HomeMy WebLinkAbout09/18/2023 - Agenda Packet - Bicycle, Pedestrian, and Greenways Advisory Board
College Station, TX
Meeting Agenda
Bicycle, Pedestrian, and Greenways Advisory Board
1101 Texas Ave, College Station, TX 77840
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The City Council may or may not attend this meeting.
September 18, 2023 3:30 PM Bush 4141 Community Room
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 meeting to order and consider absence requests.
2. Hear Visitors.
At this time, the Chairperson will open the floor to citizens wishing to address issues not already
scheduled on today's agenda. Each citizen’s presentation will be limited to three minutes in order to
allow adequate time for the completion of the agenda items. Comments will be received and city staff
may be asked to look into the matter, or the matter may be placed on a future agenda for discussion.
A recording may be made of the meeting; please give your name and address for the record.
3. Agenda Items
3.1. Consideration, discussion, and possible action to approve meeting minutes.
Attachments: 1. August 14, 2023
3.2. Public Hearing, presentation, discussion, and possible action regarding a recommendation to the
Planning and Zoning Commission on the transportation and mobility components within the
Northeast Gateway Redevelopment Plan, the associated changes to the Comprehensive Plan
Functional Classification & Context Class Map, and the associated maps in the Bicycle,
Pedestrian, and Greenways Master Plan including the Proposed Bicycle Facilities Map and the
Proposed Pedestrian Facilities Map. Case# CPA2023-000001. (Note: Planning and Zoning
Commission action on this item is scheduled for September 21, 2023. Final action on this item is
scheduled for the September 28, 2023, City Council Meeting – subject to change.)
Sponsors: Matthew Ellis , Jason Schubert
Attachments: 1. Northeast Gateway Redevelopment Plan
2. Functional Classification & Context Class Map, from the Comprehensive
Plan
3. Proposed Bicycle Facilities Map, from the Bicycle, Pedestrian &
Greenways Master Plan
4. Proposed Pedestrian Facilities Map, from the Bicycle, Pedestrian &
Greenways Master Plan
Page 1 of 206
Bicycle, Pedestrian, and Greenways
Advisory Board
Page 2 September 18, 2023
3.3. Public Hearing, presentation, discussion, and possible action regarding a recommendation to the
Planning and Zoning Commission on the transportation and mobility components within the
Wellborn District Plan, the associated changes to the Comprehensive Plan Functional
Classification & Context Class Map, and the associated maps in the Bicycle, Pedestrian, and
Greenways Master Plan including the Proposed Bicycle Facilities Map and the Proposed
Pedestrian Facilities Map. Case# CPA2023-000002. (Note: Planning and Zoning Commission
action on this item is scheduled for October 5, 2023. Final action on this item is scheduled for the
October 12, 2023, City Council Meeting – subject to change.)
Sponsors: Michael Ostrowski, Jason Schubert
Attachments: 1. Wellborn District Plan
2. Functional Classification & Context Class Map, from the Comprehensive
Plan
3. Proposed Bicycle Facilities Map, from the Bicycle, Pedestrian &
Greenways Master Plan
4. Proposed Pedestrian Facilities Map, from the Bicycle, Pedestrian &
Greenways Master Plan
3.4. Presentation, discussion, and possible action on the Planning and Development Services
Department's Plan of Work.
Sponsors: Michael Ostrowski
Attachments: 1. PDS Plan of Work FY2023
2. PDS Plan of Work FY2024
3.5. Presentation, discussion, and possible action regarding the development of a potential tactical
urbanism program.
Sponsors: Carl Ahrens
Attachments: 1. Tactical Urbanism Guide - Fayetteville Arkansas
3.6. Presentation and discussion regarding the following items related to biking, walking, and
greenways:
a. Bicycle, Pedestrian, and Greenways Master Plan – Board Member Madewell
b. Public Meetings of Interest
c. Capital and Private Project Updates
3.7. Presentation, discussion, and possible action regarding the Bicycle, Pedestrian, and Greenways
Advisory Board calendar of upcoming meetings.
a. October 16, 2023 ~ Bicycle, Pedestrian and Greenways Advisory Board Meeting at 3:30
p.m.
b. November 13, 2023 ~ Bicycle, Pedestrian and Greenways Advisory Board Meeting at 3:30
p.m.
4. Discussion and possible action on future agenda items.
A 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.
5. Adjourn.
Page 2 of 206
Bicycle, Pedestrian, and Greenways
Advisory Board
Page 3 September 18, 2023
Adjournment into Executive Session may occur in order to consider any item listed on the agenda if a
matter is raised that is appropriate for Executive Session discussion.
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 September 13, 2023 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 3 of 206
MINUTES
BICYCLE, PEDESTRIAN, AND GREENWAYS
ADVISORY BOARD MEETING
August 14, 2023
MEMBERS PRESENT:Chairperson Elizabeth Cunha, Board Members Brad Brimley, Kathy
Langlotz, Joy Chmelar, Dennis Jansen, Jake Madewell and Neo
Jang
STAFF PRESENT:Director of Planning & Development Services Michael Ostrowski,
Assistant Director of Planning & Development Services Molly
Hitchcock, City Engineer Carol Cotter, Long Range Planning
Administrator Alyssa Halle-Schramm, Transportation Planning
Coordinator Jason Schubert, Transportation & Mobility Graduate
Engineer II Katherine Beaman-Jamael, Transportation & Mobility
Staff Planner Carl Ahrens, Senior Long Range Planner Matthew
Ellis, Staff Planner Jesse Dimeolo and Staff Assistant II Grecia
Fuentes
AGENDA ITEM NO. 1: Call to Order and consider absence requests.
Chairperson Cunha called the meeting to order at 3:30 p.m.
There were no absence requests for consideration.
AGENDA ITEM NO. 2: Hear Visitors.
There were no visitors who wished to speak.
AGENDA ITEM NO. 3: Agenda Items.
AGENDA ITEM NO. 3.1: Consideration, discussion, and possible action to approve meeting
minutes.
Board Member Jansen motioned to approve the meeting minutes from June. Board Member
Madewell seconded the motion. Minutes were approved 7-0.
AGENDA ITEM NO. 3.2: Presentation, discussion, and possible action regarding election
of a Vice Chairperson for the Board.
The Board nominated Board Member Langlotz.
Page 4 of 206
Board Member Jansen made a motion to approve, Board Member Madewell seconded the
motion, motion passed 7-0
AGENDA ITEM NO. 3.3: Presentation, discussion, and possible action regarding an
appointment of a Board Member to serve on an advisory committee for the development of
a county-wide Comprehensive Safety Action Plan.
Transportation Planning Coordinator Jason Schubert presented this item.
Coordinator Schubert stated that the Board member appointed would start to meet with the
committee later this fall and is anticipated to complete the plan in September of next year.
Board Member Langlotz motioned to recommend appointing Board Member Jang, Board
Member Jansen seconded the motion, the motion passed 7-0.
AGENDA ITEM NO. 3.4: 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 Ordinances of the City
of College Station, Texas by changing the zoning district boundary from PDD Planned
Development District to PDD Planned Development District for approximately 33 acres
located at 5900 Rock Prairie Road. Case # REZ2023-000062 (Note: Final action of this item
will be considered at the August 24, 2023, City Council Meeting – Subject to change).
Staff Planner Jesse Dimeolo presented this item.
Staff Planner Dimeolo stated the request was to amend a PDD concept plan for a shared use path.
The proposed trail connecting to Rock Prairie Road would be moving from the eastside to the
westside of the tributary onto the Rock Prairie Baptist Church property side. He added that the
applicant and owner have been working closely together with the church property owner and
they have a public access easement. He also stated that the trail would be located on the church
property and be required to have a public access easement along with the condition that the
Midtown MMD be in charge of the construction as well as the maintenance for the path.
Board Member Jansen asked why the path alignment seemed different.
Mr. Wallace Phillips stated that the original PDD concept plan was made based on the initial
zoning and the updated plan shows where it is being built.
Board Member Jansen stated that as a person who was opposed to removing the path, this
seemed like a great compromise in his opinion.
Chairperson Cunha opened the public hearing.
Chairperson Cunha closed the public hearing.
Page 5 of 206
Board Member Madewell made a motion to recommend approval, Board Member Jansen
seconded the motion, the motion passed 7-0.
AGENDA ITEM NO. 3.5: Presentation, discussion, and possible action regarding an
update on the ongoing Northeast Gateway Redevelopment Plan effort.
Senior Planner Matthew Ellis presented this item.
Board Member Madewell asked to define a catalyst site.
Senior Planner Ellis said that catalyst sites are smaller pieces of the redevelopment area that are
the easier to redevelop.
Board Member Brimley asked how the interaction with TAMU administration had gone with this
plan.
Senior Planner Ellis said they held two campus meetings that were not as well attended as they
would have liked, but he said it is very hard to get students to attend something like this in the
middle of their studies. He mentioned that what those meetings lacked in attendance they
certainly made up for it in commentary. He stated that the engagement with administration was
not direct because they had a lot of reorganization going on that made it difficult to be in direct
contact with them. However, the plan does take into account their master plan efforts in this
area.
Board Member Jansen asked if it was realistic for Foster Avenue to be extended right in front of
Best Buy as well as the Ash Street extension between buildings.
Senior Planner Ellis stated that this was a 10-year plan based on what the market shows. He said
that having these roads included in the thoroughfare plan sets them up for the redevelopment in
the future.
Board Member Brimley asked what happens when someone gives up the right-of-way.
Senior Planner Ellis said that typically when the right-of-way gets abandoned it goes back to the
person who gave the property to the city. He also said that if the property gets sold it does get
more complicated.
Coordinator Schubert clarified that the Poplar Street right-of-way may not be abandoned but
potentially could be used as part of a future grade separation at the intersection of Texas Avenue
and University Drive.
Board Member Jang inquired about grade separations.
Senior Planner Ellis stated that a grade separation is a physical separation in the crossing of
traffic movements. In this case, the bicycles and pedestrians would cross the street at a different
level than the vehicles.
Page 6 of 206
Board Member Brimley inquired about the right-of-way at Walton Drive and Texas Avenue as it
seemed to be wasted space.
Senior Planner Ellis stated the right-of-way was dedicated by the subdivision plat in 1939 and
the action in the plan was looking to provide enhancements to that area.
Board Member Jansen asked about the when the plan would be finalized and when they would
see it.
Senior Planner Ellis stated what was presented is the proposed changes for the planning effort
and the final plan is being formatted and would be provided at the next meeting.
AGENDA ITEM NO. 3.6: Presentation and discussion regarding an update on the ongoing
Wellborn District Plan effort.
Long Range Planning Administrator Alyssa Halle-Schramm presented this item.
Councilwoman Cunha commented that the proposed raised medians for the Wellborn Road
widening project are being led by TxDOT. She said there was a lot of people that were very
angry about them.
Chairperson Cunha left the meeting at 4:30pm and Vice Chair Langlotz conducted the remainder
of the meeting.
Board Member Chmelar inquired about why sidewalks were proposed in the plan if the public
feedback has not to have them.
Long Range Planning Administrator Halle-Schramm stated that some citizens expressed a desire
to have sidewalks. The proposed plan combines several planned bike lane and sidewalks along
streets to be a planned shared-use path that provides a compromise.
Board Member Jang inquired if the shared-use path to be constructed by TxDOT along Wellborn
Road was on the east side of the roadway.
Long Range Planning Administrator Halle-Schramm confirmed it was on the east side away
from the railroad.
AGENDA ITEM NO. 3.7: Presentation, discussion, and possible action regarding the
Planning and Development Services Plan of Work.
Planning & Development Services Director Michael Ostrowski presented this item.
Board Member Brimley asked if the shared-use project prioritization list the Board had gone
over previously would be implemented into this plan effort.
Page 7 of 206
Director Ostrowski said it would be a part of this Plan of Work.
Board Member Brimley asked if the information would be provided on the ESRI GIS tool will be
available to the public.
Senior Planner Ellis said yes, it would be published with the data available.
Director Ostrowski stated that the department was taking a more strategic look at transportation
and mobility efforts and stated that we have deployed additional resources for it. He said the goal
was to identify these projects and make sure we can complete them.
AGENDA ITEM NO. 3.8: Presentation, discussion, and possible action regarding an
update of the City’s bike map.
Staff Planner Carl Ahrens presented this item.
Staff Planner Ahrens demonstrated a sample of the City’s updated bike map. He stated that the
new map should be done by early September. He mentioned that some of the notable updates on
the map were the landmarks like the water tower and Kyle Field to make it easier to identify
locations.
Board Member Brimley requested that the Board would like to proofread a digital copy before
the final copy is printed.
Staff Planner Ahrens stated that a digital copy could be shared with the Board before it is
finalized.
Board Member Chmelar asked if the bike map could be laminated.
Staff Planner Ahrens stated he would check with the Public Communications department
regarding that possibility.
AGENDA ITEM NO. 4: Discussion and possible action on future agenda items.
A Bicycle, Pedestrian, and Greenways Advisory Board 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.
Chairperson Cunha had requested that the meeting be adjourned on time and discuss the remaining
agenda items at the next meeting. Items 3.9, 3.10, and 3.11 were postponed to the next meeting.
Vice Chair Langlotz motioned to adjourn meeting.
Page 8 of 206
AGENDA ITEM NO. 5: Adjourn
The meeting adjourned at 5:00 p.m.
APPROVED: ATTEST:
____________________________ ____________________________
Elizabeth Cunha, Chairperson Grecia Fuentes, Board Secretary
Page 9 of 206
September 18, 2023
Item No. 3.2.
Northeast Gateway Redevelopment Plan
Sponsor: Matthew Ellis , Jason Schubert
Reviewed By CBC: N/A
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding a
recommendation to the Planning and Zoning Commission on the transportation and mobility
components within the Northeast Gateway Redevelopment Plan, the associated changes to the
Comprehensive Plan Functional Classification & Context Class Map, and the associated maps in the
Bicycle, Pedestrian, and Greenways Master Plan including the Proposed Bicycle Facilities Map and
the Proposed Pedestrian Facilities Map. Case# CPA2023-000001. (Note: Planning and Zoning
Commission action on this item is scheduled for September 21, 2023. Final action on this item is
scheduled for the September 28, 2023, City Council Meeting – subject to change.)
Relationship to Strategic Goals:
• Good Governance
• Financial Sustainability
• Core Services & Infrastructure
• Neighborhood Integrity
• Diverse & Growing Economy
• Improving Mobility
• Sustainable City
Recommendation(s): Staff recommends approval.
Summary: The Northeast Gateway Redevelopment Plan, an important priority project from the FY23
PDS Plan of Work, has been underway since November 2022. This item comes from Comprehensive
Plan Action 2.2, to prioritize and undertake detailed small area plans for priority areas. The planning
effort has invited participants to reimagine the area with a new distinct identity that welcomes visitors
and residents into the City of College Station. Plan goals include incorporating vertical and horizontal
mixed-uses, supporting existing commercial uses, and providing a greater mix of housing options to
support the growing population who seek to live, work, and play near Texas A&M University.
Staff engaged the community throughout the planning effort by hosting six working group meetings,
two meetings on the Texas A&M University campus, two property and business owner meetings, four
area-wide meetings, and a virtual area-wide meeting, as well as a virtual engagement website to
gather community feedback. Additionally, staff directly engaged with property developers with
significant ties in the area and representatives from the Texas Department of Transportation on
future mobility projects in the planning area. City staff also coordinated internally to ensure the plan
meets the needs of all departments and maintains the City’s excellent services.
The Northeast Gateway Redevelopment Plan creates a coordinated strategy for future change and
redevelopment along two of the busiest corridors in the city: Texas Avenue and University Drive (FM
60). The plan is divided into two subareas: The Crossing and Eastgate Main.
Page 10 of 206
The Crossing is the primary gateway into the City of College of Station and Texas A&M University for
visitors entering from Bryan on Texas Avenue and from State Highway 6 along the University Drive
(FM 60) hospitality corridor. The Crossing generally includes the area surrounding the intersection,
east along University Drive (FM 60) to Tarrow Street, and south along Texas Avenue to Lincoln
Avenue. The Crossing anticipates a high level of redevelopment, vertical mixed-use structures,
significant increases in housing options and housing stock, an enhanced and expanded multi-modal
transportation system, and a denser urban form.
Eastgate Main is centered at the intersection of Texas Avenue and New Main Drive/Walton Drive. It
contains one of College Station’s historic retail shopping centers, the College Station City Hall and
Visitor Center, and is adjacent to the College Hills Estates neighborhood. Eastgate Main is bounded
by Foster Avenue, George Bush Drive East, Texas Avenue, and Lincoln Avenue, where it interfaces
with The Crossing subarea. Eastgate Main anticipates both vertical and horizontal mixed-use
developments that honor the historic commercial structures along Walton Drive while providing
additional housing opportunities along Foster Avenue.
The relevant transportation and mobility components are found on the following pages:
• The Crossing: pages 11 and 26-35
• Eastgate Main: pages 12 and 46-54
• Area-Wide actions: page 59
Staff will present the transportation and mobility components within the Northeast Gateway
Redevelopment Plan, the associated changes to the Comprehensive Plan Functional Classification &
Context Class Map (Thoroughfare Plan), and the associated maps in the Bicycle, Pedestrian, and
Greenways Master Plan including the Proposed Bicycle Facilities Map and the Proposed Pedestrian
Facilities Map to the Board for consideration and possible recommendation. Staff will present the
Board’s recommendation to the Planning and Zoning Commission at their September 21, 2023
meeting and to the City Council at their September 28, 2023 meeting.
Budget & Financial Summary: N/A
Attachments:
1. Northeast Gateway Redevelopment Plan
2. Functional Classification & Context Class Map, from the Comprehensive Plan
3. Proposed Bicycle Facilities Map, from the Bicycle, Pedestrian & Greenways Master Plan
4. Proposed Pedestrian Facilities Map, from the Bicycle, Pedestrian & Greenways Master Plan
Page 11 of 206
NORTHEAST GATEWAY
REDEVELOPMENT PLAN
Adopted September 28, 2023
Page 12 of 206
2CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Contents
CHAPTER 1
Plan Foundation
CHAPTER 2
The Crossing
CHAPTER 3
Eastgate Main
CHAPTER 4
Plan Implementation
APPENDIX A
Existing Conditions
APPENDIX B
Public Engagement Summary
APPENDIX C
Scenario Modeling
5
13
36
55
63
91
95
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3CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Contents
MAPS
Map 1.1: Northeast Gateway Redevelopment Area
Concept Plan
Map 2.1: The Crossing Concept Plan
Map 2.2: Surface Temperatures from Cooling
College Station
Map 2.3: Future Street Network
Map 2.4: Future Bicycle Network
Map 2.5: Future Pedestrian Network
Map 3.1: Eastgate Main Concept Plan
Map 3.2: Future Street Network
Map 3.3: Future Bicycle Network
Map 3.4: Future Pedestrian Network
Map A.1: Existing Land Use
Map A.2: Future Land Use & Character
Map A.3: Zoning
Map A.4: Code Enforcement Case Density
Map A.5: Development Activity
Map A.6: Existing Thoroughfare Plan
Map A.7: Crash Density
Map A.8: Existing Bicycle Plan
Map A.9: Existing Pedestrian Plan
Map A.10: Bus Routes
FIGURES
Figure 2.1: Urban Street Rendering
Figure 2.2: Parking and Building Placement Examples
Figure 2.3: Proposed Urban Street Cross-Section
Figure 3.1 Eastgate Park Perspective View
Figure 3.2: Eastgate Main Rendering
Figure 3.3: Dining Box Perspective View
9
14
21
27
29
30
39
47
49
51
67
68
69
72
74
80
82
84
86
89
15
17
31
43
43
45
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4CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Contents
TABLES
Table 2.1: Suggested Development Standards
Table 3.1: Suggested Development Standards
Table 4.1: Implementation Matrix
Table A.1: Texas A&M University College Station Campus
Participation Projections
Table A.2: Texas A&M University College Station Campus
Student Headcount
Table A.3: Code Enforcement Cases, 2012-2022
Table A.4: Development Activity, 2012-2022
Table A.5: Estimated Total Sales, Employees, and
Businesses
Table A.6: Sales Tax Revenues
Table A.7: 2022 Property Values
Table A.8 Tax Performance per Acre
Table C.1: Base Conditions Comparison
Table C.2: Building Type Assumptions
Table C.3: Place Type Assumptions
Table C.4: Summary Statistics for Scenarios
Table C.5: Estimated Floor-Area Ratio
Table C.6: 2022 Land and Improvement Values
Table C.7: Estimated Property Tax Revenues - $100/SF
Scenario
Table C.8: Estimated Property Tax Revenues - $125/SF
Scenario
Table C.9: Estimated Sales Tax Revenues
Table C.10: Estimated Total Tax Revenues Per Acre -
$100/SF Scenario
Table C.11: Estimated Total Tax Revenues Per Acre - $125/
SF Scenario
Table C.12: Utility and Transportation Model Outcomes
18
42
60
64
65
71
73
77
78
78
79
96
98
98
99
99
100
101
101
102
102
103
103
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5 CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
The Northeast Gateway Redevelopment Plan describes a coordinated strategy for
future change and redevelopment within the Northeast Gateway Redevelopment Area
identified in Chapter 2, Distinctive Places of the City of College Station Comprehensive
Plan. This plan includes a closer look into the existing conditions, trends, and
development pressures within the Northeast Gateway Redevelopment Area.
This plan covers the time horizon from 2023-2033 and serves as a statement of the
community’s intentions for the future. It provides goals and actions on a broad range of
topics and provides strategic direction to enable infill and redevelopment and enhance
mobility options throughout the planning area while providing opportunities for
existing businesses and tenants.
In September 2033, on the 10-year anniversary of this plan’s adoption date, the plan
is officially retired and serves as a historical reference only. Subsequently, the City of
College Station can choose to analyze whether a renewed planning effort is warranted
or whether the goals of this plan have been satisfactorily implemented.
1 PLAN
FOUNDATION
Page 16 of 206
6CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Planning Area
While once a predominantly rural and undeveloped area on the edge of the Agricultural and Mechanical
College of Texas, the Northeast Gateway Redevelopment Area began to develop in earnest in the 1930s.
The construction of Texas A&M University’s Administration Building in 1932 reoriented the primary entrance
of the campus from the historic train depot where Wellborn Road sits today to State Highway 6 (now Texas
Avenue), creating a formal eastern entrance to campus on New Main Drive that acknowledged the growing
primacy of the automobile.
The College Hills Estates subdivision was platted in July 1938, just months before community members
voted to incorporate College Station as a city in October 1938. The entrance to the neighborhood was
set opposite the new entrance to Texas A&M University, mimicking the curved highway entrance and
exit pattern from across the street. The College Hills Estates neighborhood also employed the curvilinear
streets and dedicated parkland practices seen elsewhere in the area during that era, while adding an
auto-oriented shopping village at the New Main Drive/Walton Drive and State Highway 6 intersection (now
Texas Avenue). The College Hills Estates neighborhood would be the first, but not the only, development
to contribute to the Eastgate area, so named for the adjacent eastern gate into the Agricultural and
Mechanical College of Texas. Another historic structure in the area at 903 Texas Avenue is documented
in A Guide to Historic Brazos County. This one-story, free-standing brick building with art deco influences
was constructed between 1941 and 1942.
1939 map of College Station
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7CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
1979 aerial photograph of City Hall
The Northeast Gateway Redevelopment Area experienced continued growth and development through the
1960s. During this period, the City of College Station established an administrative complex along Texas
Avenue, including a city hall and fire station, built between 1969 and 1983. The majority of University Drive
(FM 60) – previously called Sulphur Springs Road – was constructed in 1968 when it was extended east
from its previous terminus at Texas Avenue to connect to the rerouted State Highway 6 – now the Earl
Rudder Freeway. With this new link to the highway, the University Drive (FM 60) and Texas Avenue corridors
would gradually fill in with commercial development through the 1990s.
Since the 1990s, most development has been
infill since much of the area had generally been
developed by this point, leaving few opportunities
for new, large-scale developments. Following the
success of high-rise developments in Northgate
after 2012, more interest and pressures for
redevelopment have been seen in this area.
The most significant development project was
Northpoint Crossing, developed in 2014 on
the northwestern corner of Texas Avenue and
University Drive (FM 60). Embassy Suites also
developed a new hotel along Jane Street in 2016.
This structure is taller than other commercial
structures around it and has reduced setbacks
similar to what this plan proposes for the whole
planning area. Most recently, the City of College
Station developed a new City Hall along the same
block as the prior site and rehabilitated the former
fire station to house a visitor’s center and Visit
College Station.
1940 aerial of College Station
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8CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Plan Creation
RELATIONSHIP TO COMPREHENSIVE PLAN
The Comprehensive Plan indicates that “this area includes a number of underperforming land uses
that…are poised for redevelopment,” suggesting that the planning effort should complement the nearby
hospitality corridor, the Eastgate area, and the Texas A&M University Campus Master Plan while bringing
aspects of an urban character to this portion of the City.
Additionally, Comprehensive Plan Action 2.2 directs staff to prioritize and undertake detailed plans for
priority neighborhoods, districts, corridors, or redevelopment areas. During the 2021 Comprehensive Plan
update, the Northeast Gateway Redevelopment Area was identified as a priority planning area. This is the
first small area plan effort to be adopted under the 2021 City of College Station Comprehensive Plan.
PLANNING PROCESS
The beginning phases of the planning process included community visioning and brainstorming for the
future of the planning area. During the Phase 1 meetings, participants were asked to help envision a new
identity for the district, potential changes that could benefit the area, and strengths of the area that should
be maintained. City staff grouped these comments into broader categories that helped inform the second
phase of public engagement. The Phase 2 meetings focused on the categories from Phase 1, crafting the
broad themes into goals and beginning to think about actions that would help implement them. Meeting
participants helped City staff write the final goals for the plan and brainstormed actions to implement the
goals of the plan. City staff wrapped the first two phases of the planning effort by conducting workshops
with the Planning and Zoning Commission and City Council to explain the process and public input
received through Phase 2 and ask for input and direction.
The middle phases of the planning effort focused on selecting a preferred scenario from three options that a
consultant team from Asakura Robinson developed with City staff. The Phase 3 meetings offered individuals
the opportunity to provide input on the scenarios and help identify additional actions that should be
pursued during the plan. “Asakura Robinson and City staff then collated the preferred scenario and public
feedback into Map 1.1 Northeast Gateway Redevelopment Area Concept Plan. Staff completed the
middle phases of the planning effort with a final area-wide meeting and an online survey.
The final stage of this planning effort included meetings with the Bicycle, Pedestrian, and Greenways
Advisory Board, the Planning and Zoning Commission, and City Council. The final plan was presented to
the board and commission for their recommendation. The plan, along with the recommendations from the
board and commission, was forwarded to the City Council for final adoption. After the plan was adopted
by the City Council, staff began implementation of the actions in the plan. Implementation will occur over
the planning horizon through City investments in infrastructure and programs, changes in regulations and
policies that support a more urban character, and private development decisions.
PHASE 1BRANDING/IDENTITY
PHASE 2GOAL SETTING
WORKSHOPS
WITH APPOINTED& ELECTEDOFFICIALS
PHASE 3ACTIONIDENTIFICATION
PLAN
FINALIZATIONAND FINAL PUBLICENGAGEMENT
PLAN ADOPTION
BY APPOINTED& ELECTEDOFFICIALS
IMPLEMENTATION
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SOURCE: ASAKURA ROBINSON
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Northeast
Gateway
Redeveloment
Area Concept
Plan
MAP 1.1
FUTURE LAND USE
URBAN CENTER
NEIGHBORHOOD CENTER
MIXED RESIDENTIAL
INSTITUTIONAL/PUBLIC
PARKS & GREENWAYS
CATALYST SITE
PRIMARY ARRIVAL GATEWAY
KEY INTERSECTION
TEXAS A&M CAMPUS VISTA
BILLIE MADELEY PARK CONNECTION
PRIORITY PED/BIKE CONNECTION
KEY PUBLIC SPACE ACTIVATION
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10CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
PROJECT TEAMS
Every planning effort requires coordination between stakeholders, staff, and appointed and elected officials.
This planning effort engaged Asakura Robinson as an urban design consultancy, City staff, a working
group of volunteers, the Planning and Zoning Commission and City Council, and the general public to
build the plan’s vision, goals, and actions. Members of the various project teams are identified in the
Acknowledgments at the end of the plan.
ASAKURA ROBINSON
Asakura Robinson is a planning, urban design, and landscape architecture practice headquartered in
Austin, Texas. They strive to bring comprehensive, equitable, sustainable, and implementable solutions
to cities of all sizes. They collaborated with City staff on the scenario planning activities, concept plan,
graphics, and plan content.
STAFF RESOURCE TEAM
The Staff Resource Team consisted of representatives from each department within the City to shepherd
the plan and offer internal coordination opportunities. The Staff Resource Team met after each phase of the
project to talk through any new information or decisions and confirm the roadmap for the next phase of the
project.
PLANNING & DEVELOPMENT SERVICES RESOURCE TEAM
The Planning & Development Services Resource Team was comprised of staff from each of the divisions
within the Planning & Development Services department to provide periodic updates and prepare for
meetings with the Staff Resource Team and Working Group. This team met every other month in addition to
bi-weekly check-ins on progress.
WORKING GROUP
The Working Group was a group of individuals that volunteered to help City staff determine the direction of
the plan and provide more focused input throughout its creation. The group was comprised of property and
business owners and residents within or around the planning area. Participants learned about small area
planning, offered direction on specific components of the plan, and served as ambassadors for the project
in their community circles.
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11CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Plan Goals & Structure
The Northeast Gateway Redevelopment Plan is of interest to community residents, investors, developers,
business owners, and others interested in how the area will evolve over the next 10 years. The plan is
divided into chapters representing each plan subarea: The Crossing and Eastgate Main. Each chapter
contains goals, corresponding actions, narrative descriptions, and maps that provide direction for how the
area should redevelop over time.
CHAPTER 1: PLAN FOUNDATION
The first chapter details the history of the area and provides an overview of the planning process and public
participation opportunities.
CHAPTER 2: THE CROSSING
The Crossing is identified as the portion of the planning area that is north of Lincoln Avenue. This area is
mostly composed of the Urban Center and Mixed Residential future land use designations, anticipating a
higher level of redevelopment than Eastgate Main. The Crossing anticipates significant increases in housing
options and housing stock, an enhanced and expanded multi-modal system, and a denser urban form.
CHAPTER 3: EASTGATE MAIN
Eastgate Main is the portion of the planning area that is south of Lincoln Avenue. This area is composed of
the Neighborhood Center future land use designation, which anticipates both vertical and horizontal mixed-
use developments. Eastgate Main best supports horizontal mixed-use development that honors the historic
commercial structures along Walton Drive while providing additional housing opportunities along Foster
Avenue.
THE THREE GOALS FOR THE CROSSING ARE:
1. Build a vibrant and distinct identity for the
crossing that embraces an attractive urban
form with versatile public spaces.
2. Ensure the availability of residential and
commercial opportunities throughout the
district.
3. Provide a safe and connected multi-modal
mobility system designed to support all modes
traveling to, from, and throughout the district.
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12CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
CHAPTER 4: PLAN IMPLEMENTATION
The final chapter establishes accountability for the execution of this plan and guides the necessary
processes that come with plan implementation. In addition to detailing several area-wide actions, it collates
the actions from the previous chapters and identifies implementation priorities and strategies.
THE THREE GOALS FOR EASTGATE MAIN ARE:
1. Enhance the existing historic identity of eastgate
main by enabling and incentivizing appropriate and
contextual infill, redevelopment, and revitalization.
2. Support the interests of current residents and
businesses while redevelopment occurs.
3. Strengthen the existing multi-modal mobility
system to support a diversity of modes of travel.
Page 23 of 206
13CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
The Crossing is one of the subareas of the Northeast Gateway Redevelopment Area.
The dividing line for the subareas is Lincoln Avenue; The Crossing is the northern
half of the planning area. The Crossing is oriented to the intersection of Texas Avenue
and University Drive (FM 60). It includes areas designated as Urban Center and Mixed
Residential on the Comprehensive Plan Future Land Use & Character Map. Currently,
The Crossing is home to a variety of automobile-oriented retail and service uses,
big-box shopping centers, hotel lodging, and owner-occupied and student-oriented
housing. Its prominent location at a pedestrian entrance and vista to Texas A&M
University makes The Crossing a primary gateway to the City of College of Station and
Texas A&M University for visitors entering from Bryan on Texas Avenue and from State
Highway 6 along the University Drive (FM 60) hospitality corridor.
The Crossing’s commercial setting and orientation to two major arterials have resulted
in an auto-centric public realm that is poised for infill and redevelopment as aging
and underperforming commercial structures depreciate. Although much of the area
has been divided into smaller lots, large parcels containing big-box shopping centers
and excess parking areas can provide catalytic sites for infill or redevelopment and
improved street connectivity.
2 THE
CROSSING
Page 24 of 206
SOURCE: ASAKURA ROBINSON
The Crossing
Concept Plan
FUTURE LAND USE
URBAN CENTER
MIXED RESIDENTIAL
INSTITUTIONAL/PUBLIC
CATALYST SITE
PRIMARY ARRIVAL GATEWAY
KEY INTERSECTION
TEXAS A&M CAMPUS VISTA
BILLIE MADELEY PARK CONNECTION
PRIORITY PED/BIKE CONNECTION
KEY PUBLIC SPACE ACTIVATION
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Concept Plan
Map 2.1: The Crossing Concept Plan
highlights key design elements and
opportunities addressed further in this chapter
that can be implemented through future
redevelopment or public investment.
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15CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
CHARACTER & URBAN FORM
Building on the future land use categories described in the Comprehensive Plan, the Concept Plan
prioritizes orienting development within the Urban Center areas towards Texas Avenue and University
Drive (FM 60). Though the Comprehensive Plan anticipates an average of five (5) stories and mixed-use
development throughout the Urban Center future land use, taller buildings at the intersection of and along
the Texas Avenue and University Drive (FM 60) corridors would support a higher level of activity and help
frame one of the primary gateways to the city. Infill and redevelopment along an improved Live Oak Street
or the extension of Foster Avenue also provide space for a new mix of uses. The example in Figure 2.1
Urban Street Rendering exhibits a new development pattern that should be sought in The Crossing. Mixed
Residential areas along Cooner Street and southeast of the Live Oak Street/Eisenhower Street intersection
support a greater diversity of housing opportunities and help transition from Urban Center land uses to
adjoining single-family neighborhoods.
GATEWAYS & KEY INTERSECTIONS
The intersection of Texas Avenue and University Drive (FM 60) is the pinnacle intersection within The
Crossing. This intersection is one of six Primary Arrival Gateways into the city, which the Comprehensive
Plan describes as “locations where the most substantial enhancements should be installed.
[Enhancements] may include significant monument signage, substantial areas of landscaping and tree
planting, fountains, lighted icons, and large-scale art.” Texas A&M University’s 2017 Campus Master Plan
also recognizes the importance of this gateway, identifying new improvements for the southwestern corner
of the intersection including a new monument sign. Other key intersections include the intersection of
University Drive (FM 60) at Tarrow Street and the signalized entrance to the Lone Star Pavilion shopping
center from Texas Avenue.
Figure 2.1: Urban Street Rendering
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16CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
CATALYST SITES
The Concept Plan highlights four catalyst sites
within The Crossing:
While infill or redevelopment of these sites will be
driven by the private sector, these sites represent
development opportunities with fewer parcel
assembly constraints and locations for important
mobility infrastructure or new public spaces.
Distinctive Places
GOAL: Build a vibrant and distinct identity for
The Crossing that embraces an attractive urban
form with versatile public spaces.
As one of the subareas of the Northeast Gateway
Redevelopment Area and a primary gateway to the Texas
A&M University campus, The Crossing provides a strong
opportunity for urban development types and public spaces
that are currently only available in Northgate area and
Century Square. Creating a distinct urban space that caters
to a broader cross-section of the College Station community
will require quality development and design stemming from
public and private sector cooperation.
BUILDING FORM & USE
Future development within The Crossing’s Urban Center
areas will contribute to the creation of a vibrant, walkable
district. The form, siting, and uses of buildings play important
roles in creating a comfortable and inviting pedestrian realm
by providing easy and convenient access close to major
pedestrian routes and activating streets with ground-floor
uses that generate foot traffic and visual interest.
∙The University Plaza shopping center at
University Drive (FM 60) and Tarrow Street;
∙The block containing the Bank of America
building that is bounded by Texas Avenue,
Cooner Street, Jane Street, and University
Drive (FM 60);
∙The restaurant and hotel area on both sides
of Live Oak Street; and
∙The Lone Star Pavilion shopping center
and outparcels bounded by Texas Avenue,
Eisenhower St. and Lincoln Ave.
Live Oak Street
Example branding for
The Crossing
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17CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Figure 2.2: Parking and Building Placement Examples shows possible siting and location combinations
for various vertical mixed-use structures. A mix of uses is encouraged in both vertical mixed-use buildings
and horizontal mixed-use developments, where uses can be in separate buildings that are connected
through site design. Mixed-use and multi-family housing development will help residents live close to
major employers and amenities and provide customers for retail and service providers. Locating buildings
close to the street with consistent massing and setbacks creates visual consistency that provides a sense
of enclosure for drivers. Including several vertical elements, such as street trees or pedestrian spaces,
in a driver’s field of vision has a traffic-calming effect, creating a safer and more welcoming space for
pedestrians and cyclists.1
Figure 2.2: Parking and Building Placement Examples
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18CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Table 2.1 Suggested Development Standards
Area Urban Center Mixed Residential
Maximum Height 5 stories / 60-ft
(above 5 stories with density/height bonus)35-ft
Average Number
of Stories 4 2
Vertical
Mixed-Use Encouraged Not permitted.
Minimum Front
Setback 20-ft minimum setback from the curb.5-ft minimum setback.
Maximum Front
Setback
If no parking is provided: maximum 15-ft.
If a one-way drive aisle and single-loaded 45-degree
angled parking are provided: maximum 50-ft.
If a two-way drive aisle and double-loaded perpendicular
parking is provided in front of the structure: maximum
100-ft.
25-ft maximum setback. Setbacks
below 15-ft encouraged.
Block Length
Not to exceed 660-ft per face. Smaller block sizes or
pedestrian passages between 300-400-ft are encouraged
to promote a walkable grid network.
Not to exceed 660-ft.
Front Parking
Discouraged. Not permitted along Foster Avenue.
For other areas, a single row of parking is permitted when
separated from the right-of-way by a sidewalk and a
landscape buffer of 6-ft with street trees.
Permitted.
Side/Rear Parking Permitted.Permitted.
Building
Orientation
The primary entrance should be facing the street or
intersection (if located at an intersection).
The primary entrance should be
facing the street or intersection (if
located at an intersection).
Sidewalks Minimum 8-ft. For high-traffic areas, 12-ft and canopy
overhangs to provide shade are recommended.Minimum 6-ft.
Table 2.1 Suggested Development Standards contains example development standards to implement the
vision of the plan. These development standards should be used to assist in future ordinance amendments.
Century Square is a mixed-
use development west of the
planning area. 100 Park provides
needed housing units next
to Texas A&M University and
customers for the surrounding
commercial uses.
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19CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Within Mixed Residential areas, residential redevelopment,
including through the MH Middle Housing zoning district,
is anticipated to provide a mix of housing types, including
single-family homes, duplexes, townhouses, live-work units,
courtyard houses, and multiplexes. In combination with the
commercial uses anticipated in the Urban Center areas,
the mix of different housing types embodied by the MH
Middle Housing zoning district will enable a new generation
of faculty, staff, and students of Texas A&M University to
live, work, and recreate next to the university. These new
housing opportunities are also anticipated to reduce the
development pressures in the surrounding single-family
residential areas.
PUBLIC SPACE
Parks, plazas, and open spaces provide opportunities for residents, workers, and visitors to relax and gather.
Though parks and open spaces such as Lions Park, Billie Madeley Park, and the Polo Fields are located
just outside of The Crossing, no public space exists within The Crossing. Creating new public spaces and
improving connections to the existing public spaces just beyond the planning area are priorities.
Three key public spaces are proposed with the future redevelopment of The Crossing: a central green
or plaza within the Lone Star Pavilion catalyst site near future extensions of Foster Avenue and Ash
Street; a green or plaza within the University Plaza catalyst site with potential stormwater management
features to help mitigate issues within the area; and a shared-use path connection from Cooner Street
and the University Plaza area to Billie Madeley Park, which is currently only accessible through the City of
Bryan. The design, function, and connectivity of these spaces should be determined in conjunction with
the property owner or developer and the community to identify desired amenities and features. As The
Crossing’s redevelopment will provide new housing opportunities for residents and families, the design of
these spaces should also consider the needs of multigenerational households and children.
In addition to providing recreational space, these spaces can be designed to provide on-site stormwater
management and detention, supplementing capacity at existing stormwater management facilities. In
contrast to conventional detention basins, low-impact development techniques can allow stormwater to
infiltrate through the ground while minimizing the footprint dedicated to standalone space. Water features
can also cool the air and provide a calming effect with white noise.
Siting these spaces near existing stormwater facilities such as the
detention basin at University Plaza or within the low-lying area of Lone
Star Pavilion’s parking lot could minimize disruptions and enhance their
effectiveness.
Because there is very little public property within The Crossing, the
City will need to collaborate with private property owners to locate,
design, and manage public space. Public space can be either publicly
owned, if purchased by or dedicated to the City, or privately owned by
the developer, such as The Green at Century Square. The mechanisms
to create public space vary but can include parkland dedication, land
dedication for public use in return for incentives such as a height bonus,
public-private partnerships that include a mix of public funds or in-
kind management or maintenance, and public access easements or
agreements.
Example of new housing construction in the
Mixed Residential area on Cooner Street.
Existing parking lot sign
at the Lone Star Pavilion
shopping center
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20CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
ARTS, CULTURE, & PROGRAMMING
Cultural institutions play an important role in creating a district’s identity and activating public spaces
through arts and programming. Nearby Century Square includes a mix of sculptures and murals that
pay homage to Texas A&M University’s culture and traditions. Century Square’s management also hosts
events on The Green, with its Front Porch live music series, Century Square Cinema movie screenings, and
monthly Shopping on the Square vendor markets. Except for religious institutions and the Benjamin Knox
Gallery, there are few existing spaces for culture and art within The Crossing, and a lack of public space
prevents programming opportunities.
Future public space within The Crossing can create opportunities
for partnerships with arts institutions such as the Arts Council of
Brazos Valley, the Texas A&M University School of Performance,
Visualization & Fine Arts, and the Texas A&M University
Academy for the Visual and Performing Arts. New development
could support the arts, especially if site-specific art installations
or contributions to art funds are included as a criterion for bonus
heights. The hospitality industry and arts are closely aligned, and
hotel occupancy tax revenues within the area can support Visit
College Station and investment in the arts.
Besides direct investment in the arts, The Crossing can support
the growth of cultural institutions by providing affordable spaces
for artists and artisans. Vacant buildings and storefronts can
be adapted and reused as makerspaces, creating new activity
within The Crossing and increasing occupancy of otherwise
underutilized spaces.
URBAN FORESTRY & HEAT ISLAND MITIGATION
While hot summers are an unavoidable fact of life in Central Texas, the additional impacts of heat can be
especially pronounced in heavily paved urban areas that absorb and retain heat through pavement and
building materials. According to the Environmental Protection Agency (EPA), heat islands are “urbanized
areas that experience higher temperatures than outlying areas.” Heat has a significant negative impact
on pedestrian and cyclist comfort, with elevated surface temperatures in denser areas reducing comfort
when compared to greener, more natural landscapes with trees and shade. The Cooling College Station
plan addresses urban heat islands, visualized estimated surface temperatures across College Station, and
outlined a five-year tree planting plan for public parks, rights-of-way, and other City properties. Map 2.2:
Surface Temperatures from Cooling College Station shows the relative urban heat in the planning area.
Planning for urban tree canopy with future redevelopment in The Crossing can help mitigate the heat island
effect present within this area: the surface temperature analysis from Cooling College Station highlights
increased surface temperatures within The Crossing when compared to neighboring areas such as
Eastgate Main and Century Square. Planting trees around buildings, in parking lots, and public spaces and
rights-of-way is one of the most effective techniques to reduce heat islands, as the greenery provides shade
and evapotranspiration that lowers surface and air temperatures.
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22CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Strong Neighborhoods & Prosperous Economy
GOAL: Ensure the availability of residential and commercial opportunities throughout
the district.
As The Crossing redevelops, the availability of residential and commercial opportunities will expand.
More housing options and choices will become available and vertical mixed-use structures will bring new
commercial prospects that have not been available in College Station. However, this redevelopment should
be pursued in a phased approach so as not to displace residential and commercial tenants due to a lack of
opportunity or skyrocketing rental prices.
HOUSING FOR DIVERSE RESIDENTS
Reflecting the community’s existing and future housing needs and demographic characteristics, future
development and redevelopment of different housing types will expand housing opportunities for all
residents of the City of College Station, including faculty, staff, and students of Texas A&M University. While
detached single-family homes have historically been the base of College Station’s housing stock, the MH
Middle Housing zoning district can provide more for-sale and for-rent opportunities for households and
families seeking a walkable lifestyle near employment opportunities and amenities, particularly as rising
land values raise the costs of single-family home ownership. Even as appraised land values increase within
Brazos County, denser housing types can remain more affordable over time because they consume less
land and can spread property value and tax costs across a greater number of households, reducing the
burden on individual homeowners or renters. Additionally, by enabling the MH Middle Housing zoning
district and incentivizing higher-density housing in this redevelopment area, development pressures can be
concentrated here and outside of established single-family neighborhoods. Furthermore, the MH Middle
Housing zoning district provides greater flexibility and serves as a transitionary buffer between more intense
urban uses and established single-family zoning districts. Encouraging amenities such as green space and
childcare close to housing opportunities can also make The Crossing more attractive to families.
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23CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
MIXED-USE DEVELOPMENT TYPES
Creating an urban center within The Crossing requires compact, mixed-use development to create activity
and pedestrian traffic. Mixing residential and economic/employment-generating uses in a compact
development form provides housing in an amenity-rich area, generates foot traffic for retail and service
uses, and creates attractive locations for office workers and employers. Mixed-use development can take
the form of vertical mixed-use, where a single building contains commercial uses on the ground floor and/
or upper stories as well as residential uses above, or horizontal mixed-use, which combines commercial
and residential uses within a walkable, compact site. Vertical mixed-use developments should provide a
variety of retail and service space sizes and configurations on their first floors to support a mix of users
and needs. Use requirements should be flexible and allow complementary sectors to cluster in the area,
such as wellness and lifestyle-oriented businesses like yoga studios and juice bars, or makerspaces and
professional offices.
Major challenges to the successful development of vertical mixed-use buildings can include the availability
of financing for the developer and commercial real estate market demand. Vertical mixed-use development
is more complex than horizontal mixed-use development due to building code requirements and the
mix of revenues and management needs. Additionally, a comment staff received repeatedly throughout
the planning process was how perceptions of access to retail spaces can impact customer traffic.
Developments that do not have clear access points, including front-row parking, have had limited success.
ECONOMIC DEVELOPMENT
Wherever possible, redevelopment within The Crossing should support the retention of existing businesses.
While mixed-use development may seem like a major change to the big-box format of many retailers and
anchors, many national retailers have successfully opened stores in urban and mixed-use developments,
as evidenced by the Buffalo Heights H-E-B. Since a variety of big-box retailers are present within this area,
development regulations should avoid setting overly restrictive maximum limits for allowable gross floor
area for ground-floor retail establishments. Maintaining flexibility for retailers and commercial tenants will
be critical as this sector continues to adapt to the effects of the COVID-19 pandemic, the rise of online retail,
and the growing need for backroom spaces for online order fulfillment and pickup.
H-E-B store in Buffalo Heights
mixed-use development in Houston.
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24CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
As The Crossing continues to redevelop, small-scale
commercial and office uses may be able to take root in older
and lower-rent spaces, providing space for this sector. Large
spaces such as the former Albertson’s store at the University
Plaza shopping center could accommodate a larger tenant or
could be divided to permit small-scale pop-up shops that allow
small businesses to scale and activate vacant spaces. Pop-ups
typically include short-term agreements rather than long-term
leases, providing flexibility for the property owner.
Makerspaces and small-scale manufacturers, often called micro-industrial uses, can also catalyze economic
development and adaptive reuse within The Crossing. As opposed to the popular conception of large
factories and heavy manufacturing as massive, loud, and polluting entities, small-scale manufacturing
utilizes recent technologies that are clean, quiet, and can fit into smaller spaces. Where the retail market
is unable to support full occupancy of retail spaces, these makers can occupy difficult-to-lease or less
desirable retail spaces. The presence of a small storefront can provide opportunities to market directly to
local customers while the rear spaces are used for production. Finally, the proximity of The Crossing to
Texas A&M University can also support collaborations with students, staff, and faculty from the University.
INFILL & REDEVELOPMENT
The Northeast Gateway Redevelopment Area contains retail and office buildings in a variety of sizes and
conditions, from larger big-box retail spaces to smaller offices. Within The Crossing, these spaces tend to be
larger as part of a shopping center or strip development. However, a variety of spaces within The Crossing
are currently vacant, including ground-floor retail spaces in the Northpoint Crossing development and the
former Albertson’s store at the University Plaza shopping center.
As market conditions begin to encourage infill and redevelopment within these areas, providing flexibility
for the reuse of vacant spaces will encourage continued economic development and placemaking
opportunities within the area. Key opportunities within The Crossing could include permitting spaces
for small business pop-ups, makers, and small-scale manufacturers. The recent elimination of parking
minimums within redevelopment areas could provide flexibility for users seeking to occupy existing spaces
and remove a barrier to redeveloping vacant or underutilized parking areas or developing new pad sites.
This screen-printing business is an example
of a small-scale manufacturing enterprise.
Triangle Pop-Up
Market in Raleigh, NC.
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25CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Redevelopment encourages the continued longevity and adaptation of existing businesses and residents
while creating the space and amenities to attract and house new businesses and residents. Strategies
to reconnect the street grid and create new spaces for businesses and residents can be completed
incrementally over time. Achieving the plan’s vision of redevelopment will require smaller projects and
site activations, with a phased approach ensuring the continued operation of existing tenants until they
are ready for potential change. When redevelopment sites contain underutilized spaces such as vacant
buildings or parking lots, redeveloping these areas provides options for businesses to temporarily relocate
and remain in the area during construction and development, while reducing financial risk. However,
the City should coordinate with business and economic development entities such as the Brazos Valley
Economic Development Corporation to develop strategies that minimize construction disruptions and
displacement. Construction disruption assistance could include technical assistance or financial assistance
through short-term loans or grant programs for lost revenues due to redevelopment and construction.
INCENTIVES FOR QUALITY DEVELOPMENT
Creating the desired community character and form within The Crossing area will be primarily driven by
the private sector through infill and redevelopment. Accordingly, aligning development regulations and
incentives to encourage the provision of high-quality urban design and public spaces will be a critical
implementation strategy.
While Texas enabling authority prohibits the outright requirement of public benefits like affordable housing
in new development, cities can use financial or regulatory incentives to encourage the provision of public
benefits in new development. Common regulatory incentives include height and density bonuses, which
allow developers to go above a standard height or density limit
in return for providing benefits such as affordable housing, public
space, pedestrian and bicycle amenities, and more. This type of
market-driven incentive can achieve both public and private goals
in new development.
Bonuses for providing affordable housing typically require setting
aside a certain percentage of on-site residential units as affordable,
or contributing to an affordable housing fund, depending on the
community’s definitions and policies. Public spaces and facilities
that exceed standard design requirements in site development
plans or subdivisions standards can also qualify for bonuses,
often in proportion to the amount of land dedicated. Setting base
height or density limits, thresholds for bonuses, and administrative
procedures should be coordinated and prioritized as strategic
actions stemming from this planning effort.
As The Crossing is intended to be the site of the most intense
development within the planning area, the City should incorporate
regulatory incentives such as height bonuses in future zoning
ordinance updates to encourage high-quality and dense
development within this area. The City should develop a density
bonus system to encourage public benefits as a component of
development and achieve other goals in this plan, including the
dedication of space for public use or the construction of priority
mobility connections such as bicycle and pedestrian facilities. The
incentive structure should ensure that the increases in height or
developable area are proportional to the public benefits received.
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26CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Integrated Mobility
GOAL: Provide a safe and connected multi-modal mobility system designed to support
all modes traveling to, from, and throughout the district.
Infill and redevelopment will bring more people to The Crossing to live, shop, or recreate. Enhancements are
needed to the mobility system to handle the additional trips within the district. These additional paths and
improvements should be carefully planned to maximize impact and safety for all users.
FUTURE STREET NETWORK
Map 2.3: Future Street Network focuses on building a robust, urban street grid and providing alternatives
to Texas Avenue and University Drive (FM 60) with high-quality facilities for pedestrians and cyclists. While
shared-use paths and sidewalks exist along sections of these two arterials, they may not be preferred routes
for pedestrians and cyclists due to a lack of adequately separated facilities, gaps in the existing network,
excessive noise and heat, and distances to storefronts.
Connections prioritized for future improvement within The Crossing are the extension of Foster Avenue
from Lincoln Avenue to Live Oak Street, the extension of Ash Street from its existing terminus to the signal
at Texas Avenue, and the bicycle facility along Ash Street and Nimitz Street between the Ash Street/
Eisenhower Street intersection and Nimitz Street’s terminus at Cooner Street. These will provide improved
connectivity to existing neighborhoods, create an alternative bicycle and pedestrian crossing at University
Drive (FM 60), and support development within important catalyst sites. Additionally, one of the actions of
the plan suggests improvements to Live Oak Street, including eliminating the existing offset at Eisenhower
Street and providing improved bicycle and pedestrian facilities to encourage redevelopment.
In addition to these improvements between University Drive (FM 60) and Lincoln Avenue, an important
bicycle and pedestrian connection could be made between the existing right-of-way of Cooner Street
and the University Plaza shopping center to provide additional access and complete a parallel bicycle
and pedestrian network to University Drive (FM 60) through the district. Although existing grades and
stormwater facilities currently prevent a direct connection between Cooner Street and Chimney Hill Drive,
future redevelopment of the University Plaza shopping center should formalize the bicycle and pedestrian
connection between Cooner Street and Tarrow Street/Arguello Drive.
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SOURCE: ASAKURA ROBINSON
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COONER ST LIVE OAK ST ASH ST 6 LANE MAJOR ARTERIAL
4 LANE MAJOR ARTERIAL
4 LANE MINOR ARTERIAL
2 LANE MAJOR COLLECTOR
PROPOSED 2 LANE MAJOR COLLECTOR
2 LANE MINOR COLLECTOR
PROPOSED 2 LANE MINOR COLLECTOR
RECOMMENDED STREET EXTENSION
RECOMMENDED STREET CLOSURE
Future Street
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MAP 2.3
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28CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
HIGH-COMFORT BICYCLE & PEDESTRIAN FACILITIES
A walkable, bikeable, and vibrant urban center requires high-quality and high-comfort pedestrian and
bicycle facilities. Development of pedestrian and bicycle facilities must emphasize comfort, recognizing the
impacts of vehicular traffic speeds, noise, heat, and slope that can reduce perceptions of safety and create
stress for users.2 High-comfort facilities serve users of all ages and abilities.
Strategies to improve comfort can include lowering vehicular speeds, providing additional separation from
vehicular traffic through horizontal or vertical separation or barriers, providing street trees and shade, and
providing facilities that are sized appropriately to allow users to pass or maneuver with ease. Many of these
strategies can be implemented through street section design guidance in the Bryan/College Station Unified
Design Guidelines, as well as careful coordination with Texas Department of Transportation (TxDOT) design
guidelines. As design standards based on functional classifications typically prioritize vehicle movement
over local urban design context and pedestrian and bicycle comfort, future updates should respond to
specific local contexts and anticipate where exceptions are needed. Establishing additional pedestrian
crossings, such as a crosswalk at the Lone Star Pavilion signalized intersection, can reduce the length of
pedestrian trips.
Several changes are proposed to the Bicycle Plan within the Bicycle, Pedestrian, and Greenways Master
Plan, as reflected in Map 2.4: Future Bicycle Network. Proposed bike routes are suggested for Cooner
Street and Nimitz Street between Cooner Street and University Drive (FM 60). These bike routes will help
connect other components of the bicycle network on streets with constrained right-of-way. Proposed
shared-use paths are anticipated going through the University Plaza shopping center, along Texas Avenue
between Lincoln Avenue and the city limits, and along the western half of Poplar Street where the road
closure is suggested. Additionally, there are new proposed bike paths along the Foster Avenue extension
north of Lincoln Avenue, along Live Oak Street, along Ash Street between Eisenhower Street and Nimitz
Street, and along Eisenhower Street between Ash Street and University Drive (FM 60).
Similarly, changes are proposed to the Pedestrian Plan within the Bicycle, Pedestrian, and Greenways
Master Plan as shown in Map 2.5: Future Pedestrian Network. The proposed shared-use paths from
the Bicycle Plan are suggested to be added to the Pedestrian Plan, including through the University Plaza
shopping center, along Texas Avenue, and along Poplar Street. Additionally, the Foster Avenue extension is
proposed to have sidewalks on both sides of the street and the extension of Avenue A to Eisenhower Street
is proposed to have a sidewalk on one side.
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SHARED USE PATH EXISTING
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MAP 2.5
SIDEWALK FUNDED/PROPOSED
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31CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
The Bicycle, Pedestrian, and Greenways Master Plan currently proposes a bicycle/pedestrian grade-
separated facility at Texas Avenue and University Drive (FM 60). In addition to a grade-separated bicycle/
pedestrian facility, facilities that separate traffic while allowing pedestrians and cyclists to remain at grade
should be considered. Grade separations can negatively impact cyclist and pedestrian perceptions of safety
and convenience, particularly if they add additional travel distance or difficulty or are perceived to be unsafe.
In addition to separating the bicycle and pedestrian facilities at this intersection, separating through traffic
should be explored, such as lowering northbound/southbound Texas Avenue below grade while maintaining
an at-grade, signal-controlled intersection with bicycle and pedestrian facilities. This would potentially
mitigate an existing signal phase and improve intersection performance.
PROPOSED URBAN STREET CROSS-SECTION
Within catalyst sites such as Lone Star Pavilion
and University Plaza, modifications to the
City’s standard Minor Collector section may
be appropriate to provide enhanced facilities,
including separated bike lanes buffered from
through traffic by on-street parallel parking,
street furniture, street tree planting zones, and
wide sidewalks. While street trees provide
shade, they sometimes conflict with utility
provision; care and intention should be shown
for the location of trees outside of utility
locations. Revisions to the MU Mixed-Use
zoning district should include which amenities
should be provided with property development
The Minor Collector variation shown in Figure
2.3: Proposed Urban Street Cross-Section
provides ample space for pedestrians and can
support amenities such as sidewalk cafes within
privately owned frontages.
Although the standard Minor Collector section
requires a 60-foot right-of-way, retrofits to
existing sections of Ash Street and Nimitz
Street must consider the constrained right-of-
way (typically 50 feet) and existing pavement
section (typically 27 feet). As these sections
will provide an important bicycle connection
within the existing residential area, future
improvements should consider reducing
vehicular travel lane widths to manage right-of-
way while maintaining adequate fire access and
vertical and horizontal separation from bicycle
and pedestrian facilities. Although bicycle and
pedestrian facilities should ideally be separated
to reduce conflicts between users, an alternative
shared-use path section may be appropriate
where lower bicycle and pedestrian traffic
volumes are anticipated.
Figure 2.3: Proposed
Urban Street Cross-Section
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CONNECTED STREET NETWORK
Although a street grid can be seen within The Crossing’s residential areas, creating a connected street
network will require addressing the larger blocks between the residential areas and the primary corridors,
particularly those located between Eisenhower Street and Texas Avenue.
Typical block dimensions include 275 feet (between Ash Street and Live Oak Street) by 320 feet (between
Eisenhower Street and Nimitz Street), and 300 feet (MacArthur Street to Nimitz Street) by 625 feet (Cooner
Street to University Drive (FM 60). Smaller block sizes create a greater variety of route options for travel
modes that are more sensitive to distance, such as walking and biking. Currently, the “superblock” bounded
by Texas Avenue, Live Oak Street, Eisenhower Street, and Lincoln Avenue is over 1,100 feet and 800 feet
on its faces. Though the Future Street Network Plan identifies priority connections for public investment,
future redevelopment should include a mix of local streets and bicycle/pedestrian connections that provide
additional connectivity. For example, Century Square’s central block is about 350 feet by 550 feet and
bounded by vehicular accesses, but the interior of this block contains high-quality pedestrian areas that
contribute to this development’s walkability. The Unified Development Ordinance prohibits block lengths
greater than 660 feet in Urban Core Context Zones as defined in the Comprehensive Plan.
New connections should be designed to connect to existing public streets wherever possible and
provide connectivity to adjoining neighborhoods. Offsets and jogs should be avoided or resolved with
new intersection designs or realignments, such as the existing jogs of Live Oak Street and Ash Street at
Eisenhower Street.
TRAFFIC SIGNAL & ACCESS MANAGEMENT
The Crossing contains several critical intersections that manage traffic flows to and from College Station’s
commercial corridors, the City of Bryan, and Texas A&M University. In addition to the central signalized
intersection of Texas Avenue and University Drive (FM 60), traffic signals are present at University Drive (FM
60)’s intersections with Nimitz Street and Tarrow Street, as well as Texas Avenue’s intersections with the
access drive to the Lone Star Pavilion shopping center, Walton Drive, and George Bush Drive East.
This sidewalk in Northpoint Crossing highlights how
tree and furniture placement can reduce attractiveness
to pedestrians. Utility infrastructure should not be
located in high-traffic areas. Additionally, street trees
should not reduce sidewalk width.
While the information kiosk obstructs
the sidewalk, this sidewalk in Century
Square maintains ample space for
landscaping as well as bike storage,
leaving a wide path for pedestrians.
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While the existing signalized intersections are spaced with about 0.2 miles between each signal, nearly
reflecting the accepted recommended minimum spacing of a quarter mile between each signal, managing
parcel-level access near intersections is a crucial challenge within The Crossing. At the Texas Avenue
and University Drive (FM 60) intersection, the presence of driveway and local street accesses such as the
existing Exxon gas station, U-Haul location, and Poplar Street negatively impact intersection performance,
safety, and pedestrian comfort. Though these accesses are primarily right-in/right-out entrances with raised
medians that restrict left-turn movements near the intersection, where there is limited alternative access
from local streets, a lack of alternatives can negatively impact perceptions of access near the intersection.
Commercial spaces with relatively low connectivity to adjacent areas or requiring additional turning
movements have been anecdotally noted to be less desirable.
Encouraging internal circulation through street connections and small blocks can help to provide access
from side streets, minimize the need for curb cuts and driveway accesses near high-volume intersections,
and improve perceptions of access within the area. The presence of secondary streets and internal
connections can also support urban development forms with parking located behind or to the side of the
primary building in surface lots or parking structures. Future development and improvements to Texas
Avenue and University Drive (FM 60) should be coordinated to consider the effectiveness of existing median
crossovers with left-turn bays and the potential need for additional signals.
PUBLIC TRANSIT
Transit improvements can help reduce vehicular
usage and limit the impact of increased demand
on current infrastructure. The Brazos Transit
District (BTD) is considering implementing fixed
stops along all of its routes, including the three
routes that frequent the area, as the addition of
fixed stops could encourage ridership and improve
the transit experience. Texas A&M University
Transportation Services should also consider
adding new fixed stops to the existing 12/Reveille
route or rerouting the 12/Reveille service into the
future redevelopment of the Lone Star Pavilion
shopping center to service the increased housing
densities. Additionally, the frequency of the busiest
routes, particularly routes that have one hour
or greater intervals between buses, should be
shortened to ensure reliable service and encourage
transit ridership. Lastly, improvements to bus stops,
including but not limited to transit shelters and
bike racks, will help riders by protecting them from
traffic and extreme weather conditions. Transit
shelters should be offered in designated furniture
zones along transit corridors and bike racks
should be installed to allow multi-modal riders
the opportunity to lock their vehicles as neither
Brazos Transit District nor Texas A&M University
Transportation Services have mounted bike
racks on their buses. Future opportunities to add
mounted bike racks to both transit providers’ buses
should be capitalized upon.
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34CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Strategic Actions
The actions listed below are intended to accomplish the City’s goal for creating a vibrant and distinct district
that provides sufficient residential and commercial opportunities connected by a safe and comfortable
multi-modal mobility system.
DISTINCTIVE PLACES
C.1 Revise the existing MU Mixed-Use zoning district standards within the Unified Development
Ordinance (UDO). The revised zoning district should focus on vertical mixed-use structures and
set minimum and maximum square footage requirements for active ground-floor uses, minimum and
maximum setbacks, landscaping and open space requirements, a height cap, and other appropriate
revisions to realize a more urban form throughout the redevelopment area and the city.
C.2 Evaluate amending the MU Mixed-Use zoning district regulations to permit micro-industrial
uses with specific use standards. Micro-industrial uses are currently permitted in the GC General
Commercial, CI Commercial Industrial, and BPI Business Park Industrial zoning districts. Amendments
to the MU Mixed-Use zoning district should include permitting micro-industrial uses such as
makerspaces and small-scale manufacturing.
C.3 Evaluate open space and plaza requirements within The Crossing to establish at least one
large plaza space within the district. As The Crossing redevelops, it will be increasingly important
to ensure there is at least one larger public gathering space to enable a sense of community to
develop. This can be accomplished through public investment, regulatory changes, or modifications to
the parkland dedication requirements.
C.4 Create and implement visually intuitive branding for The Crossing and its public spaces. Part
of redevelopment will include place-making activities, including visual cues of your location in the city.
District branding will help residents and visitors differentiate their experience in this area from the
nearby University Drive (FM 60) Corridor, Eastgate Main, Century Square, and Texas A&M University.
STRONG NEIGHBORHOODS & PROSPEROUS ECONOMY
C.5 Establish appropriate first row parking standards and locations within the district. In
other areas of the city, first row parking has been seen as a good addition to denser commercial
developments. Finding the right locations for first row parking will enable an urban form to develop
while still inviting visitors to park in visible parking areas.
INTEGRATED MOBILITY
C.6 Assess the feasibility of a grade-separated facility at the Texas Avenue and University Drive
(FM 60) intersection. The City should work with TxDOT to study the feasibility, cost, and design of
a grade-separated facility. The feasibility analysis should determine whether keeping automotive or
bicycle/pedestrian traffic at grade is possible and determine a preferred facility design.
C.7 Evaluate closing or pedestrianizing Poplar Street’s terminus at Texas Avenue. Poplar Street
is less than 200 feet from Texas Avenue’s intersection with University Drive (FM 60), which does
not meet most guidance for access spacing from intersections. This could create opportunities for a
deeper block along University Drive (FM 60), enabling more urban types of development.
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35CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
C.8 Explore and implement improvements to Live Oak Street as redevelopment occurs. Live Oak
Street will require improvements to bring it up to Minor Collector standards and alternatives should
be considered that implement a more urban street section. There is also an existing offset for Live
Oak Street on either side of Eisenhower Street, and a roundabout or other improvements at the
intersection should be analyzed for solutions.
C.9 Extend Foster Avenue from its terminus at Lincoln Avenue to Live Oak Street as
redevelopment occurs. Foster Avenue parallels Texas Avenue from Lincoln Avenue to Gilchrist
Street, providing a secondary route. The extension of Foster Avenue north of Lincoln Avenue would
continue this route, offering the best opportunity to create The Crossing district.
C.10 Create pedestrian connections across Texas Avenue at the Ash Street extension. There is
an existing signal at the intersection of the future Ash Street extension and Texas Avenue, but no
pedestrian crossing was installed when the intersection was improved. Providing this crossing offers
pedestrians another opportunity to cross Texas Avenue at a controlled intersection.
C.11 Extend Ash Street from Eisenhower Street to Texas Avenue at the existing signalized
intersection as redevelopment occurs. The extension of Ash Street will help complete the
thoroughfare network and offer more opportunities for navigation through the district.
C.12 Extend Avenue A from its current terminus to Eisenhower Street as redevelopment occurs.
Avenue A does not meet the UDO requirements for a turnaround, leading to issues with fire and
solid waste service. Extending Avenue A to Eisenhower Street allows for the continued movement of
vehicles and would eliminate the service issues for Avenue A.
C.13 Improve Nimitz Street from University Drive (FM 60) to Ash Street to the Minor Collector
standards. The signal at Nimitz Street and University Drive (FM 60) will likely bring additional traffic
down the corridor. Nimitz Street should be improved to better handle the additional circulation and
provide bicycle and pedestrian facilities that currently do not exist along the corridor.
C.14 Incorporate flexible urban street standards as an alternative within the adopted cross-
sections. The cross-section alternative should allow for and encourage on-street parking, potentially
limited to one side, and additional bicycle and pedestrian facilities within constrained rights-of-way.
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36CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Eastgate Main is centered at the intersection of Texas Avenue and New Main Drive/
Walton Drive, containing one of College Station’s historic retail shopping centers and
the College Station City Hall. It is bounded by Foster Avenue, George Bush Drive East,
Texas Avenue, and Lincoln Avenue, where it interfaces with The Crossing subarea.
Designated Neighborhood Center land use in the Comprehensive Plan Future Land Use
& Character Map, Eastgate Main anticipates a mix of small-scale commercial, office,
and residential uses arranged horizontally and sometimes within mixed-use structures
that support surrounding neighborhoods.
3 EASTGATE
MAIN
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While the Northgate area redeveloped over the
past 20 years as a district oriented to students and
visitors of Texas A&M University due to its proximity,
Eastgate maintains much of its character from
the late 1930s and early 1940s as the College Hills
Estates subdivision was developed. The subdivision
included a shopping village with commercial parcels
with retailers and small businesses such as medical
offices fronting on Texas Avenue and a distinctive
diamond intersection at Texas Avenue and Walton
Drive providing a formal entrance into the subdivision
and Texas A&M University. Today, Eastgate Main is
a small commercial area retaining several one-story
retailers, services, and restaurants, with remnants of
the original drive lanes visible in the drive aisles and
parking areas (also nicknamed the “swoops”) in front
of these businesses. The naming of Eastgate Main
was inspired by its historical character as the east
gate to Texas A&M University and the community’s
desire to maintain the original shopping village and
main entrance character.
Between the diamond intersection and Francis
Drive, the commercial area embodies an auto-
oriented character, with a frontage lane providing
access to several drive-thru and chain restaurants
and strip-center retail. The City of College Station’s
administrative buildings occupy the block between
Francis Drive and Gilchrist Avenue, with the
distinctive City Hall building, plaza, and lawn area
providing an additional civic landmark within the area
before transitioning to single-family homes between
Gilchrist Avenue and George Bush Drive East.
1940 photograph of Eastgate shopping village
1939 plat of College Hills Estates
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Future infill and redevelopment in Eastgate Main can support this historic center of College Station’s
residential community. Existing public spaces such as Eastgate Park and the City Hall site also provide
opportunities for public gathering spaces and amenities that bring residents together and contribute to the
area’s sense of place.
Concept Plan
Map 3.1: Eastgate Main Concept Plan highlights key design elements and opportunities that can be
implemented through future development and investment. With the historic commercial area and the
diamond intersection at its center, the Concept Plan focuses on revitalizing the shopping area as a signature
public space and gathering area and supporting it with increased housing options, commercial space, and
improved bicycle and pedestrian connections.
College Station City Hall
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SOURCE: ASAKURA ROBINSON
Eastgate Main
Concept Plan
CATALYST SITE
KEY INTERSECTION
TEXAS A&M CAMPUS VISTA
PRIORITY PED/BIKE CONNECTION
FUTURE LAND USE
NEIGHBORHOOD CENTER
INSTITUTIONAL/PUBLIC
PARKS & GREENWAYS
KEY PUBLIC SPACE ACTIVATION
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Texas A&M University Vista
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CHARACTER & URBAN FORM
As a historic, present, and future main gateway for College Station with local businesses, public green
space, and City Hall, the Eastgate Main Concept Plan anticipates limited redevelopment of the historic
commercial area while improving public space amenities and encouraging the creation of new mixed-use
and office spaces. Developments and redevelopments should demonstrate context sensitivity, with heights
averaging three (3) stories as anticipated in the Comprehensive Plan. Revitalizing the historic commercial
area could include façade improvements, restorations, and additions that improve the attractiveness and
utility of these spaces while remaining harmonious with the early 1940s design.
GATEWAYS & KEY INTERSECTIONS
The historic (now signalized) diamond
intersection at Texas Avenue and New Main
Drive/Walton Drive is a key intersection
within Eastgate Main, providing an entrance
to Texas A&M University and the College
Hills Estates subdivision. This intersection is
home to the historic commercial district for
the area and green spaces with landscaping
and public art and is designated as a
key image/design intersection in the
Comprehensive Plan.
The intersection of Texas Avenue and George Bush Drive East provides views to the Texas A&M University
campus for northbound travelers on Texas Avenue and is an important crossing for cyclists using the bike
lanes on George Bush Drive East. Several median openings are present within the study area, providing
access to Lincoln Avenue, Francis Drive, and Gilchrist Avenue. Future improvements to these intersections,
including signalization, could provide an additional crossing of Texas Avenue for cyclists and pedestrians.
CATALYST SITES
The Concept Plan highlights the
strip-center commercial area
between the frontage drive aisle
and Francis Drive as likely sites
for redevelopment due to their
prominent location and potential
for mixed-use development. These
sites could provide improved
bicycle and pedestrian connectivity
between City Hall and the Walton
Drive gateway and generate
additional foot traffic for the historic
commercial area. Small-scale multi-
family development, similar to the
existing structure at the corner of
Francis Drive and Foster Avenue,
could create additional density and
housing variety on this block.
View facing southeast from
Francis Drive and Texas Avenue.
View facing north from Francis
Drive and Texas Avenue.
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DISTINCTIVE PLACES
GOAL: Enhance the existing historic identity of Eastgate Main by enabling and
incentivizing appropriate and contextual infill, redevelopment, and revitalization.
Eastgate Main is a historic gateway to College Station and public comment throughout the planning
process highlighted participants’ desire to see the historic shopping center succeed into the future. While
smaller in scale than The Crossing and nearby commercial districts such as Century Square and Northgate,
the smaller footprint and its adjoining residential neighborhood context help Eastgate Main stand apart
from its peers. Its historic nature and distinguishing green space provide an opportunity to create an urban
environment that is wholly and uniquely College Station.
BUILDING FORM & USE
The historic shopping center primarily
consists of small, single-story commercial
buildings with storefronts, minimal setbacks,
and perpendicular parking in front of
businesses along the “swoops.” Parapet
walls and rooflines create the appearance
of varying heights of the front façades.
Future development in Eastgate Main should
demonstrate sensitivity to the massing and
height of existing structures, particularly the
historic commercial area and City Hall. Two
to three-story mixed-use or commercial/
office buildings can support this area’s
continued future while neither overwhelming
the historic commercial area and surrounding
neighborhood nor rivaling the prominence
of City Hall. While a row of parking can be
provided in front of businesses, large parking
areas are discouraged to orient building
façades close to the street, maintaining
consistent setbacks and a pedestrian
environment.
Outside of the “swoops,” vertical mixed-
use development is preferred along Texas
Avenue, though adding residential uses
within the existing commercial area can
effectively create a horizontal mixed-use
environment. Denser housing types, such
as multiplexes, live-work units, and small
multi-family buildings fronting on Foster
Avenue can also provide a transition between
Texas Avenue and the College Hills Estates
neighborhood.
Possible Branding for Eastgate Main
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PUBLIC SPACE
Eastgate Main is home to prominent and highly visible City-owned open spaces including Eastgate Park,
the plaza and lawn in front of City Hall, and the landscaped area on George Bush Drive East. These spaces
vary in their utility as public space; while Eastgate Park is a City park, the City Hall site is a more formal
event/programming space, and the George Bush Drive East landscaping is not a formal park but includes
berms, mounds, and planting areas.
Eastgate Park is the most visited park space within Eastgate Main and it includes both rectangular
sections on Foster Avenue and the triangles at Texas Avenue and Walton Drive. Though Eastgate Park is
highly divided by Walton Drive and the historic shopping village, the different areas are landscaped with
grass, mature trees, and planting beds. The triangles at Texas Avenue and Walton Drive include additional
hardscaping, with a public art installation in the northeast triangle. There are no amenities such as seating
or trash cans in the park, limiting the park’s current usefulness as a gathering space. Figure 3.1: Eastgate
Park Perspective View shows an example of a small improvement to Eastgate Park that could make
it more usable. A needs assessment and park plan should be organized for the park to better identify
improvement possibilities.
Table 3.1 Suggested Development Standards
Area Neighborhood Center
Max. Stories/Height 4 stories / 60-ft
(above 4 stories by exception or with height bonus)
Average Number of Stories
within Area 3
Vertical Mixed-Use Encouraged. Ground-floor active uses are required on the Texas Avenue corridor
between Lincoln Avenue and Francis Drive.
Minimum Front Setback 20-ft minimum setback from the curb.
Maximum Front Setback
If no parking is provided: maximum 30-ft.
If a one-way drive aisle and single-loaded 45-degree angled parking are provided:
maximum 50-ft.
If a two-way drive aisle and double-loaded perpendicular parking is provided in front
of the structure: maximum 100-ft.
Front Parking Permitted.
Side/Rear Parking Encouraged.
Building Orientation/
Entrance Location
The primary entrance should be facing the street or intersection (if located at an
intersection), with precedence to Texas Avenue.
Sidewalks Minimum 8-ft. For high-traffic areas, 12-ft and canopy overhangs to provide shade
are recommended.
Table 3.1 Suggested Development Standards contains example development standards to implement the
vision of the plan. These development standards should be used to assist in future ordinance amendments.
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Some café seating is visible in the northern “swoop’s” limited sidewalk area, highlighting a latent demand
for gathering and seating in this area. Reworking the “swoops” to improve walkability in the shopping village
could improve the attractiveness of the storefronts and transform Eastgate Park and the intersection into
a true gathering space and a main plaza for the district. Figure 3.2: Eastgate Main Rendering shows an
improvement scenario that would not require redevelopment of the commercial spaces but would make the
northern “swoop” more usable as a plaza.
Measurements of the northern “swoop” highlight the excess pavement width, which exceeds 70 feet from
curb to curb, with parking on both sides and a two-way travel lane. This pavement width likely reflects the
through traffic in this travel lane before the signalized intersection at Texas Avenue and Walton Drive was
constructed. This pavement width could support curb and sidewalk extensions in front of the storefronts
through the narrowing of travel lanes and the driveways could be evaluated for consolidation and
reconfiguration as shown in Figure 3.2: Eastgate Main Rendering. Adopting a shared street approach and
replacing the asphalt paving in the “swoops” with textured pavement, bricks, or pavers could allow this area
to function as a plaza when closed to traffic. The City should also undertake a study to assess geometric
design options to improve the “swoops” as a part of the master plan for Eastgate Park.
Figure 3.1: Eastgate Park Perspective View
Figure 3.2: Eastgate Main Rendering
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ARTS, CULTURE & PROGRAMMING
Partnerships between the City’s Parks and Recreation Department and the Eastgate Main commercial
community could activate Eastgate Park as a venue for events, festivals, and markets. Temporarily closing
the “swoops” to vehicular traffic would create a low-cost street festival atmosphere, with vendors and tents
occupying existing parking areas. The City Hall plaza is another important venue for programming, with
ample parking for events.
Establishing a programming schedule in this area will require coordination between the City and Eastgate’s
commercial community. The City should work with the business community to support the development of
a business association or provide ongoing support for marketing and event coordination in Eastgate Main,
similar to prior efforts in Northgate.
The use of paving patterns, planting, and bollards
in Century Square shows how parking areas and
storefronts can be separated while maintaining
flexibility for both vehicles and pedestrians.
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Strong Neighborhoods and a Prosperous Economy
GOAL: Support the interests of current residents and businesses while redevelopment
occurs.
Although Eastgate Main anticipates a lower level of infill and redevelopment, there is always the potential
for unintended impacts on existing residents and businesses. The City should support changes that
will enhance the area, including the interests of the existing community. That may come through the
development of and direct engagement with an Eastgate Business Association or another engagement
mechanism.
ECONOMIC DEVELOPMENT
Eastgate Main is home to long-time residents and small businesses, including offices, bakeries and
restaurants, retailers, and service providers. Many of these businesses own their buildings and depend
on vehicular traffic to access their customer base. Festivals held in the plaza area by pedestrianizing the
“swoops” could also provide opportunities to highlight the businesses located in Eastgate Main. Figure
3.3: Dining Box Perspective View shows a business expanding their usable space by including a dining
box. Future construction and redevelopment should work with business owners to minimize disruptions to
parking availability and customer access.
Figure 3.3: Dining Box Perspective View
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Future economic development strategies should continue to encourage the retention and growth of
businesses within Eastgate Main. Redevelopment of auto-oriented parcels could include new office spaces
that provide daytime foot traffic to Eastgate Main’s businesses, including spaces for larger employers
that would not fit within smaller historic structures. Additionally, any city participation in a public-private
partnerships or development agreement should consider anti-displacement measures.
INFILL & REDEVELOPMENT
Redevelopment within the Eastgate Main area should respect existing historic structures and character
of the area. While no structures within Eastgate Main are formally protected or recognized with
historic markers, the 1941 Walton Medical Building at 903 Texas Avenue is listed in the Brazos Heritage
Society’s 2003 Guide to Historic Brazos County. Future modifications to these buildings such as façade
improvements should maintain similar setbacks and massing, and taller additions may be appropriate if
stepped back from the original elevation.
Integrated Mobility
GOAL: Strengthen the existing multi-modal mobility system to support a diversity of
modes of travel.
As infill and redevelopment occur, a stronger mobility system will enable residents of the planning area and
the surrounding neighborhoods to access the improvements. Enabling mobility options empowers choice in
navigation, reducing the overall congestion on ….
FUTURE STREET NETWORK
Map 3.2: Future Street Network does not propose significant new connections within this area, as
adequate connectivity is already provided between Foster Avenue and Texas Avenue. Foster Avenue,
Walton Drive, and Francis Drive are existing Minor Collectors with a mix of dedicated bike lanes and shared
routes for bicycles and automobiles, as well as planned shared-use paths. The southern boundary of
Eastgate Main, George Bush Drive East, is classified as a 4 Lane Minor Arterial in the City’s Thoroughfare
Plan, and the northern boundary, Lincoln Avenue, is a 2 Lane Major Collector with planned shared-use
paths on both sides.
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SOURCE: ASAKURA ROBINSON
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2 LANE MAJOR COLLECTOR
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2 LANE MINOR COLLECTOR
PROPOSED 2 LANE MINOR COLLECTOR
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Future Street
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MAP 3.2
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HIGH-COMFORT BICYCLE & PEDESTRIAN FACILITIES
Eastgate Main’s small blocks and connected street network allow easy and convenient access within
Eastgate Main. The area is also an important hub for pedestrians and cyclists seeking to connect from
Texas A&M University to the nearby College Hills Estates and College Hills Woodlands neighborhoods,
and from the Harvey Road corridor along Foster Avenue. Map 3.3: Future Bicycle Network shows the
proposed bicycle connections through the district. Foster Avenue, Francis Drive, and Gilchrist Avenue are
currently signed as bike routes with shared lanes for bicycles and automobiles. Bike lanes currently exist
on Lincoln Avenue and Walton Drive and are proposed on Francis Drive. Shared-use paths are currently
planned on both sides of Lincoln Avenue. The only addition to the bicycle network is the grade-separated
crossing at Texas Avenue and George Bush Drive East. All design options for such a facility should be
explored to determine the best possible outcome.
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SHARED USE PATH EXISTING
SHARED USE PATH FUNDED/
PROPOSED
GRADE SEPARATED CROSSING
PROPOSED
BIKE ROUTE EXISTING
BIKE ROUTE FUNDED/PROPOSED
BIKE LANE EXISTING
BIKE LANE FUNDED/PROPOSED
Future Bicycle
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Additionally, Map 3.4: Future Pedestrian Network shows the network of pedestrian facilities through
the planning area. In Eastgate Main, the only addition to the Pedestrian Plan is the sidewalks along
the “swoops” to create better connectivity from Texas Avenue to Foster Avenue and Walton Drive. The
proposed grade-separated crossing at Texas Avenue and George Bush Drive East is also proposed to
be added. As micromobility ridership grows, including electric and non-electric bicycles, scooters, and
skateboards, the provision of a network of safe facilities will become increasingly important.
Missing sidewalks along the “swoops
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SIDEWALK FUNDED/PROPOSED
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SHARED USE PATH EXISTING
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Bike lanes, buffered bike lanes, or separated bike lanes are preferable to shared bike routes on high-speed
or high-traffic corridors. They provide physical separation from automobile traffic, and continuous, high-
comfort lanes without gaps or interruptions can be highly preferable routes for cyclists. They are also
relatively low-cost interim improvements that can be implemented within existing pavement widths with
paint, and the addition of vertical barriers such as planters and precast concrete curbs can provide an
added degree physical separation. However, vertical barriers may not be appropriate when frequent curb
cuts such as driveways are present on the corridor.
TRAFFIC SIGNAL & ACCESS MANAGEMENT
Texas Avenue within Eastgate Main currently has signalized intersections at New Main Drive/Walton Drive
and George Bush Drive East. Median openings with left turn bays currently exist at Lincoln Avenue, the
entrance to the frontage access road serving Raising Cane’s and Torchy’s Tacos, Francis Drive, and Gilchrist
Avenue.
Over time, traffic volumes caused by continued growth within the College Station area and Texas A&M
University, as well as redevelopment within the Eastgate Main and The Crossing areas, may necessitate
replacing these median openings with a different design. While a warrant analysis will be required to
determine its need, Francis Drive would likely be the most appropriate location for an additional signalized
intersection within Eastgate Main due to its spacing from Walton Drive (0.2 miles) and George Bush
Drive East (0.28 miles) and its continuity through the College Hills Estates and College Hills Woodlands
neighborhoods. A signalized intersection at Francis Drive would provide an additional crossing opportunity
for cyclists and pedestrians to access the Texas A&M University campus.
Planters used in temporary installation.
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PARKING MANAGEMENT
Future redevelopment within the Eastgate Main area will need to consider the location and availability of
parking, which stands in contrast to the excess parking currently within The Crossing. The historic shopping
village has little off-street parking, with the “swoops” providing the primary parking for visitors and limited
off-street parking available for employees in the alleyways behind the buildings. The suburban-style strip
development along the frontage road between the shopping village and Francis Drive has ample on-site
parking provided. No parking is available at Eastgate Park, and on-street parking is prohibited along most of
Foster Avenue. Public parking is available at City Hall.
As Eastgate Main redevelops, the City should develop a parking management strategy that maintains
on-street parking in front of businesses, encourages shared parking across users and property owners,
manages overflows and peak demand during events, and helps visitors identify parking areas through
signage and awareness. Parking availability is likely to be a major concern for businesses with future
development, and proactive management and study will alleviate this concern.
Strategic Actions
DISTINCTIVE PLACES
E.1 Revise the existing P-MUD Planned Mixed-Use District standards within the Unified
Development Ordinance. The revised zoning district should focus on horizontally mixing uses within
a development or defined area, ensuring sufficient commercial and residential opportunities throughout
the district. The revisions should maintain the concept plan requirement and clarify an appropriate
baseline mix of uses.
E.2 Create a master plan for Eastgate Park. These park spaces are currently unprogrammed,
landscaped lawns with no amenities or seating. Identifying opportunities for Eastgate Park to become
a usable community gathering space distinct from the plaza and lawn at City Hall will open more
opportunities for place-making.
E.3 Assess the feasibility of temporarily closing the “swoops” to through traffic. Temporarily
pedestrianizing the “swoops” and converting parking spaces and drive aisles could create a street
festival-style atmosphere for events such as markets and festivals. Closures should consider traffic and
parking impacts on businesses and surrounding neighborhoods.
E.4 Activate the City Hall site to host public events and gatherings that bring residents and
tourists to the center of Eastgate Main. With the development of the new City Hall in 2021 and
the rehabilitation of the old fire station in 2023, the City of College Station has developed a municipal
complex that can be activated to host community events throughout the year.
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E.5 Create and implement visually intuitive branding for Eastgate Main and its public spaces.
Part of redevelopment will include place-making activities, including visual cues of your location in the
city. District branding will help residents and visitors differentiate their experience in this area from the
nearby Eastgate neighborhoods, The Crossing, and Texas A&M University.
E.6 Create opportunities for residents to engage with the history of the area. Eastgate Main was
part of one of the earliest developments in College Station. Opportunities include signage discussing
the history of the area and identification of historic buildings.
STRONG NEIGHBORHOODS & PROSPEROUS ECONOMY
E.7 Create a façade improvement program for Eastgate Main. A façade improvement program could
provide grants for building owners to improve the appearance of their façades and restore architectural
styles from the founding of the City of College Station and the initial development of the Eastgate Main
area in the late 1930s and early 1940s.
E.8 Work with property owners to assess the potential need, benefit, and structure of creating an
Eastgate Business Association. An Eastgate Business Association could collectively initiate actions
to improve the Eastgate Main area and coordinate hosting local events in the plaza area at Eastgate
Park. Additionally, having an Eastgate Business Association enables more coordination with City staff,
including updates on development activity and City projects within the district.
INTEGRATED MOBILITY
E.9 Study traffic operations and access needs on the Texas Avenue corridor to assess the
need for changes to median break locations and future signalized intersections. Several
unsignalized median openings with left-turn bays exist along Texas Avenue, including at Live Oak
Street, the entrance to the Lone Star Pavilion shopping center, Lincoln Avenue, the frontage road near
the “swoops,” Francis Drive, and Gilchrist Avenue. Future modifications to these intersections should
review traffic volumes and crossing movements to enhance traffic safety and operations.
E.10 Evaluate the intersection of Foster Avenue and George Bush Drive East to determine
necessary improvements. Traffic frequently backs up on Foster Avenue at this intersection. The City
should explore congestion mitigation improvements including possible dedicated left and right turn
lanes.
E.11 Assess the feasibility of a grade-separated facility at the Texas Avenue and George Bush
Drive intersection. The City should work with TxDOT to study the feasibility, cost, and design of a
grade-separated facility. The feasibility analysis should determine whether keeping automotive or
bicycle and pedestrian traffic at grade is possible and determine a preferred facility design.
E.12 Improve bicycle and pedestrian connections to Thomas Park along Walton Drive, Francis
Drive, and Gilchrist Avenue. Located nearby Eastgate Main, Thomas Park is one of the more
significant park spaces in this area of the city. As more potential users of the park move into the
planning area, improved connections to the park should be explored.
E.13 Develop an Eastgate Main parking management strategy. This could include improving existing
parking within the “swoops” and creating shared parking areas that are easily accessed from the
surrounding streets.
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The Northeast Gateway Redevelopment Plan lays out a new vision for a key
redevelopment area, corridor, and intersection for the City of College Station.
Implementation requires collaboration between the City, Texas A&M University,
and the community to achieve the goals of this plan. This chapter lays out planning
considerations, implementation methods, and funding sources for accomplishing
the goals and actions contained within the plan. This chapter also includes several
actions that should be pursued across the entire planning area. Additionally, Table
4.1: Implementation Matrix outlines the timeframe, establishes implementation
responsibilities and administration, and determines possible funding sources for
actions within the plan.
4 PLAN
IMPLEMENTATION
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Key Considerations
FISCAL HEALTH
Redevelopment within the Northeast Gateway
Redevelopment Area will require both public and private
investment, and the City of College Station must balance
both the increased tax revenues and the increased
demand for services that come with redevelopment.
While urban areas may appear on the surface to require
greater investment in infrastructure than suburban
areas, research has found that increased density allows
infrastructure to be provided more efficiently on a per-
capita or per-acre basis.1 The greater amount of real
property improvement translates to increased real
property values and tax revenues, and strong hospitality
and retail sectors can support increased revenues
through sales taxes and hotel occupancy taxes. Although
redevelopment can support long-term revenues, College
Station will need to coordinate near- and mid-term
investments to catalyze redevelopment.
TARGETED INVESTMENT
A major Special Revenue Fund for the City of College Station is the Hotel Occupancy Tax (HOT) Fund.
Hotel occupancy taxes can be used to enhance and promote tourism and the convention and hotel
industry and can support administrative and programming costs through the HOT Fund. While expenditure
categories are defined by statute, they can include tourism advertising and promotion, funding programs
that enhance the arts, funding mobility systems for tourists, and signage and wayfinding directing the public
to sights and attractions frequented by visitors to the community. Because of this area’s proximity to Texas
A&M University, its existing hotel presence, and the location of the Visitor Center at the City Hall complex,
the HOT fund may be a viable tool with which to fund activities in the planning area.
Because of the extent of redevelopment anticipated within this area, College Station should explore
establishing a special taxing entity such as a Tax Increment Reinvestment Zone (TIRZ) to capture new
revenues and provide dedicated funding for redevelopment. A TIRZ captures the added real property
tax revenues above “base year” revenues (when the TIRZ is established) that are attributable to new
development within a designated reinvestment zone. These new revenues are then set aside in a stand-
alone fund that is used to reinvest in public infrastructure within the area. Two important considerations
with TIRZ financing are impacts on the City’s General Fund since the revenues above the base year will
be dedicated to the TIRZ rather than the General Fund, and its financial viability to support projects based
on revenues over time. Two TIRZs are present within the City, including East Medical District TIRZ #19 and
the Dartmouth Synthetic TIRZ. TIRZ funds can finance projects through a pay-as-you-go method or as the
security for debt financing.
Should the City pursue active management of parking facilities, such as City-owned or City-operated
paid on-street parking or off-street lots or structures, it may be appropriate to create an Enterprise fund to
support operations. The City currently maintains a Northgate Parking Fund that allocates parking revenues
for operational costs in the Northgate area. The Community Services department also provides staffing and
administrative services for Northgate.
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LAND USE AND ZONING UPDATES
City staff are currently exploring options to improve the City’s provisions for mixed-use and middle housing
development, including text and map amendments for the existing MH Middle Housing, MU Mixed-Use,
and P-MUD Planned Mixed-Use districts. The current MU Mixed-Use zoning district is primarily focused
on vertical mixed-use development, and horizontal mixed-use development is covered through the P-MUD
Planned Mixed-Use District process. Potential modifications include the use of density/height caps and
aligned bonuses, ground floor use requirements, percentage requirements to ensure mixes of residential
and non-residential uses, and dimensional standards. Proactive zoning map amendments may be needed
after the zoning districts are established to fully realize the vision in the Comprehensive Plan and this plan.
Implementation Methods
Generally, the actions of this plan fall into one of five categories: capital improvement, focused planning
effort, policy-based decision, project/program, or regulation. Implementation of each category requires
unique approaches and produces different results. Table 4.1: Implementation Matrix indicates the most
appropriate implementation method for each action.
CAPITAL IMPROVEMENTS
Capital improvements are large-scale infrastructure projects that the City pursues through the Capital
Improvement Projects department. These expansion, modification, rehabilitation, and replacement projects
include streets, utilities, parks, and public facilities and buildings. To be implemented, actions in this
category need to be added to the Capital Plan, funded, and constructed.
FOCUSED PLANNING EFFORTS
Focused planning efforts are studies, plans, and designs that various City departments complete to identify
specific steps needed for implementation. Actions in this category need to be analyzed with resulting
recommendations. Implementation of the recommendations is commonly pursued under a different action.
This Northeast Gateway Redevelopment Plan is a focused planning effort that also indicates additional
studies that are needed, particularly related to mobility improvements within the planning area.
POLICY-BASED DECISIONS
Policy-based decisions are direction that the Planning and Zoning Commission and City Council provide
to City staff. These decisions get implemented in various policy, regulatory, and guidance documents to
implement the direction from the elected and appointed officials of College Station. Direction should be
sought on actions in this category, and City staff should take the appropriate steps for implementation.
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PROJECTS AND PROGRAMS
Projects and programs are the broadest category of plan actions. These can include projects that are not
considered capital improvements and programs that the City organizes administratively. Implementation
of actions in this category should be assessed individually as there are a variety of ways accomplish these
actions. Generally, the action provides an indication of what implementation should consider and how it
might be implemented.
REGULATIONS
Regulations are developed by the City to guide or permit allowable activities within College Station.
These can include modifications to the City of College Station Code of Ordinances, including the Unified
Development Ordinance (UDO), or another regulatory document under the jurisdiction of the City of College
Station. To be implemented, actions in this category should be adopted in their respective regulatory
documents.
Funding
Funding for plan actions come from a variety of sources. Generally, the actions in the Northeast Gateway
Redevelopment Plan can be funded by one or more of the following sources: City department budgets, the
Capital Improvement Projects fund, state and federal grants, and/or private investment. All funding options
should be explored, but Table 4.1: Implementation Matrix indicates the funding mechanisms that City staff
have identified as most appropriate or likely to complete the action.
DEPARTMENTAL BUDGETS
Funding projects through City departmental budgets can be accomplished in two ways: using available
funds and directing them towards the project or through service level adjustments (SLAs). SLAs are
approved as part of the annual City budget process and can be for one-time or recurring expenses.
CAPITAL IMPROVEMENTS
Capital improvements are most likely to be funded through the Capital Improvement Program funds. The
projects from these funds are prioritized and budgeted on a rolling five-year Capital Plan. These funds are
also allocated during the annual City budget process as one-time expenses.
STATE AND FEDERAL FUNDING
Funding opportunities from the state and federal government are also available, particularly in the areas
of transportation and the environment. These funds are primarily available through grants but may also be
through specific budget appropriations. Often, grant funding includes local matching requirements.
PRIVATE INVESTMENTS
Outside of government funding, private investments can be pursued through development exactions within
the UDO, foundation investments, or donations to the City for specific projects.
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Area-Wide Actions
DISTINCTIVE PLACES
A.1 Create a consistent wayfinding system based on the district branding to help people navigate
the district. Using each district’s branding, a wayfinding system should be developed to enable and
encourage exploration of the planning area and spotlight specific shops and services.
A.2 Develop and implement a pedestrian-scale street lighting system. Work to determine a standard
in accordance with the College Station Utilities Construction Specifications, Electric Service, and Meter
Installation Guidelines. The feeling of safety in an area is directly tied to its success, and streetlights
generally make a district feel safer.
STRONG NEIGHBORHOODS & PROSPEROUS ECONOMY
A.3 Establish a density/height bonus program to encourage public benefits as a component of
development. While state enabling authority does not permit municipalities to require affordable
housing in new development, future zoning updates can incentivize public benefits through height
or density bonus provisions. Potential benefits could include affordable housing, art installations or
contributions to art funds, or additional public open space and landscaping, among other options.
A.4 Establish an affordable housing incentives program or programs. This can include the height cap
and density program, tax incentives, tax increment financing, grant programs, and other City-initiated
tools to ensure the affordability of both new and existing housing stock. These programs should be
aimed at both affordable and workforce housing and income levels to ensure continued affordability
within the district.
A.5 Establish a Legacy Business Program to recognize and support longtime small businesses.
Legacy business programs nominate and recognize small local businesses meeting certain criteria
such as longevity, family ownership, historic status, and cultural contributions to the community. In
addition to public recognition, designation as a Legacy Business can also provide eligibility for grant
funding (such as façade improvements or renovations) or targeted technical assistance to ensure the
business’ continued longevity.
A.6 Commission a market study to understand space needs and capacity within the
redevelopment area. This could also extend to a citywide scale to analyze the market needs for
additional retail, commercial, and hospitality uses throughout the community.
A.7 Study the feasibility of establishing a Tax Increment Reinvestment Zone (TIRZ) to reinvest in
the area. This study should include cost estimates for projects that could be funded by a TIRZ and a
detailed study of redevelopment potential and year-to-year revenues to support potential financing.
INTEGRATED MOBILITY
A.8 Coordinate with Brazos Transit District to establish fixed stops and improve service provision
from existing conditions. The location of the new fixed stops should be explored to maximize efficacy
and access to areas that are important to transit passengers.
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Table 4.1: Implementation Matrix
CHAPTERSECTIONACTION NUMBERACTION ITEM TASK TYPE
IMPLEMENTATION TIMELINE
CITY - RESPONSIBLE PARTY PARTNERS - INTERNAL PARTNERS - EXTERNAL
FUNDING SOURCES
Short (1-3 years)
Medium (4-7 years)
Long (8-10 years)CITY / DEPT. BUDGETSCIP BUDGETGRANTSPRIVATEAREA-WIDE ACTIONSDISTINCTIVE PLACESA.1 Create a consistent wayfinding system based on the district branding to help people navigate the district. Using each district’s branding, a wayfinding system should be developed to enable and encourage exploration and spotlight specific locations around the planning area.
Project / program X Capital Improvement ProjectsPlanning & Development Services Economic Development & Tourism X X X X
A.2 Develop and implement a pedestrian-scale street lighting system. Work to determine a standard in accordance with the College Station Utilities Construction Specifications, Electric Service, and Meter Installation Guidelines. The feeling of safety in an area is directly tied to its success, and streetlights generally make a district feel safer.
Project / program X Capital Improvement ProjectsPlanning & Development Services CSU - Electric Police X X X
STRONG NEIGHBORHOODS & PROSPEROUS ECONOMYA.3
Establish a density/height bonus program to encourage public benefits as a component of development. While state enabling authority does not permit municipalities to require affordable housing in new development, future zoning updates can incentivize public benefits through height or density bonus provisions. Potential benefits could include affordable housing or commercial spaces, art installations or contributions to art funds, or additional public open space and landscaping, among other options.
Policy-based decision X Planning & Development Services Community Services X X
A.4
Establish an affordable housing incentives program or programs. This can include the height cap and density program, tax incentives, tax increment financing, grant programs, and other City-initiated tools to ensure the affordability of both new and existing housing stock. These programs should be aimed at both affordable and workforce housing and income levels to ensure continued affordability within the district.
Policy-based decision X Community ServicesPlanning & Development Services Fiscal Services X X X
A.5
Establish a Legacy Business Program to recognize and support longtime small businesses. Legacy business programs nominate and recognize small local businesses meeting certain criteria such as longevity, family ownership, historic status, and cultural contributions to the community. In addition to public recognition, designation as a Legacy Business can also provide eligibility for grant funding (such as façade improvements or renovations) or targeted technical assistance to ensure the business’ continued longevity.
Project / program X Economic Development & Tourism Community Services X X
A.6 Commission a market study to understand space needs and capacity within the redevelopment area. This could also extend to a citywide scale to analyze the market needs for additional retail, commercial, and hospitality uses throughout the community.
Project / program X Economic Development & TourismPlanning & Development Services X
A.7 Study the feasibility of establishing a Tax Increment Reinvestment Zone (TIRZ) to reinvest in the area. This study should include cost estimates for projects that could be funded by a TIRZ and a detailed study of redevelopment potential and year-to-year revenues to support potential financing.
Policy-based decision X Economic Development & Tourism
Planning & Development ServicesFiscal ServicesCity Manager’s Office
X
INTEGRATEDMOBILITYA.8 Coordinate with Brazos Transit District to establish fixed stops and improve service provision from existing conditions. The location of the new fixed stops should be explored to maximize efficacy and access to areas that are important to transit passengers.
Project / program X Planning & Development Services Capital Improvement Projects X X
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CHAPTER 2: THE CROSSINGDISTINCTIVE PLACESC.1
Revise the existing MU Mixed-Use zoning district standards within the Unified Development Ordinance (UDO). The revised zoning district should focus on vertical mixed-use structures and set minimum and maximum square footage requirements for active ground-floor uses, minimum and maximum setbacks, landscaping and open space requirements, a height cap, and other appropriate revisions to realize a more urban form throughout the redevelopment area and the city.
Regulation X Planning & Development Services X
C.2
Evaluate amending the MU Mixed-Use zoning district regulations to permit micro-industrial uses with specific use standards. Micro-industrial uses are currently permitted in the GC General Commercial, CI Commercial Industrial, and BPI Business Park Industrial zoning districts. Amendments to the MU Mixed-Use zoning district should include permitting micro-industrial uses such as makerspaces and small-scale manufacturing.
Regulation X Planning & Development Services X
C.3
Evaluate open space and plaza requirements within The Crossing to establish at least one large plaza space within the district. As The Crossing redevelops, it will be increasingly important to ensure there is at least one larger public gathering space to enable a sense of community to develop. This can be accomplished through public investment, regulatory changes, or modifications to the parkland dedication requirements.
Regulation X Planning & Development Services Parks & Recreation X X
C.4
Create and implement visually intuitive branding for The Crossing and its public spaces. Part of redevelopment will include place-making activities, including visual cues of your location in the city. District branding will help residents and visitors differentiate their experience in this area from the nearby University Drive (FM 60) Corridor, Eastgate Main, Century Square, and Texas A&M University.
Project / program X Capital Improvement ProjectsPlanning & Development Services Economic Development & Tourism X X
STRONG NEIGHBORHOODS & PROSPEROUS ECONOMYC.5 Establish appropriate first row parking standards and locations within the district. In other areas of the city, first row parking has been seen as a good addition to denser commercial developments. Finding the right locations for first row parking will enable an urban form to develop while still inviting visitors to park in visible parking areas.Regulation X Planning & Development Services X
INTEGRATED MOBILITYC.6
Assess the feasibility of a grade-separated facility at the Texas Avenue and University Drive (FM 60) intersection. The City should work with TxDOT to study the feasibility, cost, and design of a grade-separated facility. The feasibility analysis should determine whether keeping automotive or bicycle/pedestrian traffic at grade is possible and determine a preferred facility design.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works
Texas Department of TransportationBCS Metropolitan Planning OrganizationTexas A&M University
X X
C.7 Evaluate closing or pedestrianizing Poplar Street’s terminus at Texas Avenue. Poplar Street is less than 200 feet from Texas Avenue’s intersection with University Drive (FM 60), which does not meet most guidance for access spacing from intersections. This could create opportunities for a deeper block along University Drive (FM 60), enabling more urban types of development.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works Texas Department of Transportation X X
C.8
Explore and implement improvements to Live Oak Street as redevelopment occurs. Live Oak Street will require improvements to bring it up to Minor Collector standards and alternatives should be considered that implement a more urban street section. There is also an existing offset for Live Oak Street on either side of Eisenhower Street, and a roundabout or other improvements at the intersection should be analyzed for solutions.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works Texas Department of Transportation X X
C.9 Extend Foster Avenue from its terminus at Lincoln Avenue to Live Oak Street as redevelopment occurs. Foster Avenue parallels Texas Avenue from Lincoln Avenue to Gilchrest Street, providing a secondary route. The extension of Foster Avenue north of Lincoln Avenue would continue this route, offering the best opportunity to create The Crossing district.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works X X
C.10 Create pedestrian connections across Texas Avenue at the Ash Street extension. There is an existing signal at the intersection of the future Ash Street extension and Texas Avenue, but no pedestrian crossing was installed when the intersection was improved. Providing this crossing offers pedestrians another opportunity to cross Texas Avenue at a controlled intersection.
Capital improvement X Public Works Planning & Development Services Texas Department of Transportation X
C.11 Extend Ash Street from Eisenhower Street to Texas Avenue at the existing signalized intersection as redevelopment occurs. The extension of Ash Street will help complete the thoroughfare network and offer more opportunities for navigation through the district.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works Texas Department of Transportation X X
C.12 Extend Avenue A from its current terminus to Eisenhower Street as redevelopment occurs. Avenue A does not meet the UDO requirements for a turnaround, leading to issues with fire and solid waste service. Extending Avenue A to Eisenhower Street allows for the continued movement of vehicles and would eliminate the service issues for Avenue A.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works X X
C.13 Improve Nimitz Street from University Drive (FM 60) to Ash Street to the Minor Collector standards. The signal at Nimitz Street and University Drive (FM 60) will likely bring additional traffic down the corridor. Nimitz Street should be improved to better handle the additional circulation and provide bicycle and pedestrian facilities that currently do not exist along the corridor.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works X
C.14 Incorporate flexible urban street standards as an alternative within the adopted cross-sections. The cross-section alternative should allow for and encourage on-street parking, potentially limited to one side, and additional bicycle and pedestrian facilities within constrained rights-of-way.
Policy-based decision X Planning & Development Services X
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CHAPTER 3: EASTGATE MAINDISTINCTIVE PLACESE.1
Revise the existing P-MUD Planned Mixed-Use District standards within the Unified Development Ordinance. The revised zoning district should focus on horizontally mixing uses within a development or defined area, ensuring sufficient commercial and residential opportunities throughout the district. The revisions should maintain the concept plan requirement and clarify an appropriate baseline mix of uses.
Regulation X Planning & Development Services X
E.2 Create a master plan for Eastgate Park. These park spaces are currently unprogrammed, landscaped lawns with no amenities or seating. Identifying opportunities for Eastgate Park to become a usable community gathering space distinct from the plaza and lawn at City Hall will open more opportunities for place-making.
Focused planning effort X Parks & Recreation Planning & Development Services X
E.3 Assess the feasibility of temporarily closing the “swoops” to through traffic. Temporarily pedestrianizing the “swoops” and converting parking spaces and drive aisles could create a street festival-style atmosphere for events such as markets and festivals. Closures should consider traffic and parking impacts on businesses and surrounding neighborhoods.
Project / program X Planning & Development Services Public Works X
E.4 Activate the City Hall site to host public events and gatherings that bring residents and tourists to the center of Eastgate Main. With the development of the new City Hall in 2021 and the rehabilitation of the old fire station in 2023, the City of College Station has developed a municipal complex that can be activated to host community events throughout the year.
Project / program X Economic Development & Tourism X
E.5 Create and implement visually intuitive branding for Eastgate Main and its public spaces. Part of redevelopment will include place-making activities, including visual cues of your location in the city. District branding will help residents and visitors differentiate their experience in this area from the nearby Eastgate neighborhoods, The Crossing, and Texas A&M University.
Project / program X Capital Improvement ProjectsPlanning & Development Services Economic Development & Tourism X
E.6 Create opportunities for residents to engage with the history of the area. Eastgate Main was part of one of the earliest developments in College Station. Opportunities include signage discussing the history of the area and identification of historic buildings.
Project / program X Planning & Development Services Economic Development & TourismParks & Recreation X X X
STRONG NEIGHBORHOODS & PROSPEROUS ECONOMYE.7 Create a façade improvement program for Eastgate Main. A façade improvement program could provide grants for building owners to improve the appearance of their façades and restore architectural styles from the founding of the City of College Station and the initial development of the Eastgate Main area in the late 1930s and early 1940s.
Project / program X Economic Development & Tourism Planning & Development Services X X X
E.8
Work with property owners to assess the potential need, benefit, and structure of creating an Eastgate Business Association. An Eastgate Business Association could collectively initiate actions to improve the Eastgate Main area and coordinate hosting local events in the plaza area at Eastgate Park. Additionally, having an Eastgate Business Association enables more coordination with City staff, including updates on development activity and City projects within the district.
Project / program X Economic Development & Tourism Planning & Development Services Eastgate Business Owners X X
INTEGRATED MOBILITYE.9
Study traffic operations and access needs on the Texas Avenue corridor to assess the need for changes to median break locations and future signalized intersections. Several unsignalized median openings with left-turn bays exist along Texas Avenue, including at Live Oak Street, the entrance to the Lone Star Pavilion shopping center, Lincoln Avenue, the frontage road near the “swoops,” Francis Drive, and Gilchrist Avenue. Future modifications to these intersections should review traffic volumes and crossing movements to enhance traffic safety and operations.
Focused planning effort X Planning & Development Services Public Works Texas Department of Transportation X X
E.10 Evaluate the intersection of Foster Drive and George Bush Drive East to determine necessary improvements. Traffic frequently backs up on Foster Drive at this intersection. The City should explore congestion mitigation improvements including possible dedicated left and right turn lanes.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works X X
E.11
Assess the feasibility of a grade-separated facility at the Texas Avenue and George Bush Drive intersection. The City should work with TxDOT to study the feasibility, cost, and design of a grade-separated facility. The feasibility analysis should determine whether keeping automotive or bicycle and pedestrian traffic at grade is possible and determine a preferred facility design.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works
Texas Department of TransportationBCS Metropolitan Planning OrganizationTexas A&M University
X X
E.12 Improve bicycle and pedestrian connections to Thomas Park along Walton Drive, Francis Drive, and Gilchrist Avenue. Located nearby Eastgate Main, Thomas Park is one of the more significant park spaces in this area of the city. As more potential users of the park move into the planning area, improved connections to the park should be explored.
Capital improvement X Planning & Development ServicesCapital Improvement Projects Public Works X X
E.13 Develop an Eastgate Main parking management strategy. This could include improving existing parking within the “swoops” and creating shared parking areas that are easily accessed from the surrounding streets.Focused planning effort X Planning & Development Services Public Works X
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APPENDIX A:
EXISTING CONDITIONS
Surrounding Context
The planning area is bounded by the College Station-Bryan city limit to the north, Tarrow Street to the east,
George Bush Drive East to the south, and the Northpoint Crossing development to the west. Most of the
western boundary is the Texas A&M University campus, while most of the eastern boundary is comprised of
the Prairie View Heights and Eastgate neighborhoods.
Texas A&M University is a major component of the City of College Station with significant influence on the
proposed development within this area. Texas A&M University’s College Station campus consistently ranks
in the top five universities with the largest enrollment nationally and is the biggest employer in the region
as identified by the Brazos Valley Economic Development Corporation, making Texas A&M University
an important hub for a significant portion of the regional population. The location of the redevelopment
area necessitates careful consideration of the University’s goals for their eastern boundary and inter-
organizational collaboration to create cohesion across Texas Avenue. Texas A&M University updated
its College Station Campus Master Plan in 2017, which depicts the expansion of their developments
along University Drive (FM 60) across from Century Square, bringing the northeastern edge of campus
development much closer to Texas Avenue. This expansion provides a key opportunity for the City and
the University to work together to ensure that development on either side of Texas Avenue enhances both
organizations. With Texas A&M University’s continued growth, the success of the plan will be partially
attributed to how efficiently people can get on and off campus.
Looking to the opposite boundary, the planning area adjoins the Prairie View Heights neighborhood, which
was platted in 1947. It is bounded today by Tarrow Street, Peyton Street, Columbus Street, and Chappel
Street. Prairie View Heights is one of the three historically Black neighborhoods in College Station, reflective
of the racial segregation patterns of the time. The area has experienced significant gentrification pressures
in recent years with the increased demand for student-oriented housing near Texas A&M University.
Neighborhood representatives expressed interest in pursuing a Neighborhood Conservation Overlay (NCO)
zoning designation in 2011 to support preservation efforts and limit redevelopment pressures but ultimately
did not move forward with pursuing the NCO. Changes pursued by this plan should remain sensitive to this
context and work to mitigate further gentrification effects on this neighborhood. Outside of the Prairie View
Heights neighborhood, many other Eastgate neighborhoods adjoin the planning area, including multiple
phases of the College Hills Estates subdivision. Similar careful consideration should be given to potential
impacts on these neighborhoods.
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A final geographic consideration surrounding the redevelopment area is the proximity to residents in the
City of Bryan. The northern boundary is the city limit line, with the City of Bryan beginning on the other
side. Along Texas Avenue, the developments continue in a low-density commercial fashion, matching the
current development pattern along Texas Avenue in College Station. However, just north of Cooner Street is
a low-density residential neighborhood that necessitates consideration. Any changes to the planning area,
especially along Cooner Street, may have impacts outside the planning area. Careful consideration of those
impacts is needed to ensure the best outcome of the plan.
Demographics
The planning area has more than doubled in population between 2010 and 2020, increasing from 1,387
to 2,787 people. The estimated population of the area in 2022 is 2,912, making up just over 2% of the
total population of College Station. The median age for the area is 22.4, slightly younger than the College
Station median age of 23.7. The area population leans slightly more male at 52%. Educational attainment
is reflected in the American Community Survey by respondents selecting their highest level of educational
attainment. The area has a similar educational attainment for people who are 25 years old or older when
compared to the rest of the city. The city and the planning area have 12% of the population with a high
school diploma or equivalent, and the planning area has a slightly lower percentage of college graduates
at 30% compared to 31% citywide. The planning area has a much higher percentage of people with less
than a high school education at 18% compared to the 5% for the city. The area is slightly more diverse
than the rest of the city, with the White population being 60.4% compared to the citywide 62.3%. There is
a significantly larger Asian population within the area with 29.2% of people identified as Asian, compared
to 10.3% of people across the city. Overall, 19% of the people in the planning area identify as Hispanic or
Latino, 8.3% of people identify as Black or African American, and 2.6% identify as two or more races.
The average household size in the planning area is 3.14 people. The median family income for the area is
$38,397, about 70% of the median income for College Station. Average income is also lower than the rest of
the city at $55,694, about 66% of the average income across the whole city.
Relevant to demographic change within the City of College Station and the planning area will be
influenced by continued increases in the student population at Texas A&M University. The proximity to
the university campus makes it an attractive area for housing staff and students as identified in existing
housing development in the study area. Per Table A.1: Texas A&M University College Station Campus
Participation Projections, Texas A&M University’s enrollment is expected to continue increasing through
2035.
Source: Enrollment Forecast for Texas Institutions of Higher Education 2021-2035 – January 2021, Texas Higher Education Coordinating Board
Table A.1: Texas A&M University College Station
Campus Participation Projections
Actual 2010 Actual 2015 Actual Prelim 2020 Anticipated 2025 Anticipated 2030 Anticipated 2035
49,129 58,515 65,272 70,279 73,432 77,842
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Interpretation of these figures is sometimes complicated by the inclusion of distance education in
enrollment figures. According to Table A.2: Texas A&M University College Station Campus Student
Headcount, 60,033 students were enrolled on the 20th class day of the spring 2023 semester. Not all
students who attend Texas A&M University in non-distance programs live in College Station, but the
continued growth of Texas A&M University will likely increase the population of the region, the City of
College Station, and the planning area.
People who live in the planning area tend to be younger, have lower incomes, and are more diverse when
compared to the city overall. These are three indicators that are commonly seen when looking at the
student population. Based on these indicators, as well as the proximity to Texas A&M University, it is likely
that many people living within the plan boundaries are students.
Source: Enrollment Profile, Texas A&M University Office of Academic & Business Performance Analytics
Table A.2: Texas A&M University College Station
Campus Student Headcount
Year 2018-2019 2019-2020 2020-2021 2021-2022 2022-2023
Fall 60,521 60,368 61,503 63,025 64,131
Spring 56,316 56,260 57,765 58,626 60,033
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Area Character
To assess the existing character of the redevelopment area, staff looked at existing and future land uses,
zoning, characteristics of housing and neighborhood centers, and municipal functions, including code
enforcement, capital improvements, and permitted development activity.
EXISTING LAND USE
The planning area is primarily made up of low- to medium-density commercial areas, with some residential
throughout the area. Exclusively commercial uses make up 47.3% of the area, with an additional 4.2% of the
planning area composed of mixed-use buildings with commercial on ground floors. In addition to the mixed-
use residential uses within those structures, 37.8% of the land is being used for an assortment of residential
uses. The rest of the area is comprised of public or semi-public uses, including the College Station City Hall,
a Bryan Texas Utilities electrical substation, and three religious institutions.
FUTURE LAND USE
The future land use designations depict the area as a much denser urban area with a greater mix of
commercial and residential uses and more housing options. In the Comprehensive Plan Future Land
Use & Character Map, the boundary is designated as a Redevelopment Area. The prevailing future land
use is the Urban Center land use at 63.7%, which is the most urban form of commercial and residential
development. The intent of this land use is a compact and walkable use pattern with multi-story mixed-use
structures, a stark contrast from the existing uses within the area. Secondarily, the land uses Neighborhood
Center at 12.2% and Mixed Residential at 18.6% comprise a significant portion of the area. These land uses
aim to have dense, accessible residential and commercial uses to support the surrounding lower-density
residential areas. The Neighborhood Center future land use operates like Urban Center but at a smaller
scale to serve as a transition down to lower-density commercial areas and surrounding residential areas.
The Mixed Residential future land use serves as a buffer between land uses of different intensities by
stepping down in scale and density when approaching existing neighborhoods. Comparing the existing
land uses with the future land uses, it becomes clear that planning for redevelopment in this area is a high
priority.
ZONING
Future land uses exist in the Comprehensive Plan to guide policy decisions on properties throughout the
city, including changes in zoning. The existing zoning can be evaluated to see how well it aligns with the
future land uses envisioned for the area. Commercial zoning districts make up 48.1% of the zoning in the
area, with the majority of that being GC General Commercial. Comparatively, 42.9% of the area is zoned for
residential uses. Only 9% of the planning area is currently zoned for mixed uses that would be compatible
with the urban forms depicted by the future land uses in the area. Zoning changes will need to occur within
the planning area to realize the intended future land uses.
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AASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
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V
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V
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UNIVERSITY DRUNIVERSITY DRExisting
Land Use
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
SINGLE- FAMILY RESIDENTIAL
DUPLEX RESIDENTIAL
MULTI-FAMILY
MIXED-USE
COMMERCIAL RETAIL
COMMERCIAL OFFICE
COMMERCIAL OTHER
PUBLIC FACILITIES
SEMI-PUBLIC
TRANSPORTATION, UTILITIES
& COMMUNICATION
PARKPARK
UNIMPROVEDUNIVERSITY DRGEORGE BUSH DRTE
X
A
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HARVEY RDCOONER STPOLO RDNEW MAIN DRWALTON DRFRANCIS DRF
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RWALTON DRW
A
L
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H
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UNIVERSITY DRUNIVERSITY DRUNIVERSITY DRUNIVERSITY DRMAP A.1
Page 78 of 206
UNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
X
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S
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H
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R
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A
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H
B
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AASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
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UNIVERSITY DRUNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRTE
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AASH STLIVE OAK STPOPLAR STNI
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UNIVERSITY DRUNIVERSITY DRUNIVERSITY DRUNIVERSITY DRFuture Land Use
& Character
COLLEGE STATION CITY LIMITS
URBAN CENTER
NEIGHBORHOOD CENTER
GENERAL COMMERCIAL
NEIGHBORHOOD COMMERCIAL
URBAN RESIDENTIAL
MIXED RESIDENTIAL
SUBURBAN RESIDENTIAL
NEIGHBORHOOD CONSERVATION
INSTITUTIONAL/PUBLIC
PARKS & GREENWAYS
NATURAL & OPEN AREAS
TEXAS A&M UNIVERSITY
!!!!!REDEVELOPMENT AREAS
*NOTE: A COMPREHENSIVE PLAN SHALL NOTCONSTITUTE ZONING REGULATIONS OR ESTABLISH
ZONING BOUNDARIES
M AP A.2
Page 79 of 206
Zoning
CI
R - 6
R - 6
GC
D
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GCUNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
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KYLE AVEKYLE AVEDOMINIK DRDOMINIK DRUNIVERSITY OAKS BLVDUNIVERSITY OAKS BLVDGILCHRIST AVEGILCHRIST AVEBROOKS AVEBROOKS AVEAS
H
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TASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
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TBANKS STBANKS STPEYTON STPEYTON STTA
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UNIVERSITY DRUNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRTE
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HARVEY RDCOONER STPOLO RDNEW MAIN DRWALTON DRFRANCIS DRF
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R
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TASH STLIVE OAK STPOPLAR STNI
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R
R
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A
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UNIVERSITY DRGS GENERAL SUBURBAN
D DUPLEX
T TO WNHOUSE
MF MULTIFAMI LY
O OFFICE
GC GENERAL COMMERCIAL
CI COMMERCIAL INDUSTRIAL
CU COLLEGE AND UNIVERSITY
PMUD PLANNED MIXEDUS EDEVELOPMENT
PDD PLANNED DEVELOPMENT
DISTRICT
R HIGH DENSITY MULTI FAMILY
R MU LTIFAMI LY
C LIGHT COMMERCIAL
RDD REDEVELOPMENT DISTRICT
OV CORRIDOR OVERLAY
NG TRANSITIONAL NORTHGATE
WPC WOLF PEN CREEK
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
MH
MH
MH
MH
MH
MH
M AP A.3
MH MIDDLE HOUSING
Page 80 of 206
70CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
HOUSING CHARACTERISTICS
Housing in this area reflects a substantial college student presence. According to the ESRI Living Atlas,
almost two-thirds of housing units in the planning area are renter occupied, and that is also reflected in the
71% of housing units that are registered with the City’s Rental Registration program. While primarily rentals,
there are still some owner-occupants dotted throughout the area. Of those homes that are owner-occupied,
the average home value of $150,575 is less than half of the city’s overall average home value of $363,544.
Finally, based on the City’s Housing Conditions survey from 2020 that evaluated the outside maintenance
upkeep of living units throughout the city, 84% of homes in the planning area were determined to be in
excellent condition. Only 2.5% of the homes in the planning area needed major repairs, being designated as
substandard or dilapidated in condition.
NEIGHBORHOOD CENTERS
The term “third places” describes spaces where people gather outside of their homes and workplaces.
These are spaces open to everyone that encourage interactions between people and the community. Many
of these third places and community spaces lie just outside the plan boundary, including Thomas Park,
Lions Park, and Century Square. Within the planning area, the most significant neighborhood center is
the new College Station City Hall, which has been open since December 2021. It provides several meeting
spaces available for public reservation to hold community gatherings of all types. Down the street from City
Hall is Eastgate Park, a pocket park split across Walton Drive that allows for unprogrammed activities and
green space. Finally, there are three religious buildings including the Rohr Chabad Jewish Center at Texas
A&M University, the College Station Chinese Bible Church, and the College Hills Baptist Church.
Page 81 of 206
71CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
CODE ENFORCEMENT
The planning area has had several code enforcement investigations throughout the last 10 years. Most code
enforcement investigations resulted in property owner education and voluntary compliance, while a small
portion resulted in fines or summons to court. More than half of the issues were solid waste and recycling
violations with cans being left out after collection day. This creates conflicts with road users, including cars
and bikes, trying to share already narrow roads. The next biggest category was weeds and grass violations
at 17.5%. Weeds and grass violations are property maintenance issues where the grass has grown over
12 inches in length. This provides low aesthetic value, can increase issues with pests and vermin, and can
hang over into the sidewalk creating access problems for sidewalk users. Finally, the third biggest issue was
rental registration violations at 11%, which entails operating a single-family, duplex, triplex, or fourplex rental
housing unit without registering with the City’s Rental Registration program or letting existing registration
lapse. Compliance with the program helps the City accurately gauge the rental housing stock, keep track of
the owner-occupied and renter-occupied homes, and have a local point-of-contact in case issues arise with
a rental home. Table A.3: Code Enforcement Cases, 2012-2022 describes the code enforcement cases in
the planning area over the past 10 years.
Table A.3: Code Enforcement Cases, 2012-2022
Code Violation Type Number of Cases
Accumulation of Trash
Trash over-flow, typically in yards, causing aesthetic and safety concerns 127
Cans Out After Collection Day
Trash or recycling cans still on the curb after trash collection day 1,460
Illegal Signs
Signs that are being displayed are prohibited per the City Code 117
Junk Motor Vehicles
Dilapidated cars are left in the yard, visible from the street 25
Liquor License Expired
Business establishments running with an expired liquor license 17
No More Than Four Unrelated Tenants Violation
Permanent occupancy of the structure over the family definition of four unrelated persons 21
Non-Specific Investigation
General inquiries/complaints that don’t fit into a specific violation-type 37
Open Storage
Storage visible from the street 77
Parking
Illegal parking violations 49
Property Maintenance
Property is not being maintained, including structural and safety issues 35
Rental Registration
A property’s Rental Registration with the City has expired 312
Use Violations
Prohibited use type is being used 30
Weeds & Grass
A property’s yard is not being properly maintained 495
Total 2,802
Page 82 of 206
UNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
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UNIVERSITY DRCODE ENFORCMENT DENSITY*
MID HIGHLOW
Code Enforcement
Case Density
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
Code Enforcement Cases collected by the
College Station Code Enforcement Division
from 2012-2022 was used to map code issues.
These are cases concerning compliance with
*Based on the number of crashes within a 250 foot radius
codes related to: parking, weeds & grass,
health & safety, zoning violations, sanitation &
illegal dumping.
M AP A.4
Page 83 of 206
73CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
DEVELOPMENT ACTIVITY
The City of College Station manages requests and reviews of development proposals and administers
development standards through a variety of processes. One development project often necessitates
multiple processes, reviews, permits, and inspections before it can be constructed and occupied. An
example is a new commercial center that could require a Final Plat, a Development Permit, a Site Plan
Review, an Architectural Review, and a Building Permit with inspections. Another example is a new
residential subdivision that could require a Zoning Map Amendment, a Preliminary Plan, Final Plats, and
Building Permits with inspections.
Each project is analyzed for the permits or reviews that will be needed, and in what order those must be
obtained. Each permit or review undergoes review by numerous staff in various departments throughout
the City. Before the initiation of a project, the City offers pre-application conferences that allow all applicable
reviewing departments to clearly communicate the expectations of the project to a future applicant to assist
with quicker reviews down the line.
The numbers in Table A.4, Development Activity, 2012-2022 show archived and approved project
applications over the last 10 years within the plan boundaries. Architectural reviews and site plans were
common in the area, reflective of the commercial nature of the planning area. Pre-application conferences
were also common in the area, showing interest in development and redevelopment within the area.
Table A.4: Development Activity, 2012-2022
Review Type Number of Reviews
Abandonments 11
Appeals, Waivers, and Variances 11
Architectural Reviews 34
Commercial Final Plats 4
Development Permits 7
Pre-Application Conferences 28
Preliminary Plan 1
Private Improvements in ROW 1
Residential Final Plats 4
Rezonings 9
Right-of-Way Permits 13
Site Plans 24
Page 84 of 206
Development
Activity
COMMERCIAL
NON-RESIDENTIAL
MULTI-FAMILY RESIDENTIAL
SINGLE FAMILY RESIDENTIAL
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
UNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
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M AP A.5
Page 85 of 206
75CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
PUBLIC INVESTMENTS
Several major capital improvement projects have been pursued in the planning area over the last 10
years. University Drive (FM 60), one of the major thoroughfares through the area, has had pedestrian
improvements (completed in FY2020), raised median improvements (completed in FY2020), and a new
signal installed at Nimitz Street (completed in FY2021). Texas Avenue, the other major thoroughfare going
through the planning area has had pedestrian improvements (completed in FY2014), planter boxes replaced
(completed in FY2017), and a new signal installed at Walton Drive (completed in FY2021). University
Drive (FM 60) and Texas Avenue are managed by the Texas Department of Transportation (TxDOT),
meaning costs for improvements to those roads are shared between the State of Texas and the City. Other
roads throughout the planning area are managed locally, meaning they are funded through the Capital
Improvement Program or federal and state grants. Several streets were constructed, reconstructed, or
rehabilitated, including Cooner Street (completed in FY2013), Nimitz Street (completed in FY2014), Lincoln
Avenue (construction begins FY2023), Francis Drive (construction begins FY2023), and Eisenhower Street
(construction begins FY2024). In addition to roadway improvements, both the Lincoln Avenue and Francis
Drive rehabilitation projects include water, wastewater, and stormwater improvements. Finally, the biggest
non-street improvements in the area were the new College Station City Hall building (completed in FY2021)
and the Northeast Sanitary Sewer Trunk Line (construction begins FY2024).
PUBLIC REALM CONDITIONS
Streetscapes within the study area are largely suburban. University Drive (FM 60) between Tarrow Street
and Texas Avenue is a primarily commercial thoroughfare, with roadway conditions creating a largely
uncomfortable environment for cyclists due to a lack of bike lanes and a lack of comfort for pedestrians
due to a lack of separation between the sidewalk and vehicle travel lanes. Tree canopy is infrequent along
pedestrian areas or placed behind the sidewalk, resulting in relatively little shade or cooling effect. Parking
is primarily located in front of buildings, with a minimal feeling of enclosure due to large setbacks, lack
of trees, and the wide street right-of-way. The Northpoint Crossing development attempts to create an
improved sense of enclosure with minimal setbacks from the right-of-way, and planting buffers and trees
between the travel lanes and sidewalk create a more comfortable pedestrian experience. Pedestrian ramps
are also available near this intersection, however, interruptions to sidewalk connections such as bicycles
locked to fences and frequent turns may impact access.
Page 86 of 206
76CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
A similar streetscape environment exists
along Texas Avenue, with large setbacks,
front parking areas, and wide right-of-way.
However, on the Texas A&M University
campus, the presence of a sidewalk that is
separated from the right-of-way by a grassy
buffer strip and shaded by trees provides a
preferred pedestrian alternative. The trees
also promote a sense of enclosure along
the corridor despite the suburban-style
commercial setbacks and the expansive green
spaces on the Texas A&M University campus.
Near the intersection of Walton Drive and
Texas Avenue, a neighborhood commercial
environment is evident with primarily one-
story commercial buildings with parapet
rooflines, a single row of parking separating
drive lanes, and some activity such as outdoor
displays or dining available on the sidewalk
directly in front of businesses. Landscaped
islands separating these buildings from Texas
Avenue help to reduce road noise and provide
greenery, public art, and visual interest. Also
in this area is Eastgate Park. This publicly
owned park space is unprogrammed, with no
amenities or park furnishings aside from the
park sign.
Between Walton Drive and George Bush
Drive East, the pedestrian streetscape
experience improves somewhat, with trees
and a grassy buffer separating the sidewalk
from the Texas Avenue travel lanes, though
the sidewalk abuts the frontage drive. There
is a public space at the entrance to the new
College Station City Hall with a grassy lawn
and plaza. A landscaped area along George
Bush Drive East between Texas Avenue and
Foster Avenue includes some ornamental
plantings. This corridor includes painted bike
lanes on both sides of the road and sidewalks
adjacent to drive lanes.
Little public art or wayfinding was identified
within the planning area, except for gateway
signs to Texas A&M University, the public art
installation within the northern Walton Drive/
Texas Avenue island, and gateway elements
at City Hall.
Page 87 of 206
77CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Economic Indicators
As mentioned, the current development pattern of the area is mostly commercial, offering many
opportunities for economic growth. According to Table A.5 Estimated Total Sales, Employees, and
Businesses, the planning area contains 200 businesses that employ an estimated 1,947 people, averaging
approximately 10 employees per business. That is slightly lower than the city’s overall average of 12.5
employees per business.
ESRI’s Business Locator report estimates business activity based on address points, including estimates
of total sales, number of businesses, and employees. An inspection of Table A.5 Estimated Total Sales,
Employees, and Businesses reveals potential estimation issues due to the size of the comparison areas,
as well as newer businesses not being accurately captured – for example, sales and employment for the
Century Square area are likely substantially higher than the ESRI estimates, based on a comparison to the
City’s actual tax revenues.
RETAIL, OFFICE, AND HOTEL MARKET
Table A.5 Estimated Total Sales, Employees, and Businesses highlights the high sales volume of
existing big-box retailers such as Best Buy, Office Depot, and Barnes & Noble in the planning area. Several
offices are located within the area, with larger groupings including the Bank of America office building on
University Drive (FM 60), 526 University Drive, small-scale offices at 707 Texas Avenue, and some small
offices near Eastgate Main. The City of College Station City Hall is also located in the planning area. Six
hotels are present within the redevelopment area, including the Hampton Inn, Home2 Suites, and Knights
Inn near the Northpoint Crossing development, the Super 8 between Cooner Street and the Bryan city
limits, the Embassy Suites at University Drive (FM 60) and Jane Street, and the La Quinta on Live Oak
Street. While hotel occupancy tax revenue data was not available for the planning area, the City of College
Station levies a 7% hotel occupancy tax.
PROPERTY OWNERSHIP
Property ownership stability is an important indicator of how frequently new people or businesses are
occupying the area. Of the 307 properties, 176, or 57.33%, were owned by the same entity in 2017 and 2022.
Of those, 112, or 36.48%, were owned by the same entity in 2012 and 2022. This data shows that almost
two-thirds of properties changed hands in the past 10 years, meaning there has been a high turnover in
property ownership.
Source: ESRI Business Locator
Table A.5 Estimated Total Sales, Employees, and Businesses
Area 2022 Total Sales Total Employees Total Businesses
Northeast Gateway Redevelopment Area $212,061,000 1,947 200
Century Square $18,386,000 336 27
Northgate $79,517,000 1,100 122
Texas Avenue from George Bush Drive to Southwest Pkwy $283,985,000 1,954 126
Page 88 of 206
78CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
SALES AND PROPERTY TAX
Another way to track the economic vitality of an area is to assess the amount of taxes that the City collects
from the area. The City of College Station currently levies a property tax rate of $0.524613 per $100 valuation
and a 1.50% sales tax. Sales tax and property tax revenue performance was estimated using data provided
by City staff and appraisal data from the Brazos Central Appraisal District. City staff provided data on sales
tax revenues for the redevelopment area as well as nearby commercial areas between January 2018 and
September 2022. The comparisons across these areas highlight the relative fiscal productivity of the areas.
Generally, more urbanized areas with a higher degree of investment in buildings and improvements as
reflected in the Improvement/Land Value Ratio produce higher estimated property tax revenues on a per-
acre basis. Though big-box strip areas supporting retailers like H-E-B on Texas Avenue may lead in terms
of sales tax revenue, they require a large amount of land and may cost more to service with utilities and
infrastructure. Redevelopment and infill in the planning area have the potential to improve the area’s fiscal
performance by generating increased property tax and sales tax revenues for the City, offsetting the cost of
potential improvements and investments.
Source: City of College Station Sales Tax Figures
Source: Brazos Central Appraisal District 2022 Certified Tax Roll
Table A.6 Sales Tax Revenues
Area Estimated Acreage
Amount Received October 2021-September 2022
Average Sales Tax/Month
Estimated Annual Sales Tax Revenue/Acre
Northeast Gateway Redevelopment Area 141.27 $769,017.75 $64,085 $5,444
Century Square 26.6 $485,647 $40,471 $18,257
Northgate 112.11 $490,320 $40,860 $4,374
Texas Avenue from George Bush Drive to Southwest Pkwy 132.03 $6,009,557 $500,796 $22,758
Table A.7 2022 Property Values
Area Estimated Acreage Land Value Improvement Value Total Value 2022 Total Value/Acre
Northeast Gateway Redevelopment Area 141.27 $107,723,158 $152,327,076 $260,050,234 $1,840,839
Century Square 26.6 $34,434,101 $49,316,979 $83,751,080 $3,148,537
Northgate 112.11 $156,596,002 $376,126,108 $532,722,110 $4,751,497
Texas Avenue from George Bush Drive to Southwest Pkwy 132.03 $71,737,868 $78,064,077 $149,801,945 $1,134,574
Page 89 of 206
79CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Mobility
STREETS
The Thoroughfare Plan within the City’s Comprehensive Plan details the location and size of existing
and future major roadways throughout College Station. The redevelopment area has 10 streets on the
Thoroughfare Plan, many of which are already constructed. Texas Avenue and University Drive (FM 60) are
constructed as 6-Lane Major Arterials and George Bush Drive East is an existing 4-Lane Minor Arterial.
Eisenhower Street is partially constructed as a 2-Lane Major Collector, while Lincoln Avenue is proposed to
be improved as a 2-Lane Major Collector. Three existing 2-Lane Minor Collectors are already constructed
in the planning area: Foster Avenue, Walton Drive, and Francis Drive. Nimitz Street is proposed to be
constructed as a 2-Lane Minor Collector, while Ash Street is proposed to be continued through future
redevelopment as a 2-Lane Minor Collector to align with the existing light at Texas Avenue.
Source: City of College Station Sales Tax Figures, Brazos Central Appraisal District 2022 Certified Tax Roll
Table A.8 Tax Performance per Acre
Area Estimated Property Tax Revenues
Estimated Property Tax Revenues/Acre
Estimated Annual Sales Tax Revenue/Acre
Estimated Total Tax Revenues / Acre
Northeast Gateway Redevelopment Area $1,364,257 $9,657 $5,444 $15,101
Century Square $0*$0*$18,257 $18,257
Northgate $2,794,729 $24,927 $4,374 $29,301
Texas Avenue from George Bush Drive to Southwest Pkwy $1,364,257 $5,952 $22,758 $28,710
* Century Square is owned by Texas A&M University, a state entity, and thus does not
contribute to local property taxes. However, the City does collect sales tax at Century Square.
Page 90 of 206
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITSUNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
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UNIVERSITY DRExisting
Thoroughfare Plan
FREEWAY/EXPRESSWAY
PROPOSED FREEWAY/EXPRESSWAY
LANE MAJOR ARTERIAL
PROPOSED LANE MAJOR ARTERIAL
LANE MAJOR ARTERIAL
PROPOSED LANE MAJOR ARTERIAL
LANE MINOR ARTERIAL
PROPOSED LANE MINOR ARTERIAL
LANE MAJOR COLLECTOR
PROPOSED LANE MAJOR COLLECTOR
LANE MINOR COLLECTOR
PROPOSED LANE MINOR COLLECTOR
M AP A.6
Page 91 of 206
81CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
CRASH DATA
In the planning area over the last 10 years, 1,167 vehicular crashes have occurred, which is an average of
117 crashes per year. Of those, 913 were minor crashes where no or only minor injuries occurred and 254
were major crashes where major injuries were likely or confirmed. Crashes occurred most frequently at
intersections, with 646 in total. Of those, 363 crashes occurred at the intersection of Texas Avenue and
University Drive (FM 60), one of the top 10 intersections for crashes in College Station. Improved vehicular
safety is a high priority across the city and especially in the area with its high vehicular volumes. Other
intersections in the planning area with a high number of crashes include the intersections of Texas Avenue
and New Main/Walton Drive, Texas Avenue and Live Oak Street, Texas Avenue and George Bush Drive
East, and Texas Avenue and Lincoln Avenue. Of the other crashes in the planning area, 80 were related to
private driveway access points, and 441 were not related to an intersection or private driveway.
Page 92 of 206
UNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
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UNIVERSITY DRCRASH DENSITY*
MID HIGHLOW
1 UNIVERSITY DR & TEXAS AVE
2 TEXAS AVE & NEW MAIN DR1
2
3
4
5
3 TEXAS AVE & LIVE OAK ST
4 TEXAS AVE & GEORGE BUSH DR
5 TEXAS AVE & LINCOLN AVE
Crash Density
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
TOP 5 INTERSECTIONS
WITH CRASHES
Crash data collected by the College
Station Police Department from 2012-
2022 was used to map tra ic accidents
spanning all modes of transportation.
*Based on the number of crashes
within a 250 foot radius
M AP A.7
Page 93 of 206
83CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
BICYCLE AND PEDESTRIAN FACILITIES
Bicycle facilities are important infrastructure throughout the city to enable mobility choices for bicyclists
navigating into, out of, and throughout the planning area. Within the planning area, there are 3.69 miles of
existing bicycle lanes, with an additional 2.66 miles proposed in the Bicycle, Pedestrian, and Greenways
Master Plan. For those navigating into the planning area, there are 385 bicycle parking spots provided
across 24 commercial locations throughout the planning area, for an average of 16 spots per location.
Page 94 of 206
UNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
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B
U
R
N
A
V
ELINCOLN AVELINCOLN AVEVASSAR CTVASSAR CTWELLESLEY CTWELLESLEY CTLINCOLN AVELINCOLN AVEEIS
E
N
H
O
W
E
R
S
T
EIS
E
N
H
O
W
E
R
S
T
NI
M
I
T
Z
S
T
NI
M
I
T
Z
S
T
AV
E
N
U
E
A
AV
E
N
U
E
AASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
M
I
T
Z
S
T
NI
M
I
T
Z
S
T
JA
N
E
S
T
JA
N
E
S
T
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
UNIVERSI
T
Y
D
R
E
UNIVERSI
T
Y
D
R
E
PA
S
L
E
R
S
T
PA
S
L
E
R
S
T
C
H
U
R
C
H
I
L
L
S
T
C
H
U
R
C
H
I
L
L
S
TBANKS STBANKS STPEYTON STPEYTON STTA
R
R
O
W
S
T
TA
R
R
O
W
S
T
AV
E
N
U
E
B
AV
E
N
U
E
B
AS
H
B
U
R
N
A
V
E
AS
H
B
U
R
N
A
V
E LINCOLN AVELINCOLN AVEM
U
N
S
O
N
A
V
E
M
U
N
S
O
N
A
V
E
FRANCIS DRFRANCIS DRHOLT STHOLT STTA
R
R
O
W
TA
R
R
O
W
S
T
E
S
T
E
ARGUELLO DRARGUELLO DR
HENSEL STHENSEL STHENSEL DRHENSEL DRBIZ
Z
E
L
L
S
T
BIZ
Z
E
L
L
S
T
ROSS STROSS STS
P
E
N
C
E
S
T
S
P
E
N
C
E
S
T
IR
E
L
A
N
D
S
T
IR
E
L
A
N
D
S
T
SO
U
T
H
C
O
L
L
E
G
E
A
V
E
SO
U
T
H
C
O
L
L
E
G
E
A
V
E
BA
L
L
S
T
BA
L
L
S
T
U-
V
R
O
W
U-
V
R
O
W
W-
X
R
O
W
W-
X
R
O
W
UNIVERSITY DRUNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRTE
X
A
S
A
V
E
S HARVEY RDCOONER STPOLO RDNEW MAIN DRWALTON DRFRANCIS DRF
O
S
T
E
R
A
V
E
GILCHRIST AVEMI
L
N
E
R
D
R
GE
O
R
G
E
B
U
S
H
D
R
E
HA
R
R
I
N
G
T
O
N
A
V
E
PU
R
Y
E
A
R
D
RWALTON DRW
A
L
T
O
N
D
R
KYLE AVEDOMINIK DRUNIVERSITY OAKS BLVDGILCHRIST AVEBROOKS AVEAS
H
B
U
R
N
A
V
ELINCOLN AVEVASSAR CTWELLESLEY CTLINCOLN AVEEIS
E
N
H
O
W
E
R
S
T
NI
M
I
T
Z
S
T
AV
E
N
U
E
AASH STLIVE OAK STPOPLAR STNI
M
I
T
Z
S
T
JA
N
E
S
T
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
UNIVERSI
T
Y
D
R
E
PA
S
L
E
R
S
T
C
H
U
R
C
H
I
L
L
S
TBANKS STPEYTON STTA
R
R
O
W
S
T
AV
E
N
U
E
B
AS
H
B
U
R
N
A
V
E LINCOLN AVEM
U
N
S
O
N
A
V
E
FRANCIS DRHOLT STTA
R
R
O
W
S
T
E
ARGUELLO DR
HENSEL STHENSEL DRBIZ
Z
E
L
L
S
T
ROSS STS
P
E
N
C
E
S
T
IR
E
L
A
N
D
S
T
SO
U
T
H
C
O
L
L
E
G
E
A
V
E
BA
L
L
S
T
U-
V
R
O
W
W-
X
R
O
W
UNIVERSITY DRUNIVERSITY DRUNIVERSITY DRUNIVERSITY DRExisting Bicycle
Plan
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
BIKE LANE EXISTING
BIKE LANE FUNDED
BIKE FACILITY PROPOSED
BIKE ROUTE EXISTING
BIKE ROUTE PROPOSED
SHARED-USE PATH EXISTING
SHARED-USE PATH FUNDED
SHARED-USE PATH PROPOSED
GRADE SEPARATION EXISTING
GRADE SEPARATION FUNDED
GRADE SEPARATION PROPOSED
M AP A.8
Page 95 of 206
85CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Strava heatmap data shows that cyclists prefer to cross Texas Avenue at its intersections with New Main
Drive/Walton Drive and George Bush Drive East. This highlights that low-comfort conditions along Texas
Avenue and University Drive (FM 60) encourage cyclists to utilize alternative routes such as New Main
Drive/Walton Drive and George Bush Drive East to reach their destinations. Cycling use is also higher on
the shared-use path on the perimeter of Texas A&M University rather than their accompanying street right-
of-way. Strava also highlights higher cyclist use on Foster Avenue, which drops off significantly at Lincoln
Avenue when Foster Avenue enters the shopping center. A stronger bicycle connection to the east side of
Texas Avenue at the Crossing would help cyclists connect more effectively to amenities and housing in this
area.
Pedestrian facilities offer yet another mobility choice for people living in or wanting to access the planning
area. The area has 8.46 miles of existing pedestrian facilities, with an additional 0.97 miles funded. There are
5.43 miles of proposed future pedestrian connections throughout the rest of the planning area.
The Strava Map shown here indicates the paths
bicyclists take through the planning area. The
hotter (more yellow) the path, the more frequently
the paths was used.
Page 96 of 206
Existing
Pedestrian Plan
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
SIDEWALK EXISTING
SIDEWALK FUNDED
SIDEWALK PROPOSED
SHARED-USE PATH EXISTING
SHARED-USE PATH FUNDED
SHARED-USE PATH PROPOSED
GRADE SEPARATION EXISTING
GRADE SEPARATION FUNDED
GRADE SEPARATION PROPOSED
UNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
X
A
S
A
V
E
S
TE
X
A
S
A
V
E
S HARVEY RDHARVEY RDCOONER STCOONER STPOLO RDPOLO RDNEW MAIN DRNEW MAIN DRWALTON DRWALTON DRFRANCIS DRFRANCIS DRF
O
S
T
E
R
A
V
E
F
O
S
T
E
R
A
V
E
GILCHRIST AVEGILCHRIST AVEMI
L
N
E
R
D
R
MI
L
N
E
R
D
R
GE
O
R
G
E
B
U
S
H
D
R
E
GE
O
R
G
E
B
U
S
H
D
R
E
HA
R
R
I
N
G
T
O
N
A
V
E
HA
R
R
I
N
G
T
O
N
A
V
E
PU
R
Y
E
A
R
D
R
PU
R
Y
E
A
R
D
RWALTON DRWALTON DRW
A
L
T
O
N
D
R
W
A
L
T
O
N
D
R
KYLE AVEKYLE AVEDOMINIK DRDOMINIK DRUNIVERSITY OAKS BLVDUNIVERSITY OAKS BLVDGILCHRIST AVEGILCHRIST AVEBROOKS AVEBROOKS AVEAS
H
B
U
R
N
A
V
E
AS
H
B
U
R
N
A
V
ELINCOLN AVELINCOLN AVEVASSAR CTVASSAR CTWELLESLEY CTWELLESLEY CTLINCOLN AVELINCOLN AVEEI
S
E
N
H
O
W
E
R
S
T
EI
S
E
N
H
O
W
E
R
S
T
NI
M
I
T
Z
S
T
NI
M
I
T
Z
S
T
AV
E
N
U
E
A
AV
E
N
U
E
AASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
M
I
T
Z
S
T
NI
M
I
T
Z
S
T
JA
N
E
S
T
JA
N
E
S
T
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
UNIVERSI
T
Y
D
R
E
UNIVERSI
T
Y
D
R
E
PA
S
L
E
R
S
T
PA
S
L
E
R
S
T
C
H
U
R
C
H
I
L
L
S
T
C
H
U
R
C
H
I
L
L
S
TBANKS STBANKS STPEYTON STPEYTON STTA
R
R
O
W
S
T
TA
R
R
O
W
S
T
AV
E
N
U
E
B
AV
E
N
U
E
B
AS
H
B
U
R
N
A
V
E
AS
H
B
U
R
N
A
V
E LINCOLN AVELINCOLN AVEM
U
N
S
O
N
A
V
E
M
U
N
S
O
N
A
V
E
FRANCIS DRFRANCIS DRHOLT STHOLT STTA
R
R
O
W
TA
R
R
O
W
S
T
E
S
T
E
ARGUELLO DRARGUELLO DR
HENSEL STHENSEL STHENSEL DRHENSEL DRBIZ
Z
E
L
L
S
T
BIZ
Z
E
L
L
S
T
ROSS STROSS STS
P
E
N
C
E
S
T
S
P
E
N
C
E
S
T
IR
E
L
A
N
D
S
T
IR
E
L
A
N
D
S
T
SO
U
T
H
C
O
L
L
E
G
E
A
V
E
SO
U
T
H
C
O
L
L
E
G
E
A
V
E
BA
L
L
S
T
BA
L
L
S
T
U-
V
R
O
W
U-
V
R
O
W
W-
X
R
O
W
W-
X
R
O
W
UNIVERSITY DRUNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRTE
X
A
S
A
V
E
S HARVEY RDCOONER STPOLO RDNEW MAIN DRWALTON DRFRANCIS DRF
O
S
T
E
R
A
V
E
GILCHRIST AVEMI
L
N
E
R
D
R
GE
O
R
G
E
B
U
S
H
D
R
E
HA
R
R
I
N
G
T
O
N
A
V
E
PU
R
Y
E
A
R
D
RWALTON DRW
A
L
T
O
N
D
R
KYLE AVEDOMINIK DRUNIVERSITY OAKS BLVDGILCHRIST AVEBROOKS AVEAS
H
B
U
R
N
A
V
ELINCOLN AVEVASSAR CTWELLESLEY CTLINCOLN AVEEI
S
E
N
H
O
W
E
R
S
T
NI
M
I
T
Z
S
T
AV
E
N
U
E
AASH STLIVE OAK STPOPLAR STNI
M
I
T
Z
S
T
JA
N
E
S
T
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
UNIVERSI
T
Y
D
R
E
PA
S
L
E
R
S
T
C
H
U
R
C
H
I
L
L
S
TBANKS STPEYTON STTA
R
R
O
W
S
T
AV
E
N
U
E
B
AS
H
B
U
R
N
A
V
E LINCOLN AVEM
U
N
S
O
N
A
V
E
FRANCIS DRHOLT STTA
R
R
O
W
S
T
E
ARGUELLO DR
HENSEL STHENSEL DRBIZ
Z
E
L
L
S
T
ROSS STS
P
E
N
C
E
S
T
IR
E
L
A
N
D
S
T
SO
U
T
H
C
O
L
L
E
G
E
A
V
E
BA
L
L
S
T
U-
V
R
O
W
W-
X
R
O
W
UNIVERSITY DRM AP A.9
Page 97 of 206
87CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Strava’s heatmap data for runners and walkers is similar to cyclist data, though it highlights higher volumes
along the perimeter of the Texas A&M University campus and the Texas Avenue and University Drive (FM
60) corridors. Volumes are still fairly low within the interior of the redevelopment area. While Strava running/
walking data may reflect recreational user traffic volumes, it also highlights preferred intersection crossings,
such as the south and east crossings of Texas Avenue and University Drive (FM 60) that connect to the
Texas A&M University perimeter path, and the north side of George Bush Drive East at Texas Avenue.
Accordingly, there are key opportunities to improve bicycle and pedestrian connectivity throughout the
redevelopment area.
The Strava Map shown here indicates the paths
pedestrians take through the planning area. The
hotter (more yellow) the path, the more frequently
the paths was used.
Page 98 of 206
88CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
TRANSIT
Several bus routes go through the planning area from both major transit providers in the region. First,
Brazos Transit District (BTD) operates three routes within the planning area, including the Texas Express,
03 Green, and 04 Maroon. BTD does not currently operate with fixed stops, but all three routes stop in
the planning area when requested. BTD is investigating the feasibility of transitioning to a fixed-route bus
system, and it will be important to engage them in redevelopment planning discussions within the planning
area. Additionally, Texas A&M University Transportation Services runs four bus routes through the planning
area, with only the 25 Centerpole having a fixed stop on Lincoln Avenue. The other three, the 04 Gig ‘Em, 12
Reveille, and 22 Excel, drive through the planning area but do not stop.
Page 99 of 206
GIG ‘EM
GREEN
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
Bus Routes
TEXAS A&M UNIVERSITY
BUS ROUTES
BRAZOS TRANSIT DISTRICT
BUS ROUTES
UNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
X
A
S
A
V
E
S
TE
X
A
S
A
V
E
S HARVEY RDHARVEY RDCOONER STCOONER STPOLO RDPOLO RDNEW MAIN DRNEW MAIN DRWALTON DRWALTON DRFRANCIS DRFRANCIS DRFO
S
T
E
R
A
V
E
FO
S
T
E
R
A
V
E
GILCHRIST AVEGILCHRIST AVEMI
L
N
E
R
D
R
MI
L
N
E
R
D
R
GE
O
R
G
E
B
U
S
H
D
R
E
GE
O
R
G
E
B
U
S
H
D
R
E
HA
R
R
I
N
G
T
O
N
A
V
E
HA
R
R
I
N
G
T
O
N
A
V
E
PU
R
Y
E
A
R
D
R
PU
R
Y
E
A
R
D
RWALTON DRWALTON DRW
A
L
T
O
N
D
R
W
A
L
T
O
N
D
R
KYLE AVEKYLE AVEDOMINIK DRDOMINIK DRUNIVERSITY OAKS BLVDUNIVERSITY OAKS BLVDGILCHRIST AVEGILCHRIST AVEBROOKS AVEBROOKS AVEAS
H
B
U
R
N
A
V
E
AS
H
B
U
R
N
A
V
ELINCOLN AVELINCOLN AVEVASSAR CTVASSAR CTWELLESLEY CTWELLESLEY CTLINCOLN AVELINCOLN AVEEIS
E
N
H
O
W
E
R
S
T
EIS
E
N
H
O
W
E
R
S
T
NI
M
I
T
Z
S
T
NI
M
I
T
Z
S
T
AV
E
N
U
E
A
AV
E
N
U
E
AASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
M
I
T
Z
S
T
NI
M
I
T
Z
S
T
JA
N
E
S
T
JA
N
E
S
T
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
UNIVERSI
T
Y
D
R
E
UNIVERSI
T
Y
D
R
E
PA
S
L
E
R
S
T
PA
S
L
E
R
S
T
C
H
U
R
C
H
I
L
L
S
T
C
H
U
R
C
H
I
L
L
S
TBANKS STBANKS STPEYTON STPEYTON STTA
R
R
O
W
S
T
TA
R
R
O
W
S
T
AV
E
N
U
E
B
AV
E
N
U
E
B
AS
H
B
U
R
N
A
V
E
AS
H
B
U
R
N
A
V
E LINCOLN AVELINCOLN AVEM
U
N
S
O
N
A
V
E
M
U
N
S
O
N
A
V
E FRANCIS DRFRANCIS DRHOLT STHOLT STTA
R
R
O
W
TA
R
R
O
W
S
T
E
S
T
E
ARGUELLO DRARGUELLO DR
HENSEL STHENSEL STHENSEL DRHENSEL DRBIZ
Z
E
L
L
S
T
BIZ
Z
E
L
L
S
T
ROSS STROSS STS
P
E
N
C
E
S
T
S
P
E
N
C
E
S
T
IR
E
L
A
N
D
S
T
IR
E
L
A
N
D
S
T
SO
U
T
H
C
O
L
L
E
G
E
A
V
E
SO
U
T
H
C
O
L
L
E
G
E
A
V
E
BA
L
L
S
T
BA
L
L
S
T
U-
V
R
O
W
U-
V
R
O
W
W-
X
R
O
W
W-
X
R
O
W
UNIVERSITY DRUNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRTE
X
A
S
A
V
E
S HARVEY RDCOONER STPOLO RDNEW MAIN DRWALTON DRFRANCIS DRFO
S
T
E
R
A
V
E
GILCHRIST AVEMI
L
N
E
R
D
R
GE
O
R
G
E
B
U
S
H
D
R
E
HA
R
R
I
N
G
T
O
N
A
V
E
PU
R
Y
E
A
R
D
RWALTON DRW
A
L
T
O
N
D
R
KYLE AVEDOMINIK DRUNIVERSITY OAKS BLVDGILCHRIST AVEBROOKS AVEAS
H
B
U
R
N
A
V
ELINCOLN AVEVASSAR CTWELLESLEY CTLINCOLN AVEEIS
E
N
H
O
W
E
R
S
T
NI
M
I
T
Z
S
T
AV
E
N
U
E
AASH STLIVE OAK STPOPLAR STNI
M
I
T
Z
S
T
JA
N
E
S
T
TE
X
A
S
A
V
E
TE
X
A
S
A
V
E
UNIVERSI
T
Y
D
R
E
PA
S
L
E
R
S
T
C
H
U
R
C
H
I
L
L
S
TBANKS STPEYTON STTA
R
R
O
W
S
T
AV
E
N
U
E
B
AS
H
B
U
R
N
A
V
E LINCOLN AVEM
U
N
S
O
N
A
V
E FRANCIS DRHOLT STTA
R
R
O
W
S
T
E
ARGUELLO DR
HENSEL STHENSEL DRBIZ
Z
E
L
L
S
T
ROSS STS
P
E
N
C
E
S
T
IR
E
L
A
N
D
S
T
SO
U
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Conclusion
Analyzing the existing conditions of the redevelopment area provides context and serves as the baseline
for the plan creation process. Based on the collected data, some important conclusions can be drawn.
First, the data shows that the area is primed for redevelopment. The Comprehensive Plan Future Land
Use & Character Map reflects significant changes in uses from what is on the ground today, properties
have been frequently changing hands, major infrastructure investments have been made from the public
and private sides, and there has been an increase in density in recent developments. Second, the current
population of the planning area is younger when compared to the rest of the city. While not all, a high
percentage of people living in the plan boundaries likely attend classes or work at Texas A&M University
due to its proximity, and that is unlikely to change. Additionally, the plan for redevelopment to a more urban
form is expected to draw in people who are interested in living in a more walkable street pattern, including
students, young families, and professionals. The plan should reflect this fact in its goals and actions. Finally,
investments will need to be made by the City to fully realize the goals of an urban redevelopment plan.
Vehicular crashes and mobility safety remain an issue along Texas Avenue and University Drive (FM 60),
transit is not common in the planning area, and utility constraints are likely to force redevelopment to be
phased over multiple years to align with substantial increases in utility demands from mixed-use projects.
Each of these investments, whether public or privately initiated, will need to be carefully considered and
coordinated. The resulting plan should reflect and address these conclusions in its implementation.
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APPENDIX B: PUBLIC
ENGAGEMENT SUMMARY
Public participation and input are critical to any planning effort. The knowledge and
experience of residents help City staff understand the concerns of the community
and adjust the plan accordingly. The City of College Station places a high priority on
receiving and responding to resident feedback; to that end, City staff offered numerous
engagement opportunities in various formats to empower residents to participate and
have their voices heard. The following describes those opportunities and summarizes
the public feedback.
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WORKING GROUP MEETING – NOVEMBER 16, 2022
After compiling the existing conditions data, the Working Group held its kick-off meeting to discuss the
project, set expectations for the December 5 and December 7 public meetings, and begin discussions
around project names and branding.
PROPERTY & BUSINESS OWNER MEETING – DECEMBER 5, 2022
Before this meeting, staff mailed fliers to
property owners within the planning area with
details for this meeting and the January 30
property owner meeting. This meeting centered
on defining the scope of the project, as well as a
naming and branding discussion.
AREA-WIDE MEETING – DECEMBER 7, 2022
Before this meeting, staff mailed fliers to
residents within the planning area with details
for this meeting and the February 1 area-wide
meeting. Similar to the property owner meeting
on December 5, this meeting centered on
defining the scope of the project, as well as a
naming and branding discussion.
WORKING GROUP MEETING – DECEMBER 12, 2022
The Working Group then met to discuss the public input from the December 5 and 7 meetings. During this
meeting and based on the feedback from the previous meetings, the Working Group decided to split the
planning area at Lincoln Avenue and plan for the two subareas separately. The discussion also included the
upcoming meetings and the rest of the plan timeline.
VIRTUAL ENGAGEMENT SITE – JANUARY TO MAY 2023
In addition to the in-person meetings, staff offered numerous opportunities to provide feedback throughout
the planning effort. The site launched with more information on the timeline of the planning effort, ideas
on goals from the first phase meetings, and a map where individuals could provide ideas, things they liked,
and things they wanted to see changed. The virtual engagement site also hosted the scenario modeling
activities prior to the April 26 meeting.
ON-CAMPUS MEETING – JANUARY 25, 2023
To offer members of the Texas A&M University community opportunities to engage with the planning effort,
staff held two meetings in the Memorial Student Center. This was the first of those meetings where the
campus community provided feedback on the branding options and ideas for plan actions.
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PROPERTY & BUSINESS OWNER MEETING – JANUARY 30, 2023
Staff held a second meeting with property owners to discuss their ideas on the plan goals and begin
brainstorming plan actions. The goal was to bring the ideas to the February 1 meeting for broader
community feedback. However, this meeting and the meeting on February 1 were impacted by an
unseasonal cold snap and were scarcely attended. Staff instead gathered feedback from those in
attendance and began to develop the virtual area-wide meeting that was held on February 21.
AREA-WIDE MEETING – FEBRUARY 1, 2023
Due to the cold snap, the meeting was not well attended. However, staff incorporated the activities from this
meeting into the virtual area-wide meeting on February 21.
WORKING GROUP MEETING – FEBRUARY 7, 2023
The Working Group met to discuss the January 30 and February 1 meetings and some of the proposed plan
actions. The group finalized the subarea goals, which were then added to the project website for broader
community feedback.
ON-CAMPUS MEETING – FEBRUARY 13, 2023
The second and final meeting in the Memorial Student Center, this meeting focused on brainstorming for
plan actions and reflecting on the campus community vision for the planning area.
VIRTUAL AREA-WIDE MEETING – FEBRUARY 21, 2023
The virtual area-wide meeting focused on gathering
feedback on the plan goals and actions from people who
may not have been able to make it to any of the previous
meetings. Incorporating the feedback from this and all of
the previous meetings, staff began working with Asakura
Robinson on the scenario modeling for the April 26 area-
wide meetings.
WORKING GROUP MEETING – MARCH 28, 2023
The Working Group met to discuss and suggest changes to
the different scenarios that were offered for public comment
on the website and at the April 26 area-wide meeting.
City staff and Asakura Robinson collaborated on the
modifications to the scenarios.
AREA-WIDE MEETING – APRIL 26, 2023
This area-wide meeting empowered residents to view and
provide comments on three development scenarios for the
planning area. The feedback from this meeting and internal
City discussions were compiled into a preferred scenario.
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WORKING GROUP MEETING – MAY 23, 2023
In the penultimate meeting of the Working Group, the conversation focused on the results of the scenario
exercise and helping staff identify a preferred scenario. Following this meeting, City staff and Asakura
Robinson collated the feedback from the previous meetings into a draft of the Northeast Gateway
Redevelopment Plan.
WORKING GROUP MEETING – AUGUST 8, 2023
The Working Group met before the Northeast Gateway Redevelopment Plan was finalized to discuss the
plan actions and help finalize the plan narrative. This feedback was incorporated into the plan before the
final area-wide meeting.
AREA-WIDE MEETING – AUGUST 28, 2023
After finishing the Northeast Gateway Redevelopment Plan, City staff organized one final area-wide
meeting to ensure the plan matched the vision of the community and gather any final edits before bringing
the plan forward for adoption.
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APPENDIX C:
SCENARIO MODELING
In preparation for the April 26 meeting, Asakura Robinson developed three alternative
buildout scenarios within the Northeast Gateway Redevelopment Area: a low
redevelopment scenario called Big Box Retrofit, a medium redevelopment scenario
called High-Quality Housing, and a high redevelopment scenario called Urban Village.
These scenarios helped visualize and quantify the impacts of potential redevelopment
within the planning area. These three illustrative scenarios were used at the April 26
area-wide meeting and on the virtual engagement website to shape the conversation
around a preferred redevelopment scenario. The scenario boards used during the April
26 meeting are available at the end of this chapter in Graphic C.1: Preferred Scenario,
Graphic C.2: Big Box Retrofit, Graphic C.3: High-Quality Housing, and Graphic C.4:
Urban Village. The scenarios were scoped to highlight a varied mix of land uses
and development intensities. Based on community feedback, City staff and Asakura
Robinson developed a preferred scenario that was incorporated into the final plan
recommendations, drawing on elements from the three original scenarios.
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Process & Methods
Asakura Robinson outlined three scenarios that were reviewed by City staff. Following initial feedback, the
team held an internal charette and developed strategies for connectivity, building footprints, heights, and
use. Working with City staff, the team refined these scenarios to develop building types.
The building types formed the basis of the model in Urban Footprint, an interactive online mapping and
analysis tool. Urban Footprint’s base parcel dataset utilizes CoreLogic’s proprietary datasets to estimate the
mix and amount of land and building uses, residents, and employment on each parcel. Asakura Robinson
staff conducted an initial quality control review of the base parcel dataset to correct discrepancies between
this product and known development within College Station. Parcel attributes were modified to reflect
actual development, with the results of Urban Footprint’s base scenario available in Table C.1: Base
Conditions Comparison.
Urban Footprint’s assumptions utilize publicly available US Census data as well as per-unit assumptions.
The City’s existing conditions data notes an average household size of 3.14, which is higher than Urban
Footprint’s residents-per-unit assumptions for single-family and multi-family units. A review of Census
2020 block level information and unit counts showed an approximate household size of 2.58 for the
Northpoint Crossing development, which is likely more reflective of the mix of unit types in new multifamily
development. New single-family and middle housing developments, therefore, used the 3.14 persons
per household multiplier in Urban Footprint, while multifamily developments used the 2.58 persons per
household multiplier.
Although corrected parcels included the Northpoint Crossing development and infill shared housing, the
base scenario’s estimate of population is likely low due to the Urban Footprint platform’s use of multipliers.
Conversely, Urban Footprint’s base scenario estimate for employment is likely higher than the estimate
in the existing conditions data sourced from ESRI Business Analyst due to existing vacancies within
the study area, such as the former Albertson’s site within the University Plaza shopping center, vacant
commercial space near Live Oak Street, and the ground-floor retail at Northpoint Crossing. ESRI Business
Analyst utilizes Data Axle business-level data to identify business locations, sales, and employee counts,
while Urban Footprint uses the US Census Longitudinal Employer-Household Dynamics (LEHD) Origin-
Destination Employment Statistics (LODES) dataset (2018) disaggregated to the parcel level using land use
designations.
Asakura Robinson also identified the larger parking areas within the planning area and reallocated the
population/employment attributes from those areas to their respective buildings. This is an important
step for infill development scenarios that preserve existing buildings while new buildings are constructed
in excess parking areas. As the base scenario figures are primarily used to calculate and contextualize
the increment of new development when compared to existing conditions, the estimates were deemed
appropriate to proceed.
Table C.1: Base Conditions Comparison
Population Dwelling Units Employment Improvement Square Footage
Existing Conditions Data (Appendix A)2,912 1,291 1,954 2,483,791
Urban Footprint Base Scenario 2,686 1,221 2,467 2,439,182
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BUILDING & PLACE TYPE ASSUMPTIONS
Asakura Robinson reviewed Urban Footprint’s library of land use paints (building types) for appropriateness
and consistency with the building types identified in each scenario and developed new building types to
respond to desired local conditions. The new building types reflected known developments within the
College Station area and Texas as a whole, aiming to capture site design considerations including increased
setbacks and parking needs that were not well-represented in Urban Footprint’s standard paints. The final
building types used across the scenarios are identified in Table C.2: Building Type Assumptions.
The land use paint best reflecting the development shown in the scenario was applied to parcels in Urban
Footprint to approximate new development. Urban Footprint calculated a standardized set of buildout
metrics for each scenario which were then exported and processed.
For a 100% redevelopment scenario, blended place types were created to approximate the overall
composition of the Urban Center and Neighborhood Center land use types. Public parcels and parks were
excluded from the 100% redevelopment scenario. The results of this aggregation are identified in Table C.3:
Place Type Assumptions.
3D VISUALIZATION & GRAPHICS PRODUCTION
Asakura Robinson recreated the sketched scenarios in the Rhino 3D graphics and computer-aided design
(CAD) software to visualize the heights and massing within the context of the study area. Graphic callouts
and explanations were inserted in Adobe Illustrator and Adobe InDesign to support clear communication for
public understanding and interpretation during the public meeting.
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Table C.2: Building Type Assumptions
Building Type Name Description Floor Area Ratio Residential Density Population Density Employment Density Average Gross Floor Area per Employee Residential Square Footage (%)Commercial Square Footage (%)
3-4 Story CommercialRetail and Office A mix of ground floor retail and services with office uses.1.281 0 0 148.221 340.852 0%100%
3-4 Story Vertical Mixed Use A mix of ground floor retail and services with residential.1.529 46.704 84.109 32.306 528.825 71.9%28.1%
6-10 Story Vertical Mixed Use 6-8 story apartment building with a garage, some ground-
floor retail.3.279 117.748 210.299 61.263 488.854 78.8%21.2%
8-10 Story Multifamily Mid-rise multifamily with ground-floor retail.4.564 138.366 247.122 83.639 454.183 77.1%22.9%
Low-Rise Strip Retail 1-story restaurant and retail with a front row of parking.0.390 0 0 23.901 584.854 0%100%
Retail Green/Hub Central green space with low-rise restaurants flanking the
green.0.433 0 0 41.82 429.427 0%100%
Standard Podium Multifamily 3-4 story multifamily.1.954 65.257 116.549 7.293 260.265 95.6%4.4%
Urban Podium Multifamily 3-6 story multifamily with some mixed use.3.239 133.813 238.99 16.969 260.265 94.9%5.2%
Suburban Townhome Townhouse density with increased setbacks and larger unit
sizes.0.770 20.173 59.544 0 N/A 100%0%
Urban Townhome Live/Work Townhouse with minimal setbacks, greater heights, small
unit size, and workspaces on the ground floor.1.368 35.457 104.654 18.167 168 92.2%7.8%
Table C.3: Place Type Assumptions
Place Type Name Description Floor Area Ratio Residential Density Population Density Employment Density Average Gross Floor Area per Employee
Residential Square Footage (%)
Commercial Square Footage (%)
Urban Center
18% urban podium multifamily, 18% standard podium multifamily,
15% low-rise strip retail, 14% 3-4 story commercial retail and
office, 12.5% 8-10 story multifamily, 12.5% 6-8 story multifamily,
5% retail green/hub, 5% parking structure
2.181 66.49 du/ac 118.751 pop/ac 48.385 emp/ac 396.5 53.8%46.2%
Neighborhood Center 20% 3-4 Story Vertical Mixed Use, 10% Low-Rise Strip Retail,
60% Suburban Townhome, 10% Urban Townhome Live/Work 0.943 24.99 du/ac 63.014 pop/ac 10.668 emp/ac 181.1 83.6%16.4%
Mixed Residential 90% Suburban Townhome, 10% Urban Townhome Live/Work 0.829 21.702 du/ac 64.055 du/ac 1.817 emp/ac 16.8 99.2%0.8%
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Modeling Results
The Urban Footprint Summary Statistics in Table C.4: Summary Statistics for Scenarios include all
initial outputs from Urban Footprint. Because parcel-specific base values were not verified, specific square
footage estimates are not guaranteed to be accurate. However, the differences between the base scenario
values and the individual scenario outcomes can highlight the relative scale of potential changes between
each scenario.
SUMMARY STATISTICS
Source: Urban Footprint
Source: Urban Footprint
ESTIMATED FLOOR-AREA RATIO & FISCAL IMPACT
As Urban Footprint does not have modules to calculate the planning area’s floor-area ratio or fiscal impact,
selected estimates were processed in spreadsheet software. The area-wide floor-area ratio figures in Table
C.5: Estimated Floor-Area Ratio were calculated for each scenario to approximate their relative levels of
building area and parcel coverage.
Table C.4: Summary Statistics for Scenarios
Scenario Population Dwelling Units Jobs Residential Square Footage Non-Residential Square Footage
Base Scenario 2,686 1,221 2,467 1.25M 1.19M
Scenario 1 – Low 5,041 2,188 3,862 2.25M 1.71M
Scenario 2 –Medium 9,038 3,888 4,058 3.87M 1.77M
Scenario 3 – High 13,420 5,675 5,152 5.52M 2.06M
Preferred Scenario 11,373 4,873 3,795 4.74M 1.70M
Preferred Scenario (100% buildout)17,760 7,351 5,078 7.06M 2.196M
Table C.5: Estimated Floor-Area Ratio
Scenario Floor Area (acres)Parcel Area (acres)Floor-Area Ratio
Base Scenario 57.02 152.46 0.37
Scenario 1 – Low 90.88 152.46 0.60
Scenario 2 –Medium 129.58 152.46 0.85
Scenario 3 – High 173.92 152.46 1.14
Preferred Scenario 148.04 152.46 0.97
Preferred Scenario (100% buildout)212.58 152.46 1.39
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Improvement values are the primary driver of increased real property values through redevelopment and
generally vary depending on construction type and improvement size. The 2022 certified tax roll appraisal
data from the Brazos Central Appraisal District was gathered for the planning area as well as nearby
commercial districts in College Station and are listed in Table C.6: 2022 Land and Improvement Values.
Source: Brazos Central Appraisal District 2022 Certified Tax Roll
Table C.6: 2022 Land and Improvement Values
Study Areas Acreage Appraised Land Value
Appraised Land Value per Acre
Livable Square Footage
Appraised Improvement Value
Improvement Value Per Square foot
Century Square 26.6 $34,434,101 $1,294,515 437,911 $49,316,979 $113/SF
Northgate 112.11 $156,596,002 $1,396,723 3,760,879 $376,126,108 $100/SF
Texas Avenue (from George Bush Dr. E to Southwest Pkwy)
132.03 $71,737,868 $543,330 1,412,544 $78,064,077 $55/SF
Northeast Gateway Redevelopment Area
152.46 $124,893,968 $819,211 2,483,791 $253,836,266 $102/SF
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The project team chose two scenarios to analyze possible outcomes for improved square footage valuation:
$100/SF and $125/SF. The $100/SF scenario in Table C.7: Estimated Property Tax Revenues - $100/
SF Scenario is similar to the valuation already seen within the planning area, and the $125/SF scenario
in Table C.8: Estimated Property Tax Revenues - $125/SF Scenario is an approximate average of the
valuation of newly constructed mixed-use building types across College Station. Newer improvements
typically have higher values per square foot than older improvements, which have depreciated over time.
Mixed-use building types, particularly those over six or seven stories, also include more costly steel,
masonry, and concrete construction materials instead of wood framing.
Source: Urban Footprint, Brazos Central Appraisal District 2022 Certified Tax Roll
Source: Urban Footprint, Brazos Central Appraisal District 2022 Certified Tax Roll
Table C.7: Estimated Property Tax Revenues - $100/SF Scenario
Scenario
Estimated Added Square Footage
Value of Estimated Added Square Footage
Additional Property Tax Revenue ($0.524613/$100 value)
Estimated Property Tax Values (Land and Improvement)
Estimated Total Property Tax Revenue
Base Scenario ---$1,986,868 $1,986,868
Scenario 1 – Low 1,475,127 $147,512,745 $773,871 $1,986,868 $2,760,739
Scenario 2 –Medium 3,160,887 $316,088,661 $1,658,242 $1,986,868 $3,645,110
Scenario 3 – High 5,092,329 $509,232,859 $2,671,502 $1,986,868 $4,658,370
Preferred Scenario 3,965,045 $396,504,550 $2,080,114 $1,986,868 $4,066,982
Preferred Scenario(100% buildout)6,776,297 $677,629,679 $3,554,933 $1,986,868 $5,541,801
Table C.8: Estimated Property Tax Revenues - $125/SF Scenario
Scenario
Estimated Added Square Footage
Value of Estimated Added Square Footage
Additional Property Tax Revenue ($0.524613/$100 value)
Estimated Property Tax Values (Land and Improvement)
Estimated Total Property Tax Revenue
Base Scenario ---$1,986,868 $1,986,868
Scenario 1 – Low 1,475,127 $184,390,932 $967,339 $1,986,868 $2,954,207
Scenario 2 –Medium 3,160,887 $395,110,826 $2,072,803 $1,986,868 $4,059,671
Scenario 3 – High 5,092,329 $636,541,074 $3,339,377 $1,986,868 $5,326,245
Preferred Scenario 3,965,045 $495,630,687 $2,600,143 $1,986,868 $4,587,011
Preferred Scenario(100% buildout)6,776,297 $847,037,098 $4,443,667 $1,986,868 $6,430,535
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Sales tax revenue per square foot was estimated using Urban Footprint’s estimate of additional retail square
footage within the planning area and sales tax information provided by the City, which was estimated to be
$0.937/SF based on existing revenues ($769,018 in FY2022) and square footage (821,110). As this estimate
includes vacant retail spaces that are not currently producing sales tax revenues, increased occupancy
or sales will cause this multiplier to increase. Thus, additional sales tax revenues in Table C.9: Estimated
Sales Tax Revenues should be regarded as a conservative estimate.
Source: City of College Station Sales Tax Figures
Source: Urban Footprint, Brazos Central Appraisal District 2022 Certified Tax Roll, City of College Station Sales Tax Figures
Sales tax revenue performance from Table C.9: Estimated Sales Tax Revenues were added to the
results from Table C.7: Estimated Property Tax Revenues - $100/SF Scenario and Table C.8:
Estimated Property Tax Revenues - $125/SF Scenario to show a potential range of outcomes based on
improvements within the planning area. Those outcomes are available in Table C.10: Estimated Total Tax
Revenues Per Acre - $100/SF Scenario and Table C.11: Estimated Total Tax Revenues Per Acre - $125/
SF Scenario.
Table C.9: Estimated Sales Tax Revenues
Scenario Added Retail Square Footage Estimated Additional Sales Tax Revenue ($0.937/SF of retail space)Estimated Sales Tax Revenue
Base Scenario -$0 $769,018
Scenario 1 – Low 188,834 $176,938 $945,955
Scenario 2 –Medium 302,104 $283,072 $1,052,090
Scenario 3 – High 401,819 $376,504 $1,145,522
Preferred Scenario 343,578 $321,933 $1,090,951
Preferred Scenario(100% buildout)725,736 $680,015 $1,449,033
Table C.10: Estimated Total Tax Revenues Per Acre - $100/SF Scenario
Scenario Estimated Total Property Tax Revenue
Estimated Sales Tax Revenue
Estimated Total Tax Revenue
Total Acreage
Estimated Tax Revenues per Acre
Base Scenario $1,986,868 $769,018 $2,755,886 152.46 $18,076
Scenario 1 – Low $2,760,739 $945,955 $3,706,694 152.46 $24,313
Scenario 2 –Medium $3,645,110 $1,052,090 $4,697,200 152.46 $30,809
Scenario 3 – High $4,658,370 $1,145,522 $5,803,892 152.46 $30,809
Preferred Scenario $4,066,982 $1,090,951 $5,157,933 152.46 $33,831
Preferred Scenario(100% buildout)$5,541,801 $1,449,033 $6,990,834 152.46 $45,854
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Source: Urban Footprint, Brazos Central Appraisal District 2022 Certified Tax Roll, City of College Station Sales Tax Figures
Finally, parcel-level estimates were also developed to estimate utility and transportation demands within the
area. Utility demands, expressed as land use equivalents, are derived using estimated water and wastewater
demands based on building types and square footage. Vehicle trips per day were generated using Urban
Footprint’s built-in transportation modeling capabilities with ITE trip generation calculations. These
estimates were developed without professional engineering guidance, and future studies should assess
existing capacity and refine demand projections.
Source: Urban Footprint
Table C.11: Estimated Total Tax Revenues Per Acre - $125/SF Scenario
Scenario Estimated Total Property Tax Revenue
Estimated Sales Tax Revenue
Estimated Total Tax Revenue
Total Acreage
Estimated Tax Revenues per Acre
Base Scenario $1,986,868 $769,018 $2,755,886 152.46 $18,076
Scenario 1 – Low $2,954,207 $945,955 $3,900,162 152.46 $25,582
Scenario 2 –Medium $4,059,671 $1,052,090 $5,111,761 152.46 $33,529
Scenario 3 – High $5,326,245 $1,145,522 $6,471,767 152.46 $42,449
Preferred Scenario $4,587,011 $1,090,951 $5,677,962 152.46 $37,242
Preferred Scenario(100% buildout)$6,430,535 $1,449,033 $7,879,568 152.46 $51,683
Table C.12: Utility and Transportation Model Outcomes
Scenario Land Use Equivalents Vehicle Trips Per Day (ITE)
Base Scenario 2,614 57,473
Scenario 1 – Low 3,680 72,650
Scenario 2 – Medium 5,142 85,473
Scenario 3 – High 6,900 100,886
Preferred Scenario 6,038 90,977
Preferred Scenario(100% buildout)8,945 122,492
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CREATE A SECOND BICYCLE CROSSING AT UNIVERSITY DRIVE
IMPROVED BICYCLE FACILITIES ON NIMITZ STREET CAN HELP CYCLISTS
CROSS SAFELY AT THE NIMITZ/UNIVERSITY INTERSECTION
SITE DENSE HOUSING FOR ACCESS AND AMENITIES
RESIDENTIAL BUILDINGS WITH GROUND-FLOOR RETAIL OR
AMENITY SPACES CAN ACTIVATE FOOT TRAFFIC AND SERVE
RESIDENTS AND WORKERS
EXTEND FOSTER AVENUE AND ASH STREET
CREATE AN URBAN STREET GRID WITH IMPROVED BICYCLE
AND PEDESTRIAN FACILITIES
REIMAGINE EASTGATE PARK AS COLLEGE STATION’S “FRONT PORCH” PLAZA
IMPROVE PUBLIC SPACE CONDITIONS TO CREATE A VIBRANT
SPACE FOR EVENTS AND GATHERINGS
BUILD UP ON UNIVERSITY DRIVE
PRIORTIZING TALLER FLEXIBLE COMMERCIAL/OFFICE
SPACE ON UNIVERSITY DRIVE LEAVES ROOM FOR
SMALL BUSINESSES TO GROW IN COLLEGE STATION
CONNECT TO BILLIE MADELEY PARK
REIMAGINE EXISTING STORMWATER
MANAGEMENT FACILITY AND PROVIDE A TRAIL
CONNECTION TO BILLIE MADELEY PARK UNIVERSITY DRIVE
COONER STREET
FOSTER AVENUE CITY HALL
NORTHPOINT CROSSING
TEXAS AVENUE
LIVE OAK STREET EASTGATE ENTRANCE TO
TEXAS A&M CAMPUS GRADE-SEPARATED
BICYCLE & PEDESTRIAN
CROSSING
GRADE-SEPARATED
BICYCLE & PEDESTRIAN
CROSSING
LEGEND
COMMERCIAL (LOW RISE)MULTIFAMILY RESIDENTIAL OFFICE OPENSPACE/GREENSPACE STRUCTURED PARKING STREET
COMMERCIAL/RETAIL (STOREFRONT)MIDDLE HOUSING AND TOWNHOMES HOTEL SURFACE PARKING PRIORITY IMPROVEMENT DISTRICT BOUNDARY
+1,841 JOBS
NEW EMPLOYMENT OPPORTUNITIES
+ 3,583 DWELLINGS
NEW RESIDENTIAL UNITS
+ 343,578 SQ. FT.
NEW RETAIL SPACE
+ 174,125 SQ. FT.
NEW OFFICE SPACE
AT A GLANCE:PREFERREDSCENARIO
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SCENARIO 1
“BIG BOX RETROFIT”
UNIVERSITY DRIVE
COONER STREET
FOSTER AVENUE CITY HALL
NORTHPOINT CROSSING
TEXAS AVENUE
LIVE OAK STREET EASTGATE ENTRANCE TO
TEXAS A&M CAMPUS GRADE-SEPARATED
BICYCLE & PEDESTRIAN
CROSSING
GRADE-SEPARATED
BICYCLE & PEDESTRIAN
CROSSING
LEGEND
COMMERCIAL (LOW RISE)MULTIFAMILY RESIDENTIAL OFFICE OPENSPACE/GREENSPACE STRUCTURED PARKING STREET
COMMERCIAL/RETAIL (STOREFRONT)MIDDLE HOUSING AND TOWNHOMES HOTEL SURFACE PARKING CONNECTIVITY IMPROVEMENT DISTRICT BOUNDARY
CONNECT TO BILLIE MADELEY PARK
REIMAGINE EXISTING STORMWATER
MANAGEMENT FACILITY AND PROVIDE A TRAIL
CONNECTION TO BILLIE MADELEY PARK
ENHANCE EXISTING SHOPPING CENTERS
LARGE RETAILERS AND ENTERTAINMENT
FACILITIES REMAIN AT THE CORE OF THIS
SCENARIO. RIGHTSIZING PARKING REQUIREMENTS
LEAVES ROOM FOR NEW COMMERCIAL AND OFFICE
INFILL REDEVELOPMENT.
EXTEND FOSTER AVENUE
COMPLETE A SECOND EAST-WEST
CONNECTION AS A SECOND MAIN
STREET WITH GATHERING SPACES
RETROFIT RETAIL WITH PHASED DEVELOPMENT
PROMOTE INFILL DEVELOPMENT THAT ADDRESSES EXISTING
“MEGABLOCKS” AND RESTORES THE CITY STREET NETWORK
WHILE SUPPORTING EXISTING BUSINESSES
SUPPORT HISTORIC EASTGATE
MAINTAIN EXISTING SMALL RETAIL AND OFFICE
SPACES WHILE ENHANCING GREEN SPACE AND
PEDESTRIAN ACCESS. SUPPORT BUSINESS WITH
NEARBY EMPLOYMENT OPPORTUNITIES
+1,908 JOBS
NEW EMPLOYMENT OPPORTUNITIES
+ 897 DWELLINGS
NEW RESIDENTIAL UNITS
+ 188,834 SQ. FT.
NEW RETAIL SPACE
+ 326,614 SQ. FT.
NEW OFFICE SPACE
AT A GLANCE:
Page 116 of 206
SCENARIO 2
“HIGH-QUALITY HOUSING”
UNIVERSITY DRIVE
COONER STREET
FOSTER AVENUE CITY HALL
NORTHPOINT CROSSING
TEXAS AVENUE
LIVE OAK STREET EASTGATE ENTRANCE TO
TEXAS A&M CAMPUS GRADE-SEPARATED
BICYCLE & PEDESTRIAN
CROSSING
GRADE-SEPARATED
BICYCLE & PEDESTRIAN
CROSSING
LEGEND
COMMERCIAL (LOW RISE)MULTIFAMILY RESIDENTIAL OFFICE OPENSPACE/GREENSPACE STRUCTURED PARKING STREET
COMMERCIAL/RETAIL (STOREFRONT)MIDDLE HOUSING AND TOWNHOMES HOTEL SURFACE PARKING CONNECTIVITY IMPROVEMENT DISTRICT BOUNDARY
URBAN TRAIL
UTILIZING A “BACK PORCH APPROACH”, THIS
SCENARIO PROPOSES A PEDESTRIAN AND BIKE
NETWORK TO BETTER CONNECT RESIDENTS
BUILD UP ON UNIVERSITY DRIVE
PRIORTIZING TALLER FLEXIBLE COMMERCIAL/
OFFICE SPACE ON UNIVERSITY DRIVE LEAVES ROOM
FOR SMALL BUSINESSES TO GROW IN COLLEGE
STATION
ENCOURAGE MIDDLE HOUSING INFILL
MIDDLE RESIDENTIAL DEVELOPMENT INCLUDING
TOWNHOMES AND MULTIPLEXES CAN ALLOW FOR
GRADUAL GROWTH AND REDEVELOPMENT OVER TIME
SITE DENSE HOUSING FOR ACCESS AND AMENITIES
RESIDENTIAL BUILDINGS WITH GROUND-FLOOR RETAIL OR AMENITY SPACES
CAN ACTIVATE FOOT TRAFFIC AND SERVE RESIDENTS AND WORKERS
EXTEND FOSTER AVENUE AS A LIVING SHARED STREET
‘WOONERFS” - A DUTCH TERM FOR LIVING STREETS - CREATE
VIBRANT SHARED SPACES FOR ALL TRANSPORTATION MODES
+2,104 JOBS
NEW EMPLOYMENT OPPORTUNITIES
+ 2,597 DWELLINGS
NEW RESIDENTIAL UNITS
+ 302,104 SQ. FT.
NEW RETAIL SPACE
+ 283,875 SQ. FT.
NEW OFFICE SPACE
AT A GLANCE:
Page 117 of 206
SCENARIO 3
“URBAN VILLAGE”
UNIVERSITY DRIVE
COONER STREET
FOSTER AVENUE CITY HALL
NORTHPOINT CROSSING
TEXAS AVENUE
LIVE OAK STREET EASTGATE ENTRANCE TO
TEXAS A&M CAMPUS GRADE-SEPARATED
BICYCLE & PEDESTRIAN
CROSSING
GRADE-SEPARATED
BICYCLE & PEDESTRIAN
CROSSING
LEGEND
COMMERCIAL (LOW RISE)MULTIFAMILY RESIDENTIAL OFFICE OPENSPACE/GREENSPACE STRUCTURED PARKING STREET
COMMERCIAL/RETAIL (STOREFRONT)MIDDLE HOUSING AND TOWNHOMES HOTEL SURFACE PARKING CONNECTIVITY IMPROVEMENT DISTRICT BOUNDARY
CREATE A NEW GATEWAY TO TEXAS A&M
DENSE VERTICAL DEVELOPMENT WILL ALSO
SUPPORT GROUND FLOOR RETAIL THAT
PROVIDES AN “URBAN VILLAGE” ATMOSPHERE AT
THIS IMPORTANT GATEWAY TO CAMPUS
RETHINK SHOPPING CENTERS AS MARKET STREETS
PEDESTRIAN ORIENTED RETAIL INTEGRATED WITH
HIGH QUALITY RESIDENTIAL DEVELOPMENT
CREATE NEW GREEN GATHERING SPACES
PRIORITIZING HIGH-DENSITY DEVELOPMENT
PROVIDES NEW OPPORTUNITIES FOR
WALKABLE, VIBRANT URBAN GREEN SPACES
EMBEDDED IN THE NEIGHBORHOOD
ENCOURAGE MIDDLE HOUSING INFILL
MIDDLE RESIDENTIAL DEVELOPMENT
INCLUDING TOWNHOUSES AND MULTIPLEXES
CAN ALLOW FOR GRADUAL GROWTH AND
REDEVELOPMENT OVER TIME PURSUE PUBLIC-PRIVATE PARTNERSHIPS
REDEVELOPING THE OLD CITY HALL SITE TO
SUPPORT ECONOMIC DEVELOPMENT PRIOR-
ITIES WOULD SUPPORT THE LOCAL ECONO-
MY AND NEARBY BUSINESSES
+3,198 JOBS
NEW EMPLOYMENT OPPORTUNITIES
+ 4,384 DWELLINGS
NEW RESIDENTIAL UNITS
+ 401,819 SQ. FT.
NEW RETAIL SPACE
+ 473,887 SQ. FT.
NEW OFFICE SPACE
AT A GLANCE:
Page 118 of 206
108CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
Thank you to the following individuals and groups
who contributed to the preparation of the Northeast
Gateway Redevelopment Plan
REDEVELOPMENT PLAN WORKING GROUP
Amina Alikhan
Joel Cantrell
Thomas Firsich
Jennifer Fredericks
Rolando Gonzalez
Cortney Phillips
Damen Smien
Elianor Vessali
CITY COUNCIL
John Nichols, Mayor
Mark Smith, Place 1
William Wright, Place 2
Linda Harvell, Place 3
Elizabeth Cunha, Place 4
Bob Yancy, Place 5
Dennis Maloney, Place 6
PLANNING & ZONING COMMISSION
Dennis Christiansen, Chair
Marcus Chaloupka
Aron Collins
Jason Cornelius
Melissa McIlhaney
Bobby Mirza
David White
Acknowledgements
Page 119 of 206
109CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
ADMINISTRATION
Bryan Woods, City Manager
Jeff Capps, Deputy City Manager
Jeff Kersten, Assistant City Manager
Jennifer Prochazka, Assistant City Manager
PLANNING & DEVELOPMENT SERVICES
Michael Ostrowski, CeCD, AICP, Director
Molly Hitchcock, AICP, Assistant Director
Alyssa Halle-Schramm, AICP, LEED GA, Long Range
Planning Administrator
Matthew Ellis, AICP, Senior Planner – Project Manager
Carl Ahrens, Transportation & Mobility Planner
Anthony Armstrong, P.E., CFM, Land Development Review
Administrator
Katherine Beaman-Jamael, Graduate Transportation &
Mobility Engineer
Samantha Beckman, Planning Intern
Brian Binford, CBO, Building Official
Erika Bridges, P.E., CFM, Assistant City Engineer
Carol Cotter, P.E., CFM, City Engineer
Crystal Fails, Staff Assistant
David Hahn, GIS Technician
Lucas Harper, P.E., Civil Engineer
Kristen Hejny, Administrative Support Specialist
Ashley Klein, Planning Intern
Robin Macias, Staff Planner
Aspen Pflanz, Transportation & Mobility Planner
Elise Sawyer, GIS Intern
Gabriel Schrum, Staff Planner
Jason Schubert, AICP, Transportation Planning Coordinator
Gillian Sitler, Graduate Civil Engineer
Naomi Sing, Staff Planner
Julie Svetlik, CFM, GIS Analyst
Bryce Trujillo, Assistant Building Official
Page 120 of 206
110CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
STAFF RESOURCE TEAM
Jennifer Cain, Director of Capital Improvement Projects
Timothy Crabb, Director of Electric Utility
Debbie Eller, Director of Community Services
Emily Fisher, Director of Public Works
Theo Garcia, Civil Engineer, Water Services
Alan Gibbs, Assistant Director of Water Services
Randall Lewis, Assistant Director of Electric Utility
Emily Lopez, Graduate Civil Engineer, Water Services
Stephen Maldonado Jr., Assistant Director of Water Services
Ramiro Martinez, Engineering Operations Manager, Water
Services
Rachel Mayor, Multimedia Manager
Gary Mechler, Director of Water Services
Barbara Moore, Assistant to the City Manager
Brian Piscacek, Assistant Director of Economic Development
& Tourism
Gustavo Roman, Assistant Director of Community Services
Natalie Ruiz, Director of Economic Development & Tourism
Debbie Stickles, Electric Design Supervisor, Electric Utility
Lucero Valenzuela, Multimedia Coordinator
CONSULTANTS
Asakura Robinson
Andrew Knuppel, AICP, CFM – Project Manager
Mary Allen – Deputy Project Manager
Kyle Anderson
Daniel Khuat
Zixin Li
Tess Matzakos
Page 121 of 206
cstx.gov
Page 122 of 206
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Page 123 of 206
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Page 124 of 206
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Page 125 of 206
September 18, 2023
Item No. 3.3.
Wellborn District Plan Update
Sponsor: Michael Ostrowski, Director of Planning and Development, Jason Schubert
Reviewed By CBC: N/A
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding a
recommendation to the Planning and Zoning Commission on the transportation and mobility
components within the Wellborn District Plan, the associated changes to the Comprehensive Plan
Functional Classification & Context Class Map, and the associated maps in the Bicycle, Pedestrian,
and Greenways Master Plan including the Proposed Bicycle Facilities Map and the Proposed
Pedestrian Facilities Map. Case# CPA2023-000002. (Note: Planning and Zoning Commission action
on this item is scheduled for October 5, 2023. Final action on this item is scheduled for the October
12, 2023, City Council Meeting – subject to change.)
Relationship to Strategic Goals:
• Good Governance
• Financial Sustainability
• Core Services & Infrastructure
• Neighborhood Integrity
• Diverse & Growing Economy
• Improving Mobility
Recommendation(s): Staff recommends approval.
Summary: The Wellborn District Plan, an important priority project from the FY23 PDS Plan of Work,
has been underway since January 2023. This item comes from Comprehensive Plan Action 2.2, to
prioritize and undertake detailed small area plans for priority areas. The Wellborn area has
experienced changed conditions in recent years and is facing continued development pressures for
growth. The Wellborn District Plan aims to create a cohesive district that reflects the residents’ vision
for the community, recognizes the unique character of Wellborn, and supports the overall vision of
College Station.
Staff engaged the community throughout the planning effort by hosting five working group meetings,
six area-wide meetings, and a virtual area-wide meeting, as well as a virtual engagement website to
gather community feedback. Additionally, staff coordinated with representatives from the Texas
Department of Transportation on the future widening of FM 2154 and its impact on the planning area.
City staff also worked internally to ensure the plan meets the needs of all departments and maintains
the City’s excellent services.
Background: The Wellborn District Plan is an updated planning effort built upon the Wellborn
Community Plan’s foundation, which established a vision and planned for coordinated actions from
2013-2023. Updating this small area plan offered the opportunity to take a closer look at the Wellborn
area within the City of College Station, develop area-specific approaches to implementing the
Comprehensive Plan, and directly engage with residents on the future of their area.
Page 126 of 206
This update covers 2023-2033 and serves as a statement of the Wellborn community’s vision for the
future. It provides goals and actions on a broad range of topics and provides strategic direction to
maintain the rural character of Wellborn while managing small-scale growth and maintaining a high
quality of life.
The relevant transportation and mobility components can be found within Chapter 3. Integrated
Mobility on pages 18-26.
Staff will present the transportation and mobility components within the Wellborn District Plan, the
associated changes to the Comprehensive Plan Functional Classification & Context Class Map
(Thoroughfare Plan), and the associated maps in the Bicycle, Pedestrian, and Greenways Master
Plan including the Proposed Bicycle Facilities Map and the Proposed Pedestrian Facilities Map to the
Board for consideration and possible recommendation. Staff will present the Board’s
recommendation to the Planning and Zoning Commission at their October 5, 2023 meeting and to the
City Council at their October 12, 2023 meeting.
Budget & Financial Summary: N/A
Attachments:
1. Wellborn District Plan
2. Functional Classification & Context Class Map, from the Comprehensive Plan
3. Proposed Bicycle Facilities Map, from the Bicycle, Pedestrian & Greenways Master Plan
4. Proposed Pedestrian Facilities Map, from the Bicycle, Pedestrian & Greenways Master Plan
Page 127 of 206
WELLBORN DISTRICT PLAN
Adopted October 12, 2023
Page 128 of 206
2CSTX.GOV | WELLBORN DISTRICT PLAN
Contents
CHAPTER 1
Plan Foundation
CHAPTER 2
Distinctive Places
CHAPTER 3
Integrated Mobility
CHAPTER 4
Plan Implementation
APPENDIX A
Existing Conditions
APPENDIX B
Public Engagement Summary
5
11
18
27
31
53
Page 129 of 206
3CSTX.GOV | WELLBORN DISTRICT PLAN
MAPS
Map 2.1: Future Land Use & Character Map Modifications
Map 3.1: Thoroughfare Plan Modifications
Map 3.2: Bicycle Plan Modifications
Map 3.3: Pedestrian Plan Modifications
Map A.1: Existing Land Use
Map A.2: Existing Zoning
Map A.3: Code Enforcement Case Density
Map A.4: Development Activity
Map A.5: Existing Thoroughfare Plan
Map A.6: Existing Bicycle Plan
Map A.7: Existing Pedestrian Plan
Map A.8: Crash Density
Map A.9: Water Service Areas
Map A.10: Wastewater Service Areas
Map A.11: Electric Service Areas
Map A.12: Floodplain
Contents
14
21
23
24
34
35
38
40
43
44
45
47
49
50
51
52
Page 130 of 206
4CSTX.GOV | WELLBORN DISTRICT PLAN
FIGURES
Figure 1.1: Wellborn District Boundary
Figure 1.2: Planning Process
Figure 2.1: Rural Community Concept
Figure 2.2: Central Sign Element Concept
TABLES
Table 4.1: Implementation Matrix
Table A.1: Code Enforcement Cases, 2012-2022
Table A.2: Development Activity, 2012-2022
Contents
6
7
16
16
30
37
39
Page 131 of 206
ADOPTED OCTOBER 12, 2023
The Wellborn District Plan is an updated planning effort built upon the Wellborn
Community Plan’s foundation, which established a vision and planned for coordinated
actions from 2013-2023. Updating this small area plan offers the opportunity to take
a closer look at the Wellborn area within the City of College Station, develop area-
specific approaches to implementing the Comprehensive Plan, and directly engage with
residents on the future of their area.
This update covers 2023-2033 and serves as a statement of the Wellborn community’s
vision for the future. It provides goals and actions on a broad range of topics and
provides strategic direction to maintain the rural character of Wellborn while
managing small-scale growth and maintaining a high quality of life.
In October 2033, on the 10-year anniversary of this plan’s adoption date, the plan is
officially retired and serves as a historical reference only. Subsequently, the City of
College Station can choose to analyze whether a renewed planning effort is warranted
or whether the goals of this plan have been satisfactorily implemented. Similarly, with
the adoption of this updated plan in 2023, the original Wellborn Community Plan is
retired and serves as a historical reference.
PLAN
FOUNDATION1
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6CSTX.GOV | WELLBORN DISTRICT PLAN
Planning Area
The Wellborn District is located in the southwestern portion of the city and includes much of what remains
of the historic Wellborn community. The planning area is made up of over 929 acres and is bounded by
I&GN Road, Victoria Avenue, Royder Rd, Barron Cut-off Road, and Capstone Drive as shown in Figure 1.1:
Wellborn District Boundary. This area includes a mix of ranch and acreage lots, with commercial uses
located along the primary thoroughfare (FM 2154). There are approximately 470 residents who live within
the planning boundary.
The area was annexed into the City of College Station in 2011. That process was contentious, and the
development of the original Wellborn Community Plan following annexation provided residents, landowners,
and business owners the opportunity to help shape the plan’s focus on preserving the rural and historical
character of Wellborn. The planning area for the 2013 plan, as well as this 2023 update, covers the annexed
areas and adjacent properties that are under non-annexation development agreements. In 2022, a small
area plan audit found that about 60% of the actions of the Wellborn Community Plan were completed.
Figure 1.1: Wellborn District Boundary
Page 133 of 206
7CSTX.GOV | WELLBORN DISTRICT PLAN
Plan Creation
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The need to update the Wellborn Community Plan was identified by community members, City staff,
the Planning and Zoning Commission, and the City Council during the evaluation and adoption of the
Comprehensive Plan in 2021. Many participants of that process acknowledged continued development
pressures in the area and that small-scale growth in limited areas may be appropriate. The Comprehensive
Plan calls for the renewed planning effort in the Wellborn area and Comprehensive Plan Action 2.2
directs staff to prioritize and undertake detailed plans for priority neighborhoods, districts, corridors, or
redevelopment areas. The Wellborn District Plan update was identified as a high priority project by the
Planning and Zoning Commission and the City Council. This is the second small area plan to be adopted
under the 2021 City of College Station Comprehensive Plan.
PLANNING PROCESS
In November 2022, City staff began compiling existing conditions data of the planning area to identify
changes in the area and trending conditions in preparation for the first public meetings. A key component
of plan creation is ensuring that the residents within the area are involved in developing the vision for the
planning area. Through this planning effort, residents were engaged multiple times between January and
August 2023. There were a total of six area-wide meetings for this planning effort, five of which were in-
person, and one was held virtually. Each meeting progressed further into the planning process and asked
residents to provide feedback on a range of topics.
The beginning phase included community visioning and brainstorming for the future of Wellborn. During
the Phase 1 meetings, participants were asked to evaluate the existing plan goal statements, the strengths
of the area that should be maintained, and any potential changes. One of the initial topics of concern was
the planning boundary. City staff analyzed a larger boundary than the original Wellborn Community Plan to
holistically assess the pressures placed on the community including traffic, congestion, housing density, and
demand for utilities. While the original boundary is being honored within this updated plan, residents within
and around the planning area participated in the planning effort, and all feedback was considered during
this plan update. There are a few established neighborhoods that border the Wellborn planning boundary –
Creek Meadows subdivision, Sweetwater Forest, and Estates at Royder to name a few.
City staff organized the Phase 1 comments into broader categories that helped inform the second phase of
public engagement, as well as revised the goals based on resident feedback. The Phase 2 meetings focused
on defining what rural character looks like within Wellborn, where different land uses should be located,
and began to draft actions that will help implement the goals. City staff hosted an additional meeting during
Phase 2 to focus on infrastructure within the district including water and wastewater provision and service
limitations, capital projects within the area, and the ongoing FM 2154 widening project being led by the
Texas Department of Transportation (TxDOT).
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8CSTX.GOV | WELLBORN DISTRICT PLAN
While a separate project, the FM 2154 widening project was a topic of interest and concern to many
meeting participants throughout the first two rounds of public engagement. As such, City staff invited
TxDOT representatives to two area-wide meetings to provide more details about the widening project and
to hear directly from community members. City staff wrapped the first two phases of the planning effort by
conducting workshops with the Planning and Zoning Commission and City Council to explain the process
and public input received thus far and ask for input and direction. The City Council directed staff to maintain
the original boundaries of the Wellborn plan based on public input.
The third and fourth stages of the planning effort involved proposed changes to the Comprehensive Plan’s
Future Land Use & Character Map and Thoroughfare Plan, and the Bicycle, Pedestrian, and Greenways
Master Plan maps and testing those proposed changes with meeting participants. Staff then worked to
incorporate resident feedback and finalize the plan document and its associated map.
The final stage of this planning effort included
meetings with the Bicycle, Pedestrian, and
Greenways Advisory Board, the Planning and
Zoning Commission, and City Council. The
final plan was presented to the board and
commission for their recommendation. The
plan, along with the recommendations from the
board and commission, was forwarded to the
City Council for final adoption. After adoption,
plan implementation will occur over the planning
horizon through City investments in infrastructure
and programs, changes in regulations and
policies that support Wellborn’s rural character,
and private development decisions.
PROJECT TEAMS
Every planning effort requires coordination
between community members, stakeholders,
staff, and appointed and elected officials. This
planning effort engaged a working group of
volunteers, City staff, the Planning and Zoning
Commission, the City Council, and the general
public to build the plan’s vision, goals, and
actions. Members of the various project teams are
identified in the Acknowledgements at the end of
the plan.
Staff Resource Team
The Staff Resource Team consisted of representatives from each department within the City to shepherd
the plan and offer internal coordination opportunities. The Staff Resource Team met after each phase of the
project to talk through any new information or decisions and confirm the roadmap for the next phase of the
project.
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9CSTX.GOV | WELLBORN DISTRICT PLAN
Planning & Development Services Resource Team
The Planning & Development Services Resource Team was comprised of staff from each of the divisions
within the Planning & Development Services department to provide periodic updates and prepare for
meetings with the Staff Resource Team and Working Group. This team met every other month in addition to
bi-weekly check-ins on progress.
Working Group
The Working Group was a group of individuals who volunteered to help City staff determine the direction
of the plan and provide more focused input throughout its creation. The group was comprised of 37
property and business owners and residents within or around the planning area. Participants learned about
small-area planning, offered direction on specific components of the plan, and served as ambassadors for
the project in their community circles. The group met four times during the planning process to provide
guidance to staff and feedback in advance of the area-wide meetings. This group also helped to advocate
for the original Wellborn community and its history.
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10CSTX.GOV | WELLBORN DISTRICT PLAN
Plan Goals & Structure
The Wellborn District Plan is of interest to community residents, investors, developers, business owners,
and others interested in how the district will respond and adapt over the next 10 years. The plan is divided
into topic-based chapters that each contain a specific goal, corresponding actions, narrative, and maps that
provide direction to realize the community’s vision.
CHAPTER 1: PLAN FOUNDATION
The first chapter details the history and context of the plan area and provides an overview of the planning
process and the public participation opportunities.
CHAPTER 2: DISTINCTIVE PLACES
GOAL: Preserve the core rural character of Wellborn with small-scale growth that
enhances the uniqueness and history of the area.
This chapter establishes planning strategies for future small-scale growth and appropriate development
while balancing the community’s desire to maintain the rural roots of the Wellborn area.
CHAPTER 3: INTEGRATED MOBILITY
GOAL: Promote a safe, efficient,
and connected mobility system that
encourages transportation options while
recognizing the lower density of the
district.
This chapter ensures the development of a
cohesive and context-sensitive mobility network
for all users within the district. This includes
contextually appropriate integration of shared-
use paths, road connections, and other changes
identified through the planning process.
CHAPTER 4: PLAN IMPLEMENTATION
The final chapter establishes accountability for the
execution of this plan and guides the necessary
processes that come with plan implementation.
It collates the plan actions from the previous
chapters and identifies implementation priorities
and strategies.
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11CSTX.GOV | WELLBORN DISTRICT PLAN
GOAL
Preserve the core rural character of Wellborn with small-scale growth that enhances
the uniqueness and history of the area.
DISTINCTIVE
PLACES2
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12CSTX.GOV | WELLBORN DISTRICT PLAN
Purpose
This chapter provides guidance for the preservation of the rural character of the Wellborn District. Future
development within the area should fit within the established community vision for limited growth in
appropriate areas that enhance the historic, rural feel of the community. The Wellborn District Plan
accomplishes this by retooling the Wellborn zoning districts as design districts that enhance the rural
character and further identifies opportunities for improvements that the City can implement in tandem
with private development decisions. Input from the district’s residents and business owners identified a
desire to preserve the natural and historical features of the original Wellborn community while also allowing
small-scale development opportunities. Therefore, this plan places a high priority on maintaining the rural
character of the district.
Community Preservation
& Design
The historic Wellborn area dates to before the
City of College Station was established. While
most historical sites have been demolished over
the years, there is a desire from the community
to capture and highlight the community’s roots.
Effective design helps to create places of distinction
– places worth remembering and protecting – and
contributes significantly to the quality of life.
During the public engagement for this plan,
participants expressed a desire to maintain larger
residential lots to preserve the natural open space
within the community as well as commercial
buildings that have a unified design representative
of the original ranch and homestead-style
architecture seen within the area. This character has
been captured through the Wellborn zoning districts
that were established in 2016 after the adoption
of the Wellborn Community Plan. These zoning
districts are described in further detail later in this
chapter. After hearing concerns from participants
regarding certain aspects of the current zoning
districts, this planning effort identified that the
Wellborn zoning districts should become a design
district within the Unified Development Ordinance
(UDO), which could further require certain design
elements for buildings within the planning boundary.
Plan participants also made several comments
about property owners not following municipal
codes. A design district helps with community
place-making and builds cohesion. Combining the
design district with additional educational efforts
increases the likelihood of compliance with the
City’s standards.
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13CSTX.GOV | WELLBORN DISTRICT PLAN
Future Land Use
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.
In determining appropriate land use classifications, the existing land use and character were considered.
The planning processes included discussions that prompted participants to identify land uses they would
like to see within the planning boundary. The result of those discussions is the proposed modifications to
the Comprehensive Plan Future Land Use & Character Map listed below and shown visually within Map
2.1: Future Land Use & Character Map Modifications.
FUTURE LAND USE MODIFICATIONS
After the adoption of the Wellborn Community Plan in 2013, ten future land uses were created and
implemented for the Wellborn planning area. In subsequent years, many stakeholders – including residents,
business owners, developers, staff, and appointed and elected officials alike – noted that the granular level
of Wellborn future land use categories was overly specific and unintentionally functioned in a “pre-zoning”
fashion, requiring that most zoning change requests also involve a future land use change request. During
the 2021 update to the Comprehensive Plan, there were no changes to the Wellborn future land uses, as this
planning effort was anticipated to begin shortly after the updated Comprehensive Plan was adopted.
With the adoption of this Wellborn plan update, the modifications help align the future land uses categories
to other parts of College Station and the City’s updated Comprehensive Plan. The future land uses within
the Wellborn District now include Neighborhood Commercial, Suburban Residential, Estate Residential,
Rural, Business Center, Institutional/Public, and Natural & Open Areas. These are represented visually in
Map 2.1 Future Land Use & Character Map Modifications, and the category descriptions and associated
zoning district(s) that are generally appropriate are found within the City’s Comprehensive Plan.
In addition to the map edits, there are revised future land use category descriptions within the
Comprehensive Plan to better embrace the Wellborn area and its desired rural character. The edits include
indicating that only the Wellborn zoning districts – WC Wellborn Commercial, WRS Wellborn Restricted
Suburban, and WE Wellborn Estate – as well as the BP Business Park, BPI Business Park Industrial, CI
Commercial Industrial, R Rural, and NAP Natural Areas Protected zoning districts are permitted zoning
districts within the Wellborn District boundary. The specificity for Wellborn-only zoning controls remains
and is embodied within the Wellborn zoning districts, which will be retooled into a Wellborn design district
as an action within this plan.
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[INSERT MAP 2.1: FUTURE LAND USE & CHARACTER MAP MODIFICATIONS – 11X17 PAGE SPREAD]
Future Land Use
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Modifications
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BUSINESS CENTER
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15CSTX.GOV | WELLBORN DISTRICT PLAN
Zoning
The Wellborn Community Plan called for the creation of several zoning districts specifically for the Wellborn
area. This led to the creation of three zoning districts: WC Wellborn Commercial, WRS Wellborn Restricted
Suburban, and WE Wellborn Estate. While the Wellborn Community Plan also called for the creation of
additional zoning districts, such as Wellborn Business Park, other citywide zoning districts were created
and determined to meet the goals of the Wellborn Community Plan as well as the needs of the city as a
whole.
As of the writing of this plan, the Wellborn zoning districts are all being
utilized in the Wellborn District. However, there are also zoning districts
present in the planning area that are not Wellborn-specific districts;
most of these properties were zoned before the creation of the Wellborn
zoning districts in 2016. Additionally, when an area is annexed into the City
of College Station it is automatically designated as R Rural, regardless
of the existing or future land use. As much of this district has not been
redeveloped since the area was annexed in 2011, most of the land within
the planning area still reflects the R Rural zoning designation.
As mentioned, this updated plan and the associated revisions to the
Comprehensive Plan and its Future Land Use & Character Map will
continue to support the need for Wellborn-specific zoning districts and will
incorporate them into a Wellborn design district as an action in this plan.
District Image Corridors & Gateways
IMAGE CORRIDORS
Image corridors are predominantly found on routes that many residents and visitors travel and can have
a great impact on the character of the surrounding area. Within the Wellborn District, FM 2154 serves as
the primary image corridor due to the high volume of individuals who use this roadway daily. Landscaping,
streetscaping, decorative markers, and themed wayfinding signs should be uniformly utilized within this
corridor to further enhance the character of the district.
During the creation of the original Wellborn Community Plan, residents, property owners, and business
owners participated in a design workshop to help visualize the rural character and history of Wellborn. With
the community created around the Union Pacific railroad location, participants felt it was a key component
that should be utilized in the creation of any identifying features to ensure that the rustic country feel was
not lost. Those sentiments were identical during the plan update process.
The results of the design workshop focused on creating a more pedestrian-friendly, village-type
environment with small-scale businesses located along Live Oak Street, as shown in Figure 2.1: Rural
Community Concept. Of note was the desire to have existing and new businesses still generally front
toward FM 2154 and the railroad, but to incorporate side streets, front and rear building access, and to avoid
having continuous backs of buildings along the primary thoroughfare of the community. As mentioned,
participants a decade ago and today expressed a desire to embrace the community’s rural roots and
history with the railroad. The vision to reorient toward Live Oak Street remains within this updated plan.
Plan actions such as revising the land uses, extending Live Oak Street to connect to McCullough Road,
and revising and implementing design district standards will help realize this vision for a new “main street”
within the Wellborn community.
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16CSTX.GOV | WELLBORN DISTRICT PLAN
GATEWAYS
The Wellborn District acts as the southwestern gateway into the city where visitors have a first glimpse
of College Station and the district’s identity. Participants identified that they would like elements, such as
street sign toppers and wayfinding signs, to establish a unified feel and sense of place within the district.
Identifying features for gateway elements should
incorporate items that reflect the rural and railroad
history of Wellborn such as railroad ties, fences, and
hitching posts.
Primary gateway elements should be placed generally
around the Barron Cut-Off Road and FM 2154
intersection, and south of the Greens Prairie Road and
FM 2154 intersection. To tie the gateway and identifying
elements together, unified plantings that lead from the
gateway elements to the central point of the community
should be utilized. Ultimately, these could lead to a
larger sign element that could be placed within the
core of the community, generally located around the
Post Office. This sign element could convey historical
information about Wellborn and be used as a central
gathering place. This was visually represented during
the Wellborn Community Plan’s creation, as shown in
Figure 2.2: Central Sign Element Concept.
Figure 2.1: Rural Community Concept
Figure 2.2: Central Sign Element Concept.
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17CSTX.GOV | WELLBORN DISTRICT PLAN
Strategic Actions
DP.1 Amend the Comprehensive Plan Future Land Use & Character Map and corresponding
categories to incorporate the recommended modifications for Wellborn. This includes retiring
the prior Wellborn land uses, assigning future land uses as determined through this planning process,
and revising the appropriate future land use categories to specify where the Wellborn-specific zoning
districts are the only zoning districts allowed within the plan boundary.
DP.2 Retool the Wellborn zoning districts into a design district in the Unified Development
Ordinance. To highlight the unique character of developments within the Wellborn District, the
Wellborn-specific zoning districts should be reworked into a design district. The zoning standards
should also be evaluated to determine if additional modifications are needed to enhance the rural
character of Wellborn.
DP.3 Create a village center around Live Oak Street to facilitate the area becoming the new
“main street” for the Wellborn District. Revising the future land uses, extending Live Oak Street
to connect to McCullough Road, implementing the revised design district standards and other
appropriate place making strategies will help realize the vision for a new “main street” one block away
from FM 2154. This change may also help spur additional small-scale commercial development along
Live Oak Street.
DP.4 Work with residents and business owners to assess the potential need, benefit, and
structure of creating a Wellborn District Association. A Wellborn District Association comprised
of local residents and business owners could collectively initiate actions to improve the Wellborn
District and coordinate local events. Having an association registered with the City facilitates
information sharing and courtesy notifications, including updates on development activity and City
projects within the district.
DP.5 Work with community stakeholders to create identification and gateway signage. These
placemaking features should have details that reflect the community’s rural context. Consider
including a central gateway element near the Post Office. City staff should collaborate with
stakeholders on funding and location opportunities for improvements that highlight the Wellborn
District identity.
DP.6 Create opportunities for residents and visitors to engage with the history of the Wellborn
District. This could also extend to a citywide scale to analyze the market needs for additional retail,
commercial, and hospitality uses throughout the community.
DP.7 Conduct enhanced outreach and educational efforts about local ordinances, Code
Enforcement, and the SeeClickFix program. To expand the spread of information and encourage
compliance with the Code of Ordinances, Code Enforcement officers could proactively share
educational materials or host workshops in the Wellborn District.
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18CSTX.GOV | WELLBORN DISTRICT PLAN
GOAL
Promote a safe, efficient, and connected mobility system that encourages
transportation options while recognizing the lower density of the district.
INTEGRATED
MOBILITY3
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19CSTX.GOV | WELLBORN DISTRICT PLAN
Purpose
This chapter provides guidance for a contextualized mobility system in the Wellborn District that considers
the needs of all users. A safe, efficient, and connected mobility system addresses vehicular, bicycle, and
pedestrian movements within and through the area. The Wellborn District Plan accomplishes this by
providing a street network to meet the capacity of the area and designated off-street bicycle and pedestrian
facilities. During the public engagement for the plan, participants shared their desire for a mobility system
that supports appropriate densities, includes safe and well-connected infrastructure, and is more user-
friendly for all modes of mobility.
Thoroughfares
The Thoroughfare Plan within the Comprehensive Plan establishes a network of major streets comprised of
collectors, arterials, and freeways that include various bicycle and pedestrian facilities. It is one of the two
major planning components for the mobility system within the City of College Station. The Thoroughfare
Plan uses the future land use designations in the Comprehensive Plan Future Land Use & Character Map
to identify the future needs of the mobility system based on anticipated development patterns.
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20CSTX.GOV | WELLBORN DISTRICT PLAN
FUTURE STREET NETWORK
The street network within the district consists of more than eight miles of existing streets with just over
0.5 miles of private streets. The future street network for the Wellborn District proposes one minor change
to the Thoroughfare Plan; otherwise, the existing road network in addition to the Thoroughfare Plan is
anticipated to be able to handle the needs of the planning area and surrounding area as they build out.
While the City of College Station builds and maintains many of the roads within the planning area, the Texas
Department of Transportation (TxDOT) collaborates with the City on plans, improvements, and maintenance
for Wellborn Road (Farm-to-Market Road 2154 or FM 2154). One of the major discussion points that came
up during the public engagement of this plan update was the FM 2154 widening project that was being
designed when the planning effort started. The existing FM 2154 is a two-lane rural highway with center
turn lanes in some areas and is proposed to be widened to be a 4 Lane Major Arterial. There were concerns
regarding this expansion, including the replacement of center turn lane areas with controlled left turns and
raised medians. Participants mentioned the potential impact on access to businesses along the corridor to
receive products and customers if there is not adequate access.
As a response to these concerns, City staff communicated resident concerns regarding the widening of the
corridor to TxDOT and collaborated with them to have TxDOT representatives at several public meetings,
empowering meeting participants to speak directly with TxDOT. The design of the corridor, at the time of
this plan, has not been completed and TxDOT is continuing to evaluate the design and interact with area
property owners and stakeholders to determine what revisions to the design may be needed.
MODIFICATIONS TO THE THOROUGHFARE PLAN
Small area planning efforts enable a closer look into an area’s needs and identify potential changes within
the Thoroughfare Plan. Based on participants' desire for a safe and well-connected roadway system, there
is one change to the Thoroughfare Plan, which is outside the plan boundary but will provide access for
people in and around the planning area. Currently, there is a proposed connection between McCullough
Road and Brewster Drive. However, there is only one planned north/south connection along McCullough
Road and Brewster Drive between FM 2154 and WS Phillips Parkway. Thus, a 2 Lane Minor Collector
connection is proposed between the proposed extension of McCullough Road and Brewster Drive and
Barron Cut-Off Road. This road would likely be constructed by the developer when the development of the
parcel occurs. This future connection to Barron Cut-Off Road will be the through movement of the Brewster
Drive extension and provide the suburban style development to the east of planning area an alternate route
to FM 2154 other than McCullough Road.
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[INSERT MAP 3.1: THOROUGHFARE PLAN MODIFICATIONS – 11X17 PAGE SPREAD]
Thoroughfare Plan
Modifications
FREEWAY/EXPRESSWAY
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22CSTX.GOV | WELLBORN DISTRICT PLAN
Bicycle & Pedestrian Facilities
The Bicycle, Pedestrian, and Greenways Master Plan is the other major
planning component for the mobility system within the City of College
Station. Written in 2010 and updated in 2018, the plan provides guidance for
and lays out improvements for bicycle and pedestrian facilities throughout
College Station. The Bicycle, Pedestrian, and Greenways Master Plan
identifies opportunities for improved connectivity for on- and off-street
facilities as roadway projects are pursued. Within the Wellborn Community
Plan (2013), there were several modifications made to the Bicycle,
Pedestrian, and Greenways Master Plan to reduce the number of bicycle
and pedestrian facilities to meet the citizen vision of rural section roadways.
The future facility network is comprised of more than 3 miles of existing on- and off-street bicycle facilities,
off-street shared-use paths, and sidewalks, with over 5 miles of proposed facilities. Several changes are
proposed by this plan to meet the needs of the planning area based on feedback received during the
planning effort.
MODIFICATIONS TO THE BICYCLE, PEDESTRIAN, AND GREENWAYS MASTER PLAN
Small area planning efforts enable a closer look into an area’s needs and identify potential changes within
the Bicycle, Pedestrian, and Greenways Master Plan. Through feedback received during the planning
effort, several changes to the bicycle and pedestrian facilities are proposed within the area as a part of this
planning effort.
First, the majority of changes relate to planned bicycle facilities (typically bicycle lanes) and planned
sidewalks being replaced with planned shared-use paths. Participants emphasized the desire for shared-
use paths rather than separate sidewalks and bicycle lanes to reduce the amount of paved area along
streets and maintain a more rural feel within the planning area. Shared-use paths enable pedestrian
connectivity options while reducing the impact to the rural character of the area. Due to the design of rural
roads, there would be more separation between pedestrians utilizing the shared-use paths and vehicles
utilizing the street which also addresses safety concerns of having pedestrian facilities close to the street.
The streets proposed to have a shared-use path are:
• I&GN Road from Rock Prairie Road West to Greens Prairie Road;
• South Dowling Road from I&GN Road realigned to the future Royder Road extension;
• Barron Cut-off Road from FM 2154 to WS Phillips Parkway;
• Victoria Avenue from FM 2154 to Woodlake Drive;
• Woodlake Drive from Victoria Avenue to Greens Prairie Road;
• Royder Road from Dymple Lane to FM 2154; and
• Greens Prairie Road from I&GN Road to FM 2154.
To provide additional connectivity to the existing system within and around the planning area, two new
shared-use paths are proposed to provide a more complete network. First, along with the improvements
to the FM 2154, TxDOT intends to construct a shared-use path. Adding this to the Bicycle, Pedestrian, and
Greenways Master Plan acknowledges the new facility. Second, there is a new connection proposed along
McCullough Road to connect the shared-use path along FM 2154 to Live Oak Street and the extension of
Brewster Drive. Given the rural context, it is expected that a shared-use path would be provided only on one
side of these roadways. All of these changes to the Bicycle, Pedestrian, and Greenways Master Plan would
be constructed by development as it occurs or by the City through capital projects in the future.
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Bicycle Plan
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25CSTX.GOV | WELLBORN DISTRICT PLAN
Traffic Signal and Access Management
Several significant intersections manage the flow of traffic into and out of College Station along FM 2154,
one of College Station’s major gateway roads. Since the Wellborn Community Plan was adopted in 2013,
traffic along FM 2154 has steadily increased as more housing is developed south of College Station and
outside the City limits. Two new signalized intersections have been installed at FM 2154 and Royder Road
and FM 2154 and Greens Prairie Road. In addition, the City capital project to realign Capstone Drive to
Barron Road includes a traffic signal at FM 2154. As part of the design for the FM 2154 widening project,
TxDOT is evaluating other intersections along the corridor for potential improvements.
Encouraging local circulation through street connections away from FM 2154 can help to provide access
from side streets, minimize the need for curb cuts and driveway accesses near high-volume intersections,
and improve perceptions of access within the area. The presence of secondary streets and internal
connections can also support place-making in a rural context as local traffic is directed away from the 4
Lane Major Arterial and towards the local rural roadways.
The Wellborn community was established due to its proximity to the railroad. The Union Pacific Railroad
line that parallels FM 2154 can be traced back to 1867 and the old Houston and Texas Central Railroad.
Since the adoption of the Wellborn Community Plan in 2013, the City has been working toward establishing
a quiet zone along the Union Pacific Railroad. As capital projects along the railroad have been designed,
they have been designed to allow future establishment of a continuous railroad quiet zone. It has been
identified that the existing railroad crossing at Butte Drive may not be designed or modified to qualify as
a quiet zone, so to extend the quiet zone through the planning area, the crossing at Butte Drive may need
to be closed. However, this is the only public street entrance into the Shiloh subdivision currently. The City
should evaluate providing an alternative access point for the subdivision to enable the potential closure of
the railroad crossing at Butte Drive to allow the completion of a railroad quiet zone through the Wellborn
District.
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26CSTX.GOV | WELLBORN DISTRICT PLAN
Strategic Actions
IM.1 Add a new 2 Lane Minor Collector connection from the extension between McCullough Road
and Brewster Drive to Barron Cut-off Road. The connection between the extension of Brewster
Drive and McCullough Road and Barron Cut-Off Road provides a north/south thoroughfare parallel to
FM 2154.
IM.2 Revise various proposed sidewalks and bicycle facilities to shared-use paths. These changes
support the plan vision for a rural context mobility system while meeting the City’s goal of a safe and
connected multi-mobility network. These revisions are on I&GN Road, South Dowling Road, Barron
Cut-off Road, Victoria Avenue, Woodlake Drive, Royder Road, and Greens Prairie Road.
IM.3 Revise the proposed bicycle route to a shared-use path along I&GN Road. The shared-use
path meets the goals for a safer, off-street option for bicycling and walking and helps maintain the
rural road character for I&GN Road.
IM.4 Add a shared-use path along FM 2154. As the Texas Department of Transportation improves FM
2154, they intend to add a shared-use path along the project. Adding this to City plans acknowledges
the provided facility.
IM.5 Add a shared-use path along McCullough Road. Adding this shared-use path connects north/
south and east/west bicycle and pedestrian routes inside the plan boundary and to surrounding
areas.
IM.6 Extend Live Oak Street from its current terminus near Church Street to McCullough
Road. This facilitates Live Oak Street becoming a “main street” within the Wellborn District. It also
establishes a parallel route through a main commercial area.
IM.7 Relocate the existing railroad crossing at South Dowling Road to align with the Royder Road
intersection with FM 2154. Coordinate with Union Pacific Railroad to relocate the railroad crossing
to increase safety and connectivity.
IM.8 Evaluate an alternative entrance into the Shiloh Subdivision to potentially close the railroad
crossing at Butte Drive. Assess the feasibility of possible locations for an alternative access. If a
viable alternative is identified, construction of the alternative will help facilitate implementation of a
continuous railroad quiet zone corridor.
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27CSTX.GOV | WELLBORN DISTRICT PLAN
The success of the Wellborn District Plan requires the commitment of the City and
the community to implement the goals of this plan. This chapter lays out several
implementation methods and funding sources for accomplishing the goals and
actions contained within the plan. Additionally, the implementation matrix outlines
the timeframe, establishes implementation responsibilities and administration, and
determines possible funding sources for actions within the plan.
PLAN
IMPLEMENTATION4
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28CSTX.GOV | WELLBORN DISTRICT PLAN
Implementation Methods
Generally, the actions of this plan fall into one of five methods: capital improvement, focused planning
effort, policy-based decision, project/program, or regulation. Implementation of each category requires
unique approaches and produces different results. Table 4.1: Implementation Matrix indicates the most
appropriate implementation method for each action.
CAPITAL IMPROVEMENTS
Capital improvements are large-scale infrastructure projects that the City pursues through the Capital
Improvement Projects department. These expansion, modification, rehabilitation, and replacement projects
include streets, utilities, parks, and public facilities and buildings. To be implemented, actions in this
category need to be added to the Capital Plan, funded, and constructed.
FOCUSED PLANNING EFFORTS
Focused planning efforts are studies, plans, and designs that various City departments complete to identify
specific steps needed for implementation. Actions in this category need to be analyzed with resulting
recommendations. Implementation of the recommendations is commonly pursued under a different action.
This Wellborn District Plan is a focused planning effort.
POLICY-BASED DECISIONS
Policy-based decisions are direction that the Planning and Zoning Commission and City Council provide
to City staff. These decisions get implemented in various policy, regulatory, and guidance documents to
implement the direction from the elected and appointed officials of College Station. Direction should be
sought on actions in this category, and City staff should take the appropriate steps for implementation.
PROJECTS AND PROGRAMS
Projects and programs are the broadest category of plan actions. These can include projects that are not
considered capital improvements and programs that the City organizes administratively. Implementation of
actions in this category should be assessed individually as there are a variety of ways to accomplish these
actions. Generally, the action provides an indication of what implementation should consider and how it
might be implemented.
REGULATIONS
Regulations are developed by the City to guide or permit allowable activities within College Station.
These can include modifications to the City of College Station Code of Ordinances, including the Unified
Development Ordinance (UDO), or another regulatory document under the jurisdiction of the City of College
Station. To be implemented, actions in this category should be adopted in their respective regulatory
documents.
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29CSTX.GOV | WELLBORN DISTRICT PLAN
Funding
Funding for plan actions come from a variety of sources. Generally, the actions in the Wellborn District Plan
can be funded by one or more of the following sources: City department budgets, the Capital Improvement
Projects fund, state and federal grants, and/or private investment. All funding options should be explored,
but Table 4.1: Implementation Matrix indicates the funding mechanisms that City staff have identified as
most appropriate or likely to complete the action.
DEPARTMENTAL BUDGETS
Funding projects through City departmental budgets can be accomplished in two ways: using available
funds and directing them towards the project or through service level adjustments (SLAs). SLAs are
approved as part of the annual City budget process and can be for one-time or recurring expenses. Many of
the actions in the Wellborn District Plan can be accomplished through departmental budgets.
CAPITAL IMPROVEMENTS
These are large infrastructure improvements
that are most likely to be funded through
the Capital Improvement Program funds.
The projects from these funds are prioritized
and budgeted on a rolling five-year Capital
Plan. These funds are also allocated during
the annual City budget process as one-time
expenses.
STATE AND FEDERAL FUNDING
Funding opportunities from the state and
federal government are also available,
particularly in the areas of transportation and
the environment. These funds are primarily
available through grants but may also be
through specific budget appropriations.
Often, grant funding includes local matching
requirements. Included in this funding source
is Community Development Block Grants
(CDBG) funds. A portion of the Wellborn area
located west of FM 2154 (Wellborn Road) is
currently eligible for CDBG funding. Eligibility
may change in future years with updated
Census data.
PRIVATE INVESTMENTS
Outside of government funding, private
investments can be pursued through
development exactions within the UDO,
foundation investments, or donations to the
City for specific projects.
Page 156 of 206
Table 4.1: Implementation Matrix
CHAPTERACTION NUMBERACTION ITEM TASK TYPE
IMPLEMENTATION TIMELINE
CITY – RESPONSIBLE PARTY PARTNERS – INTERNAL PARTNERS – EXTERNAL
FUNDING SOURCES
Short (1-3 years)Medium (4-7 years)Long (8-10 years)CITY / DEPT. BUDGETSCIP BUDGETGRANTSPRIVATECHAPTER 2: DISTINCTIVE PLACESDP.1
Amend the Comprehensive Plan Future Land Use & Character Map and corresponding categories to incorporate the recommended modifications for Wellborn. This includes retiring the prior Wellborn land uses, assigning future land uses as determined through this
planning process, and revising the appropriate future land use categories to specify where the Wellborn-specific zoning districts are the
only zoning districts allowed within the plan boundary.
Policy-based
decision X Planning & Development Services X
DP.2
Retool the Wellborn zoning districts into a design district in the Unified Development Ordinance. To highlight the unique character of
developments within the Wellborn District, the Wellborn-specific zoning districts should be reworked into a design district. The zoning
standards should also be evaluated to determine if additional modifications are needed to enhance the rural character of Wellborn.
Policy-based decision X Planning & Development Services Residents of Wellborn X
DP.3
Create a village center around Live Oak Street to facilitate the area becoming the new “main street” for the Wellborn District. Revising the future land uses, extending Live Oak Street to connect to McCullough Road, implementing the revised design district standards and other appropriate place making strategies will help realize the vision for a new “main street” one block away from FM 2154. This change may also help spur additional small- scale commercial development along Live Oak Street.
Policy-based decision, regulation, and capital improvement
X Planning & Development Services Capital Improvement Projects X X X
DP.4
Work with residents and business owners to assess the potential need, benefit, and structure of creating a Wellborn District Association. A Wellborn District Association comprised of local residents and business owners could collectively initiate actions to improve the Wellborn District and coordinate local events. Having an association registered with the City facilitates information sharing and courtesy notifications, including updates on development activity and City projects within the district.
Project / program X Neighborhood Services Economic Development & Tourism Planning & Development Services Residents of Wellborn X X
DP.5 Work with community stakeholders to create identification and gateway signage. These placemaking features should have details that reflect the community’s rural context. Consider including a central gateway element near the Post Office. City staff should collaborate with stakeholders on funding and location opportunities for improvements that highlight the Wellborn District identity.
Capital improvement X Planning & Development Services Capital Improvement Projects Residents of Wellborn X X X
DP.6 Create opportunities for residents and visitors to engage with the history of the Wellborn District. The Wellborn District predates the incorporation of the City of College Station with a rich history. A history of Wellborn was prepared in 2010 and could be a resource for the identification and preservation of the local history.
Project /
program X Planning & Development Services Neighborhood Services Economic Development & Tourism Residents of Wellborn X X
DP.7 Conduct enhanced outreach and educational efforts about local ordinances, Code Enforcement, and the SeeClickFix program. To expand the spread of information and encourage compliance with the Code of Ordinances, Code Enforcement officers could proactively share educational materials or host workshops in the Wellborn District.
Project / program X Community Services Planning & Development Services X
CHAPTER 3: INTEGRATED MOBILITYIM.1
Add a new 2 Lane Minor Collector connection from the extension between McCullough Road and Brewster Drive to Barron Cut-off
Road. The connection between the extension of Brewster Drive and McCullough Road and Barron Cut-Off Road provides a north/south
thoroughfare parallel to FM 2154.
Policy-based decision X Planning & Development Services X
IM.2 Revise various proposed sidewalks and bicycle facilities to shared-use paths. These changes support the plan vision for a rural context mobility system while meeting the City’s goal of a safe and connected multi-mobility network. These revisions are on I&GN Road, South Dowling Road, Barron Cut-off Road, Victoria Avenue, Woodlake Drive, Royder Road extension, and Greens Prairie Road.
Policy-based decision X Planning & Development Services X
IM.3 Revise the proposed bicycle route to a shared-use path along I&GN Road. The shared-use path meets the goals for a safer, off-street option for bicycling and walking and helps maintain the rural road character for I&GN Road.Policy-based decision X Planning & Development Services X
IM.4 Add a shared-use path along FM 2154. As the Texas Department of Transportation improves FM 2154, they intend to add a shared-use path along the project. Adding this to City plans acknowledges the provided facility.Policy-based decision X Planning & Development Services X
IM.5 Add a shared-use path along McCullough Road. Adding this shared-use path connects north/south and east/west bicycle and pedestrian routes inside the plan boundary and to surrounding areas.Policy-based decision X Planning & Development Services X
IM.6 Extend Live Oak Street from its current terminus near Church Street to McCullough Road. This facilitates Live Oak Street becoming a “main street” within the Wellborn District. It also establishes a parallel route through a main commercial area.Capital improvement X Capital Improvement Projects Planning & Development Services Public Works X X X
IM.7 Relocate the existing railroad crossing at South Dowling Road to align with the Royder Road intersection with FM 2154. Coordinate with Union Pacific Railroad to relocate the railroad crossing to increase safety and connectivity.Capital improvement X Capital Improvement Projects
City Manager’s Office Public WorksPlanning & Development Services
Union Pacific Railroad Texas Department of Transportation X X
IM.8
Evaluate an alternative entrance into the Shiloh Subdivision to potentially close the railroad crossing at Butte Drive. Assess the
feasibility of possible locations for an alternative access. If a viable alternative is identified, construction of the alternative will help
facilitate implementation of a continuous railroad quiet zone corridor.
Capital improvement X Capital Improvement Projects Planning & Development Services City Manager’s Office Public Works Union Pacific Railroad Texas Department of Transportation X X X
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31CSTX.GOV | WELLBORN DISTRICT PLAN
APPENDIX A:
EXISTING CONDITIONS
Surrounding Context
The Wellborn community was annexed into the City of College Station in April 2011. The Wellborn
Community Plan, which gave residents a voice in managing the growth and development of the area,
was adopted shortly thereafter in April 2013 and included a planning horizon from 2013 to 2023. The plan
helped address concerns raised by residents that the rural and historic community character would be
lost as development pressure loomed. As the Wellborn Community Plan reaches the end of its planning
horizon, the City of College Station reexamined the area to analyze the changes that have occurred in the
previous 10 years and prepare for the next 10 years. Renamed the Wellborn District Plan, this plan update
aims to create a cohesive district that reflects the residents’ vision for the community, recognizes the unique
character of Wellborn, and supports the overall vision of College Station.
The Wellborn District is in the southwest portion of the city and intersects the extraterritorial jurisdiction.
The City enforces land use, zoning, and subdivision and development standards within the city limits, but
only regulates the subdivision of land within the extraterritorial jurisdiction. The City cannot enforce or
establish regulatory tools to manage growth along the city’s periphery.
The boundary of the area mirrors that of the Wellborn Community Plan, reflective of this plan’s intention
to focus on the core of the historical Wellborn area. When the 2023 planning effort began, staff analyzed
the area holistically including the impacts of several nearby subdivisions. Due to resident concern over
potentially expanding the plan boundary to include surrounding areas, the original plan boundary has been
retained.
Demographics
The Wellborn District’s population has remained consistent over the past 10 years. The Wellborn District
population increased from approximately 300 people in 2013 to 468 in 2023, an increase of 56% based
on estimates from the ESRI Living Atlas. The population makes up approximately 0.3% of the total city
population.
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32CSTX.GOV | WELLBORN DISTRICT PLAN
AGE & SEX
The current social makeup of the Wellborn District is an even mix of age groups and sex. The largest single
age range is individuals between 15-24 years old, which comprise 18% of the district population based
on estimates from the ESRI Living Atlas. Individuals between 25-34 years old make up roughly 13.5% of
the population, 15% are between the ages of 35-44 years old, 12.5% are between the ages of 45-54 years
old, and 9.5% are between 55-64 years old. The residents are 50% female and 50% male. The district is
comprised of people of all ages and is distributed evenly between women and men.
RACE & ETHNICITY
The area has a higher percentage of individuals who identify as White at 70% as compared to 62.3%
citywide. The district also has 14% of people who identify as Hispanic, 12% who identify as Asian, 11% who
identify as two or more races, 4% who identify as Black or African American, and 3% who identify as some
other race based on estimates from the ESRI Living Atlas. When comparing these percentages to the city,
Wellborn has a less racially diverse population than the city.
FAMILY SIZE & INCOME
As of 2023, the population estimate of the district is 468 individuals. There are 74 households within the
district with an average family size of 3.6 individuals. The median household income is $98,276 and the per
capita income is $43,946 based on estimates from the ESRI Living Atlas. When looking at the rest of the
city, the district has a higher average household income and a lower per capita income.
EDUCATION
Educational attainment data is reflected in the
American Community Survey by respondents
selecting their highest level of educational attainment.
This is measured by calculating the number of
residents who have graduated from high school and/
or graduated from college. A majority of the population
within the Wellborn district have achieved a bachelor’s
degree or a graduate degree, representing roughly
64% of area residents. Approximately 10% hold an
associate degree, 15% have attended some college
without graduating, and 9.5% are high school
graduates. Wellborn residents have graduated college
at a similar rate compared to the rest of College
Station.
When looking at all demographic data presented, this
district is less racially diverse, has a higher median
income, and is more evenly distributed by age than
College Station as a whole. This can be attributed to
the location of the district within the city, as it is farther
away from the Texas A&M University campus and
predominantly contains medium to low-density single-
family residences and large acreage properties, which
often are owned by more affluent residents.
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33CSTX.GOV | WELLBORN DISTRICT PLAN
District Character
EXISTING LAND USE
The district is primarily made up of a mix of single-family residential lots and undeveloped land, with
some commercial and light industrial uses as well. Residential uses make up just over 39% of the area
and approximately 36% of the area is undeveloped, reflecting the rural character of the area. Public and
semi-public uses comprise just over 10% of the land uses in the district, and the remaining areas are light
industrial or commercial uses, including retail and restaurants.
FUTURE LAND USE
The future land use designations within the district are grounded in historical land use patterns. In 2013,
the Wellborn Community Plan classified future land uses into eight categories – Wellborn Business Park,
Wellborn Commercial, Wellborn Suburban, Wellborn Restricted Suburban, Wellborn Preserve, Wellborn
Preserve-Open, Wellborn Estate, and Wellborn Estate-Open. Other future land uses in the area include
Estate Residential, Suburban Residential, Institutional/Public, Natural & Open Areas, and Rural, all of
which support the rural character represented in the original Wellborn Community Plan. During the 2021
Comprehensive Plan Update, the eight land use designations specific to the Wellborn area were grouped
and depicted simply as Wellborn, while also retaining the underlying future land uses. This change was
made in anticipation of this Wellborn District Plan update effort in 2023, recognizing that residents would be
reengaged to further discuss the future of Wellborn. Appropriate modifications to the future land uses will
be made with this planning effort. In general, anticipated changes will continue to prioritize maintaining rural
character with open space that is both privately and publicly held and small-scale commercial uses that
support nearby low-density residential properties.
ZONING
The zoning of the area reflects the future land use categories detailed above and the vision of the Wellborn
Community Plan. One of the recommendations from the 2013 plan was the creation of several Wellborn-
specific zoning districts. Following the plan’s adoption, staff created the WC Wellborn Commercial, WRS
Wellborn Restricted Suburban, and WE Wellborn Estate zoning districts in late 2016. Only the WC Wellborn
Commercial and WRS Wellborn Restricted Suburban zoning districts actively exist on properties within the
district today, though the WE Wellborn Estate zoning is still an available option for property owners.
There are currently four zoning districts on the ground within the district – WC Wellborn Commercial,
SC Suburban Commercial, WRS Wellborn Restricted Suburban, and R Rural. The zoning in Wellborn
reflects the low-density residential and commercial uses of the area. The properties zoned SC Suburban
Commercial were zoned before the creation of the WC Wellborn Commercial zoning district. A few
properties have made use of PDD Planned Development Districts, which is a customized zoning district
option that utilizes a base zoning of one of the other districts mentioned above with modifications. PDD
Planned Development Districts within the area have primarily been utilized for moderate-density single-
family subdivisions. Properties that are zoned R Rural account for 85.5% of the area. When areas are
annexed into the City of College Station, they are assigned the R Rural zoning designation. The majority of
lots in Wellborn have not undergone a zoning change since annexation.
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Page 162 of 206
36CSTX.GOV | WELLBORN DISTRICT PLAN
HOUSING CHARACTERISTICS
Housing in the district illustrates the single-family nature of the area. According to the ESRI Living Atlas,
83% of the 163 housing units are owner-occupied, which is an increase from 2010 when 65% of the
83 housing units were owner-occupied. This trend is also seen in the number of housing units that are
registered with the City’s Rental Registration program which sits at only 12%. Of the owner-occupied
housing units, the average home value is $375,000 which is higher than the city’s average home value of
$368,995 as of July 2023.
NEIGHBORHOOD CENTERS
Neighborhood centers are areas where individuals naturally congregate when they are outside of their
homes. This includes schools, churches, commercial areas, or a general gathering point that primarily
serves residents. Three schools operated by the College Station Independent School District serve the
Wellborn area and neighborhoods nearby. Wellborn Middle School is located within the boundary of
this planning effort while Greens Prairie Intermediate School and Pecan Trail Elementary School are just
outside of it. There are also several churches in the area including Wellborn Baptist Church, Saint Meena
Coptic Orthodox Church, and Salem Baptist Church. Additional neighborhood centers include the Wellborn
Community Center and America’s Country Store that both act as congregating locations while catering to
different needs for residents.
Page 163 of 206
37CSTX.GOV | WELLBORN DISTRICT PLAN
CODE ENFORCEMENT
Code Enforcement responds to complaints made regarding a wide range of issues that typically do not
require the attention of law enforcement. The district had 114 code enforcement cases in the past decade
ranging from illegal signs and use violations to property maintenance complaints. The most common
code violations were illegal signs, amounting to just over 25% of cases. The City regulates and permits
signage under specific standards. If a property does not have its signage permitted through the City, then
this would result in a code enforcement case violation. The second highest violation at just over 20% was
violating the City’s Rental Registration program requirement. These violations were usually due to properties
still functioning as a rental without renewing their registration with the City. The third largest issue was
general property maintenance concerns with almost 15% of all cases. During these investigations, Code
Enforcement officers reach out to property owners to ensure their structure is safe to live in and help them
find resources to ensure the structure complies with the City of College Station Code of Ordinances.
Table A.1, Code Enforcement Cases, 2012-2022 reflects the past 10 years of code enforcement cases
within the district.
Table A.1: Code Enforcement Cases, 2012-2022
Code Violation Type Number of Cases
Accumulation of Trash
Trash over-flow, typically in yards 5
Cans Out After Collection Day
Trash cans still on curb after trash collection day 0
Illegal Signs
Signs that are being displayed are prohibited per the City Code 29
Junk Motor Vehicles
Dilapidated cars are left in the yard, visible from the street 12
Liquor License Expired
Business establishments running with an expired liquor license 3
Non-Specific Investigation
General inquiries/complaints that don’t fit into a specific violation-type 3
Open Storage
Storage visible from the street 0
Parking
Illegal parking violations 4
Property Maintenance
Property is not being maintained, including structural and safety issues 17
Rental Registration
A property’s Rental Registration with the City has expired 23
Use Violations
Prohibited use type is being used 15
Weeds & Grass
A property’s yard is not being properly maintained 3
Page 164 of 206
[INSERT 11X17 CODE ENFORCEMENT CASE DENSITY MAP] CODE ENFORCMENT DENSITY*
MID HIGHLOW
Code Enforcement
Case Density
Code Enforcement Cases collected by the
College Station Code Enforcement Division
from 2012-2022 was used to map code issues.
These are cases concerning compliance with
*Based on the number of cases
within a 250 foot radius
codes related to: parking, weeds & grass,
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Page 165 of 206
39CSTX.GOV | WELLBORN DISTRICT PLAN
DEVELOPMENT ACTIVITY
The City of College Station manages requests and reviews of development proposals and administers
development standards through a variety of processes. One development project often necessitates
multiple processes, reviews, permits, and inspections before it can be constructed and occupied. An
example is a new commercial center that could require a Final Plat, a Development Permit, a Site Plan
Review, an Architectural Review, and a Building Permit with inspections. Another example is a new
residential subdivision that could require a Zoning Map Amendment, a Preliminary Plan, Final Plats, and
Building Permits with inspections.
Each project is analyzed for the permits or reviews that will be needed, and in what order those must be
obtained. Each permit or review undergoes review by numerous staff in various departments throughout
the City. Before the initiation of a project, the City offers pre-application conferences that allow all applicable
reviewing departments to communicate the expectations of the project clearly to a future applicant to assist
with quicker reviews down the line.
Table A.2, Development Activity, 2012-2022 shows archived and approved project applications over the
last 10 years within the district boundaries. Common applications included rezonings to districts supported
by the Wellborn Community Plan, site plans for commercial properties, and right-of-way permits. Pre-
application conferences were also common and the frequency of these has increased in recent years, which
shows increasing pressures to develop within the area.
Table A.2: Development Activity, 2012-2022
Review Type Number of Reviews
Annexations 2
Appeals, Waivers, and Variances 1
Architectural Reviews 8
Commercial Final Plats 1
Comprehensive Plan Amendments 3
Development Permits 3
Pre-Application Conferences 26
Preliminary Plans 1
Residential Final Plats 3
Rezonings 10
Right-of-Way Permits 6
Site Plans 9
Page 166 of 206
[INSERT 11X17 NEW DEVELOPMENT MAP] FM 2154FM 2154
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Page 167 of 206
41CSTX.GOV | WELLBORN DISTRICT PLAN
PUBLIC INVESTMENTS
As the Wellborn District and surrounding areas have grown, the City has continued to invest in designing,
rehabilitating, and constructing streets to continue to support commuters into, out of, and through the area.
The two primary capital improvement projects that have been completed in the last 10 years were Royder
Road Rehabilitation Phases 1-3 and Greens Prairie Trail Phases 1-3. The Royder Road Rehabilitation project
included the realignment and widening of the road from the north of Backwater Drive to Wellborn Road
which reclassified the road as a major collector with sidewalks and bike lanes on both sides of the road.
This project was largely in response to Wellborn Middle School, Greens Prairie Elementary School, and
Pecan Trail Intermediate School being built and increasing the amount of traffic flow in the area. The Greens
Prairie Trail (now Greens Prairie Road) project widened the road to a 4 Lane Minor Arterial with bike lanes
and sidewalks. These projects directly achieved the Wellborn Community Plan’s action items M1.2, M8.2,
M2.2, and M3.1 which state that road improvements, such as road maintenance and rehabilitation, be made
for Greens Prairie Road, Greens Prairie Road W, Royder Road, and Victoria Avenue. Other projects pursued
under these action items include road improvements on McCullough Road, Church Street, Madison Street,
and Live Oak Street, in which the City provided preventative road maintenance to the street pavement that
included lane stripes and bicycle markers for a protected bike lane.
Economic Indicators
The development in the area has primarily been residential, but
the area has seen some commercial growth as well. According to
the data provided by the ESRI Living Atlas, the district currently
contains approximately 55 different businesses and employs 377
individuals which equates to roughly 7 employees per business. That
is considerably lower than the city’s overall average of 12.5 employees
per business.
Property ownership stability is an important indicator of how
frequently new people or businesses are occupying the area. Of the
279 properties, 120, or 43%, were owned by the same entity in 2017
and 2022. Of those properties, 42, or 15%, were owned by the same
entity in 2012 and 2022. This data shows that more than 80% of
properties changed hands in the past 10 years, indicating a significant
turnover in property ownership and change within the district.
Mobility
STREETS
The Thoroughfare Plan within the City’s Comprehensive Plan details the location and size of existing and
future major roadways throughout College Station. It is based on the projected traffic demand resulting
from the anticipated growth in population and employment and is guided by the Future Land Use &
Character Map. It includes the location of streets which may need to be constructed, extended, or improved
and the number of lanes for each thoroughfare in the system. Functional classifications for thoroughfares
differentiate the number of vehicles they are anticipated to accommodate and the number of lanes that are
required. In the Wellborn Community Plan, action item M1.1 specified removing several streets from the
Thoroughfare Plan to further retain the rural characteristics of the community. This is now reflected in the
current classifications of thoroughfares within the district.
Page 168 of 206
42CSTX.GOV | WELLBORN DISTRICT PLAN
The highest classification road within the district is Wellborn Road (FM 2154), which is a future 4 Lane
Major Arterial that runs along the Union Pacific Railroad. Greens Prairie Road is a partially constructed
existing 4 Lane Minor Arterial between Wellborn Road and Royder Road. The remaining section to be
improved was approved on the 2022 Brazos County Bond Proposition A and is anticipated to be complete
within the next five years. Royder Road is also a future 4 Lane Minor Arterial. Victoria Avenue is a proposed
2 Lane Major Collector and Creek Meadow Boulevard North is an existing 2 Lane Minor Collector. Three
streets within the district are proposed 2 Lane Minor Collectors: McCullough Road, Live Oak Street, and
South Dowling Road.
BICYCLES
In conjunction with the Comprehensive Plan, the Bicycle, Pedestrian, and Greenways Master Plan works to
expand the bicycle and pedestrian network through the development of facilities on new and rehabilitated
streets, off-street shared-use paths, and along the city’s greenways.
There are currently 0.7 miles of existing bike lanes within the district. The Bicycle, Pedestrian, and
Greenways Master Plan calls for an additional 2.2 miles of proposed bike facilities and 0.5 miles of proposed
bike routes. There are currently bike racks provided in four different locations across the district, including
Wellborn Middle School, the Magruder Office, TDI Brooks International Lab, and Wellborn Business
Park. There are also bike racks located at Pecan Trail Elementary School and within the Creek Meadows
subdivision, though these are outside of the district boundary.
SIDEWALKS
There are currently roughly 2.4 miles of existing sidewalks within the district and 2.7 miles that are proposed
to be developed in the future. Similar to decreasing the intensity of the street classifications, the Wellborn
Community Plan also called for the removal of proposed sidewalks within the Bicycle, Pedestrian, and
Greenways Master Plan on McCullough Road, Greens Prairie Road West, I&GN Road, and South Dowling
Road. During the public engagement for the Wellborn Community Plan, residents mentioned the desire
to maintain rural open ditch section roads, arguing that sidewalks did not reflect the rural character they
desired. These changes were ultimately incorporated into the Bicycle, Pedestrian, and Greenways Master
Plan.
Page 169 of 206
[INSERT 11X17 THOROUGHFARE PLAN MAP]
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Page 170 of 206
[INSERT 11X17 BICYCLE PLAN MAP]
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Page 171 of 206
[INSERT 11X17 PEDESTRIAN PLAN MAP]
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Page 172 of 206
46CSTX.GOV | WELLBORN DISTRICT PLAN
TRANSIT
Neither Brazos Transit District nor Texas A&M University Transportation Services offer transit service in
the Wellborn District. College Station Independent School District has bus routes serving students who
live in the neighborhoods that feed into their schools. Residents in the Wellborn District depend heavily on
personal automobiles to navigate around the area and the city.
CRASH DATA
Over the last 10 years, there have been 154 vehicular crashes within the district. Out of these, 147, or 95%,
were indicated to be minor crashes and either had no injuries, suspected minor injuries, or possible injuries.
Of the crashes, 105, or 68%, occurred on Wellborn Road (FM 2154), the largest thoroughfare in the district.
Page 173 of 206
[INSERT 11X17 CRASH DENSITY MAP]
CRASH DENSITY*
MID HIGHLOW
1 FM 2154 & S DOWLING RD
2 FM 2154 & CHURCH ST
3 VICTORIA AVE & ROYDER RD
4 FM 2154 & VICTORIA AVE
5 FM 2154 & BETWEEN MCCULLOUGH RD
& BARRON CUT-OFF RD
Crash Density
TOP 5 INTERSECTIONS
WITH CRASHES
Crash data collected by the College
Station Police Department from 2012-
2022 was used to map tra ic accidents
spanning all modes of transportation.
*Based on the number of crashes
within a 250 foot radius
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MAP A.8
Page 174 of 206
48CSTX.GOV | WELLBORN DISTRICT PLAN
Utilities
The Wellborn district is served by College Station Utilities (CSU), Bryan Texas Utilities (BTU), and Wellborn
Special Utilities District (Wellborn SUD), depending on the utility and property location. Wellborn SUD
provides water service, CSU provides wastewater service to approximately 9% of the district, and BTU
provides electric service for the area. Outside of the CSU wastewater service boundary specified by the
Certificate of Convenience and Necessity (CCN), most residents in the district are on septic systems.
The district is limited in what types of developments it can sufficiently support due to various utility
constraints. Wastewater capacity is a primary limiting factor since most developments are not connected
to the City’s sewer system and must maintain a 1-acre or greater lot size for septic system requirements.
All development proposals in the Wellborn District must get approvals from the applicable providers before
they can begin development. Staff from all three organizations have and will continue to share information
pertinent to utility provision and utility planning within the district.
Floodplain
While there is no FEMA-identified floodplain within the district, there are several tributaries throughout
the area providing natural drainage as part of the Peach Creek Drainage Basin. Further research and
identification studies are needed to determine precise floodplain boundaries in the district.
Conclusion
Analyzing the current conditions of the Wellborn District provides context for the plan update process.
This data supports and informs residents, participants, and City staff to guide the decisions made when
envisioning the future of the Wellborn District. The existing conditions of this district largely reflect the
implementation of the original Wellborn Community Plan which has helped maintain the rural character
of the area. This includes limited sidewalks connecting community areas, decreasing the functional
classifications of some thoroughfares, and creating Wellborn-specific zoning districts, all of which aid in
maintaining the rural character and feel of the Wellborn area. This planning effort should be intentional to
guide the next decade of development and build on past successes by anticipating and guiding growth
pressures and identifying additional ways to embrace the spirit of Wellborn.
Page 175 of 206
[INSERT 11X17 WATER SERVICE AREAS MAP]
Water Service
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MAP A.9
Page 176 of 206
[INSERT 11X17 WASTEWATER SERVICE AREAS MAP]
Wastewater
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Page 177 of 206
[INSERT 11X17 ELECTRIC SERVICE MAP]
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MAP A.11
Page 178 of 206
[INSERT 11X17 FLOODPLAIN MAP]
Floodplain
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Page 179 of 206
53CSTX.GOV | WELLBORN DISTRICT PLAN
APPENDIX B: PUBLIC
ENGAGEMENT SUMMARY
Public participation and input are critical to any planning effort. The knowledge and
experience of residents help City staff understand the concerns of the community
and adjust the plan accordingly. The City of College Station places a high priority on
receiving and responding to resident feedback; to that end, City staff offered numerous
engagement opportunities in various formats to empower everyone to have their
voices heard. The following describes those opportunities and summarizes the public
feedback.
Page 180 of 206
54CSTX.GOV | WELLBORN DISTRICT PLAN
WORKING GROUP MEETING – JANUARY 18, 2023
After compiling the existing conditions data, the Working
Group held its kick-off meeting to discuss the project,
lessons learned from the Wellborn Community Plan, and
goals for the new planning effort. This meeting included
a community listening session, which gave City staff a
good jumping off point for the entire planning effort.
AREA-WIDE MEETING – JANUARY 24, 2023
Before this meeting, City staff mailed fliers to property
and business owners within the planning area with
details for this meeting along with future meetings on
February 28, March 21 (virtual meeting), and May 30.
This first area-wide meeting centered on defining the
scope of the project and continued the community
listening session from the January 18 Working Group
meeting.
VIRTUAL ENGAGEMENT SITE – FEBRUARY TO JUNE 2023
In addition to the in-person meetings, staff offered numerous opportunities to provide feedback throughout
the planning effort. The site launched with more information on the timeline of the planning effort, ideas
on goals from the first phase meetings, and a map where individuals could provide ideas, things they liked,
and things they wanted to see changed. The virtual engagement site also hosted a comment map for the
proposed changes to the Thoroughfare Plan and Bicycle, Pedestrian, and Greenways Master Plan.
WORKING GROUP MEETING – FEBRUARY 15, 2023
The Working Group met to discuss the feedback City staff received from the January 18 and 24 meetings.
One of the main themes from the listening session was maintaining a rural character. In an effort to clarify
that concept, the Working Group identified specific characteristics and land uses that would help to keep
Wellborn rural.
AREA-WIDE MEETING – FEBRUARY 28, 2023
Building upon the feedback from the February 15 meeting, City staff led participants in the same activities
to identify the rural character and where different land uses should be located to achieve the goals of
the community. The results of this meeting and the February 15 meeting were, among other things, used
to establish the proposed changes to the Comprehensive Plan’s Future Land Use & Character Map,
Thoroughfare Plan, and the bicycle and pedestrian maps within the Bicycle, Pedestrian, and Greenways
Master Plan.
VIRTUAL AREA-WIDE MEETING – MARCH 21, 2023
The virtual area-wide meeting focused on gathering feedback on the plan goals and actions from people
who may not have been able to make it to the previous meetings. Incorporating the feedback from the
virtual meeting and all of the previous meetings, staff began drafting the plan actions.
Page 181 of 206
55CSTX.GOV | WELLBORN DISTRICT PLAN
COMBINED WORKING GROUP & AREA-WIDE MEETING – APRIL 12, 2023
At the first meeting of the planning effort, several questions were asked and concerns raised, about various
infrastructure components, including sewer capacity, roadway capacity, and the FM 2154 (Wellborn Road)
widening project. To address those concerns, staff from the City of College Station Water Services and
Capital Improvements departments and representatives from the Texas Department of Transportation
presented on infrastructure capacity and any planned improvements. Planning & Development Services
staff were present to facilitate the meeting and receive community feedback.
WORKING GROUP MEETING – MAY 16, 2023
City staff presented proposed changes to the Comprehensive Plan Future Land Use & Character Map,
Thoroughfare Plan, and the bicycle and pedestrian maps within the Bicycle, Pedestrian, and Greenways
Master Plan based on the feedback received throughout the planning process and received feedback from
the Working Group.
AREA-WIDE MEETING – MAY 30, 2022
After incorporating the comments from the May 16 Working Group meeting, City staff presented proposed
changes to the Comprehensive Plan Future Land Use & Character Map, Thoroughfare Plan, and the bicycle
and pedestrian maps within the Bicycle, Pedestrian, and Greenways Master Plan. Following this meeting,
staff collated feedback from the previous phases of the planning effort and worked to write the Wellborn
District Plan. Participant responses were incorporated into the plan before it was finalized.
WORKING GROUP MEETING – AUGUST 23, 2023
The Working Group met before the Wellborn District Plan was finalized to discuss and finalize the plan
actions prior to the final area-wide meeting.
AREA-WIDE MEETING – AUGUST 30, 2023
After finishing the Wellborn District Plan, City staff organized a final area-wide meeting to ensure the plan
matched the vision of the community and gather any final suggestions or edits before bringing the plan
forward for adoption.
Page 182 of 206
56CSTX.GOV | WELLBORN DISTRICT PLAN
Thank you to the following individuals and groups who
contributed to the preparation of the Wellborn District Plan.
WELLBORN WORKING GROUP
Acknowledgements
David L. Alexander
Elizabeth Appleby
Dan Casey
Jane Cohen
Robert Cohen
Barry Creighton
Barry Ely
Mark Feldhake
Tim Foster
Stephen Fuchs
Jill George
Robert Grabowsk
Ryan Harrington
Shelly Humphrey
Kevin Kuklis
D. Bradley Laauwe
Shauna Laauwe
Jeff Lehde
Richard Lynn
Thomas Marty
Mike McCleary
Dan McMillan
Erik Moratzka
William Murphy
Bert Nitzke
Rabevra Ofczarzak
Gitta M Pap
Casey Richardson
Ervin Richardson
Lynn Ruoff
Bob Ruth
Kathy Scott
William Scott, Layla
Hensarling Wright
Tony Watson
Tim Wolff
Edward Wren
Larry Young
CITY COUNCIL
John Nichols, Mayor
Mark Smith, Place 1
William Wright, Place 2
Linda Harvell, Place 3
Elizabeth Cunha, Place 4
Bob Yancy, Place 5
Dennis Maloney, Place 6
PLANNING & ZONING COMMISSION
Dennis Christiansen, Chairperson
Marcus Chaloupka
Aron Collins
Jason Cornelius
Melissa McIlhaney
Bobby Mirza
David White
Page 183 of 206
57CSTX.GOV | WELLBORN DISTRICT PLAN
ADMINISTRATION
Bryan Woods, City Manager
Jeff Capps, Deputy City Manager
Jeff Kersten, Assistant City Manager
Jennifer Prochazka, Assistant City Manager
PLANNING & DEVELOPMENT SERVICES
Michael Ostrowski, CEcD, AICP, Director
Molly Hitchcock, AICP, Assistant Director
Alyssa Halle-Schramm, AICP, LEED GA, Long Range Planning Administrator
Naomi Sing, Staff Planner – Project Manager
Carl Ahrens, Transportation & Mobility Planner
Anthony Armstrong, P.E., CFM, Land Development Review Administrator
Katherine Beaman-Jamael, Graduate Transportation & Mobility Engineer
Samantha Beckman, Planning Intern
Brian Binford, CBO, Building Official
Erika Bridges, P.E., CFM, Assistant City Engineer
Carol Cotter, P.E., CFM, City Engineer
Matthew Ellis, AICP, Senior Planner
Crystal Fails, Staff Assistant
David Hahn, GIS Technician
Lucas Harper, P.E., Civil Engineer
Kristen Hejny, Administrative Support Specialist
Ashley Klein, Planning Intern
Robin Macias, Staff Planner
Aspen Pflanz, Transportation & Mobility Planner
Elise Sawyer, GIS Intern
Gabriel Schrum, Staff Planner
Jason Schubert, AICP, Transportation Planning Coordinator
Gillian Sitler, Graduate Civil Engineer
Julie Svetlik, CFM, GIS Analyst
Bryce Trujillo, Assistant Building Official
Page 184 of 206
58CSTX.GOV | WELLBORN DISTRICT PLAN
STAFF RESOURCE TEAM
Jennifer Cain, Director of Capital Improvement Projects
Timothy Crabb, Director of Electric Utility
Debbie Eller, Director of Community Services
Emily Fisher, Director of Public Works
Theo Garcia, Civil Engineer, Water Services
Alan Gibbs, Assistant Director of Water Services
Randall Lewis, Assistant Director of Electric Utility
Emily Lopez, Graduate Civil Engineer, Water Services
Stephen Maldonado Jr., Assistant Director
of Water Services
Ramiro Martinez, Engineering Operations Manager,
Water Services
Rachel Mayor, Multimedia Manager
Gary Mechler, Director of Water Services
Barbara Moore, Assistant to the City Manager
Brian Piscacek, Assistant Director of Economic
Development & Tourism
Gustavo Roman, Assistant Director
of Community Services
Natalie Ruiz, Director of Economic
Development & Tourism
Debbie Stickles, Electric Design Supervisor,
Electric Utility
Lucero Valenzuela, Multimedia Coordinator
Page 185 of 206
59CSTX.GOV | WELLBORN DISTRICT PLAN
Contributors to the 2013
Wellborn Community Plan
WELLBORN RESOURCE TEAM
David Alexander, Jane Cohen, Renee Evans, Walter
Evans, Bob Fountain, Carol Fountain, Keith Franze,
David Gerling, Patricia Gerling, Darren Hartl, Linda
Hale, Dale Holocek, Mary Ann Nagyvary, Alton
Ofczarzak, Rich Risbon, Sydney Risbon, Lynn Ruoff,
Elizabeth Terry, Kristin Schaefer, Craig Hall (Planning &
Zoning Commission representative), and Mike Ashfield
(Planning & Zoning Commission representative)
PLANNING & ZONING COMMISSION
Matt Robinson, Bob Cowell, Molly Hitchcock, Lauren
Hovde, Venessa Garza, Kristen Hejny, Mandi Alford,
Joe Guerra, Barbara Moore, and Jenifer Paz
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cstx.gov
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M AP 6.3
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September 18, 2023
Item No. 3.4.
Planning and Development Services Department's Plan of Work
Sponsor: Michael Ostrowski, Director of Planning and Development
Reviewed By CBC: N/A
Agenda Caption: Presentation, discussion, and possible action on the Planning and Development
Services Department's Plan of Work.
Relationship to Strategic Goals:
• Good Governance
• Financial Sustainability
• Core Services & Infrastructure
• Neighborhood Integrity
• Diverse & Growing Economy
• Improving Mobility
• Sustainable City
Recommendation(s): To receive the presentation and provide direction to staff.
Summary: Every year the Planning and Development Services Department creates a plan of work
that is approved by the Planning and Zoning Commission. The plan of work identifies the items that
the department will work on during the year. By establishing a plan of work, it helps the department
prioritize which projects they will undertake, as well as identify the resources it will take, both in terms
of staff capacity and budget. The plan of work is established for each fiscal year (October -
September), but projects may take multiple years to complete. There are times when additional
projects get added throughout the year. However, this can have an impact on completing other
projects on the plan of work.
Given the number of projects that relate to transportation and mobility, both in the current and proposed plan of
work, staff sought the input of the Board at last month's meeting. Enclosed is the proposed FY2024 Plan of Work
for the Board's recommendation to the Planning and Zoning Commission. All of the projects in the
current FY2023 Plan of Work will carry over to the FY2024 Plan of Work.
Budget & Financial Summary: N/A
Attachments:
1. PDS Plan of Work FY2023
2. PDS Plan of Work FY2024
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Name Description Status Start Date Due Date Last Comment
Bicycle, Pedestrian, and Greenways Master Plan
Audit
This audit will evaluate the implementation and
status of actions contained in the Bicycle, Pedestrian, and Greenways Master Plan that was originally adopted in 2010 and had a significant
update in 2018.
On Track 06/12/2023 09/30/2023 The data-gathering and verification for the audit is wrapping up this week. The text of the audit should be ready to review for PDS
staff next week, and then the draft will be sent to PubComm to format similarly to the Small Area Plans Audit report. The final report will be ready to send to the BPG Board in their October 18th agenda packet.
Bike Lane and Improvements Analysis Analyze roadways to determine prime candidates for the addition of bike lanes and/or improvements
such as separated bike lanes.
Not Started 05/01/2023 09/30/2023 This project is being consolidated with the grant application for the Complete Streets Plan for Core of College Station which will start in FY 24 if awarded. If not awarded, will proceed with lesser internal effort. Existing conditions and data collection have been broken
out into a separate project.
Bryan / College Station Unified Design GuidelinesUpdate These guidelines serve as a technical resource for the design and construction of activities in the
rights-of-way or easements. This project involves updates to various portions of the guidelines.
Off Track 10/01/2022 07/31/2024 Consultant under contract to update Standard Details. Wrapping up revisions to Phase 2 Guidelines and Specifications.
Census 2020 Follow Up Monitor Census 2020 data releases from the US
Census Bureau. Once data is available, update population figures and projections, identify data trends and conduct analysis.
Off Track 08/14/2023 09/30/2023 The 2020 Census Detailed DHC-A dataset will be released on September 21, 2023. This dataset provides population counts and sex
by age statistics for approximately 1,500 detailed racial and ethnic groups. Data will be available for the nation, states, counties, places (cities and towns), census tracts, and American Indian/Alaska Native/Native Hawaiian (AIANNH) areas. The Detailed DHC-B will follow, with no set date at this time, and it will add tenure information for racial and ethnic groups.
The next data release from the American Community Survey (ACS) is December 2023 for the 2022 ACS dataset. Following that
release, staff in the Planning division will begin to incorporate the various Census, ACS, and internal datasets into an existing conditions report in 2024 that will proceed the 5-year Comprehensive Plan update in 2025.
City-Initiated Rezoning to MH Middle Housing Identify and rezone properties to MH Middle
Housing.
On Track 03/01/2023 01/31/2024 The areas for the City-Initiated rezoning cases have been finalized. To address the public input and concerns about shared housing
uses during the summer input sessions, staff have proposed creating the HOO High Occupancy Overlay and removing shared housing from the MH Middle Housing zoning district. Based on the context of each area and public input, the City-Initiated cases have been designated as either appropriate for the HOO High Occupancy Overlay and MH Middle Housing, or only MH Middle
Housing. All cases (27 in total) from the current phase are scheduled for the October 5 Planning & Zoning Commission meeting and the October 12 City Council meeting for their consideration and possible approval. The areas in future phases will continue through
2023 and into 2024, as surveying work is needed for those areas.
Dashboard - Demographics Creation of a dashboard for demographic statistics using ArcGIS Hub.On Track 04/01/2023 09/30/2023 The demographics dashboard has been created and refined as of summer 2023. Staff are now working to house the dashboard on the Planning & Development Services website as a temporary digital location before a larger dashboard hub is created by IT in FY24.
Those changes are expected in October.
Dashboard - Permits Creation of a dashboard for permit statistics using ArcGIS Hub to replace the development newsletter.On Track 04/01/2023 09/30/2023 The permits dashboard has been created and refined as of summer 2023. Staff are now working to house the dashboard on the Planning & Development Services website as a temporary digital location before a larger dashboard hub is created by IT in FY24.
Those changes are expected in October.
Identify and Secure Funding Sources for UrbanHeat Islands Plan Identify and Secure Funding Sources for Urban Heat Islands Plan On Track 01/01/2023 12/31/2023 Staff has secured grant funds from TAMU for two parks, and is also working with Community Services on CDBG Entitlement funding for others. General fund dollars were not allocated for this project for FY2024.
Implement Complete Street and Context SensitiveDesign Amend the street cross sections and update the Unified Development Ordinance, the Bryan-College Station Unified Design Guidelines, and the City’s capital improvement process to implement context sensitive and complete street design such as prioritized mode corridors, reconstruction projects
in established neighborhoods, and in areas where right-of-way is constrained.
On Track 10/01/2022 10/31/2023 Finalizing proposed thoroughfare cross sections and design elements from consultant. Once completed, will proceed with adopted updated cross sections into Comprehensive Plan in fall 2023.
Land Use Fiscal Analysis Prepare a land use fiscal analysis based on the Comprehensive Plan to determine the needed amount of specific land uses and whether that amount matches the Future Land Use & Character Map. From there, conduct a fiscal analysis based on the amount of land uses, and the cost to serve
those land uses compared to the anticipated revenue generated from them.
Off Track 07/01/2023 06/30/2024 The request for proposals has been drafted and proposals are due September 12, 2023. Staff will then analyze proposals and select a consultant to assist with the project.
Options to Preserve Integrity of Neighborhoods Identify and analyze options that are intended to preserve the integrity of neighborhoods.Achieved 10/01/2022 12/31/2022 Staff presented options to the City Council in April 2022, where direction was given. Staff then moved forward with creating a definition for Shared Housing that differentiated these types of uses from Single-Family.
Small Area Plan - Northeast GatewayRedevelopment Plan From the 10-Year Update to the City’s Comprehensive Plan, this project is to create a small area redevelopment plan for the general area surrounding Texas Avenue and University Drive. This project was recently rebranded the Northeast Gateway Redevelopment Plan.
On Track 10/01/2022 10/31/2023 This planning effort remains on track. Public review of the full draft plan is planned for the coming weeks, with plan adoption to follow on September 28.
Statuses
Not Started 1 (4%)On Track 11 (48%)
Achieved 6 (26%)
Off Track 5 (22%)
Due Dates
Not Past Due 17(100%)Past Due 0 (0%)
Progress Updates
Up-to-Date 20 (87%)Late 3 (13%)
Pending 0 (0%)
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Name Description Status Start Date Due Date Last Comment
Small Area Plan - Wellborn District Plan Update The Wellborn Community Plan was adopted by City Council on April 25, 2013. The planning area is located in the southwestern portion of the City and includes much of the remaining historic Wellborn Community. Since 2013, several changes have occurred, as well as market conditions. Upon the completion of the Neighborhood Plan Audit project, staff will update this plan.
On Track 10/01/2022 10/12/2023 The Wellborn District Plan Update is on track. Staff held the final Working Group and area-wide meetings on August 23 and August 30, respectively. The finalized plan is posted to cstx.gov/Wellborn and is moving through the plan adoption process. It will be reviewed and potentially recommended by the Bicycle, Pedestrian, and Greenways Advisory Board on September 18 and the Planning & Zoning Commission on October 5. The City Council will review and potentially adopt the plan at their October 12, 2023 meeting.
Strategic Plan for Customer ServiceEnhancements Creation of a strategic plan to identify actions to improve customer service from the department.On Track 05/01/2023 09/30/2024 Twelve of the fourteen components of the plan have been discussed, brainstormed, and/or researched. Enough information has been gathered to begin drafting the plan. Discussions and research will continue on the last two components while the Action Plan is being drafted.
Traffic Congestion and Mobility Analysis Establish performance metrics to create an annual traffic congestion and mobility report, context-sensitive congestion maps, and a congestion mitigation toolkit document that includes travel demand management techniques, policy recommendations, traffic data tools, construction projects, and operational management methods.
On Track 07/01/2023 06/30/2024 Bids received on 9/7/23. Review committee to meet to evaluate bid responses.
Unified Development Ordinance Amendment -Clean-Up and Consistency Clean-up items relating to the Unified Development Ordinance.Achieved 04/01/2023 08/31/2023 Council adopted Ordinance 2023-4453 on August 10, 2023.
Unified Development Ordinance Amendment -Creation of Middle Housing Zoning District Adopt an ordinance to create a "middle housing" zoning district, following the Comprehensive Plan update, to implement the new Mixed Residential land use category.
Achieved 10/01/2022 12/31/2022 Ordinance was adopted by the City Council on 10/27/2022.
Unified Development Ordinance Amendment - Lot-by-Lot Grading Determine whether the City should require a grading plan for individual lot developments.Achieved 01/01/2023 06/30/2023 The ordinance was adopted at June 12, 2023 City Council meeting.
Unified Development Ordinance Amendment - Off-
Street Parking Requirements
Explore the option of reducing or eliminating off-
street parking requirements for certain uses and/or areas.
Achieved 10/01/2022 08/30/2023 The City Council approved the ordinance amendment on August 10, 2023.
Unified Development Ordinance Amendment -
Signs
Review and update the City’s sign ordinance in light
of the recent Supreme Court decisions regarding sign regulations based upon content and off-premise.
Off Track 06/01/2023 09/30/2023 Redrafted with UDO clean up version. Redrafting portions after attending ISA Sign Research Foundation webinar on 6/28.
Unified Development Ordinance Amendment -Sustainable Landscaping / Yards Analyze and make modifications to landscaping requirements within City ordinances to ensure that sustainable practices are allowed and encouraged.
Off Track 01/01/2023 09/30/2023 Staff is currently analyzing potential amendments. The scope has changed from just sustainable landscaping in yards to potentially other areas, as well as what requirements need to be submitted as part of a landscape plan.
Update City Bicycle Map Update the City's bicycle map to incorporate recent changes in facilities, as well as to enhance usability.
On Track 06/01/2023 09/30/2023 GIS is continuing updating the layers on the map. Anticipating an October completion date.
Urban Heat Island Mitigation Plan Develop a five-year planting plan to mitigate some of the effects of the urban heat island.Achieved 10/01/2022 12/31/2022 The City Council accepted the "Cooling" College Station plan in September of 2022. The next project involved with the plan is to identify funding opportunities to implement the plan.
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Name Description
ArcGIS Hub Page Creation of a ArcGIS Hub page to host all GIS mapping information. This project will be completed in tandem with the PDS GIS division and IT GIS.
Bicycle Friendly Community DesignationApplication Submit application for Bike Friendly Community designation with intention becoming a silver level designation.
Bicycle, Pedestrian, and Greenways Master Plan
Implementation
Implementation of actions identified within the Bicycle, Pedestrian, and Greenways Master Plan. An audit of the plan will be finished in fall 2023 which includes a review of actions completed. Prioritization of remaining actions will be undertaken and
implemented.
Complete Streets Plan for Core of College Station Development of plan to improve safety, connectivity, accessibility, and comfort of active transportation and transit users in the core of the City. Project is pending funding for consultant through TxDOT Transportation Alternatives grant program to be announced in October 2023. If grant is not awarded, a smaller effort will be performed by staff.
Cost of Service Study Review the cost of service for all activities within the department to determine actual cost for administering those services.
Dashboard - Bicycle and Pedestrian Creation of a dashboard for bicycle and pedestrian metrics using ArcGIS Hub.
Digitize Historical Records Digitize all historical paper records.
Establish Stakeholder Conversation Series Work with development community to establish a series of communications on various issues. This includes builders, developers, realtors, etc.
Floodplain Hazard Assessment Assess the current floodplain hazards and assist in determining scale of any necessary mapping/remapping efforts. As part of the project, several of the City’s watersheds will be evaluated including Hopes and Peach Creeks where we have seen rapid growth in these mostly unstudied and unmapped watersheds and streams.
International Building Codes (2024) Update Review and adoption of 2024 code cycle building codes.
National Electrical Code (2023) Update Review and adopt the National Electrical Code 2023 edition and make needed amendments.
Northeast Gateway Redevelopment Plan
Implementation
Implementation of actions identified within the Northeast Gateway Redevelopment Plan. The plan is slated for adoption in late September 2023. The actions to be implemented first will be identified after plan adoption, but are likely to include revisions
to the Mixed-Use zoning district, among others.
Ordinance Amendment - Curbside ManagementPolicy Ordinance amendment to create curbside management policy for ride-share services, transit, deliveries, curbside pick-ups, and food trucks and establishing designated aerial fire access locations.
Ordinance Amendment - Flood for BCS DrainageDesign Guideline Update Amend Flood Ordinance to incorporate any revisions that arise from the BCS Drainage Design Guideline Update
Ordinance Amendment - Flood for Community
Rating System Requirements
Amend Flood Ordinance to clarify applicability to replacement of manufactured homes in existing manufactured home developments.
Ordinance Amendment - Safe Passing Evaluation and creation of a safe passing ordinance.
Pedestrian Facility Design Complete Preliminary Engineering Report (PER) or schematic design for a high priority unfunded sidewalk and/or shared use path.
Shared Use Path Design Standards Develop design guidelines for shared use paths to be incorporated into the BCS Unified Design Guidelines with UDO amendments as needed. Also includes design considerations for when paths cross at street intersections and at midblock locations.
Small Area Plan Audit Phase 2 This audit will evaluate the implementation effectiveness of the older small area plans that have been adopted under the City's Comprehensive Plan. These small area plans include the Northgate District redevelopment plans (1996 and 2003), Wolf Pen Creek Master Plan (1998), and the Medical District Master Plan (2012).
Strategic Plan for Customer ServiceImplementation Implementation of actions identified within the FY24 Customer Service Action Plan. The plan will be completed by 9/30/2023 and implementation will begin after that date.
Tactical Urbanism Evaluate and develop tactical urbanism program.
Transportation Existing Conditions and DataCollection Update GIS layers to include more detail and attributes of existing street pavement widths, bicycle and pedestrian infrastructure, and right-of-way. Also create a database of transportation-related volumes and other available data.
Unfunded Bicycle and Pedestrian ProjectPrioritization Work with Bicycle, Pedestrian, and Greenways Advisory Board to update the metrics used to prioritize stand-alone unfunded bicycle and pedestrian-related infrastructure projects as identified in adopted City plans. Once the methodology is updated, perform the project prioritization to identify the higher priority projects to seek implementation from City and other funding sources.
Unified Development Ordinance Amendment -Accessory Dwelling Units Amendments to the accessory dwelling unit section to address current concerns relating to attached units, and other changes to its standards.
Unified Development Ordinance Amendment -
Drive-Thru Queueing
Amend the Unified Development Ordinance to update the requirements for drive-thru uses to reflect changes in demand and pick-up delivery methods.
Unified Development Ordinance Amendment -Mixed Use Zoning District Revisions to the Mixed-Use zoning district are needed to better implement the Urban Center and Neighborhood Center land use categories. These amendments are anticipated to begin following the adoption of the Northeast Gateway Redevelopment Plan.
Unified Development Ordinance Amendment -Planned Development District Amendments to the planned development district to set certain standards for its use and applicability.
Unified Development Ordinance Amendment -
Townhouse Parking
Ordinance amendment to revise off-street parking and related requirements associated with Townhouse uses so that they are consistent in the various zoning districts in which the use is allowed and alleviate issues with continuous driveways along
streets and obstruction to sidewalks.
Unified Development Ordinance Amendment -Traffic Impact Analysis Ordinance amendment to update traffic impact analysis requirements that consider changes drafted by the MPO and other modifications such as applicability thresholds, varying scopes, safety implications, bicycle and pedestrian users, and site-related elements.
Walkability and Bikeability Audit Program Establish a program for walkability and bikeability audits.
Wellborn District Plan Implementation Implementation of actions identified within the Wellborn District Plan. The plan is slated for adoption in October 2023 and the actions to be implemented first will be identified after plan adoption.
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September 18, 2023
Item No. 3.5.
Tactical Urbanism
Sponsor: Carl Ahrens, Staff Planner
Reviewed By CBC: N/A
Agenda Caption: Presentation, discussion, and possible action regarding the development of a
potential tactical urbanism program.
Relationship to Strategic Goals:
• Improving Mobility
• Neighborhood Integrity
Recommendation(s): Staff recommends the Board receive the presentation and provide feedback.
Summary:
The Board requested a future agenda item regarding tactical urbanism at the April 2023 meeting. This
item will provide some background on the topic, and how other cities have implemented and
managed projects brought forth by the public. Tactical urbanism is an approach to neighborhood
building and activation using short-term, low-cost, scalable interventions and policies aiming to
change the overall use and feel of streets and public spaces. While temporary in nature, tactical
urbanism practices can be used as a pilot program to identify potential projects to implement long-
term change. The goal is to test new designs and ideas that will improve the safety, health, and
vitality of neighborhood and community areas. Generally, it is citizen-led though it can also be
initiated by governmental entities.
This presentation will focus on what the City’s involvement could be, as well as introduce what other
jurisdictions have done from a local government’s perspective. The guide and permitting process for
Fayetteville, Arkansas is attached as an example. Other jurisdictions and sample project types will be
provided in the presentation. The purpose of this item is to receive initial feedback from the Board. If
the Board recommends that aspects should be explored further, staff will pursue developing a tactical
urbanism program as determined in consultation with other City departments, Boards, and City
Council direction
Budget & Financial Summary:
Attachments:
1. Tactical Urbanism Guide - Fayetteville Arkansas
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A GUIDE TO COMMUNITY-LED
P LACEMAK ING P ROJECTS
Permitting Process, Application, & Materials Guide
“AN APPROACH TO NEIGHBORHOOD
BUILDING USING SHORT-TERM, LOW-COST,
AND SCALABLE INTERVENTIONS TO CATALYZE
LONG-TERM CHANGE.”1
TACTICAL URBANISM
PHOTO CREDIT: FAYETTEVILLE FLYER
Page 196 of 206
TABLE OF CONTENTS
BACKGROUND............................................... 3
THE APPLICATION PROCESS (PAGES 4-6)
TIMELINE .......................................................... 4
GUIDELINES ................................................. 5-6
INSTALLATION (PAGES 7-11)
SIGNAGE & SAFETY ....................................... 7
INSTALLATION DAY PERMITS ......................... 8
EVALUATION & METRICS ............................... 9
MATERIALS GUIDE ........................................ 10
APPROVAL SIGN .......................................... 11
FOR MORE INFORMATION VISIT:
FAYETTEVILLE-AR.GOV/TACTICALURBANISM
FOR ASSISTANCE, CONTACT THE ENGINEERING DIVISION:
ENGINEERING@FAYETTEVILLE-AR.GOV
479.575.8206
2
Page 197 of 206
What is Tactical Urbanism?
BACKGROUND
Tactical Urbanism is a set of techniques that cities or community groups can use to test out low-
cost, short-term improvements to the built environment.1
The goal of Tactical Urbanism is to test new designs and ideas that will improve the safety, health,
and happiness of our neighborhoods.
3
What is the built environment?
The built environment is any of the human-made
aspects of our world - streets, parks, homes, offices, etc.
The built environment has significant impact on our daily
lives. We are affected by the presence (or absence) of
sidewalks and bike lanes, the width of streets, and the
number of trees lining the road. Health,2 happiness,3
and safety4 depend, in large part, on the physical world
around us.
Public safety, public health, and overall quality-of-life are
improved when the built environment reflects the values,
character, and history of our community.5
How can Tactical Urbanism improve our built environment?
In order to encourage and enable residents to participate in improving the built environment,
the City has developed a community-led Tactical Urbanism permit application. By working with
City staff, using Tactical Urbanism techniques, and gathering information on a project’s success-
es and failures, residents can take an active role in improving the built environment in their own
neighborhoods.
Successful Tactical Urbanism projects are happening all across the globe. These projects come in
all shapes and sizes. Past installations included transforming intersections into pedestrian plazas,6
creating pop-up parks in parking spaces,7 and installing crowd-sourced signage to key commu-
nity destinations.8 Right here in Northwest Arkansas, bike lanes and pedestrian infrastructure were
installed temporarily using Tactical Urbanism techniques.9
You can read about other exemplary projects at the Street Plans Collaborative website.10
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Up to two months prior to desired installation date:
- Read the City’s Tactical Urbanism Guide.
- Define the scope, purpose, and intended results of your project.
- Meet with neighbors, design your site plan, collect pre-installation
data, and make initial materials list.
Between 10 and 55 days prior to desired installation date:
- Fill out your permit application. Make sure to include full project
description, timeline, and any required supporting materials.
- Submit your application.
Step 1
Step 2
Step 3
If approved, you may still need to apply for:
A Street-Closure Permit allows
for detour routes and street
and lane closures.
Up to 5 days to approve.
An Event Permit allows for block
parties, noise variances, parades,
or other large events.
Up to 45 days to approve.
Within 10 days of application submittal:
- You will receive an email from the Engineering Division with one
of the following responses: ApprovedYou may install your project as submitted
in your application. Congratulations!Not ApprovedIf more information or
changes are needed, your
application will be returned,
with comments included.
When you have addressed
the comments, you may re-
submit your application.
Event Permit StreetClosure
4
THE APPLICATION PROCESS
Timeline
Before submitting your application, use this timeline to help you determine how long the
approval process may take. Approval can take between 10 and 55 days, based on the scope
of your project and the permits you may be required to apply for.
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5
Guidelines for a successful application
To help citizens design the best possible projects, City staff has put together the following
guidelines for community-led Tactical Urbanism. By following these guidelines, your project
will have the best possible chance of approval. These guidelines were collected from existing
codes, ordinances, and laws on the national, state, and city level.
Do your best to pick a site that avoids
the following:
1. State Highways. The Arkansas
Highway and Transportation
Department (AHTD) will not approve
citizen-led project within an AHTD
right of way. All projects must avoid
state highways.
2. Streets classified as arterial or
collector. You can use the city’s
color-coded map to help you identify
what streets are arterial or collectors. These streets have high volumes of traffic and high
speeds, making them difficult for citizen-led projects.
3. Streets with speed-limits of more than 25 miles per hour. These streets may be deemed too
dangerous for citizen-led projects.
4. Stops for delivery trucks, public transit, or trash and recycling collection. If you choose a
location where you will interfere with these services, you are required to contact the affected
parties and receive written confirmation that they are aware of and approve of your proj-
ect. You can upload any correspondence in the “Additional Documentation” section of the
application. You are not required to contact these services if you will only temporarily impede
access during the day of installation or removal.
5. Public utilities, utility covers, valves, etc. If you prevent access to public utility access points,
City staff are not likely to approve your design. These features must be accessible.
6. Blocking driveways. If you will be designing a project that blocks a driveway, please upload
signed letters of approval from occupants in the “Additional Documentation” section of the
application.
THE APPLICATION PROCESS
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Emergency Vehicle Access
Additionally, the diagram to the right shows necessary clearance
for a fire hydrant, which is 26 feet. If your design prevents this level of
access, it is unlikely that your project will be approved, unless
the materials that you choose are easily mountable.
MUTCD and ADA Compliance
Neighborhood Involvement
We highly recommend that you involve your neighbors in the planning, design, and construction
process. While the City does not mandate that you inform your neighbors, doing so will improve
the chances that your project will be successfully received.
In addition to involving neighbors in the planning process, we encourage you to actively en-
gage individuals who may come in contact with your project. You might put out a homemade
comment box or have a message board where visitors can record their reactions. Tactical
Urbanism is about building community through safe and happy neighborhoods; involving neigh-
bors is a vital component of the process.
We highly encourage applicants to familiarize themselves with the rules for street markings and
street designs. The Manual on Uniform Traffic Control Devices (MUTCD) and the Americans With
Disabilities Act (ADA) both contain important information about safety, accessibility, and design
standards. These standards are periodically updated. Please consider the current MUTCD and
ADA street guidelines before submitting your application.
You may want to contact the City’s ADA Administrator or Engineering Division for guidance:
engineering@fayetteville-ar.gov or 479.575.8206 HYDRANT6
Guidelines for a successful application
In addition to the items previously listed, please keep the following items in mind when plan-
ning your design:
In order for emergency vehicles to maneuver safely, 20 feet of
horizontal roadway clearance is required. Your project may not
be approved if it reduces the street width to less than 20 feet,
unless materials are mountable (able to be driven over by a
vehicle without any damage to the vehicle).
THE APPLICATION PROCESS
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INSTALLATION
Installation Day : Signage and Safety
Consider creating a social
media page for your installation day.
You can invite neighbors, link to a
crowd-funding site for material costs,
collect feedback in real-time, or share
your project across the globe.
Once you have submitted and received an approval from City staff, it is time to plan installation
day! We encourage you to reach out to neighbors to alert them to the project and invite them
to participate. Tactical Urbanism works best when community-led and we encourage you to
engage neighbors and friends as much as possible in each step of the process.
7
For installation day, please fill out and print at least
one copy of the Approved Project sign at the end of
this guide. This sign should be posted in a prominent
location near your installation site. The sign will allow
anyone who encounters your project to see that it has
been approved by the City and will also provide them
with a link to a survey feedback form.
Required Signage at your installation
You can fill out the blank box at the center of the sign with details about the project design, ma-
terials, and participants. Be as creative as you like!
This sign must be present at your installation site for the entire duration of the project, not only in-
stallation day. We recommend laminating the sign to help it resist the elements and posting one
or more signs near the project.
Make SAFETY your number one priority!
We highly suggest using dedicated safety equipment
during your installation and removal events. We
recommend designating a “safety captain” who can ensure
that traffic is safely and efficiently directed away from
any project participants.
Traffic vests, cones, and Stop or Yield signs will improve visibility, slow vehicles, and increase the safety of your installation. Homemade signs or barriers are appropriate for slowing traffic during installation day.
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8
INSTALLATION
Additional Installation Day Permits
After you have received an approval from City Staff, you may be directed to fill out an addition-
al permit application specifically for your installation or removal day. City staff will indicate if one
of these additional forms is necessary. Do not fill out an additional permit if staff do not indicate
a need for it. You may be asked for the following:
Street Closure Permit
Event Permit
Even if your project does not meet the conditions for an Event Permit but you still plan to tempo-
rarily close a road, you may be required to fill out a Street Closure Application for your installation
day. This permit is necessary if:
1. You will be creating a detour route due to a closed local, residential, or low volume street.
2. You will be closing lanes or streets designated as collector streets or higher, or that have higher
volumes of traffic.
This permit must be submitted no later than five business days prior to date of closure.
Street designations can be found on the Master Street Plan map. It is not necessary to fill out this
application for lane closures on local or residential low-volume streets where you use will flaggers
to maintain two-way traffic.
Event Permits are required for large events such as festivals, block parties, parades, etc. Event
Permit Applications are required for any event that takes place on City property and requires
City resources (police assistance, noise ordinance variance request, etc.). If your Tactical Urban-
ism installation or removal day involves these components, you may be required to fill out an
Event Permit.
If you will be closing a street or parking lot for less than eight hours, you will be required to submit
your application 21 days prior to the event date.
If you will be closing a street or parking lot for more than eight hours, you will be required to submit an Event Permit application 45 days prior to your event date. You will also be required to
gather signatures of approval from all residents, occupants, and business owners in a 300 foot ra-
dius of your event. We highly suggest restricting your installation day activities to less than 8 hours.
Page 203 of 206
Develop Collect EvaluateStrategize Share
Second, complete pre-installation data collection.
You might want to do pedestrian or cyclist counts
at a street crossing or attendence counts at an
outdoor venue. You might ask local businesses if
they are willing to fill out a simple retail performance
form, or you might create a survey to measure citi-
zen satisfaction with the status-quo situation.
Third, capture impressions and feedback during the time that your project is installed. You might
repeat your cyclist/pedestrian counts, put up a comment box to collect feedback, create a QR
code with a link to an online survey, or put up an on-site message board. Think about how your
feedback mechanisms can be both a tool for data collection and a way for community mem-
bers to engage with the built environment.
Finally, if you are interested in sharing this data with the City, contact the engineering depart-
ment to set up a post-project discussion. You should be prepared to present a report about the
project and its successes. You can also contact the engineering department if you would like to
access the City survey feedback on your installation.
City staff will consider youu project report, public feedback, and budgetary considerations to
determine the long term viability of your project.
INSTALLATION
Evaluation & Metrics
If the intent of your project is to demonstrate a change that could be permanent in the long
term, we highly encourage you to build evaluation tools and measurements into your planning
process.
First, develop an evaluation strategy for your project. Do you want to demonstrate increased
pedestrian use of an area because of your traffic calming measures? Do you hope to show an
increase in sales or attendance? Do you need quantitative or qualitative data? How might you
best collect this information? Think about your goals and how you might measure the success of
your project in achieving those goals.
The City has a dedicated survey form set up to receive feedback on citizen-led Tactical Urbanism projects. You can access this survey at: http://www.surveymonkey.com/r/fayettevilletacticalurbanism or by calling the Engineering Department
9
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INSTALLATION
10
REFERENCES:
1. Street Plans Collaborative: “Community-Led Demonstration Project Policy Guide” (April 2016).
2. Center for Disease Control and Prevention: “Healthy Places” (2017).
3. Benfield, Kaid: “Why the Places We Live Make Us Happy” (2012).
4. National Crime Prevention Council: “Crime Prevention Through Environmental Design,” (2017).
5. Dannenberg, Andrew; Howard Frumkin; and Richard J. Jackson: “Making Healthy Places: Designing and
Building for Health, Well-Being, and Sustainability,” Island Press, (2011).
6. NYC Department of Transportation “Plaza Program” The City of New York (2017).
7. Park(ing) Day Global Annual Event - http://parkingday.org/
8. Walk Your City - http://walkyourcity.org/
9. Street Plans Collaborative: “Bike NWA Final Report” (December 2016).
10. Street Plans Collaborative: ‘Tactical Urbanism Projects” (2017).
Materials Guide:
We highly suggest researching past Tactical Urbanism projects when selecting materials for your
project. You will want to consider the longevity, impending weather, and goals of your project
before selecting materials.
Keep in mind - you are responsible for the placement and removal of all materials used for your
project (this includes paint on streets or sidewalks). City staff will not remove your project, so do
not use materials that will require heavy duty machinery to remove. The emergency contact that
you note on your project application will be held responsible for final removal after the project
has ended.
Material Suggestions:
• Duct tape
• Spray chalk
• Straw bales
• Traffic cones
• Traffic tape
• Potted plants
• Wood pallets
• Hand-painted signs
• Reflective glass beads for street markings
• Chalk line reel for making straight lines
• Cardboard stencils for art or directional signs
• Found objects and recycled materials make great components of Tactical Urbanism projects
The City is excited to see how resourceful, artistic, andinnovative Fayetteville citizens can be!
Please contact the City’s Engineering Division with any questions: 479.575.8206.
More information is available online at fayetteville-ar.gov/tacticalurbanism
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WANT TO CREATE YOUR OWN TACTICAL URBANISM PROJECT?
WW W.FAYETTEVILLE-AR.GOV/TACTICALURBANISM
THIS IS A CITY OF FAYETTEVILLE APPROVED TACTICAL URBANISM PROJECT
This project includes:
Tactical Urbanism is a set of techniques that cities or community groups can use to test out low-cost, short-term
improvements to the built environment. The goal of Tactical Urbanism is to test new designs and ideas that will
improve the safety, health, happiness, and community connectivity of our neighborhoods.
You can offer feedback on this project at www.surveymonkey.com/r/FayettevilleTacticalUrbanism
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