HomeMy WebLinkAbout11/03/2022 - Agenda Packet - Planning & Zoning Commission
College Station, TX
Meeting Agenda
Planning and Zoning Commission
1101 Texas Ave, College Station, TX 77840
Internet: https://zoom.us/j/86762320625
Phone: 888 475 4499 and Webinar ID: 867 6232 0625
The City Council may or may not attend this meeting.
November 3, 2022 6:00 PM City Hall Council Chambers
College Station, TX Page 1
Notice is hereby given that a quorum of the meeting body will be present in the physical
location stated above where citizens may also attend in order to view a member(s) participating
by videoconference call as allowed by 551.127, Texas Government Code. The City uses a third-
party vendor to host the virtual portion of the meeting; if virtual access is unavailable, meeting
access and participation will be in-person only.
1. Call to Order, Pledge of Allegiance, Consider Absence Request.
2. Hear Visitors
At this time, the Chairperson will open the floor to visitors wishing to address the Commission on issues
not already scheduled on tonight's agenda. An individual who wishes to address the Commission
regarding any item on the agenda shall register with the Commission Secretary prior to 4 p.m. on the
day of the meeting. To register, the individual must provide a name and phone number by calling
979.764.3751 or emailing khejny@cstx.gov prior to 4 p.m. To submit written comments to the
Commission, email khejny@cstx.gov and they will be distributed to the Commission. The visitor
presentations will be limited to three minutes in order to accommodate everyone who wishes to address
the Commission and to allow adequate time for completion of the agenda items. The Commission will
receive the information, ask city staff to look into the matter, or will place the matter on a future agenda
for discussion. (A recording is made of the meeting; please give your name and address for the record.)
3. Consent Agenda
All matters listed under the Consent Agenda, are considered routine by the Commission and will be
enacted by one motion. These items include preliminary plans and final plats, where staff has found
compliance with all minimum subdivision regulations. All items approved by Consent are approved with
any and all staff recommendations. Since there will not be separate discussion of these items, citizens
wishing to address the Commission regarding one or more items on the Consent Agenda may address
the Commission at this time as well. If any Commissioner desires to discuss an item on the Consent
Agenda it may be moved to the Regular Agenda for further consideration.
3.1. Consideration, discussion, and possible action to approve meeting minutes.
Attachments: 1. October 20 2022
4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
5. Regular Agenda
Page 1 of 82
Planning and Zoning Commission
Page 2 November 3, 2022
5.1. Public Hearing, presentation, discussion and possible action regarding an ordinance amending
Appendix A , “Unified Development Ordinance, “Article 4, Zoning Districts,” Section 4.2 “Official
Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundary from PDD Planned Development District to PDD Planned Development
District to amend the Concept Map for approximately five acres located at 404 Harvey Mitchell
Parkway South generally located east of the Memorial Cemetery Park. Case #REZ2022-000018
(Note: Final action of this item will be considered at the November 21, 2022, City Council Meeting
– Subject to change).
Sponsors: Anthony Armstrong
Attachments: 1. Staff Report
2. Vicinity, Aerial, and Small Area Map
3. Background Information
4. PDD Ordinance 2022-4356
5. Applicant's Supporting Information
6. Adopted Concept Plan
7. Proposed Concept Plan
5.2. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
the Comprehensive Plan by amending the Bicycle, Pedestrian, and Greenways Master Plan to
remove a portion of a planned multi-use path along Lick Creek Tributary 10 between Rock Prairie
Road and Double Mountain Road, generally located by 5604 Rock Prairie Road. Case
#CPA2022-000008 (Final action on this item is scheduled for the November 21, 2022 City Council
Meeting – subject to change.)
Sponsors: Jason Schubert
Attachments: 1. Staff Report
2. Vicinity Map and Aerial
3. Bike Plan Amendment Exhibit
4. Pedestrian Plan Amendment Exhibit
5. Applicant's Supporting Information
5.3. Public Hearing, presentation, discussion, and possible action to consider a Comprehensive Plan
Amendment to expire the East College Station Transportation Study, Central College Station
Neighborhood Plan, Eastgate Neighborhood Plan, Southside Area Neighborhood Plan, and
South Knoll Neighborhood Plan, to amend the Planning Areas description within Chapter
2. Distinctive Places, and to amend the Comprehensive Plan – Planning Areas Map to remove
the aforementioned plans. Case #CPA2022-000010 (Note: Final action on this item is scheduled
for the November 10, 2022, City Council Meeting – subject to change)
Sponsors: Naomi Sing
Attachments: 1. Memo
2. Planning Areas Redlines
3. Comprehensive Plan - Chapter 2. Distinctive Places
5.4. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
Appendix A, “Unified Development Ordinance,” Article 7, "General Development Standards,"
Section 7.3.C "Dimensions, Access, and Location,” of the Code of Ordinances of the City of
College Station, Texas, regarding the allowable location for single-family parking. Case
#ORDA2022-000010. (Final action on this item is scheduled for the November 10, 2022 City
Council Meeting – subject to change.)
Sponsors: Naomi Sing
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Planning and Zoning Commission
Page 3 November 3, 2022
Attachments: 1. Memo
2. Sec. 7.3. Off-Street Parking Standards Redline
6. Informational Agenda
6.1. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
6.2. Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
Thursday, November 10, 2022 ~ City Council Meeting ~ Council Chambers ~ Open
Meeting 6:00 p.m. (Liaison - Jackson)
Thursday, November 17, 2022 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
Monday, November 21, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
6:00 p.m. (Liaison - Smith)
Thursday, December 1, 2022 ~ P&Z Meeting ~ Council Chambers 6:00 p.m.
6.3. Presentation and discussion regarding an update on items heard:
An Ordinance Amendment regarding a request to adjust sidewalk zones utilized for fee in
lieu of construction and other sidewalk related requirements. The Planning & Zoning
Commission heard this item on October 6, 2022 and voted (6-0) to recommend approval.
The City Council heard this item on October 27, 2022 and voted (7-0) to approve the
request.
An Ordinance Amendment regarding the creation of the Middle Housing zoning district.
The Planning & Zoning Commission heard this item on October 6, 2022 and voted (6-0) to
recommend approval. The City Council heard this item on October 27, 2022 and voted (7-
0) to approve the request.
An Ordinance Amendment regarding the Restricted Occupancy Overlay. The Planning &
Zoning Commission heard this item on October 6, 2022 and voted (6-0) to recommend
approval. The City Council heard this item on October 27, 2022 and voted (6-1) to approve
the request.
6.4. Discussion and review regarding the following meetings: Design Review Board and BioCorridor
Board.
None
7. Discussion and possible action on future agenda items.
A Planning & Zoning Member may inquire about a subject for which notice has not been given. A
statement of specific factual information or the recitation of existing policy may be given. Any
deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
8. Adjourn.
The Planning and Zoning Commission may adjourn into Executive Session to consider any item listed
on the agenda if a matter is raised that is appropriate for Executive Session discussion.
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Planning and Zoning Commission
Page 4 November 3, 2022
I certify that the above Notice of Meeting was posted on the website and at College Station City Hall,
1101 Texas Avenue, College Station, Texas, on October 28, 2022 at 5:00 p.m.
City Secretary
This building is wheelchair accessible. Persons with disabilities who plan to attend this meeting
and who may need accommodations, auxiliary aids, or services such as interpreters,
readers, or large print are asked to contact the City Secretary’s Office at (979) 764-3541, TDD
at 1-800-735-2989, or email adaassistance@cstx.gov at least two business days prior to the
meeting so that appropriate arrangements can be made. If the City does not receive notification
at least two business days prior to the meeting, the City will make a reasonable attempt to
provide the necessary accommodations.
Penal Code § 30.07. Trespass by License Holder with an Openly Carried Handgun.
"Pursuant to Section 30.07, Penal Code (Trespass by License Holder with an Openly
Carried Handgun) A Person Licensed under Subchapter H, Chapter 411,
Government Code (Handgun Licensing Law), may not enter this Property with a
Handgun that is Carried Openly."
Codigo Penal § 30.07. Traspasar Portando Armas de Mano al Aire Libre con Licencia.
“Conforme a la Seccion 30.07 del codigo penal (traspasar portando armas de mano al aire
libre con licencia), personas con licencia bajo del Sub-Capitulo H, Capitulo 411,
Codigo de Gobierno (Ley de licencias de arma de mano), no deben entrar a esta propiedad
portando arma de mano al aire libre.”
Page 4 of 82
October 20, 2022 P&Z Meeting Minutes Page 1 of 3
MINUTES PLANNING & ZONING COMMISSION
1101 Texas Ave, College Station, TX 77840 October 20, 2022 6:00 p.m. Phone: *888 475 4499 and Webinar ID: 856 1645 8376 Internet: https://zoom.us/j/85616458376
COMMISSIONERS PRESENT: Dennis Christiansen, Bobby Mirza, William Wright, Mark Smith, Melissa McIlhaney, and Thomas Jackson COMMISSIONERS ABSENT: Jason Cornelius COUNCIL MEMBERS PRESENT: Dennis Maloney CITY STAFF PRESENT: Molly Hitchcock, Jeff Howell, and Kristen Hejny
1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Christiansen called the meeting to order at 6:00 p.m.
2. Hear Visitors
No visitors spoke. 3. Consent Agenda 3.1 Consideration, discussion, and possible action to approve meeting minutes.
• October 6, 2022
3.2 Presentation, discussion, and possible action regarding a Final Plat for Williams Creek Lake Estates Subdivision Phase 3 including a replat of Williams Creek Lake Estates Subdivision Phase 1 Block
1, Lot 8R on approximately 7.12 acres of land, generally located at the intersection of Williams Lake Drive and Rock Prairie Road to the west of Williams Creek Lake Estates Phase 1. Case #FP2021-000032
Commissioner Wright motioned to approve the Consent Agenda. Commissioner Smith seconded the motion, motion passed (5-0) with Commissioner Mirza unavailable for voting. 4. Consideration, discussion, and possible action on items removed from the Consent Agenda by Commission Action. No items were removed.
5. Regular Agenda There were no regular agenda items.
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October 20, 2022 P&Z Meeting Minutes Page 2 of 3
6. Informational Agenda
6.1 Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
There was no discussion.
6.2 Discussion of Minor / Amending Plats approved by staff:
• Emerald Ridge Estates Phase 1: Block 1, Lot 2A-R ~ Case #FP2022-000026
There was no discussion.
6.3 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, October 27, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m. (Liaison – McIlhaney)
• Thursday, November 3, 2022 ~ P&Z Meeting and Impact Fee Advisory Committee Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, November 10, 2022 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m. (Liaison – Jackson)
• Thursday, November 17, 2022 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m. There was no discussion. 6.4 Presentation and discussion regarding an update on items heard:
• An Ordinance Amendment regarding the creation of a new use called Shared Housing. The
Planning & Zoning Commission heard this item on September 1, 2022 and voted (6-0) to recommend approval. The City Council heard this item on October 13, 2022 and voted (7-0) to approve the request.
• A Comprehensive Plan Amendment from Neighborhood Center to Mixed Residential on approximately 0.356 acres located at 217 Richards Street. The Planning & Zoning Commission
heard this item on September 15, 2022 and voted (6-0) to recommend approval. The City Council heard this item on October 13, 2022 and voted (7-0) to approve the request.
• A Rezoning from R Rural to GC General Commercial on approximately two acres located at 9900 State Highway 30. The Planning & Zoning Commission heard this item on September 15, 2022 and voted (6-0) to recommend approval. The City Council heard this item on October
13, 2022 and voted (7-0) to approve the request. Commissioner Wright provided an update to the Commission regarding Shared Housing.
6.5 Discussion and review regarding the following meetings: Design Review Board, BioCorridor Board.
• None
Page 6 of 82
October 20, 2022 P&Z Meeting Minutes Page 3 of 3
7. Discussion and possible action on future agenda items.
A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting. There was no discussion. 8. Adjourn
The meeting adjourned at 6:04 p.m. Approved: Attest: _____________________________________ _________________________________
Dennis Chairperson Christiansen, Chairperson Kristen Hejny, Admin Support Specialist Planning & Zoning Commission Planning & Development Services
Page 7 of 82
November 3, 2022
Regular Agenda
PDD Rezoning Concept Plan Amendment
To: Planning & Zoning Commission
From: Jesse DiMeolo, Staff Planner
Agenda Caption: Public Hearing, presentation, discussion and possible action regarding an ordinance
amending Appendix A , “Unified Development Ordinance, “Article 4, Zoning Districts,” Section 4.2
“Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the
zoning district boundary from PDD Planned Development District to PDD Planned Development District
to amend the Concept Plan for approximately five acres located at 404 Harvey Mitchell Parkway South
generally located east of the Memorial Cemetery Park. Case # REZ2022-000018 (Note: Final action of
this item will be considered at the November 21, 2022, City Council Meeting – Subject to change).
Recommendation: Staff recommends approval of the rezoning request.
Summary: This request is to amend the Concept Plan for the existing PDD Planned Development District
zoning located at 404 Harvey Mitchell Parkway South. The property is the southernmost lot out of three
lots that share driveway access off Harvey Mitchell Parkway. The two northern lots have been
developed for commercial and office related uses, with this lower lot still undeveloped. The PDD zoning
was recently amended in May 2022 to allow a different bedroom-to-unit mix, building layout, and
modifications to parking requirements. This Concept Plan amendment is to allow a fire lane to extend
around the building and be located between the building and the adjacent cemetery.
REVIEW OF CONCEPT PLAN
The Concept Plan provides an illustration of the general layout of the proposed building areas as
well as other site related features. The proposed Concept Plan changes the building and drive aisle
layout from the original PDD Concept Plan.
In proposing a PDD, an applicant may also request variations to the general platting and site
development standards provided that those variations are outweighed by demonstrated
community benefits of the proposed development. The Unified Development Ordinance provides
the following review criteria as the basis for reviewing PDD Concept Plans:
1. The proposal will constitute an environment of sustained stability and will be in harmony with
the character of the surrounding area;
2. The proposal is in conformity with the policies, goals, and objectives of the Comprehensive
Plan, and any subsequently adopted Plans, and will be consistent with the intent and purpose
of this Section;
3. The proposal is compatible with existing or permitted uses on abutting sites and will not
adversely affect adjacent development;
4. Every dwelling unit need not front on a public street but shall have access to a public street
directly or via a court, walkway, public area, or area owned by a homeowners association;
5. The development includes provision of adequate public improvements, including, but not
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limited to, parks, schools, and other public facilities;
6. The development will not be detrimental to the public health, safety, welfare, or materially
injurious to properties or improvements in the vicinity; and
7. The development will not adversely affect the safety and convenience of vehicular, bicycle, or
pedestrian circulation in the vicinity, including traffic reasonably expected to be generated by the
proposed use and other uses reasonably anticipated in the area considering existing zoning and
land uses in the area.
Purpose and Intent:
The purpose and intent of this Planned Development District is to provide a multi-family housing
product close to campus and the BioCorridor. Community Benefits are shown on the Concept Plan
with an increased landscape buffer yard along the shared property line with the Aggie Field of Honor
Cemetery and a multi-use path.
The only change being made to the proposed Concept Plan is to the driveway around the perimeter of
the building. This is to provide better fire protection and aerial access. The driveway will be gated on
both ends for emergency access only and will be constructed with grasscrete instead of concrete, to
help reduce the amount of paving between the building and landscape buffer. The building will be
shifted away from the Cemetery and closer to FM 2818 to accommodate the required landscape
buffer and the proposed driveway. The landscape buffer is not being changed.
Base Zoning and Meritorious Modifications:
The PDD Planned Development District zoning includes a MF Multi-Family base zoning district and all
requirements associated with the base zoning district shall apply except where specifically modified
herein.
MF Multi-Family zoning traditionally permits non-residential uses up to a maximum of 50 percent of the
total floor area if incorporated into the residential structure. Any commercial use will be limited to a
maximum of 2,000 sq ft. and with a restriction to restaurant uses only.
The PDD maximum building height will be four stories tall, with a maximum of 199 multi-family units and
339 bedrooms, for an average ratio of 1.7 bedrooms per unit.
The layout of the site is to address concerns regarding noise from the pool amenity area next to the
cemetery and apartment buildings blocking the view of Kyle Field from the cemetery. The pool
amenity area will be located interior to the site and surrounded by the apartment building itself. The
building will open towards Harvey Mitchell, not the cemetery. While a fire lane will now be located
between the building and the buffer, the lane will be constructed to fire lane specifications with a
product that allows grass to grow over/in it, and will be gated for emergency access only. A clear zone
easement that prohibits construction in the defined area was established in the southern portion of
the property, keeping the line of sight to Kyle Field protected.
Meritorious Modification – parking
UDO requirements for Multi-Family dwelling units are typically 1.5 spaces per bedroom for
one-bedroom apartments and 1 space per bedroom for 2+ bedroom units. This meritorious
modification is for one parking space per bedroom regardless of the unit size with additional
parking provided for staff.
Page 9 of 82
Community Benefits:
Community benefits are those provided by the development that extend beyond the minimum
expectations of the zoning and development regulations. The applicant is proposing to keep the same
community benefits from the adopted ordinance, related to an expanded buffer yard along the
property line shared with the cemetery and the construction of a multi-use path.
The Concept Plan retains the same buffer area with the previously adopted PDD. Section 7.7 of the
Unified Development Ordinance requires a minimum 10-foot-wide landscape buffer between the
property and the Aggie Field of Honor differing uses. The adopted Concept Plan increased this buffer
to 25 feet. The required plantings in the buffer area will meet the standard requirements of Section
7.7. The existing chain-link fence along the property line will be replaced with a minimum 6’ tall,
completely opaque privacy fence. The intent of the increased buffer width is to address any concerns
on the potential visual and audible degradation of the cemetery due to this development.
A proposed multi-use pathway will connect Raymond Stotzer Parkway with existing commercial
developments and the proposed multi-family development, allowing commercial properties and the
proposed multi-family developments to access Texas A&M University by walking or biking. The
pathway will supplement the existing access available for vehicular transportation. A multi-use
pathway will provide a connection between this development and Research Park and Texas A&M,
which will encourage pedestrian and bicycle traffic. This will be integrated with the newly proposed
fire lane that wraps around the building. The Fire Marshal has reviewed and recommends approval of
this design.
STAFF RECOMMENDATION
Staff recommends approval of the proposed changes to the Concept Plan.
SUPPORTING MATERIALS
1. Vicinity, Aerial, and Small Area Map
2. Background Information
3. PDD Ordinance 2022-4356
4. Applicant’s Supporting Information
5. Adopted Concept Plan
6. Proposed Concept Plan
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Page 13 of 82
BACKGROUND INFORMATION
NOTIFICATIONS
Advertised Commission Hearing Date: November 3, 2022
Advertised Council Hearing Date: November 21, 2022
The following neighborhood organizations that are registered with the City of College Station’s
Neighborhood Services have received a courtesy letter of notification of this public hearing:
N/A
Property owner notices mailed: Six
Contacts in support: None at the time of the staff report
Contacts in opposition: None at the time of the staff report
Inquiry contacts: None at the time of the staff report
ADJACENT LAND USES
Direction Comprehensive Plan Zoning Land Use
North General Commercial
CI Commercial
Industrial and GC
General Commercial
Commercial Business
and Office
South (Across
Raymond
Stotzer)
Texas A&M University C-U College University Easterwood Airport
East (across
Harvey Mitchell
Pkwy)
Texas A&M University C-U College University Texas A&M Property
West Institutional/Public R Rural Cemetery
DEVELOPMENT HISTORY
Annexation: 1970
Zoning:R-1 upon annexation (1970)
C-1 General Commercial to C-2 Commercial Industrial (2005)
C-2 Commercial Industrial renamed CI Commercial Industrial (2012)
PDD Planned Development District (2017)
PDD Planned Development District (2022)
Final Plat:2011, Valley Park Center
Site development: Vacant
Page 14 of 82
ORDINANCE NO. 2022-4356
AN ORDINANCE AMENDING APPENDIX A “UNIFIED DEVELOPMENT
ORDINANCE,” ARTICLE 4 “ZONING DISTRICTS,” SECTION 4.2, “OFFICIAL
ZONING MAP” OF THE CODE OF ORDINANCES OF THE CITY OF COLLEGE
STATION, TEXAS, BY CHANGING THE ZONING DISTRICT BOUNDARIES
AFFECTING APPROXIMATELY 4.74 ACRES LOCATED AT 404 HARVEY
MITCHELL PARKWAY SOUTH; PROVIDING A SEVERABILITY CLAUSE;
DECLARING A PENALTY; AND PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION,
TEXAS:
PART 1: That Appendix A “Unified Development Ordinance,” Article 4 “Zoning Districts,”
Section 4.2 “Official Zoning Map” of the Code of Ordinances of the City of College
Station, Texas, be amended as set out in Exhibit “A”, Exhibit “B” and Exhibit “C”
attached hereto and made a part of this Ordinance for all purposes.
PART 2: If any provision of this Ordinance or its application to any person or circumstances is
held invalid or unconstitutional, the invalidity or unconstitutionality does not affect
other provisions or application of this Ordinance or the Code of Ordinances of the City
of College Station, Texas, that can be given effect without the invalid or
unconstitutional provision or application, and to this end the provisions of this
Ordinance are severable.
PART 3: That any person, corporation, organization, government, governmental subdivision or
agency, business trust, estate, trust, partnership, association and any other legal entity
violating any of the provisions of this Ordinance 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) and not more than five hundred dollars ($500.00) or more
than two thousand dollars ($2,000) for a violation of fire safety, zoning, or public health
and sanitation ordinances, other than the dumping of refuse. Each day such violation
shall continue or be permitted to continue, shall be deemed a separate offense.
PART 4: This Ordinance is a penal ordinance and becomes effective ten (10) days after its date
of passage by the City Council, as provided by City of College Station Charter Section
35.
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ORDINANCE NO. 2022-4356 Page 2 of 6
PASSED, ADOPTED, and APPROVED this 26th day of May, 2022.
ATTEST: APPROVED:
_____________________________ _____________________________
City Secretary Mayor
APPROVED:
_______________________________
City Attorney
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ORDINANCE NO. 2022-4356 Page 3 of 6
Exhibit A
That Appendix A “Unified Development Ordinance,” Article 4 “Zoning Districts,” Section 4.2,
“Official Zoning Map” of the Code of Ordinances of the City of College Station, Texas, is hereby
amended as follows:
The following property is rezoned from PDD Planned Development District to PDD Planned
Development District:
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ORDINANCE NO. 2022-4356 Page 4 of 6
Exhibit B
Purpose, Intent and Community Benefit:
The purpose and intent of this Planned Development District is to provide a multi-family
housing product close to campus and the BioCorridor. Community Benefits are shown on the
Concept Plan with increased landscape buffering along the shared property line with the Aggie
Field of Honor Cemetery and a multi-use path.
The Concept Plan retains the same buffer area between the property and the Aggie Field of
Honor that was approved in the existing PDD. There is no change being made to the buffer area.
Section 7.7 of the Unified Development Ordinance requires a minimum 10-foot-wide landscape
buffer between the differing uses. Both the existing and proposed Concept Plan propose
increasing this buffer to 25 feet. The required plantings in the buffer area will meet the standard
requirements of Section 7.7. The existing chain-link fence along the property line will be
replaced with a privacy fence. The intent of the increased buffer width is to address any concerns
on the potential visual and audible degradation of the cemetery due to this development.
The subject property will be accessed through the neighboring commercial properties to the
north via a proposed access easement. The proposed multi-use pathway will connect Raymond
Stotzer Parkway with existing commercial developments and the proposed multi-family
development, allowing commercial properties and the proposed multi-family developments to
access Texas A&M University by walking or biking. The pathway will supplement the single
access available for vehicular transportation.
Base Zoning District and Meritorious Modifications:
The PDD Planned Development District zoning includes a MF Multi-Family base zoning
district and all requirements associated with the base zoning district shall apply except where
specifically modified herein.
The current rezoning request is for three modifications to the previously approved PDD
Concept Plan—a modification to the number of units, a modification to the building layout on
site, and a meritorious modification to the parking requirement.
1. Modification to the number of units
The PDD currently states that the maximum building height will be four stories tall, with
a maximum of 199 multi-family units and 339 bedrooms. One of the three proposed
amendments to the Concept Plan is to change the number of units and the unit mix, but
the total number of bedrooms will not change, just the ratio of bedrooms to units.
Originally the ratio was 2.4 bedrooms per unit, but the proposed PDD will be 1.7
bedrooms per unit.
2. Building layout
The second proposed amendment to the Concept Plan is related to the layout of
development on the site. Concerns on the original PDD rezoning included noise from
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ORDINANCE NO. 2022-4356 Page 5 of 6
the pool amenity area next to the cemetery and apartment buildings blocking the view
of Kyle Field from the cemetery. The applicant has addressed both concerns. Regarding
noise coming from the pool amenity area, this will be located interior to the site and
surrounded by the apartment building itself. The building will open towards Harvey
Mitchell, not the cemetery. The second concern about sight angles to Kyle Field has
been addressed by a clear zone easement established with the original plat in the
southern portion of the property. This easement does not allow any structures to be
built there.
3. Meritorious Modification – parking
The third and last proposed amendment to the Concept Plan is a meritorious
modification to the parking requirements for multifamily. UDO requirements for
Multi-Family dwelling units are typically 1.5 spaces per bedroom for one-bedroom
apartments and 1 space per bedroom for 2+ bedroom units. The proposal is for one
parking space per bedroom regardless of the unit size with additional parking provided
for staff.
Floodplain & Detention:
Stormwater from the site generally discharges to the northeast within the White Creek drainage
basin. There is no FEMA regulated floodplain on site. The property has an existing detention
pond at the southern corner, which will need to be evaluated with site development to confirm
that the pond has adequate capacity to serve the entire site. Any necessary drainage
improvements will need to be designed and constructed in accordance with the BCS Unified
Stormwater Design Guidelines.
Parkland:
Fee-in-lieu of parkland dedication will be paid prior to building permits being issued based on
the number of bedrooms.
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ORDINANCE NO. 2022-4356 Page 6 of 6
Exhibit C
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Page 1 of 3
REZONING PDD APPLICATION
SUPPORTING INFORMATION
Name of Project: CONCEPT PLAN AMENDMENT FOR GLOBAL STUDENT HOUSING
Address: 404 HARVEY MITCHELL PKWY S
Legal Description: VALLEY PARK CENTER, LOT 3R, ACRES 4.74
Total Acreage: 4.74
Applicant: BEAMON ENGINEERING, LLC
Property Owner: GLOBAL STUDENT HOUSING COLLEGE
Maximum Building Height.
Buildings will be a maximum 4 stories, with no element reaching more than 50 feet above ground level. All
building heights will be in accordance with airport requirements.
Proposed Drainage.
The site has an existing detention pond which has been designed for an additional 45,000 sf of structure per
the PAC notes. Additional detention will be provided if the development exceeds the allowable impervious
cover.
Variations Sought.
A driveway around the perimeter of the building is proposed to provide fire protection and aerial access. The
building will be shifted away from the Cemetery, and closer to FM 2818 to accommodate the required
landscape buffer and the proposed driveway. The driveway will be mostly used for fire protection and trash
truck circulation. The parking garage will provide tenant parking and visitor parking through one entrance.
The perimeter driveway will not be necessary for vehicles to leave the site
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Page 2 of 3
Community Benefits.
All of the community benefits approved for the existing PD are being offered with this PD revision.
Sustained Stability.
The concept plan follows the character and precedent set by existing approved PD and provides a need for
one bedroom and 2 bedroom housing in the area.
Conformity.
The concept plan follows the character and precedent set by existing approved PD and provides a need for
one bedroom and 2 bedroom housing in the area.
Compatibility with use.
The property is the last remaining vacant lot in the subdivision, and the last lot to be developed in this
intersection quadrant. The existing PD was approved after the lots to the north were already developed, which
demonstrates the compatibility with the surrounding uses.
Access to Streets.
The concept plan shows a shared driveway through the existing adjacent development. The shared access is
required by TXDOT and will reduce the conflict turning movements onto the highway.
Public Improvements.
The project will complete the multimodal trail and provide a connection between the development and Texas
A&M. A public waterline is also needed to support the Multifamily project.
Public Health.
The concept plan considers local and state guidelines for the public health safety and welfare and will not be
detrimental to the public health.
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Safety.
The completion of the Multimodal trail will provide a connection between this development and Research Park
and Texas A&M, which will encourage pedestrian and bicycle traffic. Also using the shared driveway with the
adjacent property will offer a safer access to the street and reduce conflict turning movements.
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DRAWN BY:APPROVED BY:DATE:SHEET NO.:JOB NUMBER:SCALE:DPBDPB1 OF 1TBD1"=100'April 10, 2022BEAMON
ENGINEERINGBEXISTING 20' PUBLICUTILITY ESMTVOL. 7675, PG. 282EXISTING 20' PUBLICUTILITY ESMTVOL. 10020, PG. 67EXISTING 20' PUBLICUTILITY ESMTVOL. 7675, PG. 282EXISTING AVIATIONAND CLEAR ZONE ESMTVOL. 328, PG. 632EXISTING LIFTSTATIONPROPOSEDMULTI-USE PATH7.5' SIDE SETBACK15' FRONT SETBACK20' REAR SETBACK25' BUFFEREXISTINGDETENTION PONDGENERAL NOTES1.THE BASE ZONING FOR THE PROPOSED PLANNED DEVELOPMENT DISTRICT ISMULTIFAMILY.2.A MAXIMUM OF 2,000 SF TOTAL OF COMMERCIAL USE MAY BE UTILIZED WITHIN ANY OFTHE BUILDINGS.3.THE NON-RESIDENTIAL ARCHITECTURAL STANDARDS SHALL APPLY ONLY IF COMMERCIALUSES ARE INCLUDED IN THE BUILDINGS.4.A MAXIMUM OF 339 BEDROOMS IN 199 DWELLING UNITS WILL BE PROVIDED.5.BUILDINGS WILL BE A MAXIMUM OF 4-STORIES, WITH NO ELEMENT REACHING MORE THAN50FT ABOVE GROUND LEVEL. ALL BUILDING HEIGHTS WILL BE IN ACCORDANCE WITHAIRPORT REQUIREMENTS.6.PARKING WILL BE PROVIDED IN A PARKING GARAGE AND WITH SURFACE PARKING. THENUMBER OF PARKING SPACES PROVIDED WILL BE 1.0 SPACE PER BEDROOM PLUS STAFFPARKING.7.A MULTI-USE PATH WILL BE EXTENDED THROUGH THE PROPERTY TO CONNECT THEADJACENT DEVELOPMENT WITH THE PEDESTRIAN FACILITIES AT THE FM 60 AND FM 2818INTERCHANGE. THE PATH WITH BE A MINIMUM OF 10' WIDE AND SHALL INCLUDE A 3 FTSHOULDER ON EACH SIDE FREE OF OBSTRUCTIONS.8.THE BUFFER ALONG THE SOUTHWEST PROPERTY LINE WILL BE 25' WIDE AND WILLCONTAIN LANDSCAPING AND THE MULTI-USE PATH. THIS PROJECT SHALL COMPLY WITHTHE BUFFER STANDARDS SET FORTH IN UDO SECTION 7.7.F. A FENCE SHALL BECONSTRUCTED BETWEEN THE DEVELOPMENT AND CEMETERY.9.THIS PROPERTY DOES NOT LIE WITHIN THE 100 YEAR FLOODPLAIN IDENTIFIED IN FEMAFIRM MAP 48041C0305F, DATED APRIL 2, 2014.10.THIS PROPERTY FALLS WITHIN THE FLIGHTS PATHS FOR TAKEOFFS AND LANDINGS OFTHE EASTERWOOD AIRPORT AND MAY EXPERIENCE NOISE AND POSSIBLE VIBRATIONFROM AIRCRAFT.ACCESSDRIVEWAYCONCEPT PLAN
VALLEY PARK APARTMENTS
404 AND 406 HARVEY MITCHELL PARKWAY SOUTH
LOT 3R, VALLEY PARK CENTER (4.74 ACRES)
VOL. 10020, PG. 67 BATES-FLATO HOLDING LP107 E. 27TH STREETHOUSTON, TX 77008PH. (713) 355-4379WLS@WLS-INC.COMDEVELOPER:HARESH JETHANI AND KERSI ENGINEERHOUSTON GSH MANAGEMENT LLC9668 WESTHEIMER. STE 200-706HOUSTON TX 77063PH. (312) 404-6735HJETHANI@GMAIL.COMOWNER:APPLICANT:DANIEL BEAMONBEAMON ENGINEERING, LLC16172 BENCH LANEBRYAN, TX 77807PH. (979) 571-2407DANIEL@BEAMONENGINEERING.COMPROPERTY BOUNDARYEXISTING SETBACKLEGENDEXISTING EASEMENTF
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DRAWN BY:APPROVED BY:DATE:SHEET NO.:JOB NUMBER:SCALE:DPBDPB1 OF 1TBD1"=100'OCTOBER 21, 2022BEAMON
ENGINEERINGBEXISTING 20' PUBLICUTILITY ESMTVOL. 7675, PG. 282EXISTING 20' PUBLICUTILITY ESMTVOL. 10020, PG. 67EXISTING 20' PUBLICUTILITY ESMTVOL. 7675, PG. 282EXISTING AVIATIONAND CLEAR ZONE ESMTVOL. 328, PG. 632EXISTING LIFTSTATIONPROPOSEDMULTI-USE PATH7.5' SIDE SETBACK15' FRONT SETBACK20' REAR SETBACK25' BUFFEREXISTINGDETENTION PONDGENERAL NOTES1.THE BASE ZONING FOR THE PROPOSED PLANNED DEVELOPMENT DISTRICT ISMULTIFAMILY.2.A MAXIMUM OF 2,000 SF TOTAL OF COMMERCIAL USE MAY BE UTILIZED WITHIN ANY OFTHE BUILDINGS.3.THE NON-RESIDENTIAL ARCHITECTURAL STANDARDS SHALL APPLY ONLY IF COMMERCIALUSES ARE INCLUDED IN THE BUILDINGS.4.A MAXIMUM OF 339 BEDROOMS IN 199 DWELLING UNITS WILL BE PROVIDED.5.BUILDINGS WILL BE A MAXIMUM OF 4-STORIES, WITH NO ELEMENT REACHING MORE THAN50FT ABOVE GROUND LEVEL. ALL BUILDING HEIGHTS WILL BE IN ACCORDANCE WITHAIRPORT REQUIREMENTS.6.PARKING WILL BE PROVIDED IN A PARKING GARAGE AND WITH SURFACE PARKING. THENUMBER OF PARKING SPACES PROVIDED WILL BE 1.0 SPACE PER BEDROOM PLUS STAFFPARKING.7.A MULTI-USE PATH WILL BE EXTENDED THROUGH THE PROPERTY TO CONNECT THEADJACENT DEVELOPMENT WITH THE PEDESTRIAN FACILITIES AT THE FM 60 AND FM 2818INTERCHANGE. THE PATH WITH BE A MINIMUM OF 10' WIDE AND SHALL INCLUDE A 3 FTSHOULDER ON EACH SIDE FREE OF OBSTRUCTIONS.8.THE BUFFER ALONG THE SOUTHWEST PROPERTY LINE WILL BE 25' WIDE AND WILLCONTAIN LANDSCAPING AND THE MULTI-USE PATH. THIS PROJECT SHALL COMPLY WITHTHE BUFFER STANDARDS SET FORTH IN UDO SECTION 7.7.F. A FENCE SHALL BECONSTRUCTED BETWEEN THE DEVELOPMENT AND CEMETERY.9.THIS PROPERTY DOES NOT LIE WITHIN THE 100 YEAR FLOODPLAIN IDENTIFIED IN FEMAFIRM MAP 48041C0305F, DATED APRIL 2, 2014.10.THIS PROPERTY FALLS WITHIN THE FLIGHTS PATHS FOR TAKEOFFS AND LANDINGS OFTHE EASTERWOOD AIRPORT AND MAY EXPERIENCE NOISE AND POSSIBLE VIBRATIONFROM AIRCRAFT.ACCESSDRIVEWAYCONCEPT PLAN
VALLEY PARK APARTMENTS
404 AND 406 HARVEY MITCHELL PARKWAY SOUTH
LOT 3R, VALLEY PARK CENTER (4.74 ACRES)
VOL. 10020, PG. 67 GLOBAL STUDENT HOUSINGCOLLEGE STATION, LLC9778 WESTHEIMER RDHOUSTON, TX 77042PH. (312) 404-6735HJETHANI@GMAIL.COMOWNER/DEVELOPER:APPLICANT:DANIEL BEAMONBEAMON ENGINEERING, LLC16172 BENCH LANEBRYAN, TX 77807PH. (979) 571-2407DANIEL@BEAMONENGINEERING.COMPROPERTY BOUNDARYEXISTING SETBACKLEGENDEXISTING EASEMENTF
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November 3, 2022
Regular Agenda
Comprehensive Plan Amendment to Remove a Portion of Multi-Use Path from the
Bicycle, Pedestrian, and Greenways Master Plan
To:Planning & Zoning Commission
From:Jason Schubert, AICP, Transportation Planning Coordinator
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding an ordinance
amending the Comprehensive Plan by amending the Bicycle, Pedestrian, and Greenways Master Plan to
remove a portion of a planned multi-use path along Lick Creek Tributary 10 between Rock Prairie Road
and Double Mountain Road, generally located by 5604 Rock Prairie Road. Case #CPA2022-000008 (Final
action on this item is scheduled for the November 21, 2022 City Council Meeting – subject to change.)
RECOMMENDATIONS: The Bicycle, Pedestrian, and Greenways Advisory Board considered this request at
their October 17, 2022 meeting and recommended denial (5-0-1). Staff also recommends denial.
Summary: The applicant is requesting to amend the Comprehensive Plan by amending the Bicycle,
Pedestrian, and Greenways Master to remove a portion of multi-use path along Lick Creek Tribuatary
10 between Rock Prairie Road and Double Mountain Road. This section of multi-use path is
approximately 750 feet in length and has been designed within a 1.13-acre Common Area as part of
Phase 109 of the Midtown Reserve Subdivision. The applicant is requesting to remove the multi-use
path so it will not be in proximity to a single-family home proposed on an adjacent 4-acre property.
REVIEW CRITERIA
1. Changed or changing conditions in the subject area of the City: The planned multi-use path is
located along Lick Creek Tributary 10 that intersects Rock Prairie Road within Phase 109 of the
developing Midtown Reserve Subdivision. The path was included as part of the Bicycle,
Pedestrian, and Greenways Master Plan when it was adopted in 2010. The subject property is
designated on the Comprehensive Plan’s Future Land Use and Character Map as Natural & Open
Areas along the tributary. The surrounding area on this side of Rock Prairie Road is designated as
Mixed Residential which is intended for moderate density residential development. The
opposite side of Rock Prairie Road is designated as Estate Residential intended for acreage
residential lots. The surrounding area has been developing in accordance with the
Comprehensive Plan. The adjacent part of the development is future Phase 115 in which the
developer has chosen not to further subdivide the approximate 4 acres and would like to utilize
for one single-family home.
2. Compatibility with the existing uses, development patterns, and character of the immediate
area concerned, the general area, and the City as a whole: The applicant has stated that
removal of this section of multi-use path will help maintain the integrity of their unique
residential property and provide additional privacy. If the planned path terminates at Double
Moutain Road instead of extending up to Rock Prairie Road, path users could utilize the
sidewalks and bike lanes when Double Mountain Road is constructed by adjacent development
in the future to access Rock Prairie Road. To the south, the planned path extends along the Lick
Creek tributary, connects to the upcoming Texas Independence Ballpark site, and eventually will
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2
cross Lick Creek to the existing Lick Creek Trail. Multi-use paths are planned throughout natural
areas of the City. When adjacent to residential areas, typically some type of fencing is installed
for privacy and security purposes. The subject property is zoned PDD Planned Development
District and the planned multi-use path is identified on the PDD Concept Plan to be constructed.
If the amendment is approved, the applicant will also need to rezone the property to remove
the requirement to construct this portion of the multi-use path.
3. Impact on environmentally sensitive and natural areas: Lick Creek Tributary 10 is identified on
the FEMA maps as a watercourse but is not designated as FEMA floodplain in this portion of the
tributary. The multi-use path is located within a proposed Common Area of Phase 109 of the
development so the area along the tributary area will be set aside from development. Not
constructing the path would lessen the amount of environment impact.
4. Impacts on infrastructure including water, wastewater, drainage, and the transportation
network: The proposed amendment does not impact water or wastewater services and the
planned multi-use path is located along an existing tributary. The path would intersect Rock
Prairie Road between Town Lake Drive and the future extension of Double Mountain Road that
will align across from Harris Drive. The distance along Rock Prairie Road between these two
intersecting streets is approximately a half mile, exceeding the 900-foot maximum block length
between streets in this area. When the Preliminary Plan for the development was approved by
the Planning & Zoning Commission in December 2021, a block length waiver was granted along
Rock Prairie Road so the applicant would not be required to construct a public street through
this section. Removal of the planned multi-use path would further reduce bicycle and pedestrian
connectivity and remove a section of path along a natural corridor. The widening of Rock Prairie
is identified as a proposition on the November 2022 City bond election. When the widening
occurs, bicycle and pedestrian facilities will be constructed along Rock Prairie Road and connect
to the planned path.
5. Consistency with the goals and strategies set forth in the Comprehensive Plan: Two of the
primary goals of the Bicycle, Pedestrian, and Greenways Master Plan are to Improve
Connectivity and Accessibility and to Increase Bicycling and Walking Outdoors. Removal of this
portion of multi-use path dimishes the realization of those goals in this area of the City.
STAFF RECOMMENDATION
Staff recommends denial of the proposed Comprehensive Plan amendment that would remove a portion
of multi-use path from the bicycle and pedestrian facilities planned in the Bicycle, Pedestrian, and
Greenways Master Plan.
SUPPORTING MATERIALS
1. Vicinity Map and Aerial
2. Bike Plan Amendment Exhibit
3. Pedestrian Plan Amendment Exhibit
4. Applicant’s Supporting Information
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Planning & Development Services • 1101 Texas Avenue, PO Box 9960 • College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
November 3, 2022 TO: Members of the Planning & Zoning Commission FROM: Naomi Sing, Staff Planner SUBJECT: Sunsetting Small Area Plans Comprehensive Plan Amendment
Item: Public Hearing, presentation, discussion, and possible action to consider a
Comprehensive Plan Amendment to expire the East College Station Transportation Study,
Central College Station Neighborhood Plan, Eastgate Neighborhood Plan, Southside Area
Neighborhood Plan, and South Knoll Neighborhood Plan, to amend the Planning Areas
description within Chapter 2. Distinctive Places, and to amend the Comprehensive Plan –
Planning Areas Map to remove the aforementioned plans. Case# CPA2022-000010. (Note:
Final action on this item is scheduled for the November 10, 2022, City Council Meeting – subject
to change.)
Recommendation: Staff recommends approval.
Summary: At their September 22, 2022 meeting, the City Council accepted the Small Area Plan
Audit and its findings. One of the recommendations was to expire Small Area Plans that are
past their planning horizons. This includes the Central College Station Neighborhood Plan, the
Eastgate Neighborhood Plan, the Southside Area Neighborhood Plan, and the South Knoll
Neighborhood Plan. These proposed amendments remove the plan references from the
Comprehensive Plan within Chapter 2. Distinctive Places and amend the Planning Areas Map.
The East College Station Transportation Study was also identified by staff as appropriate for
expiration, as the changes recommended within the study have been incorporated into the
Thoroughfare Plan and other planning efforts. The proposed amendment will remove this study
from the list of Master Plans that are adopted under the City’s Comprehensive Plan.
Supporting Materials:
1. Planning Areas Redlines
2. Comprehensive Plan – Chapter 2. Distinctive Places
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Comprehensive Plan Chapter 2
Redlines for pages 26-30
PLANNING AREAS
The policy guidance within this section and Map 2.1, Planning Areas are intended to provide a broad
overview of the City’s land use strategy. Significant neighborhoods, districts, corridors, redevelopment
areas, and places that would benefit from future small area planning efforts are identified. Small area
plans are focused planning efforts that provide a more granular level of study and specific actions for
a smaller, defined geographic area to help implement the Comprehensive Plan’s overarching goals.
The City has several existing small areas plans and identified priority areas for additional planning efforts
through recent citizen input and the 10-year plan update.
The basic land use strategy is to strategically accommodate the projected demand for new housing,
businesses, public facilities, and infrastructure needs resulting in multiple places of distinction. This
enables the City to continually strengthen its principal competitive advantage for attracting and
retaining residents, visitors, and new businesses along with the employment and tax revenues that
accompany them – that is, a high quality of life. The land use strategy and planning areas focus on
identifying, creating, conserving, and connecting:
•Strong and sustainable neighborhoods
•Unique districts and corridors, both natural and man-made
•Redevelopment areas that renew, revitalize, and infill underperforming areas of the community
through partnerships with public and private interests
•Rural areas that preserve open spaces and respect the limits of public infrastructure and services,
and
•A context sensitive mobility system that links the community together (as discussed in Chapter 6:
Integrated Mobility and visually represented through the Thoroughfare Plan and Bicycle,
Pedestrian, and Greenways Master Plan)
Neighborhoods & Districts
Neighborhood planning areas are places in which the current land use, character, and identity will
generally remain and be enhanced. Among other activities, these plans identify appropriate and
compatible land uses and design for vacant lands within the neighborhood and its area of influence.
They also designate areas appropriate for redevelopment. Neighborhood plans typically contain
strategies that address existing challenges (for example, code issues) and identify enhancement actions
(such as pedestrian or park improvements).
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District planning areas present opportunities for a mix of appropriate uses that enhance the unique
characteristics of a defined area of the City. Existing examples include the Wellborn Community Plan
which centers on the unique, rural character of the Wellborn area and the Medical District Master Plan
which focuses on creating a cohesive healthcare and wellness district.
Between 2009 and 2013, residents, staff, and City leadership worked together to create five
neighborhood and small area plans and two district plans. These plans provided strategic
recommendations for an area within a defined timeframe (typically seven years). Once adopted, those
recommendations were either implemented over the planning period or incorporated into relevant
parts of the Comprehensive Plan or other master plans. Occasionally, some action items were not
pursued due to changed conditions, project feasibility, available funding, or waning neighborhood
interest. The City established a formal process for reviewing existing plans and conducted an audit of
the five neighborhood and small area plans in 2022. Nearly 70 percent of actions across all plans were
either completed or in progress as of the audit date, demonstrating a positive implementation success
rate. The audit also analyzed challenges in plan implementation and provided key recommendations
for future small area planning efforts. Based on the audit’s findings, four of the original five neighborhood
and small area plans that were beyond their planning horizons were retired.
The City will continue pursuing new neighborhood and district planning efforts for areas facing significant
changes or development pressures, or to create or enhance the unique character of an area.
Over the last 10 years, citizens, staff, and City leadership worked together to create seven neighborhood
and district plans. These plans provide strategic recommendations for an area within a defined
timeframe (typically seven years). Once adopted, those recommendations are either implemented
over the planning period, incorporated into relevant parts of the Comprehensive Plan, or additional
planning efforts may emerge due to changed conditions. Occasionally, some action items are not
pursued due to changed conditions or waning neighborhood interest. Many of the existing
neighborhood plans are now outside of their original planning timeframes. The City should establish a
formal process for reviewing neighborhood plans at defined intervals to assess what was achieved
relative to the plan’s recommendations, what was not achieved (and why), and whether additional
planning efforts are needed for an area.
•Planning Area 1: Eastgate Neighborhood Plan – Adopted in June 2011, this neighborhood plan
covers approximately 567 acres in one of the City’s older neighborhoods along the eastern edge
of Texas A&M University.
•Planning Area 2: Southside Area Neighborhood Plan – Adopted in September 2012, this
neighborhood plan covers approximately 720 acres in one of the City’s oldest neighborhoods
along the southern edge of Texas A&M University.
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• Planning Area 3: South Knoll
Neighborhood Plan – Adopted in
September 2013, this neighborhood
plan covers over 3,500 acres within
the City’s core.
• Planning Area 4: Central College
Station Neighborhood Plan –
Adopted in June 2010, this
neighborhood plan covers
approximately 1,450 acres in the
geographic center of the City.
• Planning Area 51: Wellborn
Community Plan – Adopted in April 2013, this plan encompasses 929 acres in the southwestern
portion of the City, including much of the historic Wellborn community and focuses on retaining
the rural character of the area. However, conditions have changed in recent years and the
community is facing continued development pressures for growth that may now be appropriate,
in contrast with the existing plan direction. A renewed planning effort in the Wellborn area is
needed.
• Planning Area 62: Medical District Master Plan - Adopted in October 2012, the Medical District
Master Plan creates a focused healthcare and wellness district that includes the City’s major
hospitals and medical facilities. This area is generally located along State Highway 6 near the
Rock Prairie Road interchange, which is one of the primary gateways into the City as one
approaches from the south. The plan links medical facilities into a cohesive district with
supporting commercial and residential areas that are being realized through the Midtown
Reserve & City Center master planned development. The City-owned Midtown Business Park,
consisting of over 250 acres, is located in this general area as well, providing economic
development opportunities for office, light and heavy-industrial, and limited commercial uses.
There are also significant natural features in the area – branches of Lick Creek and Spring Creek
– and these should continue to be incorporated into the district as parks, greenway trails, and
open space. Future development should also continue cohesive identity elements such as
signage, landscaping, and design that visually tie the district together.
• Planning Area 73: Wolf Pen Creek District - This district along the Wolf Pen Creek corridor
combines parks, arts, and commerce by linking a variety of private and public facilities together
with an urban greenway. This area has been the subject of considerable planning efforts,
including specific Wolf Pen Creek Design Standards (within the Unified Development
Ordinance), and substantial public and private investment. Future planning should build upon
these existing efforts to expand the district’s reach into the adjacent areas of influence, resulting
in a more urban character.
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Redevelopment
Portions of the City are identified for focused redevelopment activities. Within these areas it is
anticipated that a change in use – and, if appropriate, character – requires some form of direct
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 or
density bonuses). This stands in contrast to areas that experience changes in use based on market
opportunities alone. Some of these redevelopment areas may overlap established neighborhood areas,
districts, or corridors and careful attention and cohesive planning will be needed to provide appropriate
transitions between redeveloping and existing areas.
• Planning Area 84: Northgate District & Redevelopment Area - This area serves as the City’s
primary entertainment district and represents the City’s only current urban character area. This
area has been and will continue to be the subject of considerable planning along with
substantial public and private investment. These efforts should be guided by the Northgate
District Design Standards (within the Unified Development Ordinance), the Mobility Study and
Operations Plan, and any emerging plans for the area. Continued development and
redevelopment efforts in the Northgate District should enhance the vibrant entertainment district
and include vertical mixed-use projects, retail and entertainment uses, and tourist attractions.
• Planning Area 95: Texas Avenue & University Drive (FM 60) Redevelopment Area - 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 new City Hall site and a prime redevelopment opportunity to transition the former City Hall
site into a cohesive mixed-use area that incorporates retail, office, and residential uses. The
proximity of existing neighborhoods and the Texas A&M University campus requires careful site
planning and building design. These efforts should be complimentary to the nearby hospitality
corridor planning efforts, the Eastgate area, and the Texas A&M University Campus Master Plan
while focusing on bringing vertical mixed-use and other aspects of urban character to this
portion of the City. This area is consistently ranked as a high priority area for future planning efforts
by residents and City leadership.
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• Planning Area 106: Harvey Road Redevelopment Area – This section of Harvey Road includes
newer commercial areas and a number of underperforming commercial and older multi-family
properties and apartment complexes. This area also includes the Post Oak Mall, which will likely
need to reposition itself in the near future to remain competitive. This presents an exciting
opportunity to evolve into a denser area of the City, including vertical and horizonal mixed-use
developments, which could compliment the adjacent Wolf Pen Creek District. During the 10-
year Comprehensive Plan evaluation, residents and City leadership expressed interest in
alternative options for future redevelopment and revitalization of this area, indicating a need for
additional study and engagement.
• Planning Area 117: George Bush Drive & Wellborn Road (FM 2154) Redevelopment Area - This
area includes a number of underperforming commercial properties and poor-quality residences
that, due to planned road changes to the George Bush Drive and Wellborn Road (FM 2154)
intersection along with the area’s proximity to Texas A&M University, are poised for
redevelopment. Much of the area is currently subdivided into small lots, making it difficult to
consolidate land for redevelopment. The presence of existing residences and businesses, and
proximity to established neighborhoods and the university campus, requires careful site planning
and building design. Redevelopment planning efforts should focus on bringing vertical and
horizontal mixed-use and other aspects of urban character to this portion of the City, while
providing contextually appropriate transitions to established areas of the Southside
neighborhood. During the 10-year plan evaluation residents were divided on alternative options
for this area, indicating the need for further study and public engagement. Residents strongly
opposed changes to interior portions of the Southside neighborhood across from Texas A&M
University, thus future planning efforts within the Southside neighborhood should center on the
area surrounding the George Bush Drive and Wellborn Road (FM 2154) intersection. These
planning efforts will be prioritized and synced with the proposed road changes, once the timing
is known.
Gateway Corridors
Gateway corridors serve as functional and focal entry points into the City and its unique districts,
neighborhoods, redevelopment, and natural areas. These gateway corridors are prominent routes for
College Station residents and visitors alike. An effective gateway corridor establishes a positive
impression and identity that reinforces the community’s character. Several of these corridors 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.
• Planning Area 128: Presidential Gateway & BioCorridor - This area located near the intersection
of State Highway 47 and Raymond Stotzer Parkway (FM 60) is a main entryway into the City from
the west. It is adjacent to the Texas A&M University Health Science Center, Easterwood Airport,
and nearby the RELLIS Campus in Bryan. The BioCorridor contains interconnected, master
planned properties specializing in corporate office, biomanufacturing, research and
development, and industrial uses. The area’s character is managed and regulated jointly by the
cities of College Station and Bryan largely through the BioCorridor Planned Development District.
Future development should build upon existing assets in the area and continue to enhance this
primary gateway into the City through cohesive design, landscaping, and signage.
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• Planning Area 139: Hospitality Corridor - This area along University Drive (FM 60), spanning from
Tarrow Street and Fire Station #6 to the interchange at State Highway 6, is one of the main
entryways into the City from the highway. A number of hotels and restaurants are currently
located along this corridor. The focus of this corridor 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 enhanced design to visually tie the corridor together.
• Planning Area 1410: Municipal Center Corridor - This area located along Krenek Tap Road
between State Highway 6 and Texas Avenue includes Stephen C. Beachy Central Park, the
original City cemetery, and several municipal facilities. The area also includes significant natural
features such as Bee Creek and several wooded areas. Plans for this corridor should enhance
the municipal facilities and support a mix of residential and commercial activities with an
emphasis on cohesive design that integrates the natural features of the area.
• Planning Area 1511: Harvey Mitchell Corridor - This is an area of Harvey Mitchell Parkway (FM
2818) generally around its intersection with Texas Avenue extending eastward to State Highway
6. This area includes a significant amount of floodplain area adjacent to Bee Creek and
significant road frontage along Harvey Mitchell Parkway and Texas Avenue. The focus of this
plan should be the development of an urban area that incorporates the natural features of the
area and design elements that positively contribute to two prominent entries into the core of the
City.
• Planning Area 1612: Longmire & Highway 6 Frontage Road Corridor – This gateway corridor is a
major entryway into the City from State Highway 6. The area is generally defined as the State
Highway 6 Frontage Road at its intersection with Texas Avenue between Deacon Drive to Rock
Prairie Road and west to Longmire Drive. The corridor contains a series of older,
underperforming, and in many cases nonconforming, commercial and multi-family uses. As a
key corridor, future planning efforts should focus on redevelopment opportunities and identity
enhancements such as signage, landscaping, and design to create a more visually cohesive
entryway and corridor.
• Planning Area 1713: Wellborn Road (FM 2154) and William D. Fitch Corridor (State Highway 40) –
This area is generally the southwestern gateway into the City near the intersection of Wellborn
Road (FM 2154) and William D. Fitch Parkway (State Highway 40). There is a future grade-
separated crossing at the intersection of these roads that will significantly change the area’s
character. The land west of the railroad and generally south of Rock Prairie Road is largely
undeveloped but limited in development potential due to sewer capacity constraints. A plan
for this area should focus on opportunities for visual enhancements such as signage,
landscaping, and enhanced design to create a more attractive entryway, along with
compatible land uses such as light industrial that can operate within existing constraints.
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Natural Corridors
Natural corridors exhibit opportunities for resource conservation and recreational activities. Examples
include the Carter Creek and Lick Creek Corridors. Each of these will be the subject of a future district
or corridor plan.
• Planning Area 1814: Bee Creek Corridor - This corridor contains Bee Creek, which is a significant
stream that traverses many neighborhoods in the core of the City. This watershed has been the
location of intense development resulting in significant alteration to the stream. The focus of this
corridor should be on the continued restoration of the creek, development of recreational
opportunities, and expansion of its role in linking adjacent areas.
• Planning Area 1915: Carter Creek Corridor - This corridor consists of the entirety of Carter Creek
and its associated floodplain. Carter Creek is a significant natural feature stretching along much
of the eastern edge of the City and linking College Station, Bryan, and the remainder of Brazos
County. The focus of this corridor should be the protection of this natural feature and
development of recreational opportunities that could cohesively connect the region.
• Planning Area 2016: 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. It offers a
unique natural setting and protects much of the Lick Creek watershed along with a large,
wooded area and the habitats of rare and endangered species. The focus of this corridor should
be the continued protection of the natural features, additional recreational and educational
opportunities, and the expansion of its role in linking adjacent areas.
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The Comprehensive Plan sets the framework to create distinctive places, strong
neighborhoods, a prosperous economy, and engaging natural spaces and arts for
everyone in College Station. The plan provides policy direction for an integrated
mobility network, exceptional City services, and carefully managed, fiscally responsible
growth. Effective collaboration across City departments and with regional partners
is key to achieve and implement the plan’s vision, goals, and actions. The plan strives
to identify, create, conserve, and connect places of distinction – those areas that make
College Station unique and contribute to the City’s character and sense of place.
DISTINCTIVE
PLACES2
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Goal
Vibrant and distinct districts, attractive neighborhoods, revitalized gateways and corridors, and conserved
natural areas, grounded in environmental stewardship and resiliency.
Purpose
How land is used – including its appearance, physical arrangement, and development intensity –
contributes significantly to the community’s character and its sense of place with far-reaching and long-
term impacts. The City must balance and encourage infill, redevelopment, and new development in
appropriate areas to accommodate an increasing population while maintaining the integrity and character
of established neighborhoods. Revitalization, where needed, is also essential to maintaining College
Station’s character.
Sound planning ensures that the City can 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 character desired by College Station’s residents. Planning establishes effective strategies
for future growth, infill, and appropriate redevelopment while balancing market opportunities, protecting
and enhancing neighborhood character, creating and preserving unique districts and corridors, conserving
natural areas, and creating a more resilient community.
The 10-year update to the Comprehensive Plan places a renewed focus on infill and redevelopment in
strategic locations to accommodate population growth while ensuring the long-term fiscal sustainability of
the City. Infill and redevelopment opportunities more efficiently utilize existing infrastructure, facilities, and
City staff resources by encouraging growth in areas with existing capacity to maximize efficiency.
The Comprehensive Plan contains future land use categories that serve as policy guides and set
expectations for how land within the City should be developed and used in the future. The terms future
land use and zoning often get confused, but they are separate tools and processes. Future land use serves
as a guide for how areas of the City may develop in the future. In contrast, zoning regulates how a specific
property can be developed and used today. Map 2.2, Future Land Use & Character is used to guide
decisions about infrastructure investment and zoning changes.
This chapter serves as the plan’s foundation and encompasses many interrelated components as land
use and development patterns are fundamental to the other topic chapters including creating strong
neighborhoods (Chapter 3), a prosperous economy (Chapter 4), engaging natural spaces and arts (Chapter
5), an integrated mobility network (Chapter 6), exceptional City services (Chapter 7), and carefully managed,
fiscally responsible growth (Chapter 8). Effective collaboration across City departments and with regional
partners (Chapter 9) is vital to achieve and implement the plan’s vision, goals, and actions (Chapter 10).
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This chapter includes a series of maps that depict the City’s land use strategies and goals visually, including
Map 2.1, Planning Areas, Map 2.2, Future Land Use & Character, and Map 2.3, Community Assets &
Image Corridors.
Planning Considerations
Planning input from the community identified various issues and opportunities regarding land use planning,
conservation of natural features, and enhanced community identity and aesthetics. The considerations
highlighted in this section were used in the development of the goal and action recommendations that
follow.
GROWTH AND DEVELOPMENT
College Station is poised for continued population growth,
which will bring demands for additional housing, shopping,
recreational needs, public facilities, infrastructure, and
services. University students continue to make up a
significant portion of the population, but College Station
is also diversifying in age–those aged 55 and over are the
fastest-growing cohort, increasing by 83.5 percent over
the last decade. The City of College Station is projected
to increase by approximately 35,000 people over the next
decade for a total population estimated to be 162,500
by 2030. The housing demand associated with this
population growth is approximately 14,000 additional
dwelling units. When factoring in assumed build-out of all
existing and known development projects, there is a gap of
approximately 10,000 dwelling units. This additional housing
stock could come from a combination of infill development,
redevelopment projects in existing areas, and new
developments. This housing stock must include a variety
of housing types to meet the needs and demands of all
residents including students, young professionals, families
and non-family households, renters and homeowners, and
the retiree and 55 and older population, with an emphasis
on aging-in-place. For reference, the City had a net gain of
approximately 12,800 housing units over the last decade,
with 6,500 single-family residences and 6,300 multi-family
units added.1
If population and housing demands continue to increase and state legislation restricting annexation remains
in effect, the City will naturally face a greater need for increased density in appropriately targeted areas.
This presents an exciting opportunity to thoughtfully plan for a variety of neighborhoods that accommodate
a wide range of lifestyles for College Station residents. Though the current population density at slightly
more than 2,400 persons per square mile remains low in comparison to other metropolitan areas, the need
for increased density offers opportunities for reinvigorating strategic areas and reimagining the way that
new neighborhoods are designed. The City’s enviable growth prospects necessitate more effective land
use planning and capital investments, as well as diversified housing types including vertical mixed-use
apartments, townhomes, and dense single-family neighborhoods.
1Data provided by City of College Station Planning & Development Services
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COMMUNITY CHARACTER, SUSTAINABILITY & URBAN DESIGN
College Station residents are interested in the character of their neighborhoods, special districts, corridors,
and natural areas that collectively make College Station unique. Effective design also helps to create places
of distinction – places worth remembering and protecting – and contributes significantly to quality of life.
The design of streetscapes and building fronts as well as the treatment of parking and other physical
features all impact how people experience the public realm. This plan speaks to the urban form of the City
(where, when, and how land uses are developed) as well as public realm design (sometimes called urban
design) and its impact on community character and identity.
Residents expressed the desire to preserve natural features for their environmental functions as well as
their contribution to the community’s character, with an emphasis on ensuring that the use or enjoyment
of existing resources does not compromise resource availability for future residents. This is generally
recognized as the definition of sustainability – meeting the needs of current generations without
compromising the ability of future generations to meet their own needs. Combining these desires for unique
places, quality urban design, and development patterns that are sensitive to resident needs and natural
resources, along with the efficient use of infrastructure and City resources, provides a defined vision to
make College Station a more livable and sustainable community.
As College Station grows, it is the residents’ and City’s intent that:
• Infill and redevelopment in strategic locations is prioritized over expansion of the urban area, is
sensitive to existing neighborhoods, and engages residents in infill and redevelopment planning.
• Growth occurs in a sustainable manner to steward limited resources in an efficient and
responsible manner that accommodates an increasing population and mitigates negative impacts
on the natural and built environment. Compact development patterns help minimize sprawl and its
associated impacts and makes sound economic sense for infrastructure provision and City services
(see Chapter 8: Managed Growth).
• New or enhanced residential areas are created with qualities of traditional neighborhoods that
feature a mix of housing types, a balance of owner and renter occupants, where parks and open
space are provided, neighborhood-serving businesses are accessible, and adjacent neighborhoods
and areas are connected in a seamless fashion (see Chapter 3: Strong Neighborhoods).
• Existing neighborhoods are conserved, enhanced, or revitalized with harmonious
improvements, infill development, and compatible adjacent land uses that enhance the established
neighborhood’s character (see Chapter 3: Strong Neighborhoods).
• Unique corridors and districts are developed, enhanced, and conserved that foster vibrant
places, streets, and natural corridors that contribute to the community’s character and sense of
place.
• Rural areas are preserved to protect streams, trees, pastures, and open areas that contribute
significantly to the character of rural areas.
• Natural resources are managed and conserved through sound stewardship practices to
protect streams, wooded areas, and open spaces that provide habitat for a variety of plants and
wildlife, convey and clean stormwater, improve air quality, and add to the City’s character and
identity (see Chapter 5: Engaging Spaces).
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• Sustainable site design and low impact
development practices are utilized to
mitigate stormwater and prevent flooding,
avoid soil erosion and mitigate urban heat
island effect, encourage tree preservation
and planting programs, reduce energy
consumption and pursue renewable
technologies, conserve and reuse water,
encourage native and adapted vegetation,
and minimize waste and resource
consumption, among others.
• Multiple mobility mode options are
available to access neighborhoods, major
employers and attractions, and the wider
community, and streets are designed in a
context-sensitive manner. The design of a
street should be a function of both its role as
a mobility corridor and its place context (see
Chapter 6: Integrated Mobility).
• Streetscapes are designed at a human-
scale and contribute positively to the way
people navigate and experience the City.
Effective streetscapes prioritize elements
like wide sidewalks, pedestrian-scaled
streetlights, wayfinding signs, and canopy
trees. New district and corridor plans, as well
as context-sensitive street design, will help
elevate streets from utilitarian elements of
the community to special places in their own
right.
• Public facilities are located and designed
to contribute to community character and
make a statement about the community’s
values and expectations. A well-designed
library or community center fits into a
neighborhood, enabling residents to walk
safely from their homes and providing a
place for neighbors to gather, and contributes
positively to that neighborhood’s character
and reinforces the public facility as an integral
part of the community.
• Public spaces are highly visible and
accessible to all residents and visitors.
Public spaces like plazas, amphitheaters, and
pedestrian malls that are well designed and
safe foster social interactions and community
identity.
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Existing Land Use
Future land use and character is grounded in the
current use of land and the prevailing character.
An overview of the current conditions is 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 patterns: urban, suburban, and rural. These are
common terms that should bring immediate images to
mind. Attributes that define these areas contribute to
the identity of College Station.
Urban character is currently concentrated in the
Northgate area. It includes early 20th century lot-line
commercial structures such as those along either side
of College Main, and immediately north of University
Drive (FM 60). More recently constructed structured
parking and multi-story residential projects built close
to the street continue this urban feel. This area includes
vertical, mixed-use development, minimal setbacks,
minimal surface parking lots, and a high level of
pedestrian activity.
Suburban character dominates College Station
largely due to the time period most of the City was
developed (post-World War II), local preferences and
building customs, and the dominance of apartment-
style development to support the student population.
Much of this suburban character is auto-dominated
and 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 single-family residential developments exhibit
similar auto-oriented character and design.
Some suburban 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 businesses. The College Hills area is a good
example of this type of suburban character. There are
also suburban areas that are dominated by open space.
These estate areas exhibit a more rural character with
homes generally placed on large lots. The Foxfire
subdivision is a good example of this type of suburban
land use and character.
Rural areas that currently exist in and around College
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Station are areas that exhibit countryside, agricultural, and natural character. Countryside is typically
dominated by a few lots of estate size or greater 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 sensitive than other character areas to
intrusions from incompatible development. Portions of the City and most of the ETJ are planned to remain
rural and are identified accordingly on Map 2.2, Future Land Use & Character. Additional information
about these areas is contained in Chapter 8: Managed Growth.
Future Land Use
The plan for future uses of land is presented through policy guidance and associated maps. Three
significant land use components work in tandem to identify, create, conserve, and connect places of
distinction – those areas that make College Station unique and contribute to the City’s character and sense
of place. These components are: Planning Areas, Future Land Use & Character, and Community Assets &
Images Corridors. Each component is visually represented by an associated map. Combined, the narrative
and maps capture the City’s policies regarding how and where College Station will grow and change over
the course of the next decade.
• Map 2.1, Planning Areas depicts areas within the city with distinctive character that have existing
small area plans or are priority areas for future focused planning efforts.
• Map 2.2, Future Land Use & Character provides specific detail regarding the desired future use
and character of all land within the City and ETJ.
• Map 2.3, Community Assets & Image Corridors visually portrays community assets, both natural
and man-made, that contribute to the character and identity of the City.
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PLANNING AREAS
The policy guidance within this section and Map 2.1, Planning Areas are intended to provide a broad
overview of the City’s land use strategy. Significant neighborhoods, districts, corridors, redevelopment
areas, and places that would benefit from future small area planning efforts are identified. Small area plans
are focused planning efforts that provide a more granular level of study and specific actions for a smaller,
defined geographic area to help implement the Comprehensive Plan’s overarching goals. The City has
several existing small areas plans and identified priority areas for additional planning efforts through recent
citizen input and the 10-year plan update.
The basic land use strategy is to strategically accommodate the projected demand for new housing,
businesses, public facilities, and infrastructure needs resulting in multiple places of distinction. This enables
the City to continually strengthen its principal competitive advantage for attracting and retaining residents,
visitors, and new businesses along with the employment and tax revenues that accompany them – that is, a
high quality of life. The land use strategy and planning areas focus on identifying, creating, conserving, and
connecting:
• Strong and sustainable neighborhoods
• Unique districts and corridors, both natural and man-made
• Redevelopment areas that renew, revitalize, and infill underperforming areas of the community
through partnerships with public and private interests
• Rural areas that preserve open spaces and respect the limits of public infrastructure and services,
and
• A context sensitive mobility system that links the community together (as discussed in Chapter
6: Integrated Mobility and visually represented through the Thoroughfare Plan and Bicycle,
Pedestrian, and Greenways Master Plan)
Neighborhoods & Districts
Neighborhood planning areas are places in which the current land use, character, and identity will generally
remain and be enhanced. Among other activities, these plans identify appropriate and compatible land
uses and design for vacant lands within the neighborhood and its area of influence. They also designate
areas appropriate for redevelopment. Neighborhood plans typically contain strategies that address existing
challenges (for example, code issues) and identify enhancement actions (such as pedestrian or park
improvements).
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District planning areas present opportunities for a mix of appropriate uses that enhance the unique
characteristics of a defined area of the City. Existing examples include the Wellborn Community Plan which
centers on the unique, rural character of the Wellborn area and the Medical District Master Plan which
focuses on creating a cohesive healthcare and wellness district.
Between 2009 and 2013, residents, staff, and City leadership worked together to create five neighborhood
and small area plans and two district plans. These plans provided strategic recommendations for an area
within a defined timeframe (typically seven years). Once adopted, those recommendations were either
implemented over the planning period or incorporated into relevant parts of the Comprehensive Plan or
other master plans. Occasionally, some action items were not pursued due to changed conditions, project
feasibility, available funding, or waning neighborhood interest. The City established a formal process
for reviewing existing plans and conducted an audit of the five neighborhood and small area plans in
2022. Nearly 70 percent of actions across all plans were either completed or in progress as of the audit
date, demonstrating a positive implementation success rate. The audit also analyzed challenges in plan
implementation and provided key recommendations for future
small area planning efforts. Based on the audit’s findings, four
of the original five neighborhood and small area plans that were
beyond their planning horizons were retired.
The City will continue pursuing new neighborhood and
district planning efforts for areas facing significant changes
or development pressures, or to create or enhance the unique
character of an area.
• Planning Area 1: Wellborn Community Plan –
Adopted in April 2013, this plan encompasses 929
acres in the southwestern portion of the City, including
much of the historic Wellborn community and focuses
on retaining the rural character of the area. However,
conditions have changed in recent years and the community is facing continued development
pressures for growth that may now be appropriate, in contrast with the existing plan direction. A
renewed planning effort in the Wellborn area is needed.
• Planning Area 2: Medical District Master Plan - Adopted in October 2012, the Medical District
Master Plan creates a focused healthcare and wellness district that includes the City’s major
hospitals and medical facilities. This area is generally located along State Highway 6 near the Rock
Prairie Road interchange, which is one of the primary gateways into the City as one approaches
from the south. The plan links medical facilities into a cohesive district with supporting commercial
and residential areas that are being realized through the Midtown Reserve & City Center master
planned development. The City-owned Midtown Business Park, consisting of over 250 acres, is
located in this general area as well, providing economic development opportunities for office, light
and heavy-industrial, and limited commercial uses. There are also significant natural features in the
area – branches of Lick Creek and Spring Creek – and these should continue to be incorporated
into the district as parks, greenway trails, and open space. Future development should also continue
cohesive identity elements such as signage, landscaping, and design that visually tie the district
together.
• Planning Area 3: Wolf Pen Creek District - This district along the Wolf Pen Creek corridor
combines parks, arts, and commerce by linking a variety of private and public facilities together
with an urban greenway. This area has been the subject of considerable planning efforts, including
specific Wolf Pen Creek Design Standards (within the Unified Development Ordinance), and
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substantial public and private investment. Future planning should build upon these existing efforts to
expand the district’s reach into the adjacent areas of influence, resulting in a more urban character.
Redevelopment
Portions of the City are identified for focused redevelopment activities. Within these areas it is anticipated
that a change in use – and, if appropriate, character – requires some form of direct 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 or density bonuses). This stands in contrast to
areas that experience changes in use based on market opportunities alone. Some of these redevelopment
areas may overlap established neighborhood areas, districts, or corridors and careful attention and cohesive
planning will be needed to provide appropriate transitions between redeveloping and existing areas.
• Planning Area 4: Northgate District & Redevelopment Area - This area serves as the City’s
primary entertainment district and represents the City’s only current urban character area. This area
has been and will continue to be the subject of considerable planning along with substantial public
and private investment. These efforts should be guided by the Northgate District Design Standards
(within the Unified Development Ordinance), the Mobility Study and Operations Plan, and any
emerging plans for the area. Continued development and redevelopment efforts in the Northgate
District should enhance the vibrant entertainment district and include vertical mixed-use projects,
retail and entertainment uses, and tourist attractions.
• Planning Area 5: Texas Avenue & University Drive (FM 60) Redevelopment Area - 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 new City Hall site and a prime redevelopment opportunity to transition the former City Hall site
into a cohesive mixed-use area that incorporates retail, office, and residential uses. The proximity of
existing neighborhoods and the Texas A&M University campus requires careful site planning and
building design. These efforts should be complimentary to the nearby hospitality corridor planning
efforts, the Eastgate area, and the Texas A&M University Campus Master Plan while focusing on
bringing vertical mixed-use and other aspects of urban character to this portion of the City. This
area is consistently ranked as a high priority area for future planning efforts by residents and City
leadership.
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• Planning Area 6: Harvey Road Redevelopment Area – This section of Harvey Road includes
newer commercial areas and a number of underperforming commercial and older multi-family
properties and apartment complexes. This area also includes the Post Oak Mall, which will
likely need to reposition itself in the near future to remain competitive. This presents an exciting
opportunity to evolve into a denser area of the City, including vertical and horizontal mixed-use
developments, which could compliment the adjacent Wolf Pen Creek District. During the 10-year
Comprehensive Plan evaluation, residents and City leadership expressed interest in alternative
options for future redevelopment and revitalization of this area, indicating a need for additional study
and engagement.
• Planning Area 7: George Bush Drive & Wellborn Road (FM 2154) Redevelopment Area - This
area includes a number of underperforming commercial properties and poor-quality residences
that, due to planned road changes to the George Bush Drive and Wellborn Road (FM 2154)
intersection along with the area’s proximity to Texas A&M University, are poised for redevelopment.
Much of the area is currently subdivided into small lots, making it difficult to consolidate land for
redevelopment. The presence of existing residences and businesses, and proximity to established
neighborhoods and the university campus, requires careful site planning and building design.
Redevelopment planning efforts should focus on bringing vertical and horizontal mixed-use and
other aspects of urban character to this portion of the City, while providing contextually appropriate
transitions to established areas of the Southside neighborhood. During the 10-year plan evaluation
residents were divided on alternative options for this area, indicating the need for further study
and public engagement. Residents strongly opposed changes to interior portions of the Southside
neighborhood across from Texas A&M University, thus future planning efforts within the Southside
neighborhood should center on the area surrounding the George Bush Drive and Wellborn Road
(FM 2154) intersection. These planning efforts will be prioritized and synced with the proposed road
changes, once the timing is known.
Gateway Corridors
Gateway corridors serve as functional and focal entry points into the City and its unique districts,
neighborhoods, redevelopment, and natural areas. These gateway corridors are prominent routes for
College Station residents and visitors alike. An effective gateway corridor establishes a positive impression
and identity that reinforces the community’s character. Several of these corridors 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.
• Planning Area 8: Presidential Gateway & BioCorridor - This area located near the intersection
of State Highway 47 and Raymond Stotzer Parkway (FM 60) is a main entryway into the City from
the west. It is adjacent to the Texas A&M University Health Science Center, Easterwood Airport,
and nearby the RELLIS Campus in Bryan. The BioCorridor contains interconnected, master planned
properties specializing in corporate office, biomanufacturing, research and development, and
industrial uses. The area’s character is managed and regulated jointly by the cities of College Station
and Bryan largely through the BioCorridor Planned Development District. Future development
should build upon existing assets in the area and continue to enhance this primary gateway into the
City through cohesive design, landscaping, and signage.
• Planning Area 9: Hospitality Corridor - This area along University Drive (FM 60), spanning
from Tarrow Street and Fire Station #6 to the interchange at State Highway 6, is one of the main
entryways into the City from the highway. A number of hotels and restaurants are currently located
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along this corridor. The focus of this corridor 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 enhanced design to visually tie the corridor together.
• Planning Area 10: Municipal Center Corridor - This area located along Krenek Tap Road
between State Highway 6 and Texas Avenue includes Stephen C. Beachy Central Park, the original
City cemetery, and several municipal facilities. The area also includes significant natural features
such as Bee Creek and several wooded areas. Plans for this corridor should enhance the municipal
facilities and support a mix of residential and commercial activities with an emphasis on cohesive
design that integrates the natural features of the area.
• Planning Area 11: Harvey Mitchell Corridor - This is an area of Harvey Mitchell Parkway (FM
2818) generally around its intersection with Texas Avenue extending eastward to State Highway
6. This area includes a significant amount of floodplain area adjacent to Bee Creek and significant
road frontage along Harvey Mitchell Parkway and Texas Avenue. The focus of this plan should be
the development of an urban area that incorporates the natural features of the area and design
elements that positively contribute to two prominent entries into the core of the City.
• Planning Area 12: Longmire & Highway 6 Frontage Road Corridor – This gateway corridor
is a major entryway into the City from State Highway 6. The area is generally defined as the State
Highway 6 Frontage Road at its intersection with Texas Avenue between Deacon Drive to Rock
Prairie Road and west to Longmire Drive. The corridor contains a series of older, underperforming,
and in many cases nonconforming, commercial and multi-family uses. As a key corridor, future
planning efforts should focus on redevelopment opportunities and identity enhancements such as
signage, landscaping, and design to create a more visually cohesive entryway and corridor.
• Planning Area 13: Wellborn Road (FM 2154) and William D. Fitch Corridor (State Highway
40) – This area is generally the southwestern gateway into the City near the intersection of Wellborn
Road (FM 2154) and William D. Fitch Parkway (State Highway 40). There is a future grade-separated
crossing at the intersection of these roads that will significantly change the area’s character. The
land west of the railroad and generally south of Rock Prairie Road is largely undeveloped but limited
in development potential due to sewer capacity constraints. A plan for this area should focus on
opportunities for visual enhancements such as signage, landscaping, and enhanced design to
create a more attractive entryway, along with compatible land uses such as light industrial that can
operate within existing constraints.
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Natural Corridors
Natural corridors exhibit opportunities for resource conservation and recreational activities. Examples
include the Carter Creek and Lick Creek Corridors. Each of these will be the subject of a future district or
corridor plan.
• Planning Area 14: Bee Creek Corridor - This corridor contains Bee Creek, which is a significant
stream that traverses many neighborhoods in the core of the City. This watershed has been the location
of intense development resulting in significant alteration to the stream. The focus of this corridor should
be on the continued restoration of the creek, development of recreational opportunities, and expansion
of its role in linking adjacent areas.
• Planning Area 15: Carter Creek Corridor - This corridor consists of the entirety of Carter Creek
and its associated floodplain. Carter Creek is a significant natural feature stretching along much of the
eastern edge of the City and linking College Station, Bryan, and the remainder of Brazos County. The
focus of this corridor should be the protection of this natural feature and development of recreational
opportunities that could cohesively connect the region.
• Planning Area 16: 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. It offers a unique
natural setting and protects much of the Lick Creek watershed along with a large, wooded area and the
habitats of rare and endangered species. The focus of this corridor should be the continued protection
of the natural features, additional recreational and educational opportunities, and the expansion of its
role in linking adjacent areas.
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FUTURE LAND USE & CHARACTER
Future land use serves as a guide for how all property within the City may develop in the future. Each
future land use category contains a character-based description and overall intent of the category, along
with generally appropriate zoning districts that help achieve the desired character. There are also example
photographs from existing developments in College Station or other communities to visually illustrate the
desired development characteristics.
The appropriateness of zoning change requests will be considered using multiple criteria including, but not
limited to, whether the request is aligned with Map 2.2, Future Land Use & Character, whether changed
or changing conditions exist in the area, compatibility with existing uses and development patterns, impact
on environmentally sensitive and natural areas, impact on and timing of infrastructure, and consistency
with all goals and strategies of the Comprehensive Plan. The zoning districts listed as generally appropriate
under each future land use category are meant to provide guidance and do not represent affirmative
support of each listed zoning district.
The land use strategies discussed in this chapter are further clarified by the future land use category
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, Summary of Future Land Use Acreages.
With the 10-year
Comprehensive Plan update
several changes were
made to the future land use
categories and map based on
community and stakeholder
input, changing conditions,
and best practices identified
during the evaluation
process. These changes
include renaming, simplifying
and reducing the number of
categories, refining the land
use definitions, creating new
categories to encourage
and support emerging
development forms, and
reconsidering how land uses
apply to various areas of the
City.
The future land uses
described below and applied
to Map 2.2, Future Land
Use & Character are meant
to realize the citizens’ vision
for the future of College
Station.
Table 2.1 - Summary of Future Land Use Acreages
Future Land Use City Limits ETJ
Urban Center 335.6
Neighborhood Center 1,255.9
General Commercial 1,855.0 159.4
Neighborhood Commercial 523.9
Business Center 968.0 874.0
Urban Residential 963.9
Mixed Residential 1,093.4 209.1
Suburban Residential 6,342.9 577.7
Estate Residential 2,822.7 885.0
Rural 7.9 57,785.4
Neighborhood Conservation 1,795.7
Medical 170.9
Wellborn 434.6 38.0
Institutional/Public 952.4 4.2
Texas A&M University 4,839.8 44.4
Parks & Greenways 870.4 *17.3
Natural & Open Areas 5,131.9 41,804.3
TOTALS 30,364.9 102,398.8
*Note: The 17.3 acres of Parks & Greenways in the ETJ is the park within the Southern Pointe subdivision, which will be annexed into the City in the future per their development agreement
Page 57 of 82
111
2
444
555 666
777
888
999
111111
121212
131313
141414 151515
161616WILLIAM D. FITCH PKWYF
M
2154FM 2818GEORGE BUSH DRTE
XA
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AV
E SUNIVERSITY DRSH
6
S
SH
6
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TEXAS A&M UNIVERSITY
FLOODPLAIN
5 MILE ETJ
CITY LIMITS
BRYAN
MAIN CORRIDORS
* EXISTING PLANNING EFFORT OR DESIGN STANDARDS
REDEVELOPMENT AREAS
4.NORTHGATE DISTRICT*
5.TEXAS AVENUE & UNIVERSITY DRIVE AREA
6.HARVEY ROAD AREA
7.GEORGE BUSH DRIVE & WELLBORN ROAD AREA
GATEWAY CORRIDORS
8.PRESIDENTIAL GATEWAY & BIOCORRIDOR*
9.HOSPITALITY CORRIDOR*
HARVEY MITCHELL CORRIDOR11.
10.MUNICIPAL CENTER CORRIDOR
WELLBORN ROAD & WILLIAM D. FITCH CORRIDOR13.
12.LONGMIRE & HIGHWAY 6 FRONTAGE ROAD CORRIDOR
NATURAL CORRIDORS
14.BEE CREEK CORRIDOR
15.CARTER CREEK CORRIDOR
16.LICK CREEK CORRIDOR
NEIGHBORHOODS & DISTRICTS
1.
3.
2.
WELLBORN COMMUNITY PLAN*
MEDICAL DISTRICT MASTER PLAN*
WOLF PEN CREEK DISTRICT*
Planning Areas
M AP 2.1
Page 58 of 82
ETJETJETJ
CITY LIMITSCITY LIMITSCITY LIMITS
BRYANBRYANBRYAN
GEORGE BUSH DRUNIVERSITY DRSOU THWES TPKWYTE
XA
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SWILLIAM D. FITCH PKWYFM 60F
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2
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URBAN CENTER
NEIGHBORHOOD CENTER
GENERAL COMMERCIAL
NEIGHBORHOOD COMMERCIAL
BUSINESS CENTER
URBAN RESIDENTIAL
MIXED RESIDENTIAL
SUBURBAN RESIDENTIAL
ESTATE RESIDENTIAL
RURAL
NEIGHBORHOOD CONSERVATION
MEDICAL
WELLBORN
INSTITUTIONAL/PUBLIC
TEXAS A&M UNIVERSITY
PARKS & GREENWAYS
NATURAL & OPEN AREAS
REDEVELOPMENT AREAS!!!!!!Future Land Use
& Character
*NOTE: A COMPREHENSIVE PLAN SHALL NOT
CONSTITUTE ZONING REGULATIONS OR ESTABLISHZONING BOUNDARIES
M AP 2.2
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34CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
Future Land Use Categories
URBAN CENTER
Areas that are appropriate for the most intense development
and mix of uses arranged in a compact and walkable pattern.
These areas will tend to consist of multi-story residential,
commercial, and office uses that may be mixed vertically
within mixed-use structures or horizontally in an integrated
manner. Urban Centers should also incorporate consolidated
parking facilities, access to transportation alternatives, open
space and recreational facilities, and public uses.
Building Height: 5 stories average
Mobility: Walking, bicycling, transit, automobile
Intent
• Create and reinforce walkable activity centers with
small blocks that are connected to surrounding
development and include a mix of complementary
uses
• Accommodate a mix of building types including
freestanding and attached structures that frame
attractive pedestrian zones between buildings and
streets
• Encourage commercial uses along primary streets
• Encourage vertical mixed-use structures with ground-
floor retail in appropriate locations such as along
major corridors
• Support multi-family residential as a secondary
component of a center
• Encourage shared surface parking located behind
buildings or to the side of buildings, structured
parking, and on-street parking where possible
Generally appropriate zoning districts:
Mixed-use, Northgate zoning (in Northgate only), Wolf Pen
Creek zoning (in Wolf Pen Creek only)
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35CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
NEIGHBORHOOD CENTER
Areas that are appropriate for a mix of uses arranged in a
compact and walkable pattern at a smaller scale than Urban
Centers. These areas consist of residential, commercial, and
office uses arranged horizontally in an integrated manner
and may be mixed vertically within structures. Neighborhood
Centers should also incorporate consolidated parking
facilities, access to transportation alternatives, open space and
recreational facilities, and public uses.
Height: 3 stories average
Mobility: Walking, bicycling, transit, automobile
Intent
• Create and reinforce walkable activity centers that are
connected to surrounding development and include a
mix of complementary uses
• Accommodate a mix of building types that frame
attractive pedestrian spaces
• Support vertical mixed-use structures with ground-floor
retail in appropriate locations such as along corridors or
major intersections
• Encourage all land generally within 300 to 500 feet of
streets classified as major collectors or higher to be
commercial uses, unless providing vertical mixed-use
structures with residential uses on upper floors. The
exact location and extent can be modified if creating
commercial nodes, such as at intersections, and/or if
other characteristics of the site require an alternative
design that provides a mixture of uses in an integrated
manner.
• Stand-alone commercial uses with a preferred emphasis
on urban form may be allowed if the size and scale of
the property and/or development does not adequately
support mixing uses in a horizontal manner
• Support multi-family residential as a complementary
secondary component of a center that includes
commercial and/or office uses
• Encourage shared surface parking located behind or to
the side of buildings (with some limited parking in front
of buildings), structured parking, and on-street parking
where possible
Generally appropriate zoning districts:
Mixed-use, Wolf Pen Creek zoning (in Wolf Pen Creek only),
commercial and multi-family zoning may be considered in
some circumstances if designed in an integrated manner
through a Planned Development District with a preferred
emphasis on urban form
Page 61 of 82
36CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
GENERAL COMMERCIAL
Concentrated areas of commercial activities that cater
to both nearby residents and to the larger community or
region. Generally, these areas tend to be large and located
along regionally significant roads. Due to their context, these
areas tend to prioritize automobile mobility.
Height: 1-2 stories average
Mobility: Primarily automobile, but accessible by
walking, bicycling, and transit
Intent
• Accommodate a wide range of commercial uses
• Concentrate future commercial development at
major intersections
• Provide connectivity to surrounding bicycle and
pedestrian networks and provide safe pedestrian
facilities within sites
• Encourage transitions in building height and mass
when adjacent to residential neighborhoods
• Support multi-family residential as secondary uses
on a site
• Encourage shared surface parking
Generally appropriate zoning districts:
General commercial, office, and mixed-use zoning
Page 62 of 82
37CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
NEIGHBORHOOD COMMERCIAL
Areas of commercial activities that cater primarily to
nearby residents. These areas tend to be smaller format
than general commercial and located adjacent to major
roads along the fringe of residential areas. Design of
these structures is compatible in size, architecture, and lot
coverage with surrounding residential uses.
Height: 1-2 stories average
Mobility: Primarily automobile, but accessible by
walking, bicycling, and transit
Intent
• Accommodate limited commercial services
compared to General Commercial
• Provide pedestrian and bicycle connectivity to
surrounding neighborhoods and nearby public uses
(schools, parks, etc.)
• Support some residential uses that are compatible
with the surrounding neighborhood character
• Encourage transitions in building height and mass
when adjacent to residential neighborhoods
• In a walkable neighborhood context, locate new
buildings near the street and accommodate parking
to the side or rear of buildings with some limited
parking in front of buildings and accommodate on-
street parking where possible
Generally appropriate zoning districts:
Suburban commercial and office zoning
Page 63 of 82
38CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
BUSINESS CENTER
Areas that include office, research, or industrial uses
that may be planned and developed as a unified project.
Generally, these areas need convenient access to arterial
roadways.
Height: Varies
Mobility: Primarily automobile
Intent
• Accommodate a variety of large footprint buildings
• Accommodate commercial and service uses within
Business Centers
• Accommodate pedestrian, bicycle, and transit
connectivity to and within Business Centers
• Provide buffering through landscaping and building
placement where large-scale employment sites are
adjacent to residential areas
Generally appropriate zoning districts:
Business park, industrial, and commercial industrial zoning
Page 64 of 82
39CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
URBAN RESIDENTIAL
Areas that are appropriate for a range of high-density multi-
family and attached residential development in various
forms including townhomes, apartment buildings, mixed-
use buildings, and limited non-residential uses that are
compatible with the surrounding area.
Height: 3 stories average
Mobility: Walking, bicycling, transit, automobile
Intent
• Accommodate a wide range of attractive multi-
family housing for a diverse population. Buildings
may be clustered and grouped. Building setback
from street varies but is generally consistent within a
development
• Provide vehicular and pedestrian connectivity
between developments
• Accommodate streetscape features such as
sidewalks, street trees, and lighting
• Support commercial, service, office uses, and
vertical mixed-use within redevelopment areas
Generally appropriate zoning districts:
Multi-family, townhouse, mixed-use, and limited suburban
commercial zoning
Page 65 of 82
40CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
MIXED RESIDENTIAL
Areas appropriate for a mix of moderate density residential
development including, townhomes, duplexes, small multi-
family buildings (3-12 unit), and limited small-lot single
family. These areas are appropriate for residential infill and
redevelopment that allows original character to evolve.
These areas may serve as buffers between more intense
multi-family residential or mixed-use development and
suburban residential or neighborhood conservation areas.
Height: Varies (generally 2-3 stories)
Mobility: Walking, bicycling, transit, automobile
Intent
• Accommodate a walkable pattern of small lots, small
blocks, and well-connected street pattern
• Accommodate streetscape features such as
sidewalks, street trees, and lighting
• Encourage community facilities, parks, and
greenways within neighborhoods
• Support neighborhoods with a mix of housing types
and where larger or more dense housing is located
near community facilities or adjacent to commercial
or neighborhood centers
Generally appropriate zoning districts:
Duplex, townhouse, middle housing, and limited-scale
single-family
Page 66 of 82
41CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
SUBURBAN RESIDENTIAL
Primarily single-family residential areas that consist of low
to moderate density single-family lots. These areas may also
include limited townhomes, duplexes, other housing types,
and some non-residential uses that are compatible with
surrounding single-family areas. Development types tend to
be highly consistent within a subdivision or neighborhood.
Height: 1-2 stories
Mobility: Primarily automobile, but accessible by walking,
bicycling, and transit to surrounding neighborhood services
and centers
Intent
• Accommodate streetscape features such as
sidewalks, street trees, and lighting
• Support neighborhoods with a mix of housing types
• Encourage community facilities, parks, and
greenways within neighborhoods
• When establishing new residential areas or
expanding existing developments, provide
pedestrian and vehicular connectivity between
adjacent developments
Generally appropriate zoning districts:
General and restricted suburban zoning
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42CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
ESTATE RESIDENTIAL
Primarily single-family residential areas that have a low level
of development activities. These areas are appropriate for
very low-density residential lots of one-acre or greater lot
sizes or average 20,000 square feet lots when clustered
around open space.
Height: 1-2 stories
Mobility: Primarily automobile
Intent
• Support a wide range of lot sizes, long blocks, and
curvilinear streets. Buildings tend to be located
greater than 30 feet from a fronting street.
• When establishing new residential areas or
expanding existing developments, provide
pedestrian and vehicular connectivity between
adjacent developments
Generally appropriate zoning districts:
Estate, rural, and manufactured home park zoning
Page 68 of 82
43CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
NEIGHBORHOOD CONSERVATION
Residential areas that are essentially “built-out” and are
not likely to be the focus of extensive infill development
or redevelopment. These areas often were platted before
current development regulations were in place often
resulting in nonconforming situations. These areas are
appropriate for overlays or zoning classifications that
provide additional character protection and address
nonconforming issues.
Height: 1-2 stories
Mobility: Walking, bicycling, transit, automobile; on-street
parking and private off-street parking
Intent
• Maintain the existing housing stock, lot patterns,
and character of neighborhoods
• Support infill housing that fits-in with neighboring
homes (scale, placement, use, etc.)
• Address nonconforming lot issues through flexible
development regulations
• Maintain established trees
Generally appropriate zoning districts:
General and restricted suburban, single-family overlays
Page 69 of 82
44CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
TEXAS A&M UNIVERSITY
Areas owned by Texas A&M University and are appropriate
for campus development as described in the Texas A&M
Campus Master Plan and related documents.
INSTITUTIONAL/PUBLIC
Areas that are, and are likely to remain, in some form of
institutional or public activity. Examples include schools,
libraries, municipal facilities, and major utilities.
MEDICAL
Areas appropriate for medically related uses and supporting
office, commercial, and residential uses. The medical
land use designation surrounding Rock Prairie and State
Highway 6 is further detailed in the Medical District
Master Plan, which envisions a wide array of medical
and supporting services and activities concentrated in
the district. This includes the two major hospitals in close
proximity to residential neighborhoods, neighborhood
centers, offices, and commercial uses.
Height: Varies
Mobility: Walking, bicycling, transit, automobile
Generally appropriate zoning districts:
Varies
WELLBORN
The Wellborn Community Plan envisions the future of
Wellborn to maintain its rural character with open space
that is both privately and publicly held. The area will
continue as a place where neighborhood commercial uses
support surrounding low-density residential properties.
Height: Varies
Mobility: Primarily automobile
Zoning districts: Wellborn zoning districts, as appropriate
and specified in the Wellborn Community Plan
Page 70 of 82
45CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
PARKS & GREENWAYS
Areas that are permanently protected from development.
Such areas are preserved for their natural function or
for parks, recreation, or greenways opportunities. These
areas include, publicly owned open space, conservation
easements, greenway trails, and public parks.
NATURAL & OPEN AREAS
This land use designation is generally for areas that
represent a constraint to development and that should be
conserved for their natural function or open space qualities.
These areas include floodplains, riparian buffers, common
areas, and open space. The boundaries of the Natural &
Open Areas land use are illustrative, and the exact location
of floodplains and other physical constraints are determined
during the development process.
Generally appropriate zoning districts
Natural areas protected
RURAL
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 limited large-lot (two acre
or larger) residential developments. Open space is the
dominant feature of these areas.
Height: Varies
Mobility: Primarily automobile
Generally appropriate zoning districts
Rural and manufactured home park zoning
Page 71 of 82
46CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
Community Assets & Images Corridors
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 & 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 A&M University campus and Veterans Park,
and various vistas and views. Care should 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.
IMAGE CORRIDORS
Image corridors are delineated on Map 2.3, Community Assets & 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 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
conservation 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, stormwater is managed, trees are
protected, and views are kept unobstructed to maximize the positive impressions gained by these assets.
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 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,
Page 72 of 82
47CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
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 College Station’s unique
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 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 Texas Avenue and State Highway 6, the University Drive/Raymond Stotzer Parkway
(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.
Page 73 of 82
M AP 2.3
GEORGE BUSH DRGEORGE BUSH DRGEORGE BUSH DRG3
G3
G3
G3
G3
G2
G2
G2
G2
G2
G2
G2
G2
G2G2
G1
G1
G1
G1
G1
G1
A&M
Campus
Vista
A&M
Vista
Open Vista
(A&M Land)
at FM 60
and BrazosRiver
View FromHigh Point
Open Space
Views
at SH 6 and
FM 2154
WOLFWOLFWOLF PENPENPEN CRECRECREEEEKKK
BEEBEEBEECREEKCREEKCREEK
SPRINGSPRINGSPRINGCREE KCREEKCREEK
LICK
LICK
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CREEK
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CREEK
CARTER
CARTER
CARTER
CREEK
CREEK
CREEK
CARTER
CARTER
CARTER
CR
EE
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G2
New Memorial
Cemetery
and Aggie Field
of Honor
Easterwood
Airport
Texas A&MUniversityCampus
BRAZOS R
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RBRAZOS R
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XA
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RD FM 2818FM 2818FM 2818FM 2154FM 2154FM 2154WILLIAM D. FITCH PKWYWILLIAM D. FITCH PKWYWILLIAM D. FITCH PKWY
SH 47SH 47SH 47
RAYMOND ST
OT Z ER PK
RAYM O ND ST
OT Z ER PK
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OT Z ER PKWY ROCKROCKROCK PRAIRIEPRAIRIEPRAIRIE RDRDRD
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6
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6
SSH
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SHARVEY RDHARVEY RDHARVEY RDKEY IMAGE / DESIGN
INTERSECTION
G1 PRIMARY ARRIVAL GATEWAY
G2 SECONDARY WELCOMINGGATEWAY
G3 EARLY IMAGE-SETTINGGATEWAY
PUBLIC ART LOCATION
PRIMARY IMAGE CORRIDOR
SECONDARY IMAGECORRIDOR
Community
Assets & Image
Corridors
CITY LIMITS
5 MILE EXTRATERRITORIAL
JURISDICTION (ETJ)
EXISTING UNIQUE
COMMUNITY ASSET AREA
EMERGING / POTENTIAL
UNIQUE COMMUNITY ASSET
AREA
FLOODPLAIN
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49CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
Strategic & Ongoing Actions
The actions listed below designed to achieve the City’s goal of vibrant and distinct districts, attractive
neighborhoods, revitalized gateways and corridors, and conserved natural areas, grounded in environmental
stewardship and resiliency.
STRATEGIC ACTIONS
2.1 Review and undertake amendments to the Unified Development Ordinance’s zoning districts.
Consider amendments necessary to implement the Future Land Use & Character categories and
definitions.
2.2 Prioritize and undertake detailed plans for priority neighborhoods, districts, corridors, or
redevelopment areas. The City should commit to proactively planning for a limited set of target
areas, as specified in Map 2.1, Planning Areas.
2.3 Creative incentives and programs to revitalize existing areas and established neighborhoods.
This could include façade or landscaping improvement programs or rehabilitation initiatives. New
programs should align with and complement existing City efforts through the Neighborhood
Partnership Program, Neighborhood Grant Program, and proposed property maintenance
programming.
2.4 Evaluate existing policies and create incentives for low impact and sustainable development.
Encourage policies and regulations that incentivize sustainable practices such as energy reduction,
renewable energy, water conservation, protection of natural resources, use of native and adapted
vegetation, adaptive reuse, waste minimization, and stormwater management.
2.5 Pursue feasibility of a tree preservation and/or tree planting incentive program. This could
involve regulatory changes, incentives to preserve existing trees (especially large canopy trees) in
new development and redevelopment projects, requiring replacement of trees that are destroyed or
removed, proactive efforts by the City such as planting trees and installing landscaping along major
road corridors and gateways, or a program where the City or a partner agency provides trees at
reduced cost.
2.6 Create additional incentives for conservation design and evaluate the effectiveness of
cluster development standards in the Unified Development Ordinance. Common incentives
include density bonuses where a project may be permitted a greater total density in exchange for
preservation of common open space areas.
2.7 Integrate parks, greenways, and community facilities within new neighborhoods. Ensure
that parks, greenways, and other types of open spaces are integrated into the design of new
neighborhoods and that appropriate connections are made to existing facilities. Also consider
opportunities and partnerships to locate civic uses (such as recreation centers, schools, libraries)
within new neighborhoods or redevelopment areas.
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50CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
ONGOING ACTIONS AND POLICY DIRECTION
2.8 Evaluate and update development standards in the Unified Development Ordinance. Evaluate
the effectiveness of development standards such as mobility and connectivity, off-street parking,
building form and design, landscaping and buffers, exterior lighting, or other applicable standards to
achieve desired design form and quality.
2.9 Develop or refine incentives to promote high quality design. Such incentives may include
regulatory (flexible standards, density bonuses), procedural, cost-sharing agreements, and
tax incentives, among others. Incentives could be targeted to specific geographies or types of
development (such as mixed-use or commercial).
2.10 Encourage parking alternatives to support redevelopment opportunities. Use regulatory or
other incentives to encourage residential, commercial, and mixed development models in the City’s
targeted Redevelopment Areas that integrate structured parking, reduced parking requirements, or
shared parking agreements to enable more productive use of the overall site in place of extensive
surface parking.
2.11 Continue to initiate proactive zoning map updates. Amend the zoning map in strategic areas to
encourage transitions to the desired community character and help implement the Future Land Use
& Character Map. Proactive zoning map changes may also encourage redevelopment in targeted
areas.
2.12 Continue beautification programs. Maintain and consider opportunities to expand beautification
partnerships with Keep Brazos Beautiful and other organizations.
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Planning & Development Services • 1101 Texas Avenue, PO Box 9960 • College Station, TX 77840
Office 979.764.3570 / Fax 979.764.3496
MEMORANDUM
November 3, 2022 TO: Members of the Planning & Zoning Commission FROM: Naomi Sing, Staff Planner SUBJECT: Allowable Off-Street Parking Locations for Single-Family Ordinance Amendment
Item: Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, “Unified Development Ordinance,” Article 7, "General Development Standards," Section 7.3.C "Dimensions, Access, and Location,” of the Code of Ordinances of the City of College Station, Texas, regarding the allowable location for single-family parking. Case# ORDA2022-000010. (Final action on this item is scheduled for the November 10, 2022 City Council Meeting – subject to change.) Recommendation: Staff recommends approval. Summary: This amendment is paired with the Comprehensive Plan Amendment to expire Small Area Plans that are past their planning horizons. This amendment removes references to the
Southside Area Neighborhood Plan within the Unified Development Ordinance (UDO). The existing reference was located in Article 7, “General Development Standards,” Section 7.3.C “Dimensions, Access, and Location,” which specified the allowable location for single-family
parking within Area V of the Southside Area Neighborhood Plan. The proposed UDO revision removes the reference to Area V and instead applies the standard to all Redevelopment Areas that are identified within the Comprehensive Plan Future Land Use & Character Map.
Background: The Comprehensive Plan Amendment and UDO revision stem from the Small Area Plan Audit and its findings which were accepted by the City Council on September 22, 2022. The audit recommended that the following four plans be expired as they are beyond their original planning horizon and no longer represent the existing conditions of their respective planning boundaries – the Central College Station Neighborhood Plan, the Eastgate Neighborhood Plan, the Southside Area Neighborhood Plan, and the South Knoll Neighborhood Plan. Supporting Materials:
1. Section 7.3.C Dimensions, Access and Location Redlines
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Created: 2022-09-16 14:35:26 [EST]
(Supp. No. 6, Update 8)
Page 1 of 5
Sec. 7.3. Off-Street Parking Standards.
C. Dimensions, Access, and Location.
This Section applies to any development or redevelopment of uses other than single-family residential,
duplexes, or townhouses unless otherwise noted.
1. Each off-street parking space for automobiles shall have an area of not less than nine (9) feet by twenty
(20) feet and each stall shall be striped. This standard shall apply for off-street parking for all uses
including single-family residential, duplexes, and townhouses. Single-family residential and townhouses
are not required to stripe parking spaces.
2. For properties in a designated Redevelopment Area located within the area described as "Area V" in
the Southside Area Neighborhood Plan, an amendment of the City's on the Comprehensive Plan Future
Land Use and Character Map(Ordinance No. 2012-3442), a new single-family structure may locate its
parking, including both required and additional parking in the areas described below:
a. Anywhere on the lot behind the structure with no limit on the size of the area;
b. Anywhere in the side yards of the lot with no limit on the size of the area; and,
c. An area located in front of the structure not to exceed a size equivalent to fifty (50) percent of
the front portion of the property. The front portion of the property is the area of the lot within
the side lot lines, the front setback, and the public right-of-way line (see graphic below). The
square footage of parking allowed by this calculation may be located within or outside the
boundary of the area used for calculations (see graphic below). The portion of the driveway
located between the front property line and the structure shall be included in the maximum
parking area square footage.
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Created: 2022-09-16 14:35:26 [EST]
(Supp. No. 6, Update 8)
Page 2 of 5
AREA V REDEVELOPMENT AREA - ALLOWABLE LOCATION FOR PARKING
3. For all detached single-family uses other than as set forth in subsection 2 above, at the time of
construction, reconstruction, or addition to the number of existing bedrooms, parking shall be located
in the areas described below:
a. Anywhere on the lot behind the structure with no limit on the size of the area. Parking located
behind the structure shall be screened by a solid hedge wall, fence, or wall, at least six (6) feet in
height. All solid hedge walls shall be one-hundred (100) percent opaque. All shrubs planted for a
hedge wall shall be a minimum of 15 gallons each and evergreen;
b. Anywhere in the side yards of the lot with no limit on the size of the area; and,
c. Any area located in front of the primary structure not to exceed a size equivalent to fifty (50)
percent of the front area. The front area is defined as the area of the lot within the side lot lines,
the front plane of the primary structure and the public right-of-way (see graphic below). The
driveway area shall be included in this calculation.
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Created: 2022-09-16 14:35:26 [EST]
(Supp. No. 6, Update 8)
Page 3 of 5
DETACHED SINGLE-FAMILY USES - ALLOWABLE LOCATION FOR PARKING
4. When existing detached single-family parking is expanded in front of the structure, it shall not exceed a
size equivalent to fifty (50) percent of the front area as described above.
5. In the MH Middle Housing zoning district, single-family, townhouses, and Live-Work Units may locate
parking in front of the structure as long as three or fewer parking spaces are required and the parking
area does not exceed a size equivalent of fifty (50) percent of the front area as described above.
6. In the MH Middle Housing zoning district, Courtyard Houses, duplexes, and Multiplexes shall locate
parking between the rear plane of the primary structure and the rear property line.
7. An eighteen-foot paved space (ninety-degree only) may be utilized where the space abuts a landscaped
island with a minimum depth of four (4) feet. An eighteen-foot space may also be used when adjacent
to a sidewalk provided that the minimum width of the sidewalk is six (6) feet. This standard shall also
apply to off-street parking for single-family residential, duplexes, and townhouses.
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Created: 2022-09-16 14:35:26 [EST]
(Supp. No. 6, Update 8)
Page 4 of 5
8. The width of an alley may be assumed to be a portion of the maneuvering space requirement for off-
street parking facilities located adjacent to a public alley. This standard shall apply for off-street parking
for all uses including single-family residential, duplexes, townhouses, and Small and Medium
Multiplexes.
9. Each parking space intended for use by the handicapped shall be designed in accordance with the
standards of the Texas Architectural Barriers Act (TABA) administered by the Texas Department of
License and Regulation.
10. Each parking space and the maneuvering area thereto shall be located entirely within the boundaries
of the building plot except where shared parking is approved by the City.
11. All parking spaces, aisles, and modules shall meet the minimum requirements, as shown in the
following table. All dimensions are measured from wall to wall.
PARKING SPACE AND AISLE DIMENSIONS
A B C D
E F
Angle
(degrees)
Width
of stall
Depth
of stall
90°
to aisle
Width of aisle Width
of stall
parallel
to aisle
Module width
One
way
Two
way
One
way
Two
way
0 22 feet 10 feet 12.0
feet
20.0
feet
22.0
feet
22.0
feet
40.0
feet
45 9 feet 21.1
feet
12.0
feet
20.0
feet
12.7
feet
54.2
feet
62.2
feet
60 9 feet 22.3
feet
15.0
feet
22.0
feet
10.4
feet
59.6
feet
66.3
feet
90 9 feet 20.0
feet
23.0
feet
23.0
feet
9.0 feet 63.0
feet
63.0
feet
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Created: 2022-09-16 14:35:26 [EST]
(Supp. No. 6, Update 8)
Page 5 of 5
12. Parking lots located within fifteen (15) feet of a public right-of-way shall have a maximum of seven (7)
contiguous spaces separated by an eighteen- by twenty-foot landscaped island.
13. All parking lots and drive aisles shall be setback a minimum of six (6) feet from any public right-of-way
or public way. In sites subject to the Non-Residential Architectural Standards of this UDO, where
parking or drive aisles are located between the building and the public right-of-way or public way,
there shall be a minimum setback of ten (10) feet from the public right-of-way or public way to the
parking area or drive aisle.
14. In SC Suburban Commercial and WC Wellborn Commercial districts, parking shall not be located
between the structure and an adjacent single-family use or zoning district. Drive aisles and service
aisles shall be permitted between the structures and an adjacent single-family use or zoning district.
15. Parking is discouraged along entrance drives and should be limited on major circulation aisles of large
developments and major retail centers.
16. The Design Review Board may waive parking lot dimension requirements in the Northgate and Wolf
Pen Creek districts if the development meets the goals of the master plan for the respective district.
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