: Satisfactory or better
condition. 'ihiere is no visible
evidence of physical or
cosmetic problems.
Deteriorating: Visibly in need of
structural and/or cosmetic repairs
and niay not be in compliance with
existing City codes.
A "deteriorating" unit can be
reasonably repaired to be brought
into code compliance.
A "deteriorating" dwelling unit
could exhibit roof damage.
foundation cracks, damage to
structural elements, damage to
permanent improvements such as
driveways, patios, and siding,
extensive peeling paint.
eglected/overgrown landscaping, or
similar problems. Without repair or
maintenance, a "deteriorating" unit
-could quickly become "dilapidated."
Dilapidated: Visibly severe
structural problems that threaten the
health and safety of their occupants,
and warrant condemnation or
removal. "Dilapidated" structures
could require extensive repairs and
rebuilding in excess of the
structure's market value.
A "dilapidated" dwelling unit
could exhibit extensive roof damage,
foundation shilling/movement,
extensive damage to structural
elements, extensive damage to
permanent improvements, exposed
wall systems, non -maintained
landscaping, or similar problems.
Code Enforcement and Noise Violations
Page 37 of 93
Housing Condition Definitions
from 2005 Consolidated Plan
Excellent: 1 -louses that have been
built in the last five years. These
houses were well maintained and did
not obviously require any repairs.
Conservable: 1 -louses that are
currently maintained and in
generally good repair. Any required
work is minor and can be
accomplished in one weekend.
Improvements include painting
and repair of screens.
Substandard: 1 -louses that require
significant repair. A substandard
unit is one that need additional
repairs that are more than required in
normal maintenance such as a
damaged wall, plumbing problems,
broken windows and overall general
repairs.
Dilapidated: Houses that do not
provide safe or adequate shelter and
endanger the health, safety, and
wellbeing of the occupants. Repair
costs could exceed 50% of the value
of the house. Such units have one or
more critical defects or a
combination of a number of'
deficiencies to the extent as to
require considerable repair or
inadequate construction. Defects,
in addition to those listed above for
substandard units include: holes,
open cracks, loose, rotten, or
missing materials over large areas of
the foundation, walls, or roof
Sagging roof ridges, eaves, or out
of plumb walls; Extensive damage
caused by fire, storm, flooding,
termites, etc.
The City of College Station has an active code enforcement program
that enforces violations and deals with nuisance issues such as junked
vehicles, trash, tall grass, and property maintenance. Since 2008, over
13,000 enforcement actions have been processed across the City (see
Map 3.2, Code Enforcement Cases - 2008-2009).
The City's Police Department is tasked with enforcing noise ordinances,
and every year an average of 1,800 calls made to the Police
Department are for noise complaints. Noise complaints rise every fall
during football season and as new students arrive, then level off
through the spring semester. A majority of calls are found in the core of
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the City, but noise concerns can be found throughout the City (see
Map 3.3, Noise Violations).
PLANNING CONSIDERATIONS
During the comprehensive planning process, College Station citizens
identified several issues facing the City in promoting attractive and
livable neighborhoods. At the forefront is the community relationship
with Texas A&M University and the rental market centered around
student housing. Neighborhood traffic management, parks and
greenways, infill and adjacent land uses, and neighborhood planning
were also considered important.
The Town/Gown Relationship
As the cornerstone of the community, Texas A&M University significantly
contributes to community identity. With room for less than one quarter
of the 48,000 person student body in on -campus housing, student
housing will continue to be provided around the community. Multi-
family units make up 56% of all residential units in College Station (see
Map 3.4, Multi -Family Areas), and economic conditions have led to the
conversion of single-family homes into rental properties.
These conversions have sparked a number of policy debates over the
years, most recently through the Strong and Sustainable
Neighborhoods Initiative in the winter of 2007/8. Working with
neighborhoods, developers, investors, students, and University
administrators, College Station staff identified a number of issues
related to the influx of renters into traditionally single-family
neighborhoods:
• Noise. One of the most discussed issues by homeowners
regarding tenant properties in single-family neighborhoods was
the noise generated from loud stereos, parties, and other social
gatherings. While current ordinances restrict noise that can be
heard beyond common property lines after 10 p.m., there is a
perceived lack of enforcement from residents who make
complaints. The College Station Police fielded over 1,800 loud
party calls in 2007, with the majority during the fall semester.
• Parking. Generally, parking issues revolve around the lack of
adequate off-street parking for three to four drivers in a
house. With large parties and social events, on- and off-
street parking becomes a major concern for emergency
vehicle access as well as the allowance of parking for
other residents. A few neighborhoods have requested to
restrict parking on one or both sides of the street due to
lack of access. Another concern is parking on lawns and
blocking driveways, both of which are currently prohibited.
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College Station Comprehensive Plan
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• Property Maintenance. Owner residents have expressed
concerns about the lack of maintenance of tenant properties.
This includes everything from routine repairs to maintaining
landscaping. While there has not been
an established correlation between the
maintenance of tenant properties and
owner -occupied properties, property
maintenance will continue to be a
concern for older neighborhoods as the
housing stock ages. The City has
adopted the 2006 International Building
Code which includes a Property
Maintenance Code. Several enforce-
ment actions have been taken since
the code became effective in June
2007.
Property maintenance has a significant impact on
neighborhood character. These pictures represent two
extremes in the maintenance of homes in older, established
neighborhoods.
However,
since
• Communication. Effective communi-
cation is one of the central challenges
in maintaining productive relationships
between the City and neighborhoods,
and between neighbors. While some
neighborhoods have open communi-
cation with all of their residents and with
the City, several others have
commented on problems with
engaging their renter population and
obtaining information from the City.
• Sprawl. Previous efforts by the City have
tried to focus dense, rental
development catering to students in
close proximity to the University.
most of these areas are built out, greenfield
development, including multi -family and rental subdivisions, are
moving further south, away from campus.
These issues are most apparent in areas close to the University, but
examples are present across the entire City. Tension regarding these
issues is most apparent where tenant -occupied homes are not the
majority housing type in the neighborhood. Established neighborhoods
often view the conversion to rental or investment homes as a threat to
the integrity and identity of neighborhoods.
The student housing and rental market also poses significant challenges
in building and sustaining neighborhood associations. Most renters
within College Station are students — a transient population. It becomes
difficult to implement long-term solutions and lasting organizations that
serve a population that will turnover every four to six years.
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Neighborhood Traffic Management
Throughout the public input process for the Comprehensive Plan,
transportation concerns ranked high for many citizens. While there is
certainly a continued need for new road facilities, many of the
comments provided focus on neighborhood transportation issues such
as cut -through traffic, on -street parking, bicycle facilities, and
pedestrian paths.
One of the biggest concerns is the location of major thoroughfares
through and adjacent to neighborhoods. Thoroughfares help to
maintain connectivity; however, they have not always been designed
in a way that is sensitive to residential uses. In older neighborhoods,
thoroughfares are generally fully integrated into the street network,
and with a higher degree of connectivity that more evenly disperses
traffic. More recent developments place thoroughfares on subdivision
edges, which has contributed to the canyon -like effect fences have on
roadways and a lack of visual interest on new thoroughfares. Coupled
with the increased use of cul-de-sacs and loop streets, many new
developments have not provided connectivity that assists in distributing
traffic volumes. The Thoroughfare Plan has been designed to provide
for streets that can be integrated into neighborhoods, and should be
designed to suit the context of the surrounding areas through context
sensitive design (see Chapter 6: Transportation).
While most College Station neighborhoods have sidewalks (as required
of all new residential development), often times they have limited
connections to commercial areas or to a larger sidewalk network.
Current sidewalk standards allow six-foot sidewalks to be located at
back of curbs or four -foot sidewalk with a planted buffer. The City's
1999 Greenways Master Plan calls for major trail systems;
however, only pieces of those trails have been acquired and/or
built. Most through -City bicycle traffic is accommodated on bike
lanes and routes on existing City roads.
Neighborhood Parks and Greenways
Neighborhood parks often serve as the center of interaction
between neighbors. Homes adjoining a park typically maintain
higher property values than other homes in the same
neighborhood. Continuing to provide neighborhood parks and
recreation services is important to maintaining community
identity.
College Station's nationally -accredited and award-winning
parks system helps to shape the character and identity of the
Greenways are linear open space
corridors that follow natural features
such as creeks and rivers and their
lloodplains or man-made features
such as utility, road or rail corridors.
Greenways are a resource that serve
a variety of functions including but
not limited to floodplain
management, protection of open
space and wildlife and plant habitats.
`trails within a greenway can
provide alternate transportation,
recreation and health benefits.
Greenway trails also create
connections to parks,
neighborhoods, workplaces,
schools, cultural and historical
areas and shopping centers.
neighborhoods that surround them. Providing active and passive
recreational spaces, hiking, entertainment, and educational
opportunities, College Station parks are central to the community. Both
of College Station's earliest neighborhoods developed with integrated
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parks — Brison Park in Southside and Thomas Park in Eastgate. College
Station's citizens continue to have high expectations for the provision of
park facilities and the development
Brison Park was developed as an integral component of the College Park :
subdivision in the 1920s. This commitment to the preservation and
provision of open space and parks is still alive in College Station today.
floodplain. Overall, there
of new facilities (see Chapter 5:
Parks, Greenways, and the Arts).
Not all open spaces are parks.
Greenways provide much of the
natural open space in and around
the City, and are largely focused
around the floodplain. In addition to
flood control, greenways also
provide for natural buffers between
adjacent land uses and connect
other parks and open space
throughout the community.
Although there has been
preservation of some floodplain
through the City's Greenways
program, the City has seen
development encroach into the
is general public opposition to developing in
the floodplain, especially around existing residential development. The
2009 Bicycle, Pedestrian, and Greenways plan (proposed as part of
Chapter 5: Parks, Greenways, and the Arts) will specifically address
ways to encourage connectivity of greenways and methods for the
conservation and acquisition of those properties.
In addition to parks and greenways, public and private landscaping
contributes to the attractiveness of the City's neighborhoods.
Neighborhoods in the core of College Station have dense landscaping
and mature trees. Many citizens have expressed the desire to minimize
clear -cutting and preserve existing stands of trees. This would be
especially beneficial for new neighborhoods as they would have
established landscaping rather than small trees and shrubs that take
many years to mature. The City currently has streetscaping
requirements for multi -family and non-residential construction on
private property, and may consider expanding these to single-family
development. The City has also increased its own efforts, making
streetscaping a requirement on all City -constructed thoroughfares.
Infill and Adjacent Land Uses
Adjacent land uses have an impact on neighborhood character and
identity. Non-residential and multi -family properties can develop out of
character with adjacent single-family residences. Lighting, noise, and
traffic are just some of the issues that arise, as well as the aesthetic
issues of non-residential buildings adjacent to single-family homes.
Buffering, architectural, and lighting standards are currently in place for
Ordinance No. 2015-3730
Page 45 of 93
As Amended 12-11-15 1 Neighborhood Integrity
non-residential uses in the City. These standards were adopted in 2003
and 2004; however, neighborhoods often feel these standards are
insufficient to deal with incompatible adjacent uses.
These uses can be accessible to the neighborhood and developed in
a way that provides a seamless transition from residential to
non-residential uses. Small-scale office or neighborhood retail uses are
appropriate directly adjacent to neighborhoods provided that they
are an integrated component of the neighborhood with adequate
buffering and transition for noise, light, and parking intrusions. Multi-
family uses should also be designed as a component of the
neighborhood instead of as islands of development with no relationship
to their neighborhoods.
Neighborhoods also face intrusion from out -of -character single-family
infill development. As College Station attracts more retirees and alumni
back to the community and as property values increase, areas close to
the University will become targets for redevelopment. Already, older
homes in the Southside neighborhood have been torn down in favor of
larger homes - some serving as weekend homes for alumni - changing
the character and identity of that neighborhood.
With an increase of teardowns, gentrification is
becoming a more relevant issue than in the past. The
City should evaluate the impact of single -lot
redevelopment on existing residents - taking care to
minimize the displacement of permanent residents
priced out of their neighborhoods as property values
increase. This may become more relevant in the core
neighborhoods closest to the University as older housing
stock become the focus of rehabilitation and infill
efforts.
Historic Preservation
Gentrification is a process of redevelopment
that results in the displacement of the original
residents of a neighborhood due to increased
property values. Gentrification occurs when
homes and land are redeveloped in an existing
neighborhood and cause a subsequent rise in
adjacent property values that existing residents
may not have the income to pay. Socio-
economic shifts can result in changes in the
original neighborhood's culture and character.
The history and heritage of College Station is an important component
of defining its identity. The original neighborhoods of College Station
have faced changes since they first developed for professors and
University staff. The City recognizes historic homes and buildings
through its local Historic Marker program, which provides the property
owners with social recognition and the public with some historic
educational benefits; however, the marker status does not offer
property protection or additional regulation.
College Station recently adopted a Historic Preservation Enabling
Ordinance. As part of this effort, a historic resources windshield survey
was also conducted for two areas of the City (see Map 3.5, Historic
Resources Windshield Survey Areas). The resources survey includes brief
Ordinance No. 201.-3730 Pa ' e 46 of 93
Neighborhood Integrity I As Amended 12-10-15
3-14
Ordinance No. 2015-3730
As Amended 12-10-15 1 Neighborhood Integrity
histories; statements on architectural, historic and cultural resources of
significance; and maps detailing areas within the survey that best
represent potential historic districts.
A comprehensive historic preservation plan would assist in prioritizing
the City's preservation efforts. A historic preservation plan should
include continued research on the City's historic areas and properties,
identify new areas to survey, and identify assistance and incentives for
preservation efforts. The plan should also identify ways to educate and
communicate to the public the importance of historic preservation.
New Neighborhoods
New development plays a key role in the changing character of the
City. New residential neighborhoods can have an impact on traffic
patterns, property values, and quality of life. A number of College
Station's most recently developed neighborhoods have been
developed primarily as rental property. Houses are built with four
bedrooms and four bathrooms to appeal to investors and parents
looking to purchase and rent to students. It is common that within
months of completion of the initial phases, parking, noise, trash, and
other code violations become problematic, negatively impacting the
quality of life of residents and surrounding neighborhoods. New
standards for high-density residential areas are needed to address
these issues.
New residential subdivisions should also be designed to fit within the
existing fabric of the community and designed to complement the
natural environment. Sustainable neighborhoods should be developed
with integrated parks that are easily and safely reached on foot or
bicycle and have identifiable borders and entries. Development
policies should encourage the clustering of homes to reduce
environmental impacts on sensitive areas like floodplains and provide
for common areas of recreation and play that are easily accessible to
residents. Perimeter treatment standards for fences, signage, and
landscape may be used to provide unique identity and distinct borders
for new neighborhoods. Context sensitive designs for thoroughfares
should encourage buildings to face onto streets where practicable,
and provide adequate multi -modal transportation options to and
through the neighborhood. Additionally, connectivity in and around
neighborhoods should be encouraged to help disperse traffic rather
than funnel it onto one or two major roads.
Neighborhood Planning
The City of College Station currently coordinates services for
neighborhoods through its Neighborhood Services Division.
Neighborhood Services was created in 1999 out of a need for
neighborhood planning, as evidenced in the 1997 Comprehensive
Han. Neighborhood Services originally focused on neighborhood plans,
Pa e47of93
COLLEGE STAT ON
CITY LIMIT
POP. 2184
Ordinance No. 201.-3730 Page 48 of 93
Neighborhood Integrity I As Amended 12-10-15
producing the Eastside Small Area Action Plan and the Eastgate
Neighborhood Plan. Currently, Neighborhood Services focuses on
promoting the development of neighborhood and homeowner
associations and currently serves to provide assistance to 54 of these
registered associations (see Map 3.6, Neighborhood Partnerships).
The City should take a more comprehensive and continually -active
approach to establishing a cohesive neighborhood planning program
that includes planning initiatives tied to the neighborhood planning
areas set out in Chapter 2: Community Character, a single point of
contact for neighborhood organizations in problem solving, and
education and outreach programs to neighborhoods and residents
about City services and training opportunities.
The City should focus on providing leadership training and assistance in
capacity building for neighborhood associations. Neighborhood -
focused services should . begin tracking community identity and
character indicators to help identify neighborhoods in transition so that
the City can allocate resources to specific areas of need.
Most importantly, the City should enhance its public engagement
process through additional public education and outreach. Many of
the issues that typically arise in the development process that frustrate
neighborhoods happen because of a lack of
communication and a lack of knowledge about
the process. A comprehensive education and
outreach program should be developed that
provides opportunities to learn about
neighborhood planning and the overall
development process.
Existing Regulations
The City has a variety of existing regulations
aimed at preserving neighborhood integrity. The
most recent ordinances passed by City Council
include the Historic Preservation Enabling
Ordinance and the Single -Family Overlay Ordinance. The Historic
Preservation Ordinance was adopted in September 2008 to assist in the
preservation of College Station's unique historical assets. The Single -
Family Overlays were developed to help mitigate some of the issues
associated with teardowns in established neighborhoods. There are two
types of overlays, the Neighborhood Prevailing Overlay and the
Neighborhood Conservation Overlay (see descriptions on page 3-18).
Each is intended to assist neighborhoods in establishing consistent
setbacks, building mass, lot coverage, and tree preservation in
established neighborhoods. Currently, the City has one Neighborhood
Prevailing Overlay, but it does not have any historic districts.
Map 3.6
Comprehensive Plan
Neighborhood
Partnerships
of College Station
Legend
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— 5? Y.toard Has
SOURCE: City of College Station Planning & Development Services Department
mkt antsualfa.rduiod uo!v
sl
Ordinance No. 201
3730
Neighborhood Prevailing Overlay (NPO)
This district is intended to provide standards
r that preserve single-family neighborhoods by
I imposing neighborhood -specific yard, lot, and !
open space regulations that reflect the existing
character of the neighborhood. The
Neighborhood Prevailing Overlay does not
prevent construction of new single-family
strictures or the renovation, remodeling,
repair or expansion of existing single-family -
structures, but, rather, ensures that new single-
family structures are compatible with existing
single-family structures.
3-18
— UDO Section 5.9.D. I
Neighborhood Conservation Overlay (NCO)
The Neighborhood Conservation Overlay
District (NCO) is intended to protect and
preserve single-family neighborhoods through
a district that is focused on the specific needs
of the neighborhood. NCO districts are based
on in-depth study of the existing neighborhood;
conditions, and should be used to protect
unique assets and qualities of the neighborhood.
Conservation districts may be used for
neighborhoods that offer a distinctcharacter
that its residents and the City wish
and protect. It differs -from the Neighborhood
Prevailing Overlay in that it alloy
neighborhoods to choose from a
standards to address neighborhood
issues.
Page 50 of 93
Neighborhood Integrity I As Amended 12-10-15
The City has adopted the 2006 International Building
Codes that include a Property Maintenance Code and
a Residential Code. These ordinances cover the
minimum maintenance standards expected in the City,
and set out the standards for new construction for
residential homes. The City does not have any codes
that address material or landscaping requirements for
single-family residential construction. Buffer requirements
and height limitations exist in the City for multi -family and
non-residential development located adjacent to
existing single-family. These requirements establish
minimum setbacks and buffer area, fencing, and
landscaping standards that must be met to provide a
visual barrier between these uses.
The City currently has ordinances that regulate the
number of unrelated persons that may reside in a
dwelling unit through its definition of a family in the
Unified Development Ordinance. Currently, that number
is four unrelated persons.
c arac er In 2009, the City began requiring the registration of
to preserve single-family and duplex rental properties. The purpose
vs of the registration is to provide the City with a local point
variety of of contact for rental residences that can be used to
specific address code enforcement and policing issues. The City
also adopted regulations detailing host responsibilities
for parties held in residential areas holding both the
property owner and any other residents of the property responsible for
noise, sanitation, and parking violations as a result of a party.
— UDO Section 5.9.D.2
GOAL, STRATEGIES, AND ACTIONS
College Station residents have been clear in their desire to promote
strong and sustainable neighborhoods. The Comprehensive Plan
Advisory Committee has addressed neighborhood integrity through
establishing the goal for the Comprehensive Plan to protect the long-
term viability and appeal of established neighborhoods. The associated
strategies and actions outline the steps the City will take in meeting this
goal.
Strategy 1: Identify, protect, and enhance elements that contribute
positively to neighborhood identity.
• Asset Mapping. Identify and map community wide assets that
contribute to College Station's identity as exhibited in
Chapter 2: Community Character.
Ordinance No. 2015-3730
As Amended I2 -10-I5 1 Neighborhood Integrity
• Neighborhood Specific Planning. Utilize neighborhood plans to
further identify and outline protection options for
neighborhood -specific elements that contribute to
neighborhood integrity.
• Strategic Long -Range Planning. Adopt recommendations from
the Comprehensive Plan that help establish and protect
neighborhood identity.
• Sustainability. Promote sustainable design of developing
neighborhoods.
• Historic Preservation. Establish a historic preservation program
that includes preservation ordinances, design guidelines, and
educational and promotional programs.
• Neighborhood Associations. Encourage establishment of
homeowner, neighborhood, and tenant associations for all
residential developments to ensure a direct, cooperative
means for residents of an area to maintain neighborhood
standards.
• Predictable Infill. Continue to utilize and adapt Single -Family
Overlay regulations to protect neighborhood development
patterns.
• Environmental Protection. Develop regulations and incentives
that protect and preserve the natural environment in and
around College Station including tree preservation, floodplain
and greenway management, design flexibility, and growth
management policies.
• Transportation Options. Promote multi -modal, context sensitive
transportation connectivity to improve safety on neighborhood
streets through the adoption of the Thoroughfare Plan; the
Bicycle, Pedestrian, and Greenways Master Plan; development
regulations; and capital improvement plans that insure these
facilities are constructed in accordance with adopted plans.
• Enhanced Aesthetics. Develop standards for streetscaping,
perimeter treatment, and signage for new residential
subdivisions.
• Neighborhood Funding Support. Continue to fund and expand
the Neighborhood Grants program for neighborhood activities
such as gateways, landscaping, and other permit application
fees.
• Attractive Public Facilities. Enhance the standards for
maintenance of public facilities such as streets and parks to
ensure that these facilities are attractive assets for a
neighborhood.
Page 51 of 93
Ordinance No. 2015-3730
Page 52 of 93
Neighborhood Integrity I As Arnended I2 -10-I5
Strategy 2: Identify and minimize elements that detract from
comm unity identity.
• Neighborhood Specific Planning. Utilize neighborhood plans to
help identify neighborhood -specific issues that detract from
neighborhood identity and integrity, and develop options to
minimize those issues.
• Housing Maintenance Trends. Maintain inventories of housing
conditions by neighborhood to monitor trends in housing
maintenance and upgrades, as well as signs of deterioration.
University Growth. Monitor student enrollment and student
housing trends to track impacts on the local housing market,
including pressure for additional student -focused housing in new
locations.
• Code Enforcement. Create an effective code enforcement
program that expediently and efficiently resolves code
violations, including:
o Develop methods to address noise violations — including
working with Texas A&M University police — to establish
weekend patrols for noise, as well as public intoxication and
other violations.
o Create a system for the public to monitor enforcement
complaints and track their resolution.
o Prioritization of enforcement activities based on input from
neighborhood plans.
• Property Maintenance Standards. Increase enforcement
resources to ensure that minimum property standards are being
upheld.
• Public Maintenance Standards. Enhance the standards for
maintenance of public facilities such as streets and parks to
ensure that these facilities are attractive assets for a
neighborhood.
• Absentee -Owner Housing Policies. Adopt the strategies found in
the Strong and Sustainable Neighborhoods Report for
managing the impacts of rental and absentee -owner housing. —
Item complete.
• Parking Standards. Develop programs and policies to better
manage on -street parking such as:
o Coordinate with Texas A&M University regarding
construction activities and/or special events to prevent
excessive on -street parking in adjacent neighborhoods.
o Consider options to streamline neighborhood traffic
management processes to address traffic calming and
parking concerns in established neighborhoods.
Ordinance No. 2015-3730
Paie 53 of 93
As Amended 12-10-15 1 Neighborhood Integrity
Strategy 3: Identify and implement tools to ensure that infill or
redevelopment adjacent to or within a neighborhood is sensitive to its
surroundings.
• Asset Mapping. Identify and map areas for redevelopment as
outlined in Chapter 2: Community Character.
• Redevelopment. Utilize neighborhood plans to further identify
appropriate infill and redevelopment options, as well as to
develop appropriate protection options for redevelopment that
is incompatible with neighborhood plans.
• Gentrification. Create methods to identify, track, and minimize
the undesirable effects of gentrification in established
neighborhoods.
• Compatible Infill. Establish development regulations to address
the compatibility of infill or redevelopment in established
neighborhoods and the transition of land uses around the
fringes of such neighborhoods, including regulations relating to
height, setback, buffering, architectural style, lot coverage,
landscape protection, and other development standards.
• Regulatory Obstacles. Evaluate City codes to identify and
remove regulatory obstacles to desired, compatible infill
development and revitalization activity.
Strategy 4: Develop, implement and maintain, through regular review,
neighborhood plans.
• Neighborhood Programming. Establish a neighborhood
program that provides a single point of entry into the City
organization oriented to addressing neighborhood issues and
coordination of all City programs.
• Public Engagement. Create communication, education, and
training programs for neighborhood representatives to
encourage stability, cross -communication, and development of
skills to help neighborhoods make the best use of the resources
available to them. Develop programs to increase public
engagement in the planning process to keep citizens aware of
development issues as they arise so that there is adequate time
for review and understanding by the citizens before
construction occurs.
• Data Monitoring. Improve data collection and mapping
regarding neighborhood opportunities and challenges.
• Market Analysis. Monitor nationwide trends in private
development of student -oriented housing, as well as strategies
used by other cities with major universities to address
compatibility concerns associated with the location and design
of such development.
Ordinance No. 201.-3730 Pa e 54 of 93
Neighborhood Integrity I As Amended 12-10-15
• Neighborhood Specific Planning. Establish neighborhood -
specific plans which provide clear guidance for evaluating the
appropriateness and compatibility of individual developments
and their particular intensities and impacts within the context of
the existing, desired community identity and conditions.
• Character -Based Development. Adopt a character -based
approach to development regulation as outlined in Chapter 2:
Community Character to increase flexibility and ease and
encourage the implementation of planned developments
which feature mixing of housing types and integration of other
supportive uses and neighborhood amenities in a well-designed
setting.
Ordinance No. 2015-3730
As Amended 12-11-15
ECONOMIC
DEVELOPMENT
Page 55 of 9:
The Economic Development Master Plan was created to further implement
the goals and strategies of the City's Comprehensive Plan. The master
planning process offers the opportunity to focus on a single functional
element — in this case, economic development — and develop detailed
approaches to implementing the goals and objects contained in the
Comprehensive Plan, including the goal of "ensuring a diversified economy,
generating quality, stable, full-time jobs; bolstering the sales and property tax
base; and contributing to a high quality of life."
ECONOMIC DEVELOPMENT MASTER PLAN
Through the Comprehensive Plan Five -Year Evaluation & Appraisal Report, it
was recommended that Chapter 4, Economic Development be replaced by
the up-to-date Economic Development Master Plan adopted by City
Council on September 12, 2013.
Ordinance No. 2015-3730
PARKS, GREENWAYS
& THE ARTS
Page 56 of 93
Parks, greenways, and the arts play an integral role in improving quality of
life for the residents of College Station. They foster social, environmental,
economic, and health benefits by uniting families, building cultural diversity,"
promoting stewardship of natural resources, attracting businesses, and
offering places for a healthy lifestyle. Parks and greenways create a sense
of place and frame neighborhoods into unique spaces to be enjoyed and
explored. Performing and fine arts provide opportunities for entertainment,
education and culture.
The City of
College Station
offers its residents
a wide variety
of recreation
and leisure
experiences in
locations across
the community.
As Amended 12-10-15
When College Station residents were asked as a part of the comprehensive
planning process to rank enhancements that would make College Station a
better place to live and work, more parks, greenways, and entertainment
were among the top choices. Also ranking high with respect to needs and
desires for the community, were environmental protection, parks and
recreation facilities, drainage and flooding concerns, and community image
and appearance. Residents view parks, greenways, and the arts as
necessities in College Station.
Parks, greenways, and the arts improve the character and livability of a city
and warrant a significant level of attention and commitment of resources.
Planning and investing in these assets is expected and appreciated by
current residents, business owners and visitors.
PURPOSE
The purpose of this chapter is to recognize and ensure the continued
protection and enhancement of leisure and recreation opportunities
available to the residents of College Station through parks, greenways and
the arts. College Station enjoys a diverse and educated population which
supports and celebrates this vital component of local quality of life.
In addition, the City recognizes the value of the natural environment and its
effects upon the physical and mental health of its residents.
Another important function of this chapter is to set the framework for the
City's parks and recreation system and greenways program for the next two
decades. The City's Recreation, Park, and Open Space Master Plan was last
updated and approved by City Council in 2011. The Bicycle, Pedestrian and
Greenway Master Plan was adopted in 2010. This chapter ensures
consistency and coordination with these two plans as they are updated.
Ordinance No. 2015-3730 Paye 57 of 93
i The Parks and Recreation
Advisory Board has
established a policy not
to develop mini parks
under five acres in the
future. Limited use and
effectiveness of parcels
less than five acres does
not justify the costs
associated with their
maintenance and
operations.
Parks, Greenways & the Arts 1 As Amendecl 12-10-15
EXISTING CONDITIONS
The City of College Station currently has over 1,305 acres of parkland
and 500 acres of greenway that allow for active and passive
recreation. They are classified as follows and displayed in Map 5.1,
Parks and Greenways.
• Mini Parks — 7
• Neighborhood Parks — 34
• Community Parks — 8
• Regional Parks — 2 (Lick Creek Nature Park and Veterans Athletic
Park)
• Special — 2 (Arboretum, Conference Center)
• Cemeteries — 2 (not included in total acreage above)
• Greenways trials — 3 miles of paved trails
College Station currently provides a wide variety of facilities and
programs within these parks. Facilities available include athletic fields
and courts, pavilions, playgrounds, pools and trails. Other facilities
include a recreation center, teen center and soon to be built skate
park. Programs range from aquatics to sports for youth and adults as
well as special events. From swim lessons, athletic leagues, and
afterschool care through Kids Klub, to education classes through XTRA
Education and entertainment with the Starlight Music Series.
Demographics
Growth and changing demographic trends are important components
in determining the development of parks, greenways and the arts.
College Station has an average annual rate of 3% and is projected to
increase by approximately 40,000 people by 2030 for a total of over
134,000 residents. An increase in population creates a need for a
greater number and diversity of programs and facilities to maintain
current levels of service. Although school and college -aged residents
will continue to make up a large portion of the population, residents of
retirement age are the fastest growing demographic. This may present
a need for more passive recreation opportunities in the future in a
system currently geared towards more active recreation.
Needs Assessment
A combination of standards-based, demand -based, and resource-
based approaches are used to assess the need for additional parks,
recreation facilities, and greenways within College Station.
The standards-based approach relies on the City's goal to achieve
7 acres of parkland per 1,000 citizens (3.5 acres for neighborhood parks
and 3.5 acres for community parks per 1,000). Table 5.1, Neighborhood
and Community Parkland Needs (2009), displays acreages for the
Ordinance No. 2015-3730
Paye 58 of 93
As Amended 12-10-15 1 Parks, Greenways & the Arts
current parkland needs (based on population) within College Station.
The potential need for additional parkland acreage to satisfy current
and future demands is determined by applying the recommended
standards to the current and future population of the City.
As Table 5.1, shows, based on a 2009 population of 91,009 persons
(as estimated by the City's Planning & Development Services
Department), College Station should have a total parkland supply of
637.06 acres. The City currently maintains 623.06 acres of parkland
(regional parks are not included in this benchmark comparison).
Therefore, based on the parkland acreage available to the community
today, the City has a deficiency of 14 acres. The major challenge for
the City will be to maintain the current acreage in the park system
while obtaining and developing sufficient land to keep pace with the
future population growth in the
community. Table 5.2 shows the
recommended parkland supply
necessary to support the City's
projected 2030 population of 134,772
persons. Based on this population
projection and the existing inventory of
City owned parks, College Station's
current parkland acreage is insufficient
to meet the 2030 acreage target. The
total acreage needed to support the
projected population is 943.40 acres,
compared to 623.06 current acres.
Therefore, the City should add 320.34
acres of community and neighborhood
parkland by 2030.
The demand -based approach
evaluates demand and use of parks
and facilities as well as levels of
participation in recreation programs.
It also involves public involvement
TABLE 5.1
Neighborhood and Community Parkland Needs (2009)
2009
Estimated
Po. ulation
2009
Park
land
Acres 1
2009
Current
Acres
per
1,000
2009
Park
land
Needs
Acres 2
2009
Deficit/Surplus
Acres
91,009
623.06 6.84
637.06
-14
TABLE 5.2
Neighborhood and Community Parkland Needs (2017)
2030
Projected
Po • ulation
2009
Park
land
Acres 1
2030
Park
land
Needs
Acres 2
2030
Deficit/Surplus
Acres
134,772
623.06
943.40 -320.34
Includes mini, neighborhood and community parks (including
University -owned Hensel Park, which accounts for 29.7 acres
in the community park category; excludes regional parks).
2 Based on standard of 3.5 acres for neighborhood parks and
3.5 acres for community parks per 1,000 residents (total
7.0 acres per 1,000 residents).
techniques (telephone surveys, interviews,
focus groups, etc.) that
provide insight into user preferences and desires. The comprehensive
planning process included a community -wide survey, public meetings,
and focus groups.
In 2005, a Needs Assessment was also initiated in collaboration with the
Department of Recreation, Park and Tourism Sciences at Texas A&M
University. Focus groups, a public meeting, and a community -wide
survey were conducted to aid and guide the City in long-range
planning decisions concerning the needs of residents.
The resource-based approach considers the protection of natural and
cultural resources and determines how they can best be utilized. This
Ordinance No. 201
3730
Pa'e59of93
200.5 Needs Assessment
Some of the themes that surfaced
through the 2005 Needs Assessment
included a need for trails with
increased connectivity to other trails
and key destinations, a concentration
on greening the City by acquiring
more parkland and increasing tree
plantings, improved communication
and marketing of parks and recreation
facilities and programs, as well as
additional swimming pools, including
a water park, and a senior center.
5-4
Parks, Greenways & the Arts I As Amended 12-10-15
includes the City's greenway system, historic sites, and
cemeteries. The Bicycle, Pedestrian and Greenways Master Plan
will further define the manner in which stream corridors are
utilized.
These three approaches provide a comprehensive analysis for
future additions to the parks and recreation system as well as
the greenway system. The Recreation, Park, and Open Space
Master Plan and the Bicycle, Pedestrian, and Greenways Master
Plan will further address land, facility and program needs that
surfaced through this planning process.
PLANNING CONSIDERATIONS
Through the comprehensive planning process, College Station's
residents identified various issues and opportunities facing the
community with regard to parks, greenways, and the arts. The
planning considerations highlighted in this section shaped the
development of the goal, strategies and action recommendations that
follow.
Maintaining a Premier Parks and Recreation System
The community must ensure College Station maintains and develops its
parks and recreation system effectively to meet current and future
needs. Considerations for the community include: (1) continued
development of a balanced, convenient and accessible park system,
(2) quality park appearance and maintenance, and (3) coordination,
collaboration, and adequate funding.
Continued Development of a Balanced,
Convenient and Accessible Park System
A successful parks and recreation system creates a balance of public
open spaces and recreation opportunities across the community.
All residents should have an equal opportunity to access parks and the
facilities they offer to meet recreational needs.
A comprehensive parks and recreation system also offers a variety of
park classifications, ranging in size and focus from regional (larger) to
neighborhood parks (smaller), to satisfy diverse needs. Regional parks
(typically serve the majority of residents and a regional or thematic
focus like Lick Creek Park (Nature Park) or Veterans Park & Athletic
Complex. Community parks serve residents within a
two- to three-mile radius with expanded or more active recreation
spaces, and facilities, such as Stephen C. Beachy Central Park or
Southwood Athletic Park. Neighborhood parks serve the daily
recreational needs of residents and are usually within walking distance.
A variety of indoor and outdoor facilities and spaces, as well as an
Ordinance No. 2015-3730
As Amended 12-10-15 1 Parks, Greenways & the Arts
adequate assortment of activities
and programs, should be
provided to meet the individual
and collective needs of all the
residents of College Station.
Quality Park Appearance and
Maintenance
The condition and appearance of
parks is an indicator of their value
to the community. Collectively,
parks and public open spaces
can also contribute to the
aesthetics, natural beauty,
property values, and sustainability
of the City.
Being a City faced with future
growth and land development,
Paye 60 of 93
Parks and natural open space provide opportunities to experience
and learn about the natural environment and sustainability.
Lick Creek Nature Park is a successful example of a City park
that fosters environmental education.
College Station will see an
increased demand for a parks and recreation system. To meet this
increasing demand, mechanisms that encourage joint acquisition,
development, and funding of public spaces will help the City stretch
local resources for the development and redevelopment of its parks.
Coordination and collaboration among agencies, such as with Brazos
County, College Station Independent School District, the City of Bryan,
Texas A&M University, developers, and other local agencies and
organizations would mutually benefit all interests. It eases the municipal
tax burden related to parks and recreation demands and, at the same
time, enhances the quality of parks and recreation facilities and
programs.
Coordination, Collaboration, and Adequate Funding
In a City that is faced with future growth and land development,
College Station will see an increased demand for parks and recreation
facilities and programs. To meet this increasing demand, mechanisms
that encourage joint acquisition,
development, and funding of
public spaces will help the City to
stretch local resources for the
development and
redevelopment of its parks.
Coordination and collaboration
among agencies, such as with
Brazos County, College Station
Independent School District, the
City of Bryan, Texas A&M
University, developers, and other
o&„I.,ksh, .M1,
Athletic fields and covets, play areas, and open space at
local public school campuses complement the City's
parks and recreation system for nearby residents.
5-5
Ordinance No. 2015-3730 Page 61 of 93
Parks, Greenways & the Arts I As Amended 12-10-15
local agencies and organizations would mutually benefit all interests
because it eases the municipal tax burden related to parks and
recreation demands and, at the same time, enhances the quality of
parks and recreation facilities and programs.
Collaboration requires effective communication and coordination
among stakeholders. Through agreements reached between
public/semi-public agencies, as well as partnerships with the private
sector, the parks and recreation system can benefit in the quality and
quantity of facilities and programs it offers. Joint acquisition,
construction, operation, and maintenance allow more efficient use of
public resources while ensuring that the system is well -coordinated and
connected. Effectively leveraging State and Federal grants and private
foundation funds is also important to developing and sustaining a parks
and recreation system for the long term.
Enhancing the Greenways Program
The purpose of the Greenways Program is to establish a network of
greenways or open space corridors throughout the community for
conservation and recreation. Considerations for the community
include: (1) promoting land acquisition in order to maximize City
protection, public use and enjoyment; (2) creating connections to key
destinations with greenway trails; and (3) natural resource stewardship
through conservation, preservation and restoration.
Since the adoption of the first Greenways Master Plan by City Council in
1999, College Station has made progress toward establishing a network
of greenway corridors across the community. As ongoing urbanization
alters the City's natural landscape and quality of life, it is important to
continue developing the greenway system through acquisition and
protection.
Greenways serve to protect linear open spaces that follow natural
(e.g., rivers and streams and their floodplains) and man-made features
(e.g., utility, road or rail corridors). They should remain in their natural
state except for the introduction of greenway trails that connect
people with places. Greenways to be protected in College Station
currently include the following creeks: Alum, Bee, Carter, Lick, Spring,
Wolf Pen, their tributaries and floodplains, as well as the Gulf States
Utility Easement.
Greenways provide functional, aesthetic, economic and social
benefits to the community including floodplain mitigation, trails,
recreation, alternative modes of transportation, protection of wildlife
and plants, increased real estate values to adjacent properties and
tourist revenue. The greenways program and its benefits are still new to
the community and will require education and promotion to be
successful and effective.
Ordinance No. 2015-3730
As Amended 12-10-15 1 Parks, Greenways & the Arts
Connection of Parks, Schools, and
Neighborhoods Using Greenways
Greenway trails can connect people and places by providing an
alternative mode of transportation for bicyclists and pedestrians. These
linear corridors create opportunities for regional connectivity between
neighborhoods, parks, schools, transit stops and a variety of key
destinations that are convenient and safe. The benefits of the parks
and recreation system are also enhanced as they become more
readily accessible to residents through these trails.
The City will need to balance the
preservation of open space and the
introduction of trails to minimize
environmental impacts with the
other functions of greenways,
including floodplain management,
erosion control, stormwater
management and the protection of
wildlife and plants. Crime prevention
through environmental design and
universal design should also be
incorporated into the location and
design of greenways in order to
ensure safety and accessibility.
Natural Resource Stewardship
through
Conservation, Preservation and Restoration
Page 62 of 93
A south side bicycle and pedestrian corri lor, as seen here li•oni Victoria
Avenue, provides off-street connections be ween area neighborhoods and
College Station Middle School, Southwood Athletic Park, and other trails.
There are a variety of open spaces throughout College Station, the
Extraterritorial Jurisdiction, and the City's public parks and greenways
that encompass important natural resources worthy of environmental
protection. Land along major rivers and streams such as the Brazos
River, Carter Creek and their floodplains, existing utility easement,
drainage easements, and agricultural lands in the Extraterritorial
Jurisdiction, offer opportunities for land stewardship through
conservation, preservation, or restoration. As College Station continues
to develop, protecting its valuable natural resources will be important
in maintaining the aesthetic character and environmental quality of
the community.
Restoring and protecting natural areas provides the benefits of outdoor
recreation opportunities and general enjoyment for the community.
Rivers, streams and their riparian buffers serve as amenities which
prevent flood damage, protect wildlife and plant habitat, recharge
groundwater resources, provide for storm water management and
improve water quality.
Better protection and use of natural areas in and around College
Ordinance No. 201-3730 Pa e 63 of 93
Parks, Greenways & the Arts I As Amended 12 -IO -15
Station may be achieved by adopting sound environmental
conservation practices and responsible land development practices.
These natural areas should be incorporated into developments as
natural amenities to help sustain their function as an environmental
resource. Doing so requires polices that balance development and
natural resource protection.
Recognizing and Supporting the Arts
and Other Leisure Activities
As both the home of Texas A&M University and a growing, vibrant
community in its own right, College Station increasingly desires to
promote a range of activities to enliven its residents' leisure time. This
includes unique and integrated opportunities for entertainment,
education and culture. Such amenities clearly boost a community's
livability and also make it more attractive to current and potential new
residents, retirees, and businesses.
The City's Role in the Arts
In taking a direct role as both a promoter and purveyor of leisure time
pursuits, the City recognizes the range of interests and abilities that are
found across the community. With limited funds and staffing, both
within municipal government and among its various private and
non-profit partners, the City faces the challenge of being responsive to
diverse wants and needs while attempting to focus on some core
offerings so that a high quality facility and/or service can be provided
and maintained over time. The City also has a role to play in more
passive aspects, such as ongoing support for public art installations
which make a statement about the community and enhance its image
at gateway locations, along key corridors, and within parks and
greenways.
GOALS, STRATEGIES, AND ACTIONS
The overall vision for College Station's community in the years ahead is
to achieve and maintain a diversity of parks, greenways and the arts
for leisure and recreation as well as for entertainment, education and
culture to achieve a high quality of life for all residents and visitors. The
three strategies in this section elaborate on these themes and
community priorities.
Strategy 1: Maintain and expand the parks and recreation system as
well as its facilities and programs consistent with growth expectations.
• Plan Update. Complete an update of the 2003 Recreation, Park,
and Open Space Master Plan.
• Needs Assessment. In addition to periodic plan review and
updates, a comprehensive, community -wide needs assessment
should be completed at least every five years to evaluate
Ordinance No. 2015-3730
As Amended 12-10-I5 Parks, Greenways & the Arts
facilities and programs provided by the Parks and Recreation
Department.
• Secure more Parkland. Continue to provide adequate land for
future neighborhood, community, and regional park
development. The Parkland Dedication Ordinance should
continue to ensure community and neighborhood parkland
dedication in the City limits and the Extraterritorial Jurisdiction.
Additional methods should be used to supplement this effort in
order to acquire prime parkland that is quickly disappearing
through land development. This can be achieved through the
Capital Improvements Program, public and private
partnerships, and grants.
• Park Development and Enhancement. Invest in the rejuvenation
of existing parks as well as complete improvements already
detailed in previously approved master plans for specific parks
and recreation facilities. Also develop additional master plans
as appropriate (e.g., for future park development in the vicinity
of the Rock Prairie Landfill once it closes, and for a skate park).
• New and Enhanced Programs. Pursue new programs and
ongoing priorities that meet the
needs of a growing and changing
population.
• Coordinated Improvements and
Programming. Implement new and
improved facilities and programs
with other agencies and entities
where mutually beneficial
partnership opportunities are
available.
• Role of the Private Sector.
Encourage the provision of parks
facilities and programs that are
unique or where demand exceeds
supply through private sponsorship
Pa ' e 64 of 93
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City bond funds help to construct major capital improvements
at new park sites and major upgrades and enhancements
at existing facilities.
or investment such as additional swimming pools, a water park,
or athletic fields.
• Park Maintenance. Further refine park maintenance standards
that address growing needs of parks and facilities by optimizing
and re-evaluating level of service standards.
• Communication and Marketing. Enhance awareness and
accessibility to programs and facilities through the City's
website, publications and media outlets.
• Resource Protection and Sustainability. Continue to program
and budget for streetscape and gateway projects that include
the planting of native trees and other vegetation to improve
neighborhoods, transportation corridors and other public
places to create a greener City.
5-9
Ordinance No. 201.-3730 Page 65 of 93
Parks, Greenways & the Arts I As Amended 12-10-15
Strategy 2: Preserve and enhance the greenways system of linear open
spaces and trails for their intrinsic and functional value.
• Plan Update. Complete an update to the 1999 Greenways
Master Plan.
• Target Natural Corridors. Designate key areas as "natural
corridors" for phased greenway acquisition and development
(specifically, the portion of Carter Creek from University Drive
(SH 60) to the confluence with the Navasota River, and Lick
Creek, from Pebble Creek Subdivision to the confluence with
the Navasota River).
• Focus on Acquisition. Determine additional methods to secure
greenways that will help to
establish the system. Utilization of
grants, public and private
partnerships, and the Capital
Improvements Program should
continue. Building incentives that
encourage developers to design
and build greenway trails.
Connections between
developments should be explored,
as well as overlay zones,
annexation opportunities and
Carter Creek looking south from University Drive (SH 60).
A New Plan for Greenways
A Bicycle, Pedestrian and
Greenways Master Plan will be
created and adopted in 2009. This
Plan will build upon previous
recommendations and policies
outlined in existing adopted plans,
including the Bikeway and
Pedestrian Master Plan (2002) and
the Greenways Master Plan (1999).
The goal in combining these master
plans is to address non -motorized
transportation in a comprehensive
manner to achieve connectivity for
recreation, commuting, and health
and wellness. Upon completion,
the new Master Plan will be
adopted as a section of the City's
Comprehensive Plan.
conservation easements.
Amend Ordinances. Amend the drainage ordinance to include
corridor widths and channel guidelines to protect
greenways. Amend the Parkland Dedication Ordinance
to complement recreation opportunities available in
greenways.
• Implement Key Connections. Create connections
between key elements of the parks and recreation system
and key destinations.
• Careful Design and Accessibility. Design and construct
sustainable and accessible trails that minimize
environmental impact and promote scenic views and
special features. Encourage developments that are
oriented towards and designed for accessibility to
greenway trails.
• Attention to Maintenance. Develop maintenance
standards for greenways and trails. Costs of ongoing
maintenance should be addressed through initial
budgeting for new or extended greenway segments.
• Coordination at all Levels. Promote cross -jurisdictional and inter-
agency coordination on greenways acquisition, maintenance,
funding and network expansion. Encourage neighborhood
associations and other organizations to assist with upkeep
Ordinance No. 2015-3730
As Amended 12-10-15 1 Parks, Greenways & the Arts
(adoption programs) and inventory (wildlife, vegetation,
wetlands and other natural features).
Strategy 3: Create and promote the arts through entertainment,
educational and cultural opportunities that serve a variety of interests
and abilities.
• Leadership and Partnership. Continue the City's direct
engagement, promotion and support of local and regional arts
through representation on the Board of Directors of the Arts
Council of Brazos Valley (ACBV), and through direct annual
budget allocations to the Arts Council of Brazos Valley from the
City's hotel occupancy tax revenue.
• Facility Potential. Determine whether the City, potentially in
coordination with one or more other partners, including both
the College Station Independent School District and Bryan
Independent School District, City of Bryan, and Blinn College,
should develop a performing arts
facility, including a performing arts
component with appropriate space
and design (e.g., theater/stage size
and seating range, potential dual
large and small performance spaces),
either initially or through potential
future expansion phases.
• Wolf Pen Creek District. Continue to
promote the multi-purpose mission of
the Wolf Pen Creek District, particularly
the City's intent as an area to live,
work, and play.
• Redevelopment Opportunities.
Through anticipated redevelopment
activity in coming years, especially
where older apartment blocks are
likely to be redone in similar or new
land uses and/or use mixes, monitor
opportunities to incorporate arts
space or other components into
redeveloped sites.
Page 66 of 93
Wolf Pen Creek corridor near Holleman Drive
and Dartmouth Street.
Amphitheatre in the 1A'olFPen Creek District.
5-11
Ordinance No. 2015-3730 Pa e 67 of 93
ARTS COUNCIL OF BRAZOS VALLEY
Annual Update 2007
Parks, Greenways & the Arts I As Amcndcd 12-10-15
• Arts Related Programming. Continue the City's
role in nurturing young local artists and offering
leisure and educational activities to adults and
seniors, such as through the Senior Xtra
Education program.
• Direct Promotion. Continue direct promotion of
local cultural and entertainment offerings
through the City's own website, and in
coordination with the Bryan -College Station
Convention & Visitors Bureau.
• City Staff Support. Continue to provide direct
staff support for arts and cultural offerings.
• Public Art. The City should continue to support
a community -wide installation and
maintenance program in conjunction with the
Arts Council of Brazos County, the City of Bryan,
Texas A&M University, Brazos Valley, and the
Texas Department of Transportation.
Ordinance No. 2015-3730
MUNICIPAL SERVICES &
COMMUNITY FACILITIES
Page 68 of 9
In order to meet the needs ofa growing community, the City of College
Station must be proactive in planning for adequate public facilities and
services for its residents. The availability of both basic utility services and
public safety services are good indicators of how well a city is positioned to
serve new growth. Under State law, a municipality must be able to provide
emergency police and fire response immediately to newly -annexed areas.
At the same time, existing residents and development rely on a basic level of
protective services that must be maintained as the City adds new population
and grows geographically.
The Citizens' Fire
Academy is a
community
program offered
by the College
Station Fire
Department for
residents to learn
more about fire
and emergency
response services
in College Station.
As Amended 12-10-15
Municipal Services
Over the last decade, College Station has experienced dramatic growth
that increased demands on all City services. The high expectations of
College Station's citizens and the desire of City staff to deliver quality services
necessitates careful and thoughtful planning to ensure municipal services
are maintained at the highest possible level, while maintaining fiscal
responsibility on behalf of the residents of College Station.
The complexity of the municipal service delivery system requires an
integrated and strategic approach to service delivery planning.
Consideration must be given to ensuring citizen and customer access to all
desired services. Attention must also be given to the cost of services - for
ongoing provision as well as future expansion - so that municipal services are
both cost effective to deliver and affordable to citizens.
Community Facilities
This chapter also addresses the provision of community facilities, which is
another significant City responsibility and a major component of College
Station's physical, social, and economic fabric. Facilities such as City Hall,
the police station, and the City's fire stations help define the identity of the
community. Population growth and geographic expansion represent
significant challenges to the City of College Station. Planning for community
facilities, staffing, and equipment must be done well in advance to avoid
gaps in services. Along with new construction, adequate attention must be
given to expansion, maintenance, and modernization of existing facilities.
Ordinance No. 201-3730 Pa a 69 of 93
Municipal Services & Community Facilities 1 As Amended 12-19-15
Facilities often involve major capital investments and require time for
implementation. Affordability must be balanced with community
needs, and new facilities must be prioritized in terms of strategic
importance to the community to address current and future needs.
PURPOSE
The core mission of the City of College Station is the delivery of
exceptional services to its citizens. Infrastructure is the backbone of the
service delivery system and College Station must continually make
prudent investments to grow and maintain its infrastructure in order to
support the delivery of services. College Station's core services should
be of the highest quality and should be customer focused, timely, and
cost effective.
Based on recent trends and a steady 3% growth rate, College Station's
population is projected to exceed 134,000 by the year 2030, the horizon
of this planning document. This population growth, coupled with the
expansion of the physical boundaries of the City through annexations,
will continue to result in an increased demand for City services.
The expansion of City services and facilities to support the anticipated
population growth, as well as proactive maintenance and
rehabilitation of existing infrastructure systems and facilities for
increased reliability, is paramount to the implementation of the
Comprehensive Plan. The purpose of this chapter is to recognize
College Station's current service levels and to plan for the expansion of
City services by providing the foundation for the creation and
implementation of the City's various master plans that are intended to
support the planned growth and development pattern described in
Chapter 2: Community Character. Goals, strategies and actions are
provided to guide future decisions that assure both the service and
facilities needs of the community are met.
Additional information related to the City's future utility needs can be
found in Chapter 8: Growth Management and Capacity, as well as in
the individual utility master plans. Chapter 5: Parks, Greenways, and
the Arts, includes the Parks & Recreation Master Plan, which will provide
more detailed information on the City's park system and recreational
services offered.
Additional, detailed information including existing levels of service,
future staffing needs, and proposed capital expenditures for all City
services can be found in the individual Strategic Business Plans
maintained by each City department.
Ordinance No. 2015-3730
As Amended 12-10-15 1 Municipal Services & Community Facilities
PLANNING CONSIDERATIONS
College Station's growth must be well planned to avoid infrastructure
and service delivery level degradation. Most significantly, water,
wastewater, and street infrastructure must be developed and
rehabilitated to serve the projected population growth and potential
service area expansions based on the location and density of the
projected land uses presented in Chapter 2: Community Character. The
City has a responsibility to provide adequate staffing levels to meet
basic response and operating standards and ensure personnel safety,
as well as planning for and investing in facilities that are sufficient in
location, design, and functionality to provide reliable response and
service area coverage.
In order to provide efficient services at the lowest cost to its residents,
College Station should encourage growth and development in areas
that are adequately served by existing infrastructure and current
staffing levels. In addition, infill development should be encouraged in
areas of the City that have access to existing utility infrastructure with
adequate capacity. Higher density land uses should not be projected
for areas that are not readily served by existing infrastructure.
The City of College Station provides a range of services to businesses
and residents. Each of the services has a number of planning
considerations that contribute to the development of the goals,
strategies, and action recommendations included in this chapter. The
following City services and their associated facilities are discussed in
further detail below:
• Police;
• Fire;
• Electric;
• Water;
• Wastewater;
• Solid Waste Collection and Disposal;
• Street, Traffic System, and Drainage Maintenance;
• Development Services;
• Community Development;
• Library;
• Fiber Optic Network; and,
• General Municipal Administration.
Paie 70 of 93
Ordinance No. 2015-3730 Page 71 of 93
Municipal Services & Community Facilities 1 As Amended 12-10-15
Police - College Station Police Department
Services
The College Station Police Department is accredited by the
Commission on the Accreditation of Law Enforcement Agencies and is
responsible for the protection of life, liberty, and property within the City
limits. It provides these services through various means including:
criminal law enforcement, education, property recovery, animal
control, traffic enforcement, and crime investigation. Jurisdiction is
shared with the Texas Department of Public Safety, Texas A&M
University Police Department, federal law enforcement agencies, the
Brazos County Sheriffs Department, and the constables and Justice of
the Peace courts all having jurisdiction within the City limits of College
Station.
The College Station Police Department also provides school crossing
guards, participates on SWAT teams, bomb teams, and hostage
negotiation teams, bicycle patrol, on -campus officers who cooperate
with the College Station Independent School District, a K-9 Unit, and
provides victims services such as a victim's advocate and a licensed
counselor.
The Department is comprised of 173 personnel with 118 sworn positions,
including 61 patrol officers and 55 civilian positions.
In 2009, the College Station Police Department implemented a new
policing structure designed to provide geographic accountability and
to implement the strong Community -Oriented Policing philosophy the
Department has adopted. The structure is intended to provide
improved service delivery in order to reduce crime and the fear of
crime, establish and maintain effective partnerships, and improve
overall quality of life.
The City is divided into eight beats as illustrated in Figure 7.1, Police
Department Primary Beats. A Patrol Sergeant is assigned to each beat
for management and accountability. The Beat Sergeant has a team
which is comprised of Patrol Officers, Detectives, Traffic Enforcement
and Animal Control, and are responsible for quality of life and crime
issues affecting their assigned beats. Patrol Officers are assigned to
beats for periods no less than one year so that they can become
familiar with their area of responsibility.
In 2008, 112,474 police incidents were handled, including 63,987 calls
for service. Additional level of service information can be found in the
Department's Strategic Business Plan.
Facilities
College Station Police Department operates out of a single station that
is no longer in a central location. As College Station continues to grow
Ordinance No. 2015-3730
As Amended 12-10-15 1 Municipal Services & Community Facilities
to the south, it shall become necessary to locate a second, satellite
station in College Station. The Department will need to begin
Pa'e72of93
FIGURE 7.1
Police Department Primary Beats
2009 COLLEGE STATION POLICE DEPARTMENT BEAT MAP
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er
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11 MEDICAL FACILITIES
CS SCHOOLS
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determining what its future space needs are and make plans on how
to proceed beyond the current station renovation project.
In conjunction with planned improvements to the Lincoln Center, a
College Station Police Department storefront is planned to provide a
greater presence and more personalized police service for the
localized area.
Future Needs
The Department's Community -Oriented Policing philosophy requires
small, manageable beats to be formed and maintained where staff is
held to a high level of geographical accountability for successful
outcomes. Increased staffing will be necessary to implement this new
philosophy, including positions in Patrol, Animal Control, Criminal
Investigations, Training and Recruiting, Communication, and other
police divisions. As the Department is transformed it is imperative to
maintain beat integrity and continue to meet the six -minute response
time goal to emergency calls.
in d anrsuar aa►ruo uollvj_ aoa o,
7 5
Ordinance No. 2015-3730 Page 73 of 93
1S0 Ratings
Insurance Service Office classifies
communities from (the best) to 10
(the worst) based on how well they
score on the ISO Fire Suppression
Rating Schedule. ISO bases this
score on a number of factors
including training, staffing, number of
fire stations, equipment dispatched to
fires, equipment on trucks, fire
prevention, investigation, lire safety
education, construction code
enforcement, hydrant maintenance,
water supply, and the ability of the
911 center to answer and dispatch
calls. Insurance companies use Public
Protection Classification information
to establish fire insurance rates for
homeowners in the City.
A lower rating can result in savings to
homeowners in the City due to lower
insurance premiums.
7-6
Municipal Services & Community Facilities As Amended 12-10-15
The southern growth of College Station is straining the City's ability to
consistently meet the desired response time. Thoroughfares and
general connectivity are lacking in southern College Station making
timely emergency response difficult. Roadways are needed
connecting William D. Fitch Parkway to Rock Prairie Road; with the
conversion of the State Highway 6 frontage roads to one way, response
times have been greatly affected.
As the community continues to grow and additional schools are built in
College Station, additional police resources will be needed. College
Station Independent School District projects the need for a second high
school in 2012, requiring additional School Resource Officers. Staff
Resource Officers are currently funded by both the City and the School
District.
Fire and Emergency Medical Response -
College Station Fire Department
Services
The College Station Fire Department provides fire suppression,
emergency medical response and transport, and special operations
response within the City limits of College Station. The Department also
provides emergency management services and fire education
services.
The primary response area for Emergency Medical Services is the City
of College Station and southern Brazos County. Secondary response
includes automatic aid with the Bryan Fire Department and mutual aid
to the Texas A&M University campus. The primary response area for Fire
is the City of College Station and the Texas A&M University campus.
Secondary response includes automatic aid with the Bryan Fire
Department and mutual aid with Brazos County. Mutual aid
agreements for both Emergency Medical Service and Fire are in place
with Texas A&M University Emergency Medical Services, St. Joseph
Emergency Medical Services, Texas A&M Health and Safety, and the
Brayton Fire Training School for times of extreme need.
The Fire Department is comprised of 122 personnel, including 105 shift
personnel (Emergency Medical Services and Firefighters).
The Department has a goal of a five-minute response time from the
time of the call until first responders are on the scene. Figure 7.2, Fire
Department Response Areas, illustrates the areas of the City that are
estimated to be within a six -minute response time from existing stations
with local traffic patterns. In 2008, the Department responded to over
6,500 calls for service. Approximately 60% of the calls were for
Emergency Medical Services. Additional level of service information is
available in the Strategic Business Plan for the Department.
Ordinance No. 2015-3730
As Amended 12-10-15 Municipal Services & Community Facilities
Facilities
There are currently five fire
stations in College Station, four
of which are owned by the
City. As illustrated in Figure 7.3,
Fire Department Districts, the
fire stations are located
throughout the City at
Holleman Drive (Fire Station
No. 1), Rio Grande Boulevard
(Fire Station No. 2), Barron
Road (Fire Station No. 3), at
Easterwood Airport (Fire
Station No. 4 - owned by Texas
A&M University/Easterwood
Airport), and along William D.
Fitch Parkway (Fire Station No.
5). Fire Station No. 3 is the
newest facility.
Fire Station No. 6 is proposed
to be located in the area of
University Drive and Tarrow
Drive. There are currently plans
for two additional fire stations
in southern College Station.
Future Needs
College Station Fire Depart-
ment's call volume has
increased at an average
annual rate of 5.9% since 2002.
Assuming an annual increase
of 5%, it is anticipated that the
call volume will increase to
over 7,890 calls by 2013. Both equipment and staffing levels will need
to be increased to correspond with the increasing demand for service.
Pa'e74of93
FIGURE, 7.2
Fire Department Response Areas
(7.
Legend
County Roods
® 2 5 Mse loader Response Area.
1.5 We Enpme Response Area
Q 3YtelonCd,Umos
1
College Station Fire Department
Engine/Ladder Response Areas
January, 2008
Pflwrica
College Station maintains a Fire Protection Master Plan that includes a
schedule for additional personnel and facilities. The Master Plan calls
for a total of 12 stations at the end of the 20 -year planning horizon. The
most significant current need is in north College Station in the University
Drive area, which has seen a tremendous amount of growth in the past
decade. Fire Station No. 6 is proposed to be located in the area of
University Drive and Tarrow, and was approved by the voters in the
2008 Bond Election. Construction is anticipated in 2010.
South College Station and the east side of the bypass are also
generally underserved, as is shown in the Response Areas map. The
7-7
Ordinance No. 2015-3730 Pa e 75 of 93
.11
'FIGURE 7.3
Fire Department Districts
Municipal Services & Community Facilities As Amended 12-10-15
College Station Fire Department has an Insurance Service Office Public
Protection Classification of two. With the proposed location of Fire
Station No. 6 in the area of Tarrow and University Drive, the City has a
better opportunity for an Insurance Service Office rating of one. An
Insurance Service Office rating of one can positively influence the
insurance rates of all College Station residents.
As territory is annexed into the City of College Station, inadequate
water infrastructure and a general lack of fire hydrants will burden the
City's fire service delivery system. High density land uses should be
avoided in areas that are not readily served by fire and emergency
medical services. For efficiency in service delivery and a cost savings to
College Station residents, development should be encouraged in areas
of the City that are adequately served by existing facilities and staffing.
Additionally, implementing and maintaining a highly interconnected
WARM
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•
/
STATION( 6
STATION 1
ill STATION 4
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err
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NOROMOMMIIII
*Fite station is in the plpnning stages of being built
Legend
FIRE DISTRICTS
MI District 1
District 2
_ District 3
® Dislricl 4
7.1 District 5
• Fire Stations
thoroughfare plan and a corresponding roadway network that
connects existing fire stations to developed areas will decrease
emergency response times and increase efficiency.
Ordinance No. 2015-3730
Pa'e76of93
As Amended 12-10-15 1 Municipal Services & Community Facilities
Electric Utility Service - College Station Utilities
Services
College Station Utilities is the primary electric provider in College
Station, serving more than 34,000 customers. College Station Utilities is
a wholesale power purchaser and does not have generation
capabilities. Power is supplied by American Electric Power from plants
located around the State of Texas. Delivery is on the Electric Reliability
Council of Texas State transmission grid.
College Station Utilities provides electric transmission and distribution
service to provide electric power to its consumers at various desired
voltages; responds to trouble calls and outage reports; provides new
construction and maintenance of transmission and distribution electric
system; engineers and designs the electric system; provides street and
thoroughfare lighting; allows for reverse metering and energy services,
such as energy audits, the "Good Cents" home programs, and the
Wind Watts program; and provides customer education.
The electric certification area for the City of College Station has been
set by the Texas Public Utility Commission as the area in the City limits in
2002. Because of this limitation, the electric utility expects to reach
"build out" of its service territory in the next ten years, but also expects
redevelopment to continue to add load to the utility's facilities after
that ten-year period.
Facilities
There are five electrical substations located in College Station with a
capacity of 385 Megawatts, which is capable of meeting a peak
demand of 185 Megawatts. The average household consumes
approximately 30 Kilowatt hours per day.
Three additional electrical substations will be required to meet the
anticipated demand upon build out of the service territory:
• Dowling Road Substation: proposed 120 Megavolt Amps
capacity (2009);
• Northgate Substation: proposed 80 Megavolt Amps capacity
(2011); and,
• Graham Road Substation: proposed 80 Megavolt Amps
capacity (2013).
There are approximately 20 miles of 138 kilovolt transmission lines in
College Station which transmit 180,000 volts. The electric distribution
system consists of over 400 miles of 7.2/12.5 kilovolt lines, with
approximately 46% of those being overhead and 54% being
underground. The City adopted a policy in 1992 to require that new
electric lines be installed underground (with a few exceptions for
Ordinance No. 2015-3730 Pa e 77 of 93
V d as SildllaadhUO3 NOtM d
Municipal Services & Community Facilities As Amended 12-10-15
feeder lines). Since that time, the City has removed overhead electric
lines on portions of major corridors, including University Drive, Texas
Avenue, Southwest Parkway, and Harvey Road.
Future Needs
College Station Utilities currently maintains an electric utility master
plan. Based on this existing master plan, the following major additions
will be needed within the planning horizon in order to serve the
anticipated population:
• 2,500 square -foot storm -resistant addition to College Station
Utilities building for the dispatch group (2010);
• Renovation of 7,500 square feet of existing service center to
update the facility to meet the needs of the workforce (2010);
• Third transformer at the Spring Creek Substation (2015); and,
• Upgrade transformer at Switch Station Substation (2016).
Water Utility Service - College Station Utilities
Services
The City is responsible for providing safe drinking water, fire protection
services, and irrigation water supplies to the citizens of
College Station within its certificated area. The water
system is rated "Superior" by the State of Texas and has
received awards for outstanding operations and
maintenance from the U.S. Environmental Protection
Agency.
Water quality is maintained 11 the distribution
system through continuous monitoring of water
pressure. temperature, disinfectant residual, and
turbidity. Environmental Technicians also collect
81 water samples each month at various
distribution locations for analysis by the Brazos
County Health Department. Samples are tested
for Total Coliform bacteria, which are usually
indicators of microbial contamination of drinking
water because they are often found
in association with other disease -causing
organisms (though hardier than most pathogens).
College Station Utilities also maintains a
disinfectant residual throughout the water
distribution system to prevent against
bacteriological contamination after the water
leaves the Dowling Road Pump Station.
Results of all water quality testing are reported in
our annual Drinking Water Quality Report, also
known as the Consumer Confidence Report or
"Right to Know Report". If you have ever
wondered where your water comes from, or how
it is treated, you xvill find the answer to these and
more questions in our annual report. Public water
suppliers must provide these reports to their water
customers each year by July 1st, as required by
the 1996 amendments to the Safe Drinking Water
Act.
7-10
The City provides continuous production of water that
is of acceptable quality and ample quantity to 22,193
customers (36,611 meters). The 10,402 College Station
residents living in dormitories on the Texas A&M
University campus are not served by College Station
Utilities.
College Station Utilities' services include water
production, well field collection, transmission,
treatment, and distribution. College Station Utilities
produces between four and five billion gallons of
drinking water per year for consumption, and is
capable of producing up to 23 million gallons of
drinking water each day. To monitor the system, the
City utilizes the Supervisory Control and Data
Acquisition system - the City's remote control
monitoring system - which has reduced staffing needs
by approximately two-thirds.
Ordinance No. 2015-3730
As Amended 12-10-15 1 Municipal Services & Community Facilities
Facilities
Water is pumped from seven deep wells and two shallow wells located
on City -owned land over the Carrizo-Wilcox Aquifer in the Carrizo,
Sparta, and Simsboro Sand formations. To protect the environment,
the Brazos Valley Groundwater Conservation District mandates the rate
at which the City can pump from the aquifer.
The water system consists of the following, which ensure that water is
treated and distributed in a manner that protects human health and
the environment:
• Two pump stations - a water transmission pump station and a
high service pump station;
• Cooling towers;
• Two ground water storage tanks:
- three -million gallon reservoir and
- five -million gallon reservoir;
• Two elevated storage tanks:
- Water tower on Park Place - three million gallons and
- Water tower on William D. Fitch Parkway - two million
gallons;
• 28 miles of water transmission lines; and,
• 360 miles of water distribution lines.
Currently, the elevated storage tanks provide an adequate supply of
water pressure for use in homes, businesses, and for fire protection
within the City's certificated area.
Future Needs
Water conservation is an important part of College Station's future. The
City began implementing conservation measures a number of years
ago, including an education based program and a Drought
Contingency Plan, which have been in place since 2000. In addition,
a Water Conservation Plan was adopted by the City in 2006, with the
goal of reducing the average water use from 160 to 140 gallons per
capita per day.
Based on the current average demand of 160 gallons per capita per
day, the projected build out of the land use plan would result in a
water demand of 31.4 million gallons per day, exceeding the City's
current service capacity of 23 million gallons. However, the projected
population in 2030 is approximately 134,000, with a projected demand
of just over 21 million gallons. While this is within the City's service
capacity, there may be significant challenges during times of peak
demand. At present usage, the water demand will exceed the supply
Pa • e 78 of 93
Certificate of
Convenience and
Necessity (CCN) is a
certificate issued by
the TCEQ (Texas
(ommiSSiOn on
Environmental Quality)
authorizing a service
provider to operate a
public service, such as
water, wastewater or
electric service, for a
defined area.
Ordinance No. 201.-3730 Page 79 of 93
Municipal Services & Community Facilities 1 As Amended 12-10-15
in 2025. Significant capital investments would be needed to increase
the water supply capacity and alternative water supply options are
very limited. Because of this, the City has begun to implement a tiered
rate system for residential customers beginning in Fiscal Year 2009 to
provide incentive for prudent water use. The primary goal of the
residential conservation rates is water conservation, thereby reducing
the peak demand and deferring or eliminating substantial capital costs
to upgrade the City's water system infrastructure. Other initiatives
being considered by College Station include strong community
outreach and education programs, ordinances that provide significant
penalties for water waste, and a rebate program for water -saving
appliances. College Station has also proposed a water reuse program
for irrigation of City park facilities. Additionally, the City is working to
bring three new water wells online. When fully operational, these new
wells are projected to supply over 7,200 gallons per minute and will
help the City meet future peak water demands.
The City's certificated area for water is not expected to expand into
the Extraterritorial Jurisdiction or into proposed annexation areas, since
these areas are
FIGURE 7.4
Water Service Areas
Legend
®lrf_UrA
NM MP
already served
by various
special utility
districts or
water supply
corporations as
illustrated in
Figure 7.4,
Water Service
Areas. A
detailed
analysis of the
future water
demands is
contained in
Chapter 8:
Growth
Management &
Capacity.
Ordinance No. 2015-3730
As Amended 12-10-15 1 Municipal Services & Community Facilities
Wastewater Utility Service - College Station Utilities
Services
College Station Utilities is the primary wastewater treatment provider in
College Station and is responsible for the collection and treatment of
domestic and commercial sewage from customers within College
Station's City limits and within its portion of the Extraterritorial
Jurisdiction. The City processes the collected sewage into high quality
treated wastewater (effluent) and organic material (biosolids) for
fertilizer. The City operates lift stations and wastewater treatment
plants. Wastewater services also include clearing stoppages, installing
taps, repairing manholes, repairing line breaks, conducting inspections
of lines, and performing routine cleaning.
The City of College Station provides continuous sewer service to
29,068 customers (34,743 meters).
The City treats 100% of the collected wastewater to meet or exceed
the requirements of the regulating agencies. The system relies on
gravity to move the wastewater and when that is not enough, lift
stations are used. The effluent produced is currently discharged into
Carter Creek and Lick Creek. The City treats the biosolids produced to
a level recognized as safe for use on a home lawn or garden, and
applies these biosolids on farm land in the area.
Facilities
The City operates two wastewater treatment plants. There are also
three existing, private, satellite treatment plants that the City will likely
be tasked to operate within the next five years. The wastewater system
includes the following:
• 4,900+ manholes;
• 280 miles of wastewater collection lines;
• Two wastewater treatment plants:
- Carter Creek Wastewater Treatment Plant and
- Lick Creek Wastewater Treatment Plant; and,
• 10 lift stations.
Based on current facilities, College Station Utilities has a treatment
capacity of 11.5 million gallons per day and currently processes an
average of over six million gallons of wastewater per day.
The Carter Creek Wastewater Treatment Plan has a treatment
capacity of 9.5 million gallons per day and serves the majority of
College Station. The Lick Creek Wastewater Treatment Plant has a
treatment capacity of two million gallons per day and treats
wastewater from the growing south side of College Station. Currently,
Page 80 of 93
"75/91" Rule
The Texas Conunission on
Environmental Quality
("I'CEQ) mandates that the
City begun planning
additional capacity tin• the
wastewater treatment plant
when the current system
reaches 75% of permitted
average daily flow for a
consecutive three month
period. and that
Ordinance No. 201.-3730 Page 81 of 93
On any given day at the landfill,
a cycle of inspecting, pushing and
compacting the trash into cells and
covering the trash with dirt or tarps
takes place. Approximately 300
vehicles a day come through the
landfill gates.
Municipal Services & Community Facilities 1 As Amended 12-10-15
the two treatment plants combined process over 2.25 billion gallons of
wastewater per year.
Future Needs
Assuming build -out of the growth scenario depicted in Map 2.2, Future
Land Use & Character, the wastewater demand within the City limits will
be approximately 13.81 million gallons per day, based on the current
demand of 6.16 million gallons per day. This would accommodate a
population of approximately 196,000 and would put the City's current
wastewater treatment plants beyond their full capacity. However, the
population projections for the planning horizon (2030) are
approximately 134,000, creating a projected demand of 9.1 million
gallons per day, well within the current wastewater treatment capacity.
The City has initiated a policy that permits sewer extension to properties
in the Extraterritorial Jurisdiction only upon annexation into the City
limits. In the short term, extension to these areas will have a
proportionately higher impact on cost of services due to greater
geographical distances, increased need for lift stations and package
plants, and lower availability of communications infrastructure.
The majority of College Station's future growth will occur in the sewer
shed area that flows to the Lick Creek treatment plant. Projections
indicate that the Carter Creek Plant will not need to be expanded in
the foreseeable future, but the Lick Creek Plant will require expansion in
the five to ten year horizon.
Sanitation Service
Services
College Station provides a number of services to meet the local need
for the collection of municipal solid waste, including weekly residential
collection, weekly bulky item pickup, weekly brush/yard clippings pick
up, and weekly curbside recycling pick up. The division is also
responsible for the collection and disposal of all municipal and
commercial solid waste within the City and the street sweeping
operations. Some construction and demolition wastes are collected by
private entities regulated through franchise agreements with the City.
The City currently serves 18,000 residential customers, 1,000 commercial
customers, and over 9,000 apartment units with 34 full-time and one
part-time position and 25 collection vehicles.
As a Clean Texas Leader, the City of College Station has a commitment
to waste reduction and recycling. The recycling program and Clean
Green activities are designed to help reduce the amount of solid waste
deposited into the landfill. In 2008, College Station reduced the amount
Ordinance No. 2015-3730
Paye 82 of 93
As Amended 12-11-15 I Municipal Services & Community Facilities
of waste going to the landfill by 16.4% (3,794 tons) through curbside
recycling and clean green brush collection.
Facilities
The Brazos Valley Solid Waste Management Agency, a partnership
between the cities of College Station and Bryan, operates the Rock
Prairie Road Landfill, a Subtitle D landfill. The landfill currently accepts
an estimated 1,000 plus tons of solid waste per day, primarily from the
seven -county region including Brazos, Burleson, Grimes, Leon, Madison,
Washington, and Robertson Counties, and Texas A&M University. Since
the landfill is the only Type 1 facility (the standard landfill for the
disposal of municipal solid waste) between Austin and Houston,
it currently accepts solid waste from 19 counties.
The Rock Prairie Landfill is nearing capacity and currently has one to
two years left of operation (2009-2010) before its closure. The Twin Oaks
Landfill facility will be located off of State Highway 30 in Grimes County
and will have an air space capacity of roughly 33 million tons solely for
waste and an expected life of 37 years.
Future Needs
The City is currently studying benchmark cities to determine best
practices for commercial and multi -family recycling strategies in 2009,
and intends to expand services into those customer segments in the
near future.
Increased manpower and additional equipment will be necessary
within the planning horizon in order to meet demand placed on
sanitation services by continuing growth and development and future
annexations. Based on the projected number of households and
current service levels, approximately ten additional staff and seven
additional collection vehicles will be needed by 2030. Also, an
additional Scale House Operator for Brazos Valley Solid Waste
Management Agency will be necessary in 2010, and regulatory
requirements will necessitate hiring additional Operations employees as
landfill tonnages increase.
Additionally, debt issuance and future servicing liabilities for the
construction of the Twin Oaks Landfill Facility will require additional
revenues, potentially from a future tipping fee increase. However,
revenues from the sale of methane gas generated at the Rock Prairie
Road Landfill may mitigate or reduce the impact of future tipping fee
increases.
There are two major capital projects anticipated for Brazos Valley Solid
Waste Management Agency, the construction of the Twin Oaks
Landfill, and the closure of the Rock Prairie Road Landfill. The
anticipated schedule for these projects follows:
Ordinance No. 2015-3730 Paye 83 of 93
7-16
Municipal Services & Community Facilities 1 As Amended 12-10-15
• Property acquisition, landfill design, and initiation of construction
for the Twin Oaks Landfill (2009);
• Initiate Waste Acceptance at the Twin Oaks Landfill (Summer
2010); and,
• Closure of the Rock Prairie Road Landfill (Fall 2010)
Street, Traffic System and Drainage Maintenance —
College Station Public Works
Services
Street and drainage infrastructure both facilitate transportation and
ensure the health and safety of residents and visitors to the City. These
facilities are very costly and demand a lot of attention to protect the
investment and value they bring to the City. The Streets and Drainage
division has 35 employees and maintain approximately 430 centerline
miles of paved streets, 100 miles of sidewalks, 40 miles of storm drain
lines, 17 miles of concrete valley gutters, 32 miles of natural creek line,
and mow and trim 380 acres of grass.
Traffic Operations' mission is to guide, warn, and regulate motorists,
pedestrians, and bicyclists in a safe and efficient manner. The division
currently maintains 66 traffic signals, 42 school -zone pedestrian -warning
flashers, over 300 linear miles of pavement markings, over 20,000 traffic
signs, and over 4,000 parking spaces. The division includes the Traffic
Systems Superintendent one traffic systems foreman, four certified
signal technicians and three certified signs/markings technicians.
Future Needs
As the City ages and its boundaries grow the need for streets, traffic
system, and drainage maintenance will increase. Aging infrastructure
generally requires more maintenance and new development and
growth through annexation creates new demands for infrastructure
maintenance. Recent Neighborhood Integrity and multi -modal
transportation initiatives are likely to place a heavier demand on higher
expectations for infrastructure rehabilitation and maintenance levels.
Additionally, the desire is that attractiveness of the City's corridors are
maintained as streets are rehabilitated. These new service demands will
require additional staff and resources to maintain and preserve the
City's capital investment.
Planning & Development Services
Services
Planning and Development Services is responsible for helping the
community make the best decisions regarding the physical
development of the City through long range and comprehensive
planning. The City is responsible for ensuring that all new development,
Ordinance No. 2015-3730
As Amended 12-10-15 1 Municipal Services & Community Facilities
site work, and construction comply with the Comprehensive Plan and
all adopted codes and standards. Additionally, the City provides
proactive Code Enforcement for both commercial and residential
properties within the City to ensure continued compliance, as well as
providing services to established neighborhoods.
Services include land use planning, transportation planning, historic
preservation, greenways management, zoning, development review,
building plan review, building and site inspections, and code
enforcement (including parking, sanitation, health and safety, illegal
dumping, livestock, zoning violations, fire codes, and tall weeds and
grass). The City also provides Neighborhood Services, including
neighborhood planning, training and educational opportunities for
residents. There are currently 60 neighborhood/homeowners
associations registered with the City's Neighborhood Partnership
Program.
The City of College Station currently employs six full-time planners, one
for every eight square miles or 15,000 citizens (based on a current
estimated population of approximately 91,000 residents). Each planner
reviews an average of 290 planning submittals annually, for a total of
approximately 1,750 submittals.
The City also employs four Combination Building Inspectors, one for
every 12.4 square miles or 22,500 residents. Annually, the Building
Division processes over 13,000 inspections, approximately 3,250 per
Building Inspector. The City's two Building Plans Examiners each
process approximately 1,000 building plans per year.
The City employs six Code Enforcement Officers. Generally, four
officers are responsible for enforcing the City's codes and ordinances,
each within a specified geographic area that is approximately
12.4 square miles and serving approximately 22,500 citizens. One officer
is dedicated solely to commercial zoning violations and another is
responsible for all City code violations during night and weekend hours.
Annually, Code Enforcement processes approximately 1,435 violation
cases per Officer. In College Station, approximately 98% of code
enforcement cases are resolved through voluntary compliance.
Additional service level information can be found in the Department's
Strategic Business Plan.
Future Needs
As the City ages and its boundaries grow the need for development
services will increase. Aging areas of the City generally require more
property maintenance code enforcement. These established areas of
the community may also benefit from neighborhood planning efforts
due to increased neighborhood integrity issues. New development
Ordinance No. 2015-3730 Paye 85 of 93
7-18
Municipal Services & Community Facilities 1 As Amended 12-10-15
within the community places a demand on development review and
building construction review and inspections.
As the details of initiatives such as Rental Registration Host Parties, and
Nuisance Properties are finalized the City will need to determine and
prioritize its responsibilities in relation to its staffing levels.
Community Development
Services
The City of College Station encourages the expansion and accessibility
of health and human services; expansion and improvement of public
facilities and infrastructure; and expansion of economic
Down Payment Assistance: Up to 10% of
the sales price, or a $10,000 maximum (up to
$14,999 for households of 5 or more) on any
home for sale in the City of College Station.
The loan is deferred and non-interest
bearing. The buyer signs a note and deed of
trust with the City, and the note is paid back
upon sale of the property, or Witte buyer
ceases to owner -occupy.
Enhanced Down Payment Assistance:
Up to 20% of the sales price, or a $14,999
maximum on any home for sale that was
developed by The City of College Station
Economic and Community Development
Department or a certified non-profit partner
with the same repayment terms as above.
Ask for list of eligible properties.
TABLE 7.1
2009 Median Income Limits
Number in Maximum
Household Income
$31,450
2
$35,900
3
4
5
6
7
8
$40,400
$44,900
$48,500
$52,100
$55,700
$58,950
SOURCE: City of College Station
The left column (Household)
refers to the number of people in
the home. The right column (80%)
refers to the maximum combined
income allowed per year by U.S.
Department of Housing & Urban
Development guidelines in order
to qualify for a Community
Development program.
opportunities in the community for low- and moderate -
income residents. The City receives funding from the
U.S. Department of Housing and Urban Development
(HUD) through the Community Development Block Grant
(CDBG) and the HOME Investment Partnership Program
(HOME) grant. The City's Department of Economic and
Community Development is tasked with administering
these grant funds through programs designed in
accordance with the Department's goals, federal
regulations, and input from citizens and the City Council.
The programs are available to individuals and families
whose household income does not exceed 80% of the
area median income limits set by HUD.
HOME Investment Partnership Program funds are used to expand
the supply of safe and affordable housing. Assistance for security
deposit payments through the Tenant Based Rental Assistance
program, which is managed by Twin City Mission on behalf of the
City, averages approximately $300 per household moving into a
housing tax credit property located in College Station. Up to
$14,999 in down payment and closing cost assistance is provided
to qualified, income -eligible homebuyers. Reconstruction
assistance of up to $85,000 and rehabilitation assistance of up to
$35,000 is available through low- or no -interest loans to qualified,
income -eligible home owners. Minor repair assistance in the form
of a grant of up to $3,000 is available to correct health and safety
issues. Finally, HOME funds are used to construct new affordable
housing either through City -developed activities or through the
support of a Community Housing Development Organization,
Habitat for Humanity, or private developers leveraging other
sources of funds.
The City's Community Development Block Grant monies are used
to provide funding to various non-profit agencies that provide
health and human service programs throughout the community.
These funds also support code enforcement activities in low- to
Ordinance No. 2015-3730
As Amended 12-10-15 1 Municipal Services & Community Facilities
moderate -income areas; acquisition of land for future development;
and demolition of substandard housing. CDBG funds can be used to
finance public facility activities in low- to moderate -income areas.
These activities can include park development or enhancement,
improvement or expansion of
infrastructure, or improvements
to other public facilities such as
at the Lincoln Center.
Does your home need essential repairs?
Grants and/or deferred forgivable loans are
available to make essential repairs. Repairs
can include: repair or replacement of
windows and doors; electrical repair or
replacement; plumbing; heating equipment
repair or replacement; other items affecting
the health and safety of residents or
violations of City ordinances.
The Department of Economic
and Community Development
has created a new model to
provide more desirable housing
options for income -eligible families throughout the community. This new
affordable housing model allows for the construction of homes in newly
developed, mixed -income subdivisions and should make the units
much more attractive to eligible homebuyers. Further, this change in
program direction will add a new element of diversity in local
neighborhoods and will serve to better integrate economically
challenged families into the community. Additionally, the Department
is currently working to create a mixed-use development model that wit
incorporate elements of affordable housing, economic development,
job creation, and recreational amenities.
Library Services
Services
An interlocal agreement between the City of College Station and
City of Bryan was approved in 1986 that provides for the administration
of the College Station Public Library by the Bryan Public Library System.
The interlocal agreement was revised in 1997 with the opening of the
College Station library facility in 1998. Together with the Carnegie
Library, the Bryan -College Station Library System was created,
providing library services free of charge to all Brazos County residents.
In Fiscal Year 2008 the Larry J. Ringer Library had a circulation of
439,691 and 87,550 items in its collection. In Fiscal Year 2008, 240,362
people visited College Station's library a 17% increase from Fiscal Year
2007.
Services offered at the Larry J. Ringer Library include story times,
reading programs, public access computers, interlibrary loan program,
income tax assistance, and meeting room usage.
Facilities
The Larry J. Ringer Library, located on Harvey Mitchell Parkway, is a
16,000 square -foot facility that opened in 1998. The Ringer Library is
one of three in the Bryan/College Station Public Library System, with the
other two located in Bryan.
Pa. e86of93
Community Development
Block Grant funds must be
used to meet one of three
National Objectives:
1) Benefit Low or Moderate
Income people;
2) Prevent or eliminate slum
or blighted areas;
or
3) Meeting urgent needs
that would pose a serious
or immediate threat to
the health or welfare of
the community and other
financial resources are
not available to meet
such needs.
HOME Investment
Partnership Program funds
must be used for housing
related activities only. In
order to qualify for one of
the programs, individual
and families cannot have
income that exceeds the
Median Income Limits, as
set by the U.S. Department
of Housing and Urban
e evelopment.
Ordinance No. 201-3730 Page 87 of 93
Municipal Services & Community Facilities 1 As Amended 12-10-15
Future Needs
College Station voters approved the expansion of the Larry J. Ringer
Library during the 2008 Bond Election. The proposed expansion
includes 15,256 square feet and 16,185 square feet of additional
parking. Increased personnel will be needed once the expansion is
complete.
Fiber Optic Network
Services
College Station now has several ultra -high-speed Internet options
offering communications services that are vital to future growth. Ultra-
high -speed Internet provides download speeds of up to one gigabit
per second - or 1,000 megabits, having a positive impact on local
economic development and enhancing the community's quality of
life. The ultra -high-speed connection helps commercial users enhance
their productivity and efficiency and serves as a tool to attract new
businesses. As part of Operation GigaSpeed, Suddenlink introduced its
first phase of Internet speed increases in College Station in late 2014.
Additionally, College Station now leases unused or "dark" City -owned
fiber optic cable to offer additional ultra -high-speed Internet options.
The City's fiber optic network service includes approximately 60 miles of
cable that is owned and maintained by the City. Virtually all of the
major communication systems, including the telephone and computer
networks, 800 MHz Trunk Radio Service, Utility Supervisory Control and
Data Acquisition systems, Traffic Signals, and Wireless Networks depend
on the Fiber Optic Network Service to function fully. As part of the Fiber
Optic Loop Project, a fiber optic ring connecting all major City facilities
was completed in 1999. Since that time, various cable spurs off the
main ring and individual cable segments have been installed to add
existing smaller sites, traffic signals, and new facilities as they have been
built. A new five-year Capital Improvement Program project was
approved in 2008 to provide continued expansion and improvement to
the fiber optic network.
Facilities
There are approximately 40 discrete City buildings with fixed cabling
infrastructure that support telephone, network, cable television,
intercom, and two-way radio communications. This infrastructure is
comprised of fiber optic cabling, copper network and phone cabling,
and coaxial radio frequency cabling, with supporting equipment
including: racks, termination panels, cable management, power, and
grounding.
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As Arnenolerl 12-10-15 1 Municipal Services & Community Facilities
Future Needs
Currently, the City's fiber optic infrastructure extends south to the State
Highway 6 and William D. Fitch Parkway area and east to Fire Station
No. 5. A fiber project is planned along William D. Fitch (SH 40) west to
Wellborn Road (FM 2154) to complete the loop in the southern part of
the City.
As the City continues to expand to the south, additional fiber optic
infrastructure will be needed to support the development of essential
public facilities, such as additional fire stations, public schools, and a
future police sub -station. The presence of fiber optic infrastructure is
essential in the location of City facilities. The fiber network will also
serve to connect and provide backhaul for a planned implementation
of wireless hot zones in various locations. There is also an identified
need for fiber to support video surveillance in select locations to serve
as a force multiplier for public safety.
General Municipal Administration
Services
In addition to the various services previously discussed in this chapter,
College Station also provides the following external and internal
services: City Internal Auditor, Legal, City Management, City Secretary,
Fiscal Services, Human Resources, Information Technology, Municipal
Court, Budget and Strategic Planning, Public Communications, Public
Works, Utility Customer Service, Economic Development, and
Emergency Management.
The City of College Station has 924 full-time equivalent positions funded
in the Fiscal Year 2009 budget.
Facilities
The City of College Station owns and maintains a number of capital
facilities and buildings required to perform the necessary administrative
functions of the City. These are illustrated in Figure 7.5, Public Facilities,
and include:
• City Hall - 1 101 Texas Avenue (42,585 square feet)
• Economic & Community Development - 1207 Texas Avenue
(16,377 square feet)
• Five Fire Stations
• Police Station - 2611 Texas Avenue (29,581 square feet)
• Parks Administration building - 1000 Krenek Tap Road (6,200
square feet)
• Public Works buildings and storage yard - 2613 Texas Avenue
(10,025 square -foot administration, 18,700 square -foot shop)
• Municipal Court and Fire Administration Building - 300 Krenek
Tap Road (32,000 square feet)
7-21
Ordinance No. 201. -3730
Pa'e89of93
Municipal Services & Community Facilities As Amended 12-10-15
• Utility Customer Service - 310 Krenek Tap Road (12,394 square
feet)
• Library- 1818 Harvey Mitchell Parkway (14,200 square feet)
• BVSWMA Landfill / scale house / shop - 7600 Rock Prairie Road
• Five electrical Substations
• College Station Utilities - 1601 Graham Road (11,457 square -foot
administration, 7,964 square -foot training center, 23,395 square -
foot warehouse)
• Lincoln Center - 1000 Eleanor (13,978 square feet)
• Conference Center - 1300 George Bush Drive (12,416 square
feet)
• Cemeteries and Cemetery shop - Texas Avenue, Raymond
Stotzer Parkway
• Park facilities, including pavilions, park shelters, playing fields
and courts, restrooms, concessions, playground equipment,
pools
• Three Park Maintenance / Forestry Shops - Krenek Tap Road,
Holleman Drive, Rock Prairie Road
• Exit Teen Center- 1600 Rock Prairie Road (3,957 square feet)
• Northgate Parking Garage - 209 College Main
FIGURE 7.5
Public Facilities
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* AluniDIGal Fac:IIGt,
Ordinance No. 2015-3730
As Amended 12-10-15 1 Municipal Services & Community Facilities
• Northgate Surface Metered Parking - Church Street
• Northgate Promenade - Church Street
• Second Street Promenade in Northgate - Second Street
• Wolf Pen Creek Amphitheater and Greenroom - Holleman
Drive/Colgate DriveTwo waste water treatment plants
• Two elevated water towers
Future Needs
As College Station's population continues to grow to the projected
134,000 by the year 2030, an additional 396 City employees will need to
be added, for a total of 1,320, in order to maintain the current
personnel -to -population ratio and existing service levels. The City of
College Station has identified several facility needs, including a
Convention Center and a new City Hall.
Paye 90 of 93
College Station City Hall circa 1969
The City has made several past attempts to locate a Convention
Center in various locations in the City. One of the biggest challenges
has been to acquire sufficient land on which to build a first-class facility.
College Station recently purchased property on the north side of
University Drive at Tarrow Drive for the purposes of constructing a
Convention Center.
College Station's current City Hall was constructed in 1969 and
expanded in 1979 and again in 1983. In response to College Station's
tremendous population growth, various City buildings have been
constructed throughout the years to accommodate the growing
number of City employees. This has resulted in numerous inefficiencies,
including hampered communication between divisions and time and
resource losses from travel between the facilities.
As the number of employees has continued to grow to respond to the
service level needs of a growing population, and as public
Ordinance No. 201.-3730 Pa ' e 91 of 93
, antsuaa aaduWg3 uotJv/g analj'
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Municipal Services & Community Facilities 1 As Amended 12-10-15
participation in College Station has increased, it has become clear that
the useful life of the current City Hall has passed.
In 2007 College Station contracted with an architect to study its space
needs and develop a potential scope and a master plan for a new
City Hall. The study showed that the space needed to serve the
projected growth was a 69,568 square -foot facility. Adding in
10% "soft -space" to account for future growth, it was determined that
a 74,485 square -foot facility would meet the City's needs for
approximately 10-15 years.
In an effort to consolidate municipal facilities and services, the idea of
a municipal complex has been discussed in recent years. Such a
development was envisioned to be located on a large City -owned
tract of land bounded by Texas Avenue, Krenek Tap Road, Earl Rudder
Freeway (State Highway 6) and Bee Creek.
GOAL, STRATEGIES, AND ACTIONS
Based on input received throughout the Comprehensive Plan update
process, the Comprehensive Plan Advisory Committee has addressed
the City's municipal service needs by establishing a goal for the City to
plan for municipal facilities that meet community needs, contribute to
community character, are sensitive to the surrounding land uses, and
provide exceptional municipal services. The associated strategies and
actions outline the steps the City will take in meeting this goal.
Strategy 1: Maintain existing infrastructure.
• Focus on Infill. Concentrate municipal services and facilities in
infill areas versus fragmenting services.
• Rehabilitation. Invest in the sensitive rehabilitation of older water,
sanitary sewer, electric, drainage, and other infrastructure in the
City's oldest neighborhoods to maintain their viability and
attractiveness for private property owners and homeowners.
Strategy 2: Develop, implement and maintain, through regular review,
facilities and service master plans that support the planned growth and
development pattern.
• Land Use Planning. Establish a Land Use Plan that will meet the
needs of the growing population through the planning horizon,
while being mindful of growth limitations such as a lack of public
infrastructure and services.
• Service upon Annexation. Develop plans for the expansion of
municipal services in conjunction with annexation plans to
ensure that the City is prepared to serve its residents upon
annexation.
• Keep Master Plans Current. Continue to re-evaluate and
update, as needed, key master plans every 3-5 years (water,
Ordinance No. 2015-3730
As Amended 12-10-15 1 Municipal Services & Community Facilities
wastewater, storm water, drainage management, solid waste,
electric, Police, Fire).
• Plan for Future Facilities. Develop a comprehensive facilities
plan that meets the future space and functional needs of City
employees as well as the desired community space needs.
Strategy 3: Maintain exemplary levels of municipal services.
• Accreditations. Pursue and receive accreditations City-wide.
• City-wide Wi-Fi. Determine feasibility of a City-wide, public
"wi-fi" network (possibly in partnership with the City of Bryan,
Texas A&M University, College Station Independent School
District (CSISD), Research Valley Partnership (RVP), the Council
of Governments (COG), Brazos County, and Blinn College).
• Water Standards. Meet or exceed State water quality standards
for area streams, and maintain exemplary level of public
drinking water quality and associated monitoring.
• Storm Water Management. Adhere to and require effective
storm water management practices.
• Economical Service. Plan utility infrastructure and services and
approve development only in areas that can be reliably and
economically served within the City's capabilities.
• Regional Cooperation. Continue regional cooperation on solid
waste management, and consider opportunities to consolidate
or better coordinate other utility services with other area
governments or service providers.
• Excellent Service. Maintain commitment to an excellent level of
system operation and customer service for all City utilities and
services.
Strategy 4: Expand municipal services and facilities consistent with
growth expectations and to support the planned growth and
development pattern.
• Consolidated Facilities. Establish consolidated facilities for
storage and maintenance of service vehicles and equipment,
records storage, materials storage and other needs in locations
that are accessible to areas served.
• Character of Public Buildings. Design and construct public
buildings, facilities and improvements, including a new City Hall,
which reflect the character of their surroundings, blend well into
existing neighborhoods and districts, and help to establish an
identity and quality standard for newly -developing areas of the
City.
• School Facilities. Communicate with College Station
Independent School District on facility coordination
opportunities, especially to locate new elementary schools
within neighborhoods whenever possible, and to ensure
safe/walkable areas around schools.
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Municipal Services & Community Facilities 1 As Amended 12-10-15
• Coordinated Improvements. Capitalize on opportunities to
achieve multiple community objectives through major
infrastructure projects, such as coordinated road improvements,
utility and drainage upgrades, sidewalk rehabilitation /
installation / extensions, and streetscape enhancement.
• Promote Will and Redevelopment. Program utility improvements
and extensions to promote infill and redevelopment versus
expansion of the urbanized area.
• Electric Infrastructure. Continue phased implementation of the
long-range Electric Transmission Plan, along with other area
partners, to ensure adequate and reliable supply to serve
anticipated growth and to maintain College Station Utilities'
capability for rapid response to system outages.
• Water Infrastructure. Continue phased expansion of water
supply resources and associated production capabilities to
meet shorter -term peak demands, as well as forecasted
longer-term needs.
• Public Safety. Expand public safety facilities, including a satellite
Police station in College Station and strategically placed Fire
Stations, in order to provide adequate service and response
times.
Strategy 5: Promote facilities and services delivery practices that
encourage resource conservation and protection.
• Resource Conservation. Determine practical ways to reduce
energy consumption and implement resource conservation
strategies in all areas of municipal service provision.
• Runoff. Limit the impacts of urban runoff on area creeks and
bodies of water.
• Green College Station. Implement Green College Station
initiatives and use "green" technologies and practices to
reduce utility consumption, operate more efficiently, and limit
facility impacts on nearby areas of the community.
• Water Conservation. Pursue and support local water
conservation and re -use initiatives, specifically including the
reuse of water to irrigate City facilities.
• Recycling. Promote solid waste reduction and recycling by
residents, businesses, and local institutions, through the creation
of initiatives that provide residents a convenient means of
disposing of household hazardous waste.
• Consolidated Services. Identify ways to consolidate service
delivery and create efficiencies in City government by
minimizing sprawl and reducing service delivery costs.