HomeMy WebLinkAbout09/21/2023 - Agenda Packet - Planning & Zoning Commission
College Station, TX
Meeting Agenda
Planning and Zoning Commission
1101 Texas Ave, College Station, TX 77840
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Meeting ID: 257 325 334 510 | Passcode: iAGMTc
Phone: 833-240-7855 | Phone Conference: 771 141 369#
The City Council may or may not attend this meeting.
September 21, 2023 6:00 PM City Hall Council Chambers
College Station, TX Page 1
Notice is hereby given that a quorum of the meeting body will be present in the physical location
stated above where citizens may also attend in order to view a member(s) participating by
videoconference call as allowed by 551.127, Texas Government Code. The City uses a third-
party vendor to host the virtual portion of the meeting; if virtual access is unavailable, meeting
access and participation will be in-person only.
1. Call to Order, Pledge of Allegiance, Consider Absence Request.
2. Hear Visitors
At this time, the Chairperson will open the floor to visitors wishing to address the Commission on issues
not already scheduled on tonight's agenda. The visitor presentations will be limited to three minutes in
order to accommodate everyone who wishes to address the Commission and to allow adequate time
for completion of the agenda items. The Commission will receive the information, ask city staff to look
into the matter, or will place the matter on a future agenda for discussion. (A recording is made of the
meeting; please give your name and address for the record.)
3. Consent Agenda
All matters listed under the Consent Agenda, are considered routine by the Commission and will be
enacted by one motion. These items include preliminary plans and final plats, where staff has found
compliance with all minimum subdivision regulations. All items approved by Consent are approved with
any and all staff recommendations. Since there will not be separate discussion of these items, citizens
wishing to address the Commission regarding one or more items on the Consent Agenda may address
the Commission at this time as well. If any Commissioner desires to discuss an item on the Consent
Agenda it may be moved to the Regular Agenda for further consideration.
3.1. Consideration, discussion, and possible action to approve meeting minutes.
Attachments: 1. September 7 2023
3.2. Presentation, discussion, and possible action regarding a Final Plat for Easton Subdivision Block
1, Lots 1 and 2 on approximately .24 acres, located at 111 Sterling Street. Case #FP2023-000006
Sponsors: Jesse Dimeolo
Attachments: 1. Staff Report
2. Vicinity, Aerial, and Small Area Map
3. Final Plat
4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission action.
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Planning and Zoning Commission
Page 2 September 21, 2023
5. Regular Agenda
5.1. Presentation, discussion, and possible action regarding waiver requests to the Unified
Development Ordinance Section 8.4.A. ‘Reserved Strips and Tracts Prohibited’, Section
8.4.C.3.b. ‘Street Projections’, Section 8.4.C.7. ‘Cul-de-sac’, Section 8.4.E.1. ‘Blocks’, and
presentation, discussion, and possible action regarding a Preliminary Plan for Arrowhead Village
Phase 1-3 on approximately 46.6 acres of land, generally located south of the intersection of
Arrington Road and Harper’s Ferry Road. Case #PP2023-000009.
Sponsors: Jeff Howell
Attachments: 1. Staff Report
2. Waiver Request
3. Applicants Supporting Information
4. Vicinity Map, Aerial, and Small Area Map
5. Preliminary Plan
5.2. Public Hearing, presentation, discussion, and possible action regarding an ordinance amending
the Comprehensive Plan to adopt the Northeast Gateway Redevelopment Plan, to amend the
planning areas description within Chapter 2. Distinctive Places, to amend the Comprehensive
Plan – Planning Areas Map, to amend the Comprehensive Plan – Future Land Use & Character
Map, to amend the Comprehensive Plan – Functional Classification & Context Class Map, and
to amend 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: Final action on this item is scheduled for the September 28, 2023, City Council
Meeting – subject to change.)
Sponsors: Matthew Ellis
Attachments: 1. Northeast Gateway Redevelopment Plan
2. Chapter 2. Distinctive Places Redlines
3. Chapter 2. Distinctive Places, from the Comprehensive Plan
4. Planning Areas Map, from the Comprehensive Plan
5. Future Land Use & Character Map, from the Comprehensive Plan
6. Functional Classification & Context Class Map, from the Comprehensive
Plan
7. Proposed Bicycle Facilities Map, from the Bicycle, Pedestrian, and
Greenways Master Plan
8. Proposed Pedestrian Facilities Map, from the Bicycle, Pedestrian, and
Greenways Master Plan
5.3. 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
6. Informational Agenda
6.1. Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
6.2. Presentation and discussion on MH Middle Housing rezoning requests.
Sponsors: Michael Ostrowski
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Planning and Zoning Commission
Page 3 September 21, 2023
Attachments: None
6.3. Presentation and discussion regarding an update on items heard:
• A rezoning of approximately 0.35 of an acre of land located at 710 Vassar Court from D
Duplex to MF Multi-Family. The Planning & Zoning Commission heard this item on
September 7, 2023 and voted (7-0) to recommend approval. The City Council heard this
item on September 14, 2023 and voted (7-0) to approve the request.
• A rezoning of approximately 48 acres of land located in the Greater Southwood area
creating a Restricted Occupancy Overlay. The Planning & Zoning Commission heard this
item on September 7, 2023 and the vote to recommend approval failed (3-4). The City
Council heard this item on September 14, 2023 and voted (6-1) to approve the request.
• An ordinance amendment regarding parking and access standards for developments in the
MH Middle Housing zoning district. The Planning & Zoning Commission heard this item on
September 7, 2023 and voted (7-0) to recommend approval. The City Council heard this
item on September 14, 2023 and voted (7-0) to approve the request.
• An ordinance amendment creating a High Occupancy Overlay. The Planning & Zoning
Commission heard this item on September 7, 2023 and voted (7-0) to recommend approval.
The City Council heard this item on September 14, 2023 and voted (7-0) to approve the
request.
6.4. Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, September 28, 2023 ~ City Council Meeting ~ Council Chambers ~ Open
Meeting 6:00 p.m.
• Thursday, October 5, 2023 ~ P&Z Meeting ~ Council Chambers 6:00 p.m.
• Thursday, October 12, 2023 ~ City Council Meeting ~ Council Chambers ~ Open Meeting
6:00 p.m.
• Thursday, October 19, 2023 ~ P&Z Meeting ~ Cancelled
6.5. Discussion and review regarding the following meetings: Design Review Board and BioCorridor
Board.
• None
7. Discussion and possible action on future agenda items.
A Planning & Zoning Member may inquire about a subject for which notice has not been given. A
statement of specific factual information or the recitation of existing policy may be given. Any
deliberation shall be limited to a proposal to place the subject on an agenda for a subsequent meeting.
8. Adjourn.
The Planning and Zoning Commission may adjourn into Executive Session to consider any item listed
on the agenda if a matter is raised that is appropriate for Executive Session discussion.
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 18, 2023 at 1:00 p.m.
City Secretary
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Planning and Zoning Commission
Page 4 September 21, 2023
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.”
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September 7, 2023 Planning and Zoning Commission Minutes Page 1 of 15
Minutes Planning and Zoning Commission
Regular Meeting September 7, 2023
COMMISSIONERS PRESENT: Chairperson Dennis Christiansen, Commissioners Jason
Cornelius, Bobby Mirza, Marcus Chaloupka, David White, and Aron Collins
COUNCIL MEMBERS PRESENT: Councilmembers Linda Harvell, Dennis Maloney, and Bob Yancy
CITY STAFF PRESENT: Director of Planning & Development Services Michael Ostrowski,
Transportation Planning Coordinator Jason Schubert, Long Range Planning Administrator Alyssa Halle-Schramm, Land Development Review Administrator Anthony Armstrong, Staff Planners Robin Macias, Jesse DiMeolo, Gabriel Schrum, and Aspen Pflanz, Engineer I Lucas Harper, Graduate Engineer II Katherine Beaman-Jamael, Graduate Engineer I Lindsey Pressler, Deputy
City Attorney Leslie Tipton-Whitten, Assistant City Attorney II Aaron Longoria, Administrative
Support Specialist Kristen Hejny, and Technology Services Specialist Lillian Wells 1. Call Meeting to Order, Pledge of Allegiance, Consider Absence Request.
Chairperson Christiansen called the meeting to order at 6:00 p.m.
2. Hear Visitors
No visitors spoke. 3. Consent Agenda
3.1 Consideration, discussion, and possible action to approve meeting minutes.
• August 17, 2023
3.2 Presentation, discussion, and possible action regarding a Final Plat for Midtown Reserve Subdivision Phases 109 and 112 on approximately 19.5 acres, located generally on the
south side of Rock Prairie Road, across from Harris Drive. Case #FP2022-000010
Commissioner Cornelius motioned to approve the Consent Agenda, Commissioner Chaloupka seconded the motion, the motion passed 7-0. 4. Consideration, discussion, and possible action on items removed from the Consent
Agenda by Commission Action. No items were removed from the Consent Agenda for discussion.
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September 7, 2023 Planning and Zoning Commission Minutes Page 2 of 15
5. Regular Agenda
5.1 Presentation, discussion, and possible action regarding waivers to the Unified
Development Ordinance Section 8.3.G.2 ‘Blocks’ and Unified Development Ordinance Section 8.3.J ‘Access Ways’, and presentation, discussion, and possible action regarding a final plat for Woodway West Phase 1 Subdivision Lot 1R, Block 2 being a replat of Woodway West Phase 1 Subdivision Lot 1, Block 2 on approximately 28.949 acres,
generally surrounded by Holleman Drive West, Marion Pugh Drive, Luther Street West,
and Jones Butler Road. Case #FP2023-000009 Staff Planner Macias presented the waiver requests and final plat to the Commission recommending approval of both.
Commissioner Collins asked for the intent of limiting the block length to 900 feet. Staff Planner Macias clarified that limiting the block length creates a more walkable environment.
Commissioner Mirza asked for staff’s recommendation on the waiver requests and final plat. Staff Planner Macias confirmed that staff was recommending approval of the waiver
requests and the final plat.
Commissioner McIlhaney motioned to approve the waiver requests and final plat as presented, Commissioner Cornelius seconded the motion, the motion passed 7- 0.
5.2 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A , Unified Development Ordinance, Article 4 “Zoning Districts,” Section 4.2 “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundary from GS General Suburban to
GS General Suburban and ROO Restricted Occupancy Overlay on approximately 48.31
acres of land, being 103 lots within Southwood Sections 1; 2; 2A; 6; 7; 9; and 10 Subdivisions and Camelot Addition Section 2 Subdivision, generally located between Southwest Parkway and Guadalupe Drive. Case #REZ2023-000061 (Note: Final action of this item will be considered at the September 14, 2023 City Council Meeting – Subject to
change).
Staff Planner Schrum presented the rezoning to the Commission. Chairperson Christiansen asked for assurance that the request followed all steps and
procedures as outlined in the ordinance.
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September 7, 2023 Planning and Zoning Commission Minutes Page 3 of 15
Staff Planner Schrum confirmed that the applicant followed all processes outlined in the ordinance.
Commissioner Collins referenced citizen correspondence provided to the Commission, regarding maintaining the integrity and affordability in the area. Mr. Collins asked if there was any reason to suspect that a Restricted Occupancy Overlay would have an impact on property value.
Staff Planner Schrum stated that property values are dictated by a private market, staff does not have that specific information. Commissioner Cornelius asked regarding the residents that were not in favor of the overlay
if they disagreed with the overlay or if the committee received no response from them. Mr.
Cornelius also asked for the number of rental properties in the area. Staff Planner Schrum stated that staff does not know if the others were opposed, and that staff would try to find out the number of rental properties within the area.
Commissioner Chaloupka asked for the reasoning behind the two oppositions. Staff Planner Schrum stated that they opposed the overlay on the principal of restricted occupancy.
Commissioner Collins asked if the petition is all or nothing. Staff Planner Schrum stated that staff looks at each of the contiguous subdivision pieces to meet the 50% +1 threshold.
Director Ostrowski stated that applicants can apply as a contiguous subdivision, however, the Commission could choose to recommend to rezone less area. Commissioner Cornelis asked for clarification that the Commission can choose to vote to
approve the overlay for the entirety of the application, or for individual areas.
Director Ostrowski stated that the Commission can choose to rezone less property than the applicant submitted.
Will McCauley, Applicant, was available to clarify that any signatures that were not
collected, were from property owners that were not available. Mr. McCauley also spoke on maintaining the character and safety of the area. Commissioner White asked if the petition committee reached back out to the houses where
occupants were not available.
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September 7, 2023 Planning and Zoning Commission Minutes Page 4 of 15
Mr. McCauley stated that the committee members went back to empty homes several times, sent mailers, and held meetings to notify residents.
Commissioner White asked for the attendance of the neighborhood and City-led meetings. Mr. McCauley clarified that the neighborhood-led meeting had about 40 attendees.
Commissioner White asked for the number of meetings that were held for the overlay.
Mr. McCauley stated that the petition committee hosted one meeting, and the City hosted one meeting; both meetings had an attendance of about 40 people, respectively.
Commissioner McIlhaney asked about the nature of the feedback from the meetings.
Mr. McCauley stated that there was heavy support, however, there were some in opposition.
Commissioner Mirza asked for the restrictions the overlay will impose on the subdivision,
and who will enforce the restrictions. Mr. McCauley stated that the overlay restricts occupancy to no more than two unrelated persons in a home and clarified that the City will enforce the occupancy restrictions.
Commissioner Cornelius asked for the applicant’s safety concerns and if the subdivision has tried any alleviation efforts. Mr. McCauley stated that safety concerns include traffic and neighborhood integrity
however, the subdivision has not tried to remedy the situation.
Chairperson Christiansen opened the public hearing. Kathleen Brooks, Camelot Phase 1, addressed the Commission on not being included in
the petition or the notification process from the petition committee. Ms. Brooks also shared
concerns about students limiting parking on the street and stated that Camelot Phase 1 would like to be included in the Restricted Occupancy Overlay. Donald Deere, Foxfire, spoke against the rezoning citing concerns for limiting the use of
properties, lowering property values, and the grandfathering process.
Robert Williamson, Camelot Phase 2, spoke in support of the rezoning citing neighborhood integrity, safety issues, and incompatible uses.
Christoph Konrad, Camelot Phase 1, addressed the Commission on not being included
in the petition or the notification process from the petition committee requesting that Camelot Phase 1 be included in the Restricted Occupancy Overlay.
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September 7, 2023 Planning and Zoning Commission Minutes Page 5 of 15
Becca Pierce, Camelot Phase 2, addressed the Commission citing concerns for a good system in place for a grandfathering clause.
Ralph Wurbs, Southwood Phase 1, addressed the Commission regarding adding the Restricted Occupancy Overlay to deed restrictions and spoke in support of a Restricted Occupancy Overlay.
Chairperson Christiansen closed the public hearing.
Chairperson Christiansen clarified that the Commission cannot add additional sections to the requested overlay, however other subdivisions can pursue the same process. Mr. Christiansen asked staff to respond to the grandfathering concerns.
Staff Planner Schrum stated that a legacy clause does exist, however rental properties will be required to stay active on the City’s rental registration list. Director Ostrowski stated that there is a legacy clause within the Restricted Occupancy
Overlay ordinance stating that if the property is on the rental registration list, the new owner
can continue to rent to up to four unrelated people. Mr. Ostrowski clarified that the legacy clause stays with the property not the property owner. Commissioner McIlhaney asked if there were any other zoning classifications that have as
much flexibility as a single-family residential property.
Staff Planner Schrum clarified that in terms of use, there are no other zoning classifications with the flexibility allowed for a single-family residential use. Mr. Schrum also clarified that the overlay will refine the base zoning district.
Commissioner White asked for clarification on why properties in the Camelot Subdivision were not included in the overlay. Staff Planner Schrum clarified that the City is simply the facilitator of the overlay process
and the neighborhoods define the boundaries to be included in the overlay.
Commissioner White asked about the deed restrictions in the area, asking if the overlay or deed restrictions are more weighted.
Director Ostrowski stated that either would apply, it is a difference of who enforces the
restriction. Under deed restrictions it is the Homeowner’s Association or property owners, whereas under the Restricted Occupancy Overlay, it would be the City. Commissioner White spoke in support of the Restricted Occupancy Overlay.
Commissioner McIlhaney spoke in support of the Restricted Occupancy Overlay.
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September 7, 2023 Planning and Zoning Commission Minutes Page 6 of 15
Commissioner Mirza spoke against the Restricted Occupancy Overlay based off fair and equitable decisions for students and rental property owners.
Commissioner Collins spoke against the Restricted Occupancy Overlay based on the marketability of the properties. Commissioner Chaloupka asked for clarification on the rental registration process, asking
if the Restricted Occupancy Overlay is passed, will property owners who are not currently
on the registry, be able to register their property as a rental. Administrator Halle-Schramm clarified that if the City Council approves the Restricted Occupancy Overlay, the ordinance will go into effect ten days after the approval, property
owners will have that time to get rental properties registered with the City.
Commissioner Chaloupka commented on the City’s notification process. Administrator Halle-Schramm clarified that property owners have been notified three
times, once by a neighborhood letter announcing the neighborhood meeting, once via
certified mail from the City, and once via regular mail from the City. Director Ostrowski clarified that for every rezoning case, state law requires the City to notify applicant property owners and any property owner within 200 feet of the property,
of the rezoning. Mr. Ostrowski further clarified that notifications are sent via letter which
includes verbiage to inform property owners and tenants that their property may become nonconforming, due to a legislative act. Mr. Ostrowski also stated that property owners who currently have property registered as rental property, may continue to rent to no more than four unrelated people, clarifying that if properties fall off the registry, or are
not registered before the ordinance goes into effect, property owners would not be allowed
to rent to more than two unrelated people. Commissioner Chaloupka asked if the Camelot Addition Phase 1 subdivision was outside of the 200 feet boundary for notification.
Director Ostrowski clarified that the Camelot Addition Phase 1 subdivision was notified regarding the rezoning request as part of the 200 feet notification process, further clarifying that the Restricted Occupancy Overlay petition is initiated by the property owners of the area looking to establish the overlay. Mr. Ostrowski also stated that if
the Camelot Addition Phase 1 subdivision was not contacted by the adjacent subdivision,
they can make a separate request on their own to move forward with a Restricted Occupancy Overlay. Commissioner Chaloupka requested information on the registered rental properties in the
area prior to the September 14, 2023 City Council meeting.
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September 7, 2023 Planning and Zoning Commission Minutes Page 7 of 15
Administrator Halle-Schramm confirmed that staff can provide the rental registration information to the Commission and City Council. Ms. Halle-Schramm also clarified that
if a neighborhood has so many rental properties that they are not able to meet the 50% +
1 threshold, they generally do not end up moving forward with a formal application. Commissioner Cornelius shared concerns on if the neighborhood had taken any steps to remedy any concerns in the neighborhood to maintain integrity, or alleviate traffic
concerns, prior to establishing an overlay.
Chairperson Christiansen stated that creating the Restricted Occupancy Overlay was a difficult and contentious process that the City Council enacted. Mr. Christiansen spoke in support of the Restricted Occupancy Overlay.
Commissioner Christiansen motioned to recommend approval of the rezoning for all sections presented, Commissioner White seconded the motion, the motion failed 3-4 with Commissioners Mirza, Chaloupka, Cornelius, and Collins voting in the negative.
5.3 Public Hearing, presentation, discussion, and possible action regarding an ordinance
amending Appendix A , Unified Development Ordinance, Article 4 “Zoning Districts,” Section 4.2 “Official Zoning Map,” of the Code of Ordinances of the City of College Station, Texas by changing the zoning district boundary from D Duplex to MF Multi- Family for approximately 0.35 acres located at Lincoln Place Phase 2, Block C, Lot 22,
generally located at 710 Vassar Court. Case #REZ2023-000063 (Note: Final action of
this item will be considered at the September 14, 2023 City Council Meeting – Subject to change). Staff Planner DiMeolo presented the rezoning to the Commission recommending
approval.
Commissioner Collins asked if the rezoning would substantially change the character of the block if the rezoning allowed one property to develop into townhomes.
Staff Planner DiMeolo clarified that this property is the first property in this line that is
transitioning to a denser use. Commissioner Cornelius asked if this is the reason why one property is being rezoned, asking why the entire side of that street is not being rezoned.
Staff Planner DiMeolo clarified that this property is the only property which has applied for rezoning. Chairperson Christiansen stated that the ordinance does allow for one-property rezonings
asking if this block is included in the City-initiated rezoning process.
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September 7, 2023 Planning and Zoning Commission Minutes Page 8 of 15
Staff Planner DiMeolo stated that this block is not part of the City-initiated process because it is designated as an urban residential land use.
Commissioner White asked for clarification that the GS General Suburban area is scheduled to be rezoned to MH Middle Housing. Staff Planner DiMeolo confirmed that the GS General Suburban zoned areas will be
recommended to be rezoned to MH Middle Housing.
Commissioner Chaloupka asked why this section is not being zoned MH Middle Housing. Staff Planner DiMeolo clarified that rezoning this property to MH Middle Housing would
create a down zoning from an urban residential land use which allows for a slightly higher
density. Director Ostrowski clarified that this property is designated as a higher density use on the City’s Comprehensive Plan and Future Land Use Map, in which the City would like to see
further growth. Mr. Ostrowski further clarified that an MH Middle Housing zoning district
is only appropriate within mixed-residential land uses. Commissioner Collins asked for the highest density use that could be put on the proposed zoning of this property.
Staff Planner DiMeolo stated that a multi-family use would be the highest density use, with approximately three dwelling units. Commissioner Cornelius asked for clarification that the properties across the street are
already zoned for a multi-family use.
Staff Planner DiMeolo confirmed that properties across the street are already zoned for a multi-family use.
Crissy Hartl, Applicant, Mitchell & Morgan Engineers, was available to answer questions
from the Commission. Chairperson Christiansen opened the public hearing.
No visitors spoke.
Chairperson Christiansen closed the public hearing. Commissioner Cornelius motioned to recommend approval of the rezoning,
Commissioner McIlhaney seconded the motion, the motion passed 7-0.
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September 7, 2023 Planning and Zoning Commission Minutes Page 9 of 15
5.4 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 of Ordinances of the City of College
Station, Texas by changing the zoning district boundary from M-1 Light Industrial to SC Suburban Commercial for approximately 0.9663 acres located at 1601 Sebesta Road, generally located on the north side of Sebesta Road across from Foxfire Drive. Case #REZ2023-000065 (Note: Final action of this item will be considered at the September
28, 2023 City Council Meeting – Subject to change).
Administrator Armstrong presented the rezoning to the Commission recommending approval.
Commissioner White asked for the applicant’s plans with the property.
Administrator Armstrong stated that the property is already developed, this rezoning will allow for additional uses, such as retail.
Commissioner Collins asked for clarification that this property’s use is not currently
appropriate for the current zoning. Administrator Armstrong clarified that the property is not aligned with the City’s Comprehensive Plan.
Chairperson Christiansen opened the public hearing. Norberto Espitia, Foxfire Subdivision, spoke against the rezoning citing concerns for advancing traffic, roadway failures, and the character of businesses.
David Higdon, Emerald Forest HOA, cited concerns for an ambiguous end use and increased traffic. Bob Yancy, Applicant, was available to address the Commission.
Chairperson Christiansen closed the public hearing. Commissioner Cornelius asked if the zoning change would allow for a lighter traffic load in the area.
Administrator Armstrong stated that the rezoning would allow for the level of traffic to be more infrequent. Commissioner Colins asked if the adjacent property was a self-storage facility, and if it
was aligned with the Comprehensive Plan.
Administrator Armstrong clarified that the adjacent property is vacant.
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September 7, 2023 Planning and Zoning Commission Minutes Page 10 of 15
Commissioner McIlhaney motioned to recommend approval of the rezoning, Commissioner Chaloupka seconded the motion, the motion passed 7-0.
5.5 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, Unified Development Ordinance, Article 5.2 “Residential Zoning District Dimensional Standards,” Article 7.3, “Off-Street Parking Standards,” and article 7.4 “Access Management and Circulation,” of the Code of Ordinances of the City of
College Station, Texas, regarding parking and access standards for developments in the
MH Middle Housing zoning district. Case #ORDA2023-000005 (Note: Final action of this item will be considered at the September 14, 2023 City Council Meeting – Subject to change).
Director Ostrowski presented the ordinance amendment to the Commission recommending
approval. Chairperson Christiansen opened the public hearing.
No visitors spoke.
Chairperson Christiansen closed the public hearing. Commissioner Cornelius motioned to recommend approval of the ordinance
amendment, Commissioner Mirza seconded the motion. Commissioner Chaloupka asked if this amendment was a clarification to standardize two entities.
Director Ostrowski clarified that this amendment is to allow for one additional parking spot
in a MH Middle Housing zoning district, all other requirements would remain the same. Commissioner Collins spoke in favor of the ordinance amendment.
The motion passed 7-0.
5.6 Public Hearing, presentation, discussion, and possible action regarding an ordinance amending Appendix A, Unified Development Ordinance, Section 1.10 “Transitional Provisions,” Section 4.1 “Establishment of Districts,” Section 5.10 “Overlay Districts,”
and Section 6.3 “Types of Use” of the Code of Ordinances of the City of College Station,
Texas, for the creation of the HOO High Occupancy Overlay. Case #ORDA2023-000004. (Note: Final action of this item will be considered at the September 14, 2023 City Council Meeting – Subject to change).
Director Ostrowski presented the ordinance amendment to the Commission recommending
approval.
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September 7, 2023 Planning and Zoning Commission Minutes Page 11 of 15
Chairperson Christiansen asked at what point a larger area gets defined.
Director Ostrowski stated that areas are defined in the ordinance where a High Occupancy
Overlay may be applied where the base zoning district is MH Middle Housing, multi- family, or mixed-use, not for individual lots or small areas. Commissioner Chaloupka asked how the High Occupancy Overlay will transition to
other areas in the future.
Director Ostrowski clarified that this process will be City-led but does not preclude private land or property owners from moving forward with their properties.
Commissioner Collins asked if there is any mechanism in place similar to the Restricted
Occupancy Overlay with the 50% + 1 threshold, or is this exclusively a tool to be used by City of College Station. Director Ostrowski stated that the High Occupancy Overlay does not have a 50% + 1
threshold or petition process established.
Commissioner Collins shared concerns with the High Occupancy Overlay taking away a use permitted by right if the overlay is removed.
Director Ostrowski stated that there are sections under state law and in the City’s Unified
Development Ordinance that once certain uses are established, a property owner can continue to use the property for the intended use. Chairperson Christiansen asked why the High Occupancy Overlay would not have a
petition process.
Director Ostrowski clarified that a Restricted Occupancy Overlay restricts uses, whereas a High Occupancy Overlay process provides more flexibility.
Commissioner Cornelius stated that a Restricted Occupancy Overlay is subdivision
based, asking if there is a large enough area to establish a High Occupancy Overlay. Director Ostrowski stated that staff has not established that a High Occupancy Overlay must follow original subdivision boundaries, however the areas would have to be of
appropriate size for the overlay.
Chairperson Christiansen opened the public hearing. Crissy Hartl, Mitchell & Morgan Engineers, expressed concerns regarding the petition
process and possible gerrymandering, asking if applicants are allowed to include properties
to have an acceptable size.
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September 7, 2023 Planning and Zoning Commission Minutes Page 12 of 15
Director Ostrowski stated that staff has not established lot minimum, but staff will evaluate how an area is established.
Chairperson Christiansen asked if staff is comfortable with the proposed language. Director Ostrowski confirmed that staff is comfortable with the proposed language and also make available Pre-Application Conferences to provide guidance.
Veronica Morgan, Mitchell & Morgan Engineers, expressed concerns for the intent for larger areas, stating that staff should allow single lots to impose a High Occupancy Overlay.
Chairperson Christiansen closed the public hearing.
Director Ostrowski stated that staff will look for larger areas to establish a High Occupancy Overlay.
Commissioner Chaloupka asked for the number of areas that have been identified for a
High Occupancy Overlay. Administrator Halle-Schramm confirmed that the City has identified 18 areas in total.
Director Ostrowski presented map recommendations for MH Middle Housing zonings and
overlays. Commissioner Collins asked how long the High Occupancy Overlay has been public and how much input has been received.
Director Ostrowski stated that the High Occupancy Overlay was presented at the August 10, 2023 City Council meeting where City Council directed staff to move forward with ordinance changes. Mr. Ostrowski also stated that staff did not go out for additional public comment, as comments received during the MH Middle Housing public process led staff
to create the High Occupancy Overlay.
Commissioner Chaloupka motioned to recommend approval of the ordinance amendment, Commissioner Cornelius seconded the motion, the motion passed 7-0.
5.7 Presentation, discussion, and possible action on the PDS Plan of Work.
Director Ostrowski requested feedback from the Commission to establish the Plan of Work. Commissioner Cornelius requested a full map of where staff is in the process of MH
Middle Housing zonings, Restricted Occupancy Overlays, and High Occupancy Overlays.
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September 7, 2023 Planning and Zoning Commission Minutes Page 13 of 15
Director Ostrowski stated that staff is working on a mapping website feature for MH Middle Housing zoning districts, Restricted Occupancy Overlays, and High
Occupancy Overlays.
Commissioner Collins asked if staff could consolidate bicycle and pedestrian items to create an overall picture of walkability and bikeability.
Director Ostrowski stated that all items have been consolidated, however staff is planning
a Bicycle, Pedestrian, and Greenways Master Plan update. Commissioner Chaloupka asked about limited vehicle access, asking if there is there a plan to limit vehicular traffic.
Director Ostrowski stated that staff is planning a deep dive into roadways around the Texas A&M University campus. 6. Informational Agenda
6.1 Discussion of new development applications submitted to the City.
New Development Link: www.cstx.gov/newdev
There was no discussion.
6.2 Presentation and discussion on MH Middle Housing rezoning requests.
Director Ostrowski provided updates on the MH Middle Housing zoning district and
Shared Housing site plan applications.
There was no discussion.
6.3 Presentation and discussion regarding an update on items heard:
• A rezoning of approximately 0.4 of an acre of land located at 217 Richards Street from GC General Commercial to GS General Suburban. The Planning & Zoning
Commission heard this item on August 3, 2023 and voted (5-1) to recommend approval. The City Council heard this item on August 24, 2023 and voted (7-0) to approve the request.
• A rezoning of approximately 33 acres of land located at 5900 Rock Prairie Road
from PDD Planned Development District to PDD Planned Development District. The Planning & Zoning Commission heard this item on August 17, 2023 and voted (5-0) to recommend approval. The City Council heard this item on August 24, 2023 and voted (7-0) to approve the request.
• A rezoning of approximately 0.09 of an acre of land located at 213 Holleman Drive
East from GC General Commercial to WPC Wolf Pen Creek. The Planning & Zoning Commission heard this item on August 17, 2023 and voted (5-0) to
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September 7, 2023 Planning and Zoning Commission Minutes Page 14 of 15
recommend approval. The City Council heard this item on August 24, 2023 and voted (7-0) to approve the request.
• A conditional use permit for ground-floor multi-family on approximately 1 acre of land located at 213 Holleman Drive East. The Planning & Zoning Commission heard this item on August 17, 2023 and voted (5-0) to recommend approval. The City Council heard this item on August 24, 2023 and voted (7-0) to approve the
request.
There was no discussion.
6.4 Presentation and discussion regarding the P&Z Calendar of Upcoming Meetings:
• Thursday, September 14, 2023 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m.
• Thursday, September 21, 2023 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, September 28, 2023 ~ City Council Meeting ~ Council Chambers ~ Open Meeting 6:00 p.m.
• Thursday, October 5, 2023 ~ P&Z Meeting ~ Council Chambers ~ 6:00 p.m.
• Thursday, October 19, 2023 ~ P&Z Meeting ~ for discussion
There was no discussion.
6.5 Discussion and review regarding the following meetings: Design Review Board and
BioCorridor Board.
• None
There was no discussion.
7. Discussion and possible action on future agenda items.
A Planning & Zoning Member may inquire about a subject for which notice has not been given. A statement of specific factual information or the recitation of existing policy may be given. Any deliberation shall be limited to a proposal to place the subject on an agenda
for a subsequent meeting.
Commissioner Cornelius requested a full map of where staff is in the process of MH Middle Housing zonings, Restricted Occupancy Overlays, and High Occupancy Overlays.
8. Adjourn
The meeting adjourned at 8:03 p.m. Approved: Attest:
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September 7, 2023 Planning and Zoning Commission Minutes Page 15 of 15
___________________________________ _________________________________ Dennis Christiansen, Chairperson Kristen Hejny, Board Secretary
Planning & Zoning Commission Planning & Development Services
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Planning & Zoning Commission
September 21, 2023
Supporting Materials
1.Vicinity Map, Aerial, and Small Area Map
2.Final Plat
Scale Two lots on approximately 0.24 acres
Location 111 Sterling Street, located between Sterling Street and Richards
Street
Property Owner Red Dog Investments LLC
Applicant McClure and Browne
Project Manager Jesse DiMeolo, Staff Planner, jdimeolo@cstx.gov
Project Overview The applicant is requesting to plat an unrecorded subdivision
commonly known as Lot 6, Block 2, of the Richards Subdivision. The
existing house is intended to be demolished, thus creating the
opportunity to build two new single-family homes.
Preliminary Plan N/A
Public Infrastructure N/A
Parkland Dedication $3,154 per single-family dwelling unit has been paid
Traffic Impact Analysis N/A
Compliant with Comprehensive Plan
(including Master Plans) and Unified
Development Ordinance
Yes
Compliant with Subdivision Regulations Yes
Staff Recommendation Approval
Final Plat
for
Easton Subdivision, Block 1, Lots 1 & 2
FP2023-000006
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SITEPage 24 of 199
Planning & Zoning Commission
September 21, 2023
Scale Thirty (30) residential (single-family detached) lots and
common areas on approximately 46.6 acres of land
Location Generally located south of the intersection of Arrington
Road and Harper’s Ferry Road, on the east side of Arrington
Road in the city’s extraterritorial jurisdiction (ETJ).
Applicant Michael Schaefer
Project Manager Jeff Howell, Senior Planner
jhowell@cstx.gov
Project Overview This preliminary plan is for a development consisting of
single-family residential development located along a
proposed Minor Arterial thoroughfare, which is partially
being widened through right-of-way dedication as part of
this Preliminary Plan. Waivers are being requested for
reserved tracts, street projections, cul-de-sac lengths, and
block length. The preliminary plan layout shows three
private roadways (70’ R.O.W) to be provided and
connected to Arrington Road through a single, gated access
point.
The roadways each terminate as cul-de-sacs with no
connection to the adjacent areas, as well as common areas
provided in various locations including towards the edges
of the proposed development.
Several waivers are requested to amend subdivision
standards found in UDO Section 8.4. In all, four subdivision
regulation waivers are being requested to develop the
single-family residential community.
Parkland Dedication Parkland dedication fees will be paid prior to recording of
the final plat at a rate of $3,154 per dwelling unit.
Traffic Impact Analysis A Traffic Impact Analysis (TIA) was not required.
Compliant with Comprehensive Plan
(including Master Plans) and Unified
Development Ordinance
The preliminary plan is compliant with the newly updated
Comprehensive Plan Future Land Use and Character Map,
however this property is located outside of the City limits in
the extra-territorial jurisdiction where the City has no land
use authority.
Preliminary Plan
for
Arrowhead Village Phase 1-3
PP2023-000009
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Planning & Zoning Commission
September 21, 2023
Compliant with Subdivision Regulations Yes, with the exception of four waiver requests, all other
them are related to a single point of private access and not
providing street connections to adjacent properties. The
first is related to not creating reserved strips of land
restricting access to adjacent developments in UDO Section
8.4.A. Reserved Strips and Tracts Prohibited requirements.
The last three waivers are related to street requirements
regarding street projections (Section 8.4.C.3.b.), cul-de-sacs
(Section 8.4.C.7.), and block length (Section 8.4.E.1.).
Staff Recommendation Staff recommends denial of the waivers and the Preliminary
Plan.
Supporting Materials
1. Waiver Request
2. Applicants Supporting Information
3. Vicinity Map, Aerial, and Small Area Map
4. Preliminary Plan
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SUBDIVISION WAIVER REQUESTS
The proposed Preliminary Plan is in compliance with the applicable Subdivision Regulations
contained in the UDO except for the following waiver requests:
UDO Section 8.4.A. ‘Reserved Strips and Tracts Prohibited’- Per the requirements
of this section, access to adjacent areas should not be restricted by the reservation of
tracts of land (common areas). As indicated in the attached waiver request, the first
waiver request is for the common areas on the northern edge of the proposed
subdivision. The request is to provide common areas, which effectively creates an
access barrier between the adjacent development. These common areas (Areas E and
F) can be seen near the cul-de-sacs provided also as part of the proposed
development. The applicant is requesting this waiver as their intention is to provide
drainage through these areas to the detention facilities within the proposed
development.
While drainage may be provided through the common areas, per Section 8.4.A, a
plat shall not provide reserved strips or land and the common areas should not
restrict the access to land, right-of-way, etc. intended to be dedicated to the public. In
this case, if the common areas were not proposed in this location, the right-of-way
could be extended to the edge of the subdivision to allow for the future right-of-way
connection to the adjacent development.
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UDO Section 8.4.C.3.b. ‘Street Projections’ - Per the requirements this section,
where abutting properties are landlocked, a street connection shall be provided
through the platting property. As indicated in the attached waiver request, the second
waiver request is to not provide a street connection to the adjacent properties,
particularly to the north, which have not been platted. It was also indicated that there
was access provided by easements and that the term “land-locked” may have a
different interpretation. While the definition of “land-locked” is not found within the
Unified Development Ordinance, the properties highlighted below are surrounded by
private land and do not front onto a street. Section 8.4.C.3. indicates when the adjacent
areas are not platted, the platting subdivision shall provide street projections to such
areas. Since the adjacent properties are not platted, a street would need to be provided
to allow for future connection as well as to assist with meeting the block length
requirements. Private streets are provided within the subdivision, however they are
terminated by cul-de-sacs and there is no connection proposed to any of the adjacent
properties.
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UDO Section 8.4.C.7. ‘Cul-de-sac’ - Per the requirements of this section, cul-de-sacs
are to be no greater than 750’ in length. As indicated in the attached waiver requests,
the third waiver request is for each of the proposed streets which end in cul-de-sacs
within the subdivision, accessed from a single point along Arrington Road. As indicated
by the applicant, these are shown to be measured as: Arrowhead Village Trail (1,782’),
Little Brave Trail (1,328’), and Painted Horse Trail (2,235’).
The applicant has indicated that from a “traditional street design viewpoint” the lengths
of the cul-de-sacs would be different, however, per Section 8.4.C.7., a cul-de-sac is to
be measured along the centerline of the cul-de-sac street from the center of the bulb to
the nearest intersecting through street right-of-way. Since the only through street in this
particular case is Arrington, the distance is to be measured from Arrington to the end of
each bulb.
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UDO Section 8.4.E.1. ‘Blocks’ - Per the requirements of this section, block length
shall not exceed 1,500’. As indicated in the attached waiver requests, the fourth waiver
request is for block length, which in this case extends from Harper’s Ferry Road to
Mesa Verde Drive (7,100’).
The applicant states that due to the configuration of the tract and adjacent properties,
the block length is not achievable. While the adjacent properties are large and some
are already developed, this subdivision is proposing to include private streets and no
other public streets are provided along Arrington Road in this location. Per Section
8.4.E.1, a public street network is to ensure uniform access and circulation.
The applicant is requesting these four (4) waivers as their intention is to provide a
gated subdivision for a single-family residential community. The applicant states that
while the streets are privately maintained, they are to be constructed to the standard
roadway design. The applicant states that the proposed configuration and undesired
connectivity by neighboring properties has limited to applicant to one access point.
In accordance with the Subdivision Regulations, when considering a waiver the Planning and
Zoning Commission should make the following findings to approve the waiver:
1) That there are special circumstances or conditions affecting the land involved such
that strict application of the provisions of this chapter will deprive the applicant of
the reasonable use of his land;
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No special circumstances or conditions exist on this property that would prevent adequate
right-of-way dedication from occurring to provide connectivity to adjacent properties.
Adherence to this requirement would not deprive the applicant of reasonable use of their
land. The property is primarily vacant and almost 50 acres in size. The request for the four
(4) waivers are related to a single point of private access and not providing street
connections to adjacent properties. The applicant is proposing to provide private streets
and a gated entrance from Arrington Road. The applicant has stated that drainage has
been incorporated into drainage easements into the common areas. They have also stated
access to common infrastructure is unattainable, connection to the north is unattainable
due to the existing development and connection to the adjacent school site is undesirable.
The applicant also indicates the tract and neighboring conditions necessitate a single-entry
subdivision.
While the lots to the north are already developed as single-family, these properties have not
been subdivided and if redevelopment were to occur, the subdivision requirements would apply
in which access and street frontage would be required per Section 8.4 of the Unified
Development Ordinance. Also, while the adjacent property is owned by the school district, it may
be desired to have street access in the future for children and residents, or the property may be
sold in the future to another owner. Adjacent to the school property is another land-locked
property in which access may be challenging if redevelopment were to occur.
2) That the waivers are necessary for the preservation and enjoyment of a
substantial property right of the applicant;
If the waivers are not granted, the subject property can still be subdivided. The property is
over 40 acres in size and the minimum lot size for a single-family dwelling in the ETJ is
one acre. While the subdivision is proposed to include 30 lots, it may be reconfigured to
still meet the requirements of the Unified Development Ordinance. However, the applicant
has stated the developer is willing to provide utilities, streets, drainage, and a suitable
quality of life for inhabitants. The applicant also states they wish to meet the intent of the
land use regulations in a slightly different way and that by denial of this application would
deny their “enjoyment of a substantial property right”.
3) The granting of the waiver will not be detrimental to the public health, safety, or
welfare, or injurious to other property in the area, or to the City in administering
this chapter; and
The granting of these waivers would be detrimental to the public health, safety, or welfare of
other properties in the area as this development does not comply with all of the standards
and requirements found in the Unified Development Ordinance for properties in the
extraterritorial jurisdiction. Additional connectivity in the area would provide opportunities for
greater disbursement of traffic. Such connectivity will likely become of greater importance as
the area continues to develop along Arrington Road. Also, if a school were to be developed
on the adjacent property, it may be beneficial to provide additional access to children or
residents who may be attending the school facility.
The applicant has stated that the developer intends to provide adequate utilities, streets and
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drainage, suitable access for emergency vehicles, a desirable quality of life to inhabitants,
and consist of a land use that is complimentary to the surrounding property.
4) That the granting of the waivers will not have the effect of preventing the orderly
subdivision of other land in the area in accordance with the provisions of this
chapter.
These waivers will have a negative effect on the orderly subdivision of other land in the
area as public right-of-way is not provided in order to meet the block length or street
projection requirements, which would provide for future connectivity to adjacent un-platted
properties to the north, east, and south of the subject property. While the roads proposed
as part of this subdivision are to be private and gated, adjacent development would need to
provide their own connections around this development to access Arrington Road.
The applicant has stated that the larger area has been subdivided into a land use that is
complimentary to the proposal and the area is currently developed consistent with the land
use proposed.
If the Commission approves any or all of the waivers, the Commission shall incorporate the
findings of each waiver into the official minutes of the meetings at which such waiver is
granted. If any of the waivers are denied, then the preliminary plan as presented is denied.
However, the Commission could choose to approve the plat with conditions. For this
preliminary plan to be approved as proposed, all waivers need to be accepted. Waivers
may be granted only when in harmony with the general purpose and intent of this UDO so
that public health, safety, and welfare may be secured and substantial justice done.
Staff is recommending denial of the waiver requests.
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Page 1 of 4
ARROWHEAD VILLAGE – PRELIMINARY PLAN
WAIVER REQUEST
8/17/2023
Basis of Request
At the platting level, with only the few exceptions further detailed below, Arrowhead Village shall meet (or exceed)
the required standards of design for a subdivision in the City of College Station’s Extraterritorial Jurisdiction (ETJ).
All lots within the subdivision shall be one acre or larger. Arrowhead Village is intended to be developed with
privately maintained streets. None the less, all streets shall be constructed to the standard roadway design
requirements for right‐of‐way width, materials used, and construction techniques. The entry to the subdivision
shall be gated.
The subject tract’s configuration and neighboring property conditions have made it difficult for the Applicant to
achieve their vision for the project while meeting all the Unified Development Ordinance’s (UDO’s) standard
requirements for subdivisions in the ETJ.
Tract Configuration ‐ The Applicant has submitted a subdivision with one public right‐of‐way access point and
29 lots. The Arrowhead Village property is generally rectangular in configuration, with the narrowest
dimension, under 800 feet, along the Arrington Road right‐of‐way. Based on standard roadway design
requirements and reasonable subdivision design, having more than one public right‐of‐way access point would
be unrealistic. Further, in accordance with the International Fire Code, subdivisions of greater than 30 lots are
required to have a second public right‐of‐way access of a separation distance greater than one‐half the
diagonal to the farthest property corners. In the case of the Arrowhead Village tract, this distance is around
1,200 feet. Considering the limited 800 feet of right‐of‐way frontage, the Applicant is unable to meet the
standards of the Fire Code.
Neighboring Property Conditions – The northern adjacent properties are all large estate lots (unplatted). All
but one of the properties have well‐established homes, barns/shops, and other improvements common of
larger, acreage estates. Due to the well‐established nature of the homes, it is the desire of all parties to
coexist independently without access to common infrastructure. The southern and eastern adjacent property
is owned by College Station Independent School District. The school district prefers to develop their property
independently of any access to common infrastructure as well. The western adjacent property is Arrington
Road right‐of‐way.
To summarize, the Arrowhead Village tract configuration and the undesired common connectivity to infrastructure
by neighboring properties, the Applicant is limited to one public right‐of‐way access point.
With the above in mind, the Applicant would like to propose the following waivers to the UDO standard
requirements:
Waiver Request #1 – Reserved Strips and Tracts (UDO Article 8.4.A)
According to UDO Article 8.4.A, a plat shall not include reserved strips or tracts of land.
Response to UDO, 8.5.A.1 – Staff has taken the position, based on their interpretation of the Ordinance, that
the proposed common area located on the northern boundary of the Arrowhead Village tract would exist as a
reserve tract. Customarily, “reserve tracts” have been defined as tracts depicted as a way of withholding
access to infrastructure to prevent other adjacent properties from receiving access to that infrastructure.
Under these conditions, the property has no real purpose other than to serve as a preventative buffer. That is
not the case with the Applicant’s proposed use of the common area of question. Existing drainage patterns on
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Page 2 of 4
the property provide for the flow of water to the northern boundary of the property. The Applicant is
providing drainage channels along the northern portion of the property to concentrate water towards the
proposed detention facilities. For HOA maintenance conveniences and to not burden homeowner property
with drainage easements, the Applicant has chosen to incorporate the drainage easements into HOA areas
rather than on private lots. In addition, the Applicant has chosen to overlay a PUE over the entirety of the
common area in question for any future utility needs. Refer to the Preliminary Plan, Common Areas E and F,
for locational information.
Response to UDO, 8.5.A.2 – The basis of any land use regulations is to provide a method to ensure that the
public good is met in every new development within the community. If a developer is willing to create a
product that provides adequate utilities, streets, and drainage, is built based on construction standards equal
to or better than those required by Ordinance, and provides a suitable quality of life for its inhabitants, as is
the case with the proposed subdivision, then the intent of land use regulations has been met. To deprive a
developer, who wishes to meet the intent of land use regulation but in a way slightly different than standard
procedure, of the ability to turn their vision into reality is a denial of the developer’s “enjoyment of a
substantial property right”.
Response to UDO, 8.5.A.3 – With the proposed development, the Developer intends to provide adequate
utilities, streets, and drainage, suitable access for emergency vehicles, provide a quality of life desirable to the
inhabitants of the subdivision, and consist of a land use type complimentary to the surrounding property.
Based on this, the proposed subdivision “will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area”.
Response to UDO, 8.5.A.4 – The proposed development “will not have the effect of preventing the orderly
subdivision of land in the area” primarily due to its location within a larger area that has been previously
subdivided into a land use type complimentary to the proposed development. Additional development within
the area is currently being developed in an “orderly” fashion maintaining consistency with the residential land
use type initially planned for the area.
Waiver Request #2 – Street Projections (UDO Article 8.4.C.3.b)
According to UDO Article 8.4.C.3.b, street projections shall be provided to abutting, land‐locked properties. The
Applicant has submitted a development with a single public right‐of‐way access point. Refer to the Preliminary
Plan for information.
The Applicant would like to note that Staff has determined that abutting properties to the north are land‐locked. It
is the position of the Applicant that no abutting properties are land‐locked based on the standard legal definition.
For reference, the standard legal definition of land‐locked is: “any property that has no legal means of access”. All
abutting properties have direct access to a public roadway or have dedicated easements providing access (refer to
the Preliminary Plan for information).
Response to UDO, 8.5.A.1 – As noted in the basis of request, the configuration of the tract and neighboring
property conditions creates a situation where access to common infrastructure is unattainable. More
specifically, connectivity to the southern property is undesirable due to the future use as a school site and
their desire for a controlled access environment. And, access to the northern properties is unattainable due to
the existing well‐established estate lot development. In the Applicant’s opinion, this is the “special
circumstances or conditions affecting the land” that “deprive the Applicant of the reasonable use of the land”.
Response to UDO, 8.5.A.2 – The basis of any land use regulations is to provide a method to ensure that the
public good is met in every new development within the community. If a developer is willing to create a
product that provides adequate utilities, streets, and drainage, is built based on construction standards equal
to or better than those required by Ordinance, and provides a suitable quality of life for its inhabitants, as is
the case with the proposed subdivision, then the intent of land use regulations has been met. To deprive a
developer, who wishes to meet the intent of land use regulation but in a way slightly different than standard
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Page 3 of 4
procedure, of the ability to turn their vision into reality is a denial of the developer’s “enjoyment of a
substantial property right”.
Response to UDO, 8.5.A.3 – With the proposed development, the Developer intends to provide adequate
utilities, streets, and drainage, suitable access for emergency vehicles, provide a quality of life desirable to the
inhabitants of the subdivision, and consist of a land use type complimentary to the surrounding property.
Based on this, the proposed subdivision “will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area”.
Response to UDO, 8.5.A.4 – The proposed development “will not have the effect of preventing the orderly
subdivision of land in the area” primarily due to its location within a larger area that has been previously
subdivided into a land use type complimentary to the proposed development. Additional development within
the area is currently being developed in an “orderly” fashion maintaining consistency with the residential land
use type initially planned for the area.
Waiver Request #3 – Cul‐de‐Sac Length (UDO Article 8.4.C.7)
According to UDO Article 8.4.C.7, cul‐de‐sac length shall not exceed 750 feet in length as measured from the
nearest intersecting through street right‐of‐way. The Applicant’s plan provides for three internal culs‐de‐sac off
the single access entry. Based on Staff’s definition of cul‐de‐sac length, as measured from the intersection of
Arrowhead Village Trail and Arrington Road, the three culs‐de‐sac would be of lengths as follows:
Arrowhead Village Trail – 1,782 feet
Little Brave Trail (via Arrowhead Village Trail) – 1,328 feet
Painted Horse Trail (via Arrowhead Village Trail) – 2,253 feet
This waiver request is for three culs‐de‐sac: 1) Arrowhead Village Trail, 2) Little Brave Trail, and 3) Painted Horse
Trail. All three culs‐de‐sac take access to a public roadway (Arrington Road) at a single access point via Arrowhead
Village Trail. It is worth noting that, under a traditional street design viewpoint, from the nearest intersection Little
Brave Trail (~575 feet in length) and the “tail” of Arrowhead Village Trail (~475 feet in length) fall under the UDO’s
maximum requirement for ETJ cul‐de‐sac length. Painted Horse Trail (1,127 feet in length) falls under the UDO’s
maximum requirement for cul‐de‐sac length, if it were a street within the city limits. Refer to the Preliminary Plan
for locational information.
Response to UDO, 8.5.A.1 – As noted in the basis of request, the configuration of the tract and neighboring
property conditions, necessitating a single entry subdivision, makes it difficult to provide multiple through
streets to achieve the short 750 feet distance separations. In the Applicant’s opinion, this is the “special
circumstances or conditions affecting the land” that “deprive the Applicant of the reasonable use of the land”.
Response to UDO, 8.5.A.2 – The basis of any land use regulations is to provide a method to ensure that the
public good is met in every new development within the community. If a developer is willing to create a
product that provides adequate utilities, streets, and drainage, is built based on construction standards equal
to or better than those required by Ordinance, and provides a suitable quality of life for its inhabitants, as is
the case with the proposed subdivision, then the intent of land use regulations has been met. To deprive a
developer, who wishes to meet the intent of land use regulation but in a way slightly different than standard
procedure, of the ability to turn their vision into reality is a denial of the developer’s “enjoyment of a
substantial property right”.
Response to UDO, 8.5.A.3 – With the proposed development, the Developer intends to provide adequate
utilities, streets, and drainage, suitable access for emergency vehicles, provide a quality of life desirable to the
inhabitants of the subdivision, and consist of a land use type complimentary to the surrounding property.
Based on this, the proposed subdivision “will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area”.
Response to UDO, 8.5.A.4 – The proposed development “will not have the effect of preventing the orderly
subdivision of land in the area” primarily due to its location within a larger area that has been previously
subdivided into a land use type complimentary to the proposed development. Additional development within
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the area is currently being developed in an “orderly” fashion maintaining consistency with the residential land
use type initially planned for the area.
Waiver Request #4 – Block Length (UDO Article 8.4.E.1)
According to UDO Article 8.4.E.1, block length shall not exceed 1,500 feet. Due to the tract configuration and the
conditions on adjacent properties, block length requirements as stated in the UDO are not achievable within the
subject tract.
Currently, a block length of approximately 7,100 feet exists in the area surrounding the Applicant’s property. The
current block extends along Arrington Road/Indian Lakes Drive from Harper Ferry Road to Mesa Verde Drive. With
the exception of the Applicant’s property, another 50‐acre parcel north but not adjacent, and the southern
adjacent 100‐acre College Station ISD property, all other properties along the block are platted lots or developed
estates.
Response to UDO, 8.5.A.1 – As noted in the basis of request, the configuration of the tract and neighboring
property conditions, necessitating a single entry subdivision, makes it difficult to provide multiple through
streets to achieve greater, area‐wide block length connectivity as provided for in the UDO. More specifically,
connectivity to the southern property is undesirable due to the future use as a school site and their desire for
a controlled access environment. And, access to the northern properties is unattainable due to the existing
well‐established estate lot development. In the Applicant’s opinion, this is the “special circumstances or
conditions affecting the land” that “deprive the Applicant of the reasonable use of the land”.
Response to UDO, 8.5.A.2 – The basis of any land use regulations is to provide a method to ensure that the
public good is met in every new development within the community. If a developer is willing to create a
product that provides adequate utilities, streets, and drainage, is built based on construction standards equal
to or better than those required by Ordinance, and provides a suitable quality of life for its inhabitants, as is
the case with the proposed subdivision, then the intent of land use regulations has been met. To deprive a
developer, who wishes to meet the intent of land use regulation but in a way slightly different than standard
procedure, of the ability to turn their vision into reality is a denial of the developer’s “enjoyment of a
substantial property right”.
Response to UDO, 8.5.A.3 – With the proposed development, the Developer intends to provide adequate
utilities, streets, and drainage, suitable access for emergency vehicles, provide a quality of life desirable to the
inhabitants of the subdivision, and consist of a land use type complimentary to the surrounding property.
Based on this, the proposed subdivision “will not be detrimental to the public health, safety, or welfare, or
injurious to other property in the area”.
Response to UDO, 8.5.A.4 – The proposed development “will not have the effect of preventing the orderly
subdivision of land in the area” primarily due to its location within a larger area that has been previously
subdivided into a land use type complimentary to the proposed development. Additional development within
the area is currently being developed in an “orderly” fashion maintaining consistency with the residential land
use type initially planned for the area.
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September 21, 2023
Item No. 5.2.
Northeast Gateway Redevelopment Plan
Sponsor: Matthew Ellis
Reviewed By CBC: Bicycle, Pedestrian, & Greenways Advisory Board
Agenda Caption: Public Hearing, presentation, discussion, and possible action regarding an
ordinance amending the Comprehensive Plan to adopt the Northeast Gateway Redevelopment Plan,
to amend the planning areas description within Chapter 2. Distinctive Places, to amend the
Comprehensive Plan – Planning Areas Map, to amend the Comprehensive Plan – Future Land Use
& Character Map, to amend the Comprehensive Plan – Functional Classification & Context Class
Map, and to amend 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: 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.
The Bicycle, Pedestrian, and Greenways Advisory Board will hear this item at their September 18,
2023 meeting and their recommendation will be provided to the Commission at the September 21,
2023 meeting.
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.
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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.
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.
Staff will present the finalized Northeast Gateway Redevelopment Plan and associated changes for
consideration and possible recommendation by the Commission. The recommendations of the
Bicycle, Pedestrian, and Greenways Advisory Board and the Planning and Zoning Commission will
be provided to the City Council during their September 28, 2023 meeting, where the plan and its
associated changes will be presented for adoption.
Budget & Financial Summary: N/A
Attachments:
1. Northeast Gateway Redevelopment Plan
2. Chapter 2. Distinctive Places Redlines
3. Chapter 2. Distinctive Places, from the Comprehensive Plan
4. Planning Areas Map, from the Comprehensive Plan
5. Future Land Use & Character Map, from the Comprehensive Plan
6. Functional Classification & Context Class Map, from the Comprehensive Plan
7. Proposed Bicycle Facilities Map, from the Bicycle, Pedestrian, and Greenways Master Plan
8. Proposed Pedestrian Facilities Map, from the Bicycle, Pedestrian, and Greenways Master Plan
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NORTHEAST GATEWAY
REDEVELOPMENT PLAN
Adopted September 28, 2023
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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
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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
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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
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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
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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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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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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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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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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.
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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
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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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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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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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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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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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2 LANE MAJOR COLLECTOR
PROPOSED 2 LANE MAJOR COLLECTOR
2 LANE MINOR COLLECTOR
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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
SHARED USE PATH FUNDED/
PROPOSED
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PROPOSED
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BIKE ROUTE FUNDED/PROPOSED
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Network
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MAP 2.5
SIDEWALK FUNDED/PROPOSED
SHARED USE PATH FUNDED/
PROPOSED
SHARED USE PATH EXISTING
GRADE SEPARATED CROSSINGPROPOSED
SIDEWALK EXISTING
Future Pedestrian
Network
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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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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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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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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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Primary Arrival Gateway
Key Intersection
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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 MINOR COLLECTOR
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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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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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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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55CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
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
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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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*NOTE: A COMPREHENSIVE PLAN SHALL NOTCONSTITUTE ZONING REGULATIONS OR ESTABLISH
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M AP A.2
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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
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NG TRANSITIONAL NORTHGATE
WPC WOLF PEN CREEK
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MH
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MH MIDDLE HOUSING
Page 111 of 199
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 112 of 199
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 113 of 199
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Code Enforcement
Case Density
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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 114 of 199
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 115 of 199
Development
Activity
COMMERCIAL
NON-RESIDENTIAL
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DISTRICT BOUNDARY
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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 117 of 199
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 118 of 199
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 119 of 199
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 120 of 199
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 121 of 199
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LANE MAJOR COLLECTOR
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M AP A.6
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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 123 of 199
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W-
X R
O
W
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 124 of 199
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 125 of 199
UNIVERSITY DRUNIVERSITY DRGEORGE BUSH DRGEORGE BUSH DRTE
XA
S
AV
E S
TE
XA
S
AV
E S HARVEY RDHARVEY RDCOONER STCOONER STPOLO RDPOLO RDNEW MAIN DRNEW MAIN DRWALTON DRWALTON DRFRANCIS DRFRANCIS DRF
O
ST
E
R
A
V
E
F
O
ST
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
SH
D
R
E
GE
O
R
G
E
B
U
SH
D
R
E
HA
R
R
I
N
G
TON
AV
E
HA
R
R
I
N
G
TO
N
AV
E
PU
RY
EAR
D
R
PU
RY
EA
R D
RWALTON DRWALTON DRW
A
LT
O
N
D
R
W
A
LT
O
N
D
R
KYLE AVEKYLE AVEDOMINIK DRDOMINIK DRUNIVERSITY OAKS BLVDUNIVERSITY OAKS BLVDGILCHRIST AVEGILCHRIST AVEBROOKS AVEBROOKS AVEAS
H
B
U
R
N
AV
E
AS
H
B
U
R
N
AV
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
TZ
ST
NI
MITZ S
TAV
EN
U
E
A
AV
EN
U
E
AASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
M
I
TZ ST
NI
M
IT
Z
S
T
JA
NE
S
T
JA
NE
S
T
TE
XA
S
AV
E
TE
XA
S
AVE
TE
XA
S
AV
E
TE
XA
S
AV
E
UNIVERSI
TY DR E
UNIVERSI
TY DR E
PA
SL
E
R
S
T
PA
SL
E
R
S
T
C
H
U
R
C
H
I
L
L S
T
C
H
U
R
C
H
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L
L STBANKS STBANKS STPEYTON STPEYTON STTA
RR
O
W
S
T
TA
RR
O
W
S
T
AV
EN
U
E
B
AV
EN
UE
B
AS
H
B
U
R
N
AV
E
AS
HB
UR
N
AV
E LINCOLN AVELINCOLN AVEM
U
N
S
O
N
AV
E
M
U
NSON
AV
E
FRANCIS DRFRANCIS DRHOLT STHOLT STTA
RR
O
W
TA
RR
O
W
S
T
E
S
T
E
ARGUELLO DRARGUELLO DR
HENSEL STHENSEL STHENSEL DRHENSEL DRBIZZELL
S
T
BIZZELL
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
LL
E
GE
AV
E
SO
U
T
H
C
O
LL
E
GE
AV
E
BA
L
L
S
T
BA
LL
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
XA
S
AV
E S HARVEY RDCOONER STPOLO RDNEW MAIN DRWALTON DRFRANCIS DRF
O
ST
E
R
A
V
E
GILCHRIST AVEMI
L
N
E
R
D
R
GE
O
R
G
E
B
U
SH
D
R
E
HA
R
R
I
N
G
TON
AV
E
PU
RY
EAR
D
RWALTON DRW
A
LT
O
N
D
R
KYLE AVEDOMINIK DRUNIVERSITY OAKS BLVDGILCHRIST AVEBROOKS AVEAS
H
B
U
R
N
AV
ELINCOLN AVEVASSAR CTWELLESLEY CTLINCOLN AVEEIS
E
N
H
O
W
E
R
S
T
NI
M
I
TZ
STAV
EN
U
E
AASH STLIVE OAK STPOPLAR STNI
M
I
TZ ST
JA
NE
S
T
TE
XA
S
AV
E
TE
XA
S
AV
E
UNIVERSI
TY DR E
PA
SL
E
R
S
T
C
H
U
R
C
H
I
L
L S
TBANKS STPEYTON STTA
RR
O
W
S
T
AV
EN
U
E
B
AS
H
B
U
R
N
AV
E LINCOLN AVEM
U
N
S
O
N
AV
E
FRANCIS DRHOLT STTA
RR
O
W
S
T
E
ARGUELLO DR
HENSEL STHENSEL DRBIZZELL
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
LL
E
GE
AV
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 126 of 199
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 127 of 199
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
XA
S
AV
E S
TE
XA
S
AV
E S HARVEY RDHARVEY RDCOONER STCOONER STPOLO RDPOLO RDNEW MAIN DRNEW MAIN DRWALTON DRWALTON DRFRANCIS DRFRANCIS DRF
O
ST
E
R
AV
E
F
O
ST
E
R
AV
E
GILCHRIST AVEGILCHRIST AVEMI
L
N
E
R
D
R
MI
L
N
E
R
D
R
GE
O
R
G
E
B
U
SH
D
R
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GE
O
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G
E
B
U
SH
D
R
E
HA
R
R
I
N
G
TON
AV
E
HA
R
R
I
N
GT
ON
AV
E
PU
RY
EAR
D
R
PU
RY
EA
R
D
RWALTON DRWALTON DRW
A
LT
O
N
D
R
W
A
LT
O
N
D
R
KYLE AVEKYLE AVEDOMINIK DRDOMINIK DRUNIVERSITY OAKS BLVDUNIVERSITY OAKS BLVDGILCHRIST AVEGILCHRIST AVEBROOKS AVEBROOKS AVEAS
H
B
U
R
N
AV
E
AS
H
B
U
R
N
AVELINCOLN 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
ER
S
T
NI
M
I
TZ ST
NI
MIT
Z
S
T
AV
EN
U
E
A
AV
EN
U
E
AASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
M
I
TZ
ST
NI
M
ITZ S
T
JA
NE
S
T
JA
NE
S
T
TE
XA
S
AV
E
TE
XA
S
AV
E
TE
XA
S
AV
E
TE
XA
S
AV
E
UNIVERSI
TY DR E
UNIVERSI
TY DR E
PA
SL
E
R
S
T
PA
SL
E
R
S
T
C
H
U
R
C
H
I
L
L S
T
C
H
UR
C
H
I
L
L
S
TBANKS STBANKS STPEYTON STPEYTON STTA
RR
O
W
S
T
TA
RR
O
W
S
T
AV
EN
U
E
B
AV
EN
U
E
B
AS
H
B
U
R
N
AV
E
AS
HB
UR
N
AV
E LINCOLN AVELINCOLN AVEM
U
N
S
O
N
AV
E
M
U
N
S
O
N
AVE
FRANCIS DRFRANCIS DRHOLT STHOLT STTA
RR
O
W
TA
RR
O
W
S
T
E
S
T
E
ARGUELLO DRARGUELLO DR
HENSEL STHENSEL STHENSEL DRHENSEL DRBIZZELL
S
T
BIZZELL
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
ST
SO
U
T
H
C
O
LL
E
GE
AV
E
SO
UTH
C
O
L
L
E
G
E
AV
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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
XA
S
AV
E S HARVEY RDCOONER STPOLO RDNEW MAIN DRWALTON DRFRANCIS DRF
O
ST
E
R
AV
E
GILCHRIST AVEMI
L
N
E
R
D
R
GE
O
R
G
E
B
U
SH
D
R
E
HA
R
R
I
N
G
TON
AV
E
PU
RY
EAR
D
RWALTON DRW
A
LT
O
N
D
R
KYLE AVEDOMINIK DRUNIVERSITY OAKS BLVDGILCHRIST AVEBROOKS AVEAS
H
B
U
R
N
AV
ELINCOLN AVEVASSAR CTWELLESLEY CTLINCOLN AVEEI
S
E
N
H
O
W
E
R
S
T
NI
M
I
TZ ST
AV
EN
U
E
AASH STLIVE OAK STPOPLAR STNI
M
I
TZ
ST
JA
NE
S
T
TE
XA
S
AV
E
TE
XA
S
AV
E
UNIVERSI
TY DR E
PA
SL
E
R
S
T
C
H
U
R
C
H
I
L
L S
TBANKS STPEYTON STTA
RR
O
W
S
T
AV
EN
U
E
B
AS
H
B
U
R
N
AV
E LINCOLN AVEM
U
N
S
O
N
AV
E
FRANCIS DRHOLT STTA
RR
O
W
S
T
E
ARGUELLO DR
HENSEL STHENSEL DRBIZZELL
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
LL
E
GE
AV
E
BA
L
L
S
T
U-
V
R
O
W
W-
X
R
O
W
UNIVERSITY DRM AP A.9
Page 128 of 199
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 129 of 199
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 130 of 199
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
XA
S
AV
E S
TE
XA
S
AVE S HARVEY RDHARVEY RDCOONER STCOONER STPOLO RDPOLO RDNEW MAIN DRNEW MAIN DRWALTON DRWALTON DRFRANCIS DRFRANCIS DRFO
ST
E
R
AV
E
FO
ST
E
R
AV
E
GILCHRIST AVEGILCHRIST AVEMI
L
NE
R
D
R
MI
L
N
E
R
D
R
GE
O
R
G
E
B
U
SH
D
R
E
GE
O
R
G
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B
U
SH
D
R
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HA
R
R
I
N
G
TON
AV
E
HA
R
R
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TO
N
AVE
PU
RY
EAR
D
R
PU
RY
EA
R
D
RWALTON DRWALTON DRW
A
LT
O
N
D
R
W
A
LT
O
N
D
R
KYLE AVEKYLE AVEDOMINIK DRDOMINIK DRUNIVERSITY OAKS BLVDUNIVERSITY OAKS BLVDGILCHRIST AVEGILCHRIST AVEBROOKS AVEBROOKS AVEAS
H
B
U
R
N
AV
E
AS
H
B
U
R
N
AV
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
TZ ST
NIM
IT
Z
S
T
AV
EN
U
E
A
AV
EN
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AASH STASH STLIVE OAK STLIVE OAK STPOPLAR STPOPLAR STNI
M
I
TZ ST
NI
MIT
Z
S
T
JA
NE
S
T
JA
NE
S
T
TE
XA
S
AV
E
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XA
S
AV
E
TE
XA
S
AV
E
TE
XA
S AV
E
UNIVERSI
TY DR E
UNIVERSI
TY DR E
PA
SL
E
R
S
T
PA
SLE
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
RR
O
W
S
T
TA
RR
O
W
S
T
AV
EN
U
E
B
AV
EN
U
E
B
AS
H
B
U
R
N
AV
E
AS
H
B
U
R
N
AV
E LINCOLN AVELINCOLN AVEM
U
N
S
O
N
AV
E
M
U
NSON
AV
E FRANCIS DRFRANCIS DRHOLT STHOLT STTA
RR
O
W
TA
RR
O
W
S
T
E
S
T
E
ARGUELLO DRARGUELLO DR
HENSEL STHENSEL STHENSEL DRHENSEL DRBIZZ
ELL
S
T
BIZZ
ELL 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
LLE
GE
AV
E
SO
U
T
H
COLL
E
G
E
AV
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
XA
S
AV
E S HARVEY RDCOONER STPOLO RDNEW MAIN DRWALTON DRFRANCIS DRFO
ST
E
R
AV
E
GILCHRIST AVEMI
L
NE
R
D
R
GE
O
R
G
E
B
U
SH
D
R
E
HA
R
R
I
N
G
TON
AV
E
PU
RY
EAR
D
RWALTON DRW
A
LT
O
N
D
R
KYLE AVEDOMINIK DRUNIVERSITY OAKS BLVDGILCHRIST AVEBROOKS AVEAS
H
B
U
R
N
AV
ELINCOLN AVEVASSAR CTWELLESLEY CTLINCOLN AVEEIS
E
N
H
O
W
E
R
S
T
NI
M
I
TZ ST
AV
EN
U
E
AASH STLIVE OAK STPOPLAR STNI
M
I
TZ ST
JA
NE
S
T
TE
XA
S
AV
E
TE
XA
S
AV
E
UNIVERSI
TY DR E
PA
SL
E
R
S
T
C
H
U
R
C
H
I
L
L
S
TBANKS STPEYTON STTA
RR
O
W
S
T
AV
EN
U
E
B
AS
H
B
U
R
N
AV
E LINCOLN AVEM
U
N
S
O
N
AV
E FRANCIS DRHOLT STTA
RR
O
W
S
T
E
ARGUELLO DR
HENSEL STHENSEL DRBIZZ
ELL
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
LL
E
G
E
AV
E
BA
L
L
S
T
U-
V
R
O
W
W-
X R
O
W
UNIVERSITY DRREVEILLE
EXCEL
MAROON
TEXAS EXPRESS
M AP A.10
Page 131 of 199
90CSTX.GOV | NORTHEAST GATEWAY REDEVELOPMENT PLAN
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 147 of 199
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 148 of 199
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:
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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
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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
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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 152 of 199
cstx.gov
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2
as amended September 28, 2023
CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN Page 27
• substantial public and private investment. Future planning should build upon these existing
efforts to expand the district’s reach into the adjacent areas of influence, resulting in a more
urban character.
Redevelopment
Portions of the City are identified for focused redevelopment activities. Within these areas it is
anticipated that a change in use – and, if appropriate, character – requires some form of direct
intervention by the City. This intervention may involve regulation (e.g., City-initiated rezoning),
investment (e.g., capital expenditure on infrastructure), or incentives (e.g., fast-tracking of a project or
density bonuses). This stands in contrast to areas that experience changes in use based on market
opportunities alone. Some of these redevelopment areas may overlap established neighborhood
areas, districts, or corridors and careful attention and cohesive planning will be needed to provide
appropriate transitions between redeveloping and existing areas.
• Planning Area 4: Northgate District & Redevelopment Area - This area serves as the City’s
primary entertainment district and represents the City’s only current urban character area. This
area has been and will continue to be the subject of considerable planning along with
substantial public and private investment. These efforts should be guided by the Northgate
District Design Standards (within the Unified Development Ordinance), the Mobility Study and
Operations Plan, and any emerging plans for the area. Continued development and
redevelopment efforts in the Northgate District should enhance the vibrant entertainment
district and include vertical mixed-use projects, retail and entertainment uses, and tourist
attractions.
• Planning Area 5: Texas Avenue & University Drive (FM 60) Redevelopment Area - This area
includes a number of underperforming land uses that, due to their proximity to two of the
busiest corridors in the City, are poised for redevelopment. Much of the area is currently
subdivided into small lots, making it difficult to assemble land for redevelopment. A portion of
this area includes the new City Hall site and a prime redevelopment opportunity to transition
the former City Hall site into a cohesive mixed-use area that incorporates retail, office, and
residential uses. The proximity of existing neighborhoods and the Texas A&M University campus
requires careful site planning and building design. These efforts should be complimentary to the
nearby hospitality corridor planning efforts, the Eastgate area, and the Texas A&M University
Campus Master Plan while focusing on bringing vertical mixed-use and other aspects of urban
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CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN Page 28
character to this portion of the City. This area is consistently ranked as a high priority area for
future planning efforts by residents and City leadership.
• Planning Area 5: Northeast Gateway Redevelopment Plan - Adopted in September 2023, 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. 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.
• Planning Area 6: Harvey Road Redevelopment Area - This section of Harvey Road includes
newer commercial areas and a number of underperforming commercial and older multi-family
properties and apartment complexes. This area also includes the Post Oak Mall, which will likely
need to reposition itself in the near future to remain competitive. This presents an exciting
opportunity to evolve into a denser area of the City, including vertical and horizonal mixed-use
developments, which could compliment the adjacent Wolf Pen Creek District. During the 10-
year Comprehensive Plan evaluation, residents and City leadership expressed interest in
alternative options for future redevelopment and revitalization of this area, indicating a need
for additional study and engagement.
• Planning Area 7: George Bush Drive & Wellborn Road (FM 2154) Redevelopment Area - This
area includes a number of underperforming commercial properties and poor-quality
residences that, due to planned road changes to the George Bush Drive and Wellborn Road
(FM 2154) intersection along with the area’s proximity to Texas A&M University, are poised for
redevelopment. Much of the area is currently subdivided into small lots, making it difficult to
consolidate land for redevelopment. The presence of existing residences and businesses, and
proximity to established neighborhoods and the university campus, requires careful site
planning and building design. Redevelopment planning efforts should focus on bringing
vertical and horizontal mixed-use and other aspects of urban character to this portion of the
City, while providing contextually appropriate transitions to established areas of the Southside
neighborhood. During the 10-year plan evaluation residents were divided on alternative
options for this area, indicating the need for further study and public engagement. Residents
strongly opposed changes to interior portions of the Southside neighborhood across from Texas
A&M University, thus future planning efforts within the Southside neighborhood should center on
the area surrounding the George Bush Drive and Wellborn Road (FM 2154) intersection. These
planning efforts will be prioritized and synced with the proposed road changes, once the
timing is known.
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The Comprehensive Plan sets the framework to create distinctive places, strong
neighborhoods, a prosperous economy, and engaging natural spaces and arts for
everyone in College Station. The plan provides policy direction for an integrated
mobility network, exceptional City services, and carefully managed, fiscally responsible
growth. Effective collaboration across City departments and with regional partners
is key to achieve and implement the plan’s vision, goals, and actions. The plan strives
to identify, create, conserve, and connect places of distinction – those areas that make
College Station unique and contribute to the City’s character and sense of place.
DISTINCTIVE
PLACES2
AMENDED SEPTEMBER 28, 2023Page 156 of 199
19CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
Goal
Vibrant and distinct districts, attractive neighborhoods, revitalized gateways and corridors, and conserved
natural areas, grounded in environmental stewardship and resiliency.
Purpose
How land is used – including its appearance, physical arrangement, and development intensity –
contributes significantly to the community’s character and its sense of place with far-reaching and long-
term impacts. The City must balance and encourage infill, redevelopment, and new development in
appropriate areas to accommodate an increasing population while maintaining the integrity and character
of established neighborhoods. Revitalization, where needed, is also essential to maintaining College
Station’s character.
Sound planning ensures that the City can accommodate needed development, that development can be
adequately served with public services, and that its impacts can be managed to maintain compatibility and
to promote the character desired by College Station’s residents. Planning establishes effective strategies
for future growth, infill, and appropriate redevelopment while balancing market opportunities, protecting
and enhancing neighborhood character, creating and preserving unique districts and corridors, conserving
natural areas, and creating a more resilient community.
The 10-year update to the Comprehensive Plan places a renewed focus on infill and redevelopment in
strategic locations to accommodate population growth while ensuring the long-term fiscal sustainability of
the City. Infill and redevelopment opportunities more efficiently utilize existing infrastructure, facilities, and
City staff resources by encouraging growth in areas with existing capacity to maximize efficiency.
The Comprehensive Plan contains future land use categories that serve as policy guides and set
expectations for how land within the City should be developed and used in the future. The terms future
land use and zoning often get confused, but they are separate tools and processes. Future land use serves
as a guide for how areas of the City may develop in the future. In contrast, zoning regulates how a specific
property can be developed and used today. Map 2.2, Future Land Use & Character is used to guide
decisions about infrastructure investment and zoning changes.
This chapter serves as the plan’s foundation and encompasses many interrelated components as land
use and development patterns are fundamental to the other topic chapters including creating strong
neighborhoods (Chapter 3), a prosperous economy (Chapter 4), engaging natural spaces and arts (Chapter
5), an integrated mobility network (Chapter 6), exceptional City services (Chapter 7), and carefully managed,
fiscally responsible growth (Chapter 8). Effective collaboration across City departments and with regional
partners (Chapter 9) is vital to achieve and implement the plan’s vision, goals, and actions (Chapter 10).
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20CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
This chapter includes a series of maps that depict the City’s land use strategies and goals visually, including
Map 2.1, Planning Areas, Map 2.2, Future Land Use & Character, and Map 2.3, Community Assets &
Image Corridors.
Planning Considerations
Planning input from the community identified various issues and opportunities regarding land use planning,
conservation of natural features, and enhanced community identity and aesthetics. The considerations
highlighted in this section were used in the development of the goal and action recommendations that
follow.
GROWTH AND DEVELOPMENT
College Station is poised for continued population growth,
which will bring demands for additional housing, shopping,
recreational needs, public facilities, infrastructure, and
services. University students continue to make up a
significant portion of the population, but College Station
is also diversifying in age–those aged 55 and over are the
fastest-growing cohort, increasing by 83.5 percent over
the last decade. The City of College Station is projected
to increase by approximately 35,000 people over the next
decade for a total population estimated to be 162,500
by 2030. The housing demand associated with this
population growth is approximately 14,000 additional
dwelling units. When factoring in assumed build-out of all
existing and known development projects, there is a gap of
approximately 10,000 dwelling units. This additional housing
stock could come from a combination of infill development,
redevelopment projects in existing areas, and new
developments. This housing stock must include a variety
of housing types to meet the needs and demands of all
residents including students, young professionals, families
and non-family households, renters and homeowners, and
the retiree and 55 and older population, with an emphasis
on aging-in-place. For reference, the City had a net gain of
approximately 12,800 housing units over the last decade,
with 6,500 single-family residences and 6,300 multi-family
units added.1
If population and housing demands continue to increase and state legislation restricting annexation remains
in effect, the City will naturally face a greater need for increased density in appropriately targeted areas.
This presents an exciting opportunity to thoughtfully plan for a variety of neighborhoods that accommodate
a wide range of lifestyles for College Station residents. Though the current population density at slightly
more than 2,400 persons per square mile remains low in comparison to other metropolitan areas, the need
for increased density offers opportunities for reinvigorating strategic areas and reimagining the way that
new neighborhoods are designed. The City’s enviable growth prospects necessitate more effective land
use planning and capital investments, as well as diversified housing types including vertical mixed-use
apartments, townhomes, and dense single-family neighborhoods.
1Data provided by City of College Station Planning & Development Services
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21CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
COMMUNITY CHARACTER, SUSTAINABILITY & URBAN DESIGN
College Station residents are interested in the character of their neighborhoods, special districts, corridors,
and natural areas that collectively make College Station unique. Effective design also helps to create places
of distinction – places worth remembering and protecting – and contributes significantly to quality of life.
The design of streetscapes and building fronts as well as the treatment of parking and other physical
features all impact how people experience the public realm. This plan speaks to the urban form of the City
(where, when, and how land uses are developed) as well as public realm design (sometimes called urban
design) and its impact on community character and identity.
Residents expressed the desire to preserve natural features for their environmental functions as well as
their contribution to the community’s character, with an emphasis on ensuring that the use or enjoyment
of existing resources does not compromise resource availability for future residents. This is generally
recognized as the definition of sustainability – meeting the needs of current generations without
compromising the ability of future generations to meet their own needs. Combining these desires for unique
places, quality urban design, and development patterns that are sensitive to resident needs and natural
resources, along with the efficient use of infrastructure and City resources, provides a defined vision to
make College Station a more livable and sustainable community.
As College Station grows, it is the residents’ and City’s intent that:
• Infill and redevelopment in strategic locations is prioritized over expansion of the urban area, is
sensitive to existing neighborhoods, and engages residents in infill and redevelopment planning.
• Growth occurs in a sustainable manner to steward limited resources in an efficient and
responsible manner that accommodates an increasing population and mitigates negative impacts
on the natural and built environment. Compact development patterns help minimize sprawl and its
associated impacts and makes sound economic sense for infrastructure provision and City services
(see Chapter 8: Managed Growth).
• New or enhanced residential areas are created with qualities of traditional neighborhoods that
feature a mix of housing types, a balance of owner and renter occupants, where parks and open
space are provided, neighborhood-serving businesses are accessible, and adjacent neighborhoods
and areas are connected in a seamless fashion (see Chapter 3: Strong Neighborhoods).
• Existing neighborhoods are conserved, enhanced, or revitalized with harmonious
improvements, infill development, and compatible adjacent land uses that enhance the established
neighborhood’s character (see Chapter 3: Strong Neighborhoods).
• Unique corridors and districts are developed, enhanced, and conserved that foster vibrant
places, streets, and natural corridors that contribute to the community’s character and sense of
place.
• Rural areas are preserved to protect streams, trees, pastures, and open areas that contribute
significantly to the character of rural areas.
• Natural resources are managed and conserved through sound stewardship practices to
protect streams, wooded areas, and open spaces that provide habitat for a variety of plants and
wildlife, convey and clean stormwater, improve air quality, and add to the City’s character and
identity (see Chapter 5: Engaging Spaces).
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22CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
• Sustainable site design and low impact
development practices are utilized to
mitigate stormwater and prevent flooding,
avoid soil erosion and mitigate urban heat
island effect, encourage tree preservation
and planting programs, reduce energy
consumption and pursue renewable
technologies, conserve and reuse water,
encourage native and adapted vegetation,
and minimize waste and resource
consumption, among others.
• Multiple mobility mode options are
available to access neighborhoods, major
employers and attractions, and the wider
community, and streets are designed in a
context-sensitive manner. The design of a
street should be a function of both its role as
a mobility corridor and its place context (see
Chapter 6: Integrated Mobility).
• Streetscapes are designed at a human-
scale and contribute positively to the way
people navigate and experience the City.
Effective streetscapes prioritize elements
like wide sidewalks, pedestrian-scaled
streetlights, wayfinding signs, and canopy
trees. New district and corridor plans, as well
as context-sensitive street design, will help
elevate streets from utilitarian elements of
the community to special places in their own
right.
• Public facilities are located and designed
to contribute to community character and
make a statement about the community’s
values and expectations. A well-designed
library or community center fits into a
neighborhood, enabling residents to walk
safely from their homes and providing a
place for neighbors to gather, and contributes
positively to that neighborhood’s character
and reinforces the public facility as an integral
part of the community.
• Public spaces are highly visible and
accessible to all residents and visitors.
Public spaces like plazas, amphitheaters, and
pedestrian malls that are well designed and
safe foster social interactions and community
identity.
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Existing Land Use
Future land use and character is grounded in the
current use of land and the prevailing character.
An overview of the current conditions is necessary
prior to forming policies for the future use of land
and community character. College Station can be
readily divided into three basic types of existing land
use patterns: urban, suburban, and rural. These are
common terms that should bring immediate images to
mind. Attributes that define these areas contribute to
the identity of College Station.
Urban character is currently concentrated in the
Northgate area. It includes early 20th century lot-line
commercial structures such as those along either side
of College Main, and immediately north of University
Drive (FM 60). More recently constructed structured
parking and multi-story residential projects built close
to the street continue this urban feel. This area includes
vertical, mixed-use development, minimal setbacks,
minimal surface parking lots, and a high level of
pedestrian activity.
Suburban character dominates College Station
largely due to the time period most of the City was
developed (post-World War II), local preferences and
building customs, and the dominance of apartment-
style development to support the student population.
Much of this suburban character is auto-dominated
and consists of land uses that have extensive areas of
parking in relationship to their floor area. Big-box retail
areas and shopping malls are quintessential examples
of this character. Most apartment complexes, duplexes,
and single-family residential developments exhibit
similar auto-oriented character and design.
Some suburban areas of the City exhibit a less auto-
dependent and more walkable character. These areas
retain a balance between green areas (parks and open
space) and the built environment. Often these areas
include parks, schools, and small-scale, neighborhood-
serving businesses. The College Hills area is a good
example of this type of suburban character. There are
also suburban areas that are dominated by open space.
These estate areas exhibit a more rural character with
homes generally placed on large lots. The Foxfire
subdivision is a good example of this type of suburban
land use and character.
Rural areas that currently exist in and around College
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24CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
Station are areas that exhibit countryside, agricultural, and natural character. Countryside is typically
dominated by a few lots of estate size or greater fronting a road surrounded by agricultural or natural
lands. The latter two tend to be determined by uses – crop or ranching in agricultural areas and wooded
or savannah lands in natural areas. Rural areas tend to be more sensitive than other character areas to
intrusions from incompatible development. Portions of the City and most of the ETJ are planned to remain
rural and are identified accordingly on Map 2.2, Future Land Use & Character. Additional information
about these areas is contained in Chapter 8: Managed Growth.
Future Land Use
The plan for future uses of land is presented through policy guidance and associated maps. Three
significant land use components work in tandem to identify, create, conserve, and connect places of
distinction – those areas that make College Station unique and contribute to the City’s character and sense
of place. These components are: Planning Areas, Future Land Use & Character, and Community Assets &
Images Corridors. Each component is visually represented by an associated map. Combined, the narrative
and maps capture the City’s policies regarding how and where College Station will grow and change over
the course of the next decade.
• Map 2.1, Planning Areas depicts areas within the city with distinctive character that have existing
small area plans or are priority areas for future focused planning efforts.
• Map 2.2, Future Land Use & Character provides specific detail regarding the desired future use
and character of all land within the City and ETJ.
• Map 2.3, Community Assets & Image Corridors visually portrays community assets, both natural
and man-made, that contribute to the character and identity of the City.
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PLANNING AREAS
The policy guidance within this section and Map 2.1, Planning Areas are intended to provide a broad
overview of the City’s land use strategy. Significant neighborhoods, districts, corridors, redevelopment
areas, and places that would benefit from future small area planning efforts are identified. Small area plans
are focused planning efforts that provide a more granular level of study and specific actions for a smaller,
defined geographic area to help implement the Comprehensive Plan’s overarching goals. The City has
several existing small areas plans and identified priority areas for additional planning efforts through recent
citizen input and the 10-year plan update.
The basic land use strategy is to strategically accommodate the projected demand for new housing,
businesses, public facilities, and infrastructure needs resulting in multiple places of distinction. This enables
the City to continually strengthen its principal competitive advantage for attracting and retaining residents,
visitors, and new businesses along with the employment and tax revenues that accompany them – that is, a
high quality of life. The land use strategy and planning areas focus on identifying, creating, conserving, and
connecting:
• Strong and sustainable neighborhoods
• Unique districts and corridors, both natural and man-made
• Redevelopment areas that renew, revitalize, and infill underperforming areas of the community
through partnerships with public and private interests
• Rural areas that preserve open spaces and respect the limits of public infrastructure and services,
and
• A context sensitive mobility system that links the community together (as discussed in Chapter
6: Integrated Mobility and visually represented through the Thoroughfare Plan and Bicycle,
Pedestrian, and Greenways Master Plan)
Neighborhoods & Districts
Neighborhood planning areas are places in which the current land use, character, and identity will generally
remain and be enhanced. Among other activities, these plans identify appropriate and compatible land
uses and design for vacant lands within the neighborhood and its area of influence. They also designate
areas appropriate for redevelopment. Neighborhood plans typically contain strategies that address existing
challenges (for example, code issues) and identify enhancement actions (such as pedestrian or park
improvements).
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District planning areas present opportunities for a mix of appropriate uses that enhance the unique
characteristics of a defined area of the City. Existing examples include the Wellborn Community Plan which
centers on the unique, rural character of the Wellborn area and the Medical District Master Plan which
focuses on creating a cohesive healthcare and wellness district.
Between 2009 and 2013, residents, staff, and City leadership worked together to create five neighborhood
and small area plans and two district plans. These plans provided strategic recommendations for an area
within a defined timeframe (typically seven years). Once adopted, those recommendations were either
implemented over the planning period or incorporated into relevant parts of the Comprehensive Plan or
other master plans. Occasionally, some action items were not pursued due to changed conditions, project
feasibility, available funding, or waning neighborhood interest. The City
established a formal process for reviewing existing plans and conducted
an audit of the five neighborhood and small area plans in 2022. Nearly 70
percent of actions across all plans were either completed or in progress
as of the audit date, demonstrating a positive implementation success
rate. The audit also analyzed challenges in plan implementation and
provided key recommendations for future small area planning efforts.
Based on the audit’s findings, four of the original five neighborhood and
small area plans that were beyond their planning horizons were retired.
The City will continue pursuing new neighborhood and district planning
efforts for areas facing significant changes or development pressures, or
to create or enhance the unique character of an area.
• Planning Area 1: Wellborn Community Plan – Adopted in April 2013, this plan encompasses 929
acres in the southwestern portion of the City, including much of the historic Wellborn community
and focuses on retaining the rural character of the area. However, conditions have changed in
recent years and the community is facing continued development pressures for growth that may
now be appropriate, in contrast with the existing plan direction. A renewed planning effort in the
Wellborn area is needed.
• Planning Area 2: Medical District Master Plan - Adopted in October 2012, the Medical District
Master Plan creates a focused healthcare and wellness district that includes the City’s major
hospitals and medical facilities. This area is generally located along State Highway 6 near the Rock
Prairie Road interchange, which is one of the primary gateways into the City as one approaches
from the south. The plan links medical facilities into a cohesive district with supporting commercial
and residential areas that are being realized through the Midtown Reserve & City Center master
planned development. The City-owned Midtown Business Park, consisting of over 250 acres, is
located in this general area as well, providing economic development opportunities for office, light
and heavy-industrial, and limited commercial uses. There are also significant natural features in the
area – branches of Lick Creek and Spring Creek – and these should continue to be incorporated
into the district as parks, greenway trails, and open space. Future development should also continue
cohesive identity elements such as signage, landscaping, and design that visually tie the district
together.
• Planning Area 3: Wolf Pen Creek District - This district along the Wolf Pen Creek corridor
combines parks, arts, and commerce by linking a variety of private and public facilities together
with an urban greenway. This area has been the subject of considerable planning efforts, including
specific Wolf Pen Creek Design Standards (within the Unified Development Ordinance), and
substantial public and private investment. Future planning should build upon these existing efforts to
expand the district’s reach into the adjacent areas of influence, resulting in a more urban character.
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Redevelopment
Portions of the City are identified for focused redevelopment activities. Within these areas it is anticipated
that a change in use – and, if appropriate, character – requires some form of direct intervention by the City.
This intervention may involve regulation (e.g., City-initiated rezoning), investment (e.g., capital expenditure
on infrastructure), or incentives (e.g., fast-tracking of a project or density bonuses). This stands in contrast to
areas that experience changes in use based on market opportunities alone. Some of these redevelopment
areas may overlap established neighborhood areas, districts, or corridors and careful attention and cohesive
planning will be needed to provide appropriate transitions between redeveloping and existing areas.
• Planning Area 4: Northgate District & Redevelopment Area - This area serves as the City’s
primary entertainment district and represents the City’s only current urban character area. This area
has been and will continue to be the subject of considerable planning along with substantial public
and private investment. These efforts should be guided by the Northgate District Design Standards
(within the Unified Development Ordinance), the Mobility Study and Operations Plan, and any
emerging plans for the area. Continued development and redevelopment efforts in the Northgate
District should enhance the vibrant entertainment district and include vertical mixed-use projects,
retail and entertainment uses, and tourist attractions.
• Planning Area 5: Northeast Gateway Redevelopment Plan - Adopted in September 2023, 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. 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.
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• Planning Area 6: Harvey Road Redevelopment Area – his section of Harvey Road includes
newer commercial areas and a number of underperforming commercial and older multi-family
properties and apartment complexes. This area also includes the Post Oak Mall, which will
likely need to reposition itself in the near future to remain competitive. This presents an exciting
opportunity to evolve into a denser area of the City, including vertical and horizonal mixed-use
developments, which could compliment the adjacent Wolf Pen Creek District. During the 10-year
Comprehensive Plan evaluation, residents and City leadership expressed interest in alternative
options for future redevelopment and revitalization of this area, indicating a need for additional study
and engagement.
• Planning Area 7: George Bush Drive & Wellborn Road (FM 2154) Redevelopment Area - This
area includes a number of underperforming commercial properties and poor-quality residences
that, due to planned road changes to the George Bush Drive and Wellborn Road (FM 2154)
intersection along with the area’s proximity to Texas A&M University, are poised for redevelopment.
Much of the area is currently subdivided into small lots, making it difficult to consolidate land for
redevelopment. The presence of existing residences and businesses, and proximity to established
neighborhoods and the university campus, requires careful site planning and building design.
Redevelopment planning efforts should focus on bringing vertical and horizontal mixed-use and
other aspects of urban character to this portion of the City, while providing contextually appropriate
transitions to established areas of the Southside neighborhood. During the 10-year plan evaluation
residents were divided on alternative options for this area, indicating the need for further study
and public engagement. Residents strongly opposed changes to interior portions of the Southside
neighborhood across from Texas A&M University, thus future planning efforts within the Southside
neighborhood should center on the area surrounding the George Bush Drive and Wellborn Road
(FM 2154) intersection. These planning efforts will be prioritized and synced with the proposed road
changes, once the timing is known.
Gateway Corridors
Gateway corridors serve as functional and focal entry points into the City and its unique districts,
neighborhoods, redevelopment, and natural areas. These gateway corridors are prominent routes for
College Station residents and visitors alike. An effective gateway corridor establishes a positive impression
and identity that reinforces the community’s character. Several of these corridors serve as a link between
districts, further reinforcing their importance. Identity and beautification elements, such as decorative
markers and themed wayfinding signs, should be placed along these corridors. Additionally, landscaping
and streetscape elements should be unified and significant along these corridors. These corridors also offer
the opportunity for the placement of public art and other design elements.
• Planning Area 8: Presidential Gateway & BioCorridor - This area located near the intersection
of State Highway 47 and Raymond Stotzer Parkway (FM 60) is a main entryway into the City from
the west. It is adjacent to the Texas A&M University Health Science Center, Easterwood Airport,
and nearby the RELLIS Campus in Bryan. The BioCorridor contains interconnected, master planned
properties specializing in corporate office, biomanufacturing, research and development, and
industrial uses. The area’s character is managed and regulated jointly by the cities of College Station
and Bryan largely through the BioCorridor Planned Development District. Future development
should build upon existing assets in the area and continue to enhance this primary gateway into the
City through cohesive design, landscaping, and signage.
• Planning Area 9: Hospitality Corridor - This area along University Drive (FM 60), spanning
from Tarrow Street and Fire Station #6 to the interchange at State Highway 6, is one of the main
entryways into the City from the highway. A number of hotels and restaurants are currently located
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along this corridor. The focus of this corridor should be linking current and future hospitality facilities
into a cohesive corridor along with adjacent redevelopment areas that, over time, could emerge
as another urban character area. The plan should include identity elements such as signage,
landscaping, and enhanced design to visually tie the corridor together.
• Planning Area 10: Municipal Center Corridor - This area located along Krenek Tap Road
between State Highway 6 and Texas Avenue includes Stephen C. Beachy Central Park, the original
City cemetery, and several municipal facilities. The area also includes significant natural features
such as Bee Creek and several wooded areas. Plans for this corridor should enhance the municipal
facilities and support a mix of residential and commercial activities with an emphasis on cohesive
design that integrates the natural features of the area.
• Planning Area 11: Harvey Mitchell Corridor - This is an area of Harvey Mitchell Parkway (FM
2818) generally around its intersection with Texas Avenue extending eastward to State Highway
6. This area includes a significant amount of floodplain area adjacent to Bee Creek and significant
road frontage along Harvey Mitchell Parkway and Texas Avenue. The focus of this plan should be
the development of an urban area that incorporates the natural features of the area and design
elements that positively contribute to two prominent entries into the core of the City.
• Planning Area 12: Longmire & Highway 6 Frontage Road Corridor – This gateway corridor
is a major entryway into the City from State Highway 6. The area is generally defined as the State
Highway 6 Frontage Road at its intersection with Texas Avenue between Deacon Drive to Rock
Prairie Road and west to Longmire Drive. The corridor contains a series of older, underperforming,
and in many cases nonconforming, commercial and multi-family uses. As a key corridor, future
planning efforts should focus on redevelopment opportunities and identity enhancements such as
signage, landscaping, and design to create a more visually cohesive entryway and corridor.
• Planning Area 13: Wellborn Road (FM 2154) and William D. Fitch Corridor (State Highway
40) – This area is generally the southwestern gateway into the City near the intersection of Wellborn
Road (FM 2154) and William D. Fitch Parkway (State Highway 40). There is a future grade-separated
crossing at the intersection of these roads that will significantly change the area’s character. The
land west of the railroad and generally south of Rock Prairie Road is largely undeveloped but limited
in development potential due to sewer capacity constraints. A plan for this area should focus on
opportunities for visual enhancements such as signage, landscaping, and enhanced design to
create a more attractive entryway, along with compatible land uses such as light industrial that can
operate within existing constraints.
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Natural Corridors
Natural corridors exhibit opportunities for resource conservation and recreational activities. Examples
include the Carter Creek and Lick Creek Corridors. Each of these will be the subject of a future district or
corridor plan.
• Planning Area 14: Bee Creek Corridor - This corridor contains Bee Creek, which is a significant
stream that traverses many neighborhoods in the core of the City. This watershed has been the location
of intense development resulting in significant alteration to the stream. The focus of this corridor should
be on the continued restoration of the creek, development of recreational opportunities, and expansion
of its role in linking adjacent areas.
• Planning Area 15: Carter Creek Corridor - This corridor consists of the entirety of Carter Creek
and its associated floodplain. Carter Creek is a significant natural feature stretching along much of the
eastern edge of the City and linking College Station, Bryan, and the remainder of Brazos County. The
focus of this corridor should be the protection of this natural feature and development of recreational
opportunities that could cohesively connect the region.
• Planning Area 16: Lick Creek Corridor - This area includes Lick Creek Park and the surrounding
area. Lick Creek Park is one of the most significant natural features in College Station. It offers a unique
natural setting and protects much of the Lick Creek watershed along with a large, wooded area and the
habitats of rare and endangered species. The focus of this corridor should be the continued protection
of the natural features, additional recreational and educational opportunities, and the expansion of its
role in linking adjacent areas.
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FUTURE LAND USE & CHARACTER
Future land use serves as a guide for how all property within the City may develop in the future. Each
future land use category contains a character-based description and overall intent of the category, along
with generally appropriate zoning districts that help achieve the desired character. There are also example
photographs from existing developments in College Station or other communities to visually illustrate the
desired development characteristics.
The appropriateness of zoning change requests will be considered using multiple criteria including, but not
limited to, whether the request is aligned with Map 2.2, Future Land Use & Character, whether changed
or changing conditions exist in the area, compatibility with existing uses and development patterns, impact
on environmentally sensitive and natural areas, impact on and timing of infrastructure, and consistency
with all goals and strategies of the Comprehensive Plan. The zoning districts listed as generally appropriate
under each future land use category are meant to provide guidance and do not represent affirmative
support of each listed zoning district.
The land use strategies discussed in this chapter are further clarified by the future land use category
descriptions and are visually portrayed in Map 2.2, Future Land Use & Character. The associated
acreages in each land use category are compiled in Table 2.1, Summary of Future Land Use Acreages.
With the 10-year
Comprehensive Plan update
several changes were
made to the future land use
categories and map based on
community and stakeholder
input, changing conditions,
and best practices identified
during the evaluation
process. These changes
include renaming, simplifying
and reducing the number of
categories, refining the land
use definitions, creating new
categories to encourage
and support emerging
development forms, and
reconsidering how land uses
apply to various areas of the
City.
The future land uses
described below and applied
to Map 2.2, Future Land
Use & Character are meant
to realize the citizens’ vision
for the future of College
Station.
Table 2.1 - Summary of Future Land Use Acreages
Future Land Use City Limits ETJ
Urban Center 335.6
Neighborhood Center 1,255.9
General Commercial 1,855.0 159.4
Neighborhood Commercial 523.9
Business Center 968.0 874.0
Urban Residential 963.9
Mixed Residential 1,093.4 209.1
Suburban Residential 6,342.9 577.7
Estate Residential 2,822.7 885.0
Rural 7.9 57,785.4
Neighborhood Conservation 1,795.7
Medical 170.9
Wellborn 434.6 38.0
Institutional/Public 952.4 4.2
Texas A&M University 4,839.8 44.4
Parks & Greenways 870.4 *17.3
Natural & Open Areas 5,131.9 41,804.3
TOTALS 30,364.9 102,398.8
*Note: The 17.3 acres of Parks & Greenways in the ETJ is the park within the Southern Pointe subdivision, which will be annexed into the City in the future per their development agreement
Page 169 of 199
111
222
444
555 666
777
888
999
10100
111111
121212
131313
141414 151515
161616WILLIAM D. FITCH PKWYF
M
2154FM 2818GEORGE BUSH DRTE
XA
S
AV
E SUNIVERSITY DRSH
6
S
S
H
6
S
TEXAS A&M UNIVERSITY
FLOODPLAIN
5 MILE ETJ
CITY LIMITS
BRYAN
MAIN CORRIDORS
* EXISTING PLANNING EFFORT OR DESIGN STANDARDS
REDEVELOPMENT AREAS
4.NORTHGATE DISTRICT*
5.NORTHEAST GATEWAY REDEVELOPMENT PLAN*
6.HARVEY ROAD AREA
7.GEORGE BUSH DRIVE & WELLBORN ROAD AREA
GATEWAY CORRIDORS
8.PRESIDENTIAL GATEWAY & BIOCORRIDOR*
9.HOSPITALITY CORRIDOR*
HARVEY MITCHELL CORRIDOR11.
10.MUNICIPAL CENTER CORRIDOR
WELLBORN ROAD & WILLIAM D. FITCH CORRIDOR13.
12.LONGMIRE & HIGHWAY 6 FRONTAGE ROAD CORRIDOR
NATURAL CORRIDORS
14.BEE CREEK CORRIDOR
15.CARTER CREEK CORRIDOR
16.LICK CREEK CORRIDOR
NEIGHBORHOODS & DISTRICTS
1.
3.
2.
WELLBORN DISTRICT PLAN*
MEDICAL DISTRICT MASTER PLAN*
WOLF PEN CREEK DISTRICT*
Planning Areas
MAP 2.1
Page 170 of 199
ETJETJETJ
CITY LIMITSCITY LIMITSCITY LIMITS
BRYANBRYANBRYAN
GEORGE BUSH DRUNIVERSITY DRSOU THWES TPKWYTE
XA
S
AV
E
S
DEACON DRROCKPRAIRIERDHARVEY RDGRAHAM RDEAGLE AVEBARRON RDHOLLEGREENS PRAIRIE RDMANDRS
H
6
S
S
H
6
SWILLIAM D. FITCH PKWYFM 60FM
2
1
5
4FM 2818
URBAN CENTER
NEIGHBORHOOD CENTER
GENERAL COMMERCIAL
NEIGHBORHOOD COMMERCIAL
BUSINESS CENTER
URBAN RESIDENTIAL
MIXED RESIDENTIAL
SUBURBAN RESIDENTIAL
ESTATE RESIDENTIAL
RURAL
NEIGHBORHOOD CONSERVATION
MEDICAL
INSTITUTIONAL/PUBLIC
TEXAS A&M UNIVERSITY
PARKS & GREENWAYS
NATURAL & OPEN AREAS
REDEVELOPMENT AREAS!!!!!!Future Land Use
& Character
*NOTE: A COMPREHENSIVE PLAN SHALL NOT
CONSTITUTE ZONING REGULATIONS OR ESTABLISH
ZONING BOUNDARIES
MAP 2.2
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Future Land Use Categories
URBAN CENTER
Areas that are appropriate for the most intense development
and mix of uses arranged in a compact and walkable pattern.
These areas will tend to consist of multi-story residential,
commercial, and office uses that may be mixed vertically
within mixed-use structures or horizontally in an integrated
manner. Urban Centers should also incorporate consolidated
parking facilities, access to transportation alternatives, open
space and recreational facilities, and public uses.
Building Height: 5 stories average
Mobility: Walking, bicycling, transit, automobile
Intent
• Create and reinforce walkable activity centers with
small blocks that are connected to surrounding
development and include a mix of complementary
uses
• Accommodate a mix of building types including
freestanding and attached structures that frame
attractive pedestrian zones between buildings and
streets
• Encourage commercial uses along primary streets
• Encourage vertical mixed-use structures with ground-
floor retail in appropriate locations such as along
major corridors
• Support multi-family residential as a secondary
component of a center
• Encourage shared surface parking located behind
buildings or to the side of buildings, structured
parking, and on-street parking where possible
Generally appropriate zoning districts:
Mixed-use, Northgate zoning (in Northgate only), Wolf Pen
Creek zoning (in Wolf Pen Creek only)
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NEIGHBORHOOD CENTER
Areas that are appropriate for a mix of uses arranged in a
compact and walkable pattern at a smaller scale than Urban
Centers. These areas consist of residential, commercial, and
office uses arranged horizontally in an integrated manner
and may be mixed vertically within structures. Neighborhood
Centers should also incorporate consolidated parking
facilities, access to transportation alternatives, open space and
recreational facilities, and public uses.
Height: 3 stories average
Mobility: Walking, bicycling, transit, automobile
Intent
• Create and reinforce walkable activity centers that are
connected to surrounding development and include a
mix of complementary uses
• Accommodate a mix of building types that frame
attractive pedestrian spaces
• Support vertical mixed-use structures with ground-floor
retail in appropriate locations such as along corridors or
major intersections
• Encourage all land generally within 300 to 500 feet of
streets classified as major collectors or higher to be
commercial uses, unless providing vertical mixed-use
structures with residential uses on upper floors. The
exact location and extent can be modified if creating
commercial nodes, such as at intersections, and/or if
other characteristics of the site require an alternative
design that provides a mixture of uses in an integrated
manner.
• Stand-alone commercial uses with a preferred emphasis
on urban form may be allowed if the size and scale of
the property and/or development does not adequately
support mixing uses in a horizontal manner
• Support multi-family residential as a complementary
secondary component of a center that includes
commercial and/or office uses
• Encourage shared surface parking located behind or to
the side of buildings (with some limited parking in front
of buildings), structured parking, and on-street parking
where possible
Generally appropriate zoning districts:
Mixed-use, Wolf Pen Creek zoning (in Wolf Pen Creek only),
commercial and multi-family zoning may be considered in
some circumstances if designed in an integrated manner
through a Planned Development District with a preferred
emphasis on urban form
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GENERAL COMMERCIAL
Concentrated areas of commercial activities that cater
to both nearby residents and to the larger community or
region. Generally, these areas tend to be large and located
along regionally significant roads. Due to their context, these
areas tend to prioritize automobile mobility.
Height: 1-2 stories average
Mobility: Primarily automobile, but accessible by
walking, bicycling, and transit
Intent
• Accommodate a wide range of commercial uses
• Concentrate future commercial development at
major intersections
• Provide connectivity to surrounding bicycle and
pedestrian networks and provide safe pedestrian
facilities within sites
• Encourage transitions in building height and mass
when adjacent to residential neighborhoods
• Support multi-family residential as secondary uses
on a site
• Encourage shared surface parking
Generally appropriate zoning districts:
General commercial, office, and mixed-use zoning
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NEIGHBORHOOD COMMERCIAL
Areas of commercial activities that cater primarily to
nearby residents. These areas tend to be smaller format
than general commercial and located adjacent to major
roads along the fringe of residential areas. Design of
these structures is compatible in size, architecture, and lot
coverage with surrounding residential uses.
Height: 1-2 stories average
Mobility: Primarily automobile, but accessible by
walking, bicycling, and transit
Intent
• Accommodate limited commercial services
compared to General Commercial
• Provide pedestrian and bicycle connectivity to
surrounding neighborhoods and nearby public uses
(schools, parks, etc.)
• Support some residential uses that are compatible
with the surrounding neighborhood character
• Encourage transitions in building height and mass
when adjacent to residential neighborhoods
• In a walkable neighborhood context, locate new
buildings near the street and accommodate parking
to the side or rear of buildings with some limited
parking in front of buildings and accommodate on-
street parking where possible
Generally appropriate zoning districts:
Suburban commercial and office zoning
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BUSINESS CENTER
Areas that include office, research, or industrial uses
that may be planned and developed as a unified project.
Generally, these areas need convenient access to arterial
roadways.
Height: Varies
Mobility: Primarily automobile
Intent
• Accommodate a variety of large footprint buildings
• Accommodate commercial and service uses within
Business Centers
• Accommodate pedestrian, bicycle, and transit
connectivity to and within Business Centers
• Provide buffering through landscaping and building
placement where large-scale employment sites are
adjacent to residential areas
Generally appropriate zoning districts:
Business park, industrial, and commercial industrial zoning
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URBAN RESIDENTIAL
Areas that are appropriate for a range of high-density multi-
family and attached residential development in various
forms including townhomes, apartment buildings, mixed-
use buildings, and limited non-residential uses that are
compatible with the surrounding area.
Height: 3 stories average
Mobility: Walking, bicycling, transit, automobile
Intent
• Accommodate a wide range of attractive multi-
family housing for a diverse population. Buildings
may be clustered and grouped. Building setback
from street varies but is generally consistent within a
development
• Provide vehicular and pedestrian connectivity
between developments
• Accommodate streetscape features such as
sidewalks, street trees, and lighting
• Support commercial, service, office uses, and
vertical mixed-use within redevelopment areas
Generally appropriate zoning districts:
Multi-family, townhouse, mixed-use, and limited suburban
commercial zoning
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MIXED RESIDENTIAL
Areas appropriate for a mix of moderate density residential
development including, townhomes, duplexes, small multi-
family buildings (3-12 unit), and limited small-lot single
family. These areas are appropriate for residential infill and
redevelopment that allows original character to evolve.
These areas may serve as buffers between more intense
multi-family residential or mixed-use development and
suburban residential or neighborhood conservation areas.
Height: Varies (generally 2-3 stories)
Mobility: Walking, bicycling, transit, automobile
Intent
• Accommodate a walkable pattern of small lots, small
blocks, and well-connected street pattern
• Accommodate streetscape features such as
sidewalks, street trees, and lighting
• Encourage community facilities, parks, and
greenways within neighborhoods
• Support neighborhoods with a mix of housing types
and where larger or more dense housing is located
near community facilities or adjacent to commercial
or neighborhood centers
Generally appropriate zoning districts:
Duplex, townhouse, middle housing, and limited-scale
single-family
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SUBURBAN RESIDENTIAL
Primarily single-family residential areas that consist of low
to moderate density single-family lots. These areas may also
include limited townhomes, duplexes, other housing types,
and some non-residential uses that are compatible with
surrounding single-family areas. Development types tend to
be highly consistent within a subdivision or neighborhood.
Height: 1-2 stories
Mobility: Primarily automobile, but accessible by walking,
bicycling, and transit to surrounding neighborhood services
and centers
Intent
• Accommodate streetscape features such as
sidewalks, street trees, and lighting
• Support neighborhoods with a mix of housing types
• Encourage community facilities, parks, and
greenways within neighborhoods
• When establishing new residential areas or
expanding existing developments, provide
pedestrian and vehicular connectivity between
adjacent developments
Generally appropriate zoning districts:
General and restricted suburban zoning
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ESTATE RESIDENTIAL
Primarily single-family residential areas that have a low level
of development activities. These areas are appropriate for
very low-density residential lots of one-acre or greater lot
sizes or average 20,000 square feet lots when clustered
around open space.
Height: 1-2 stories
Mobility: Primarily automobile
Intent
• Support a wide range of lot sizes, long blocks, and
curvilinear streets. Buildings tend to be located
greater than 30 feet from a fronting street.
• When establishing new residential areas or
expanding existing developments, provide
pedestrian and vehicular connectivity between
adjacent developments
Generally appropriate zoning districts:
Estate, rural, and manufactured home park zoning
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NEIGHBORHOOD CONSERVATION
Residential areas that are essentially “built-out” and are
not likely to be the focus of extensive infill development
or redevelopment. These areas often were platted before
current development regulations were in place often
resulting in nonconforming situations. These areas are
appropriate for overlays or zoning classifications that
provide additional character protection and address
nonconforming issues.
Height: 1-2 stories
Mobility: Walking, bicycling, transit, automobile; on-street
parking and private off-street parking
Intent
• Maintain the existing housing stock, lot patterns,
and character of neighborhoods
• Support infill housing that fits-in with neighboring
homes (scale, placement, use, etc.)
• Address nonconforming lot issues through flexible
development regulations
• Maintain established trees
Generally appropriate zoning districts:
General and restricted suburban, single-family overlays
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TEXAS A&M UNIVERSITY
Areas owned by Texas A&M University and are appropriate
for campus development as described in the Texas A&M
Campus Master Plan and related documents.
INSTITUTIONAL/PUBLIC
Areas that are, and are likely to remain, in some form of
institutional or public activity. Examples include schools,
libraries, municipal facilities, and major utilities.
MEDICAL
Areas appropriate for medically related uses and supporting
office, commercial, and residential uses. The medical
land use designation surrounding Rock Prairie and State
Highway 6 is further detailed in the Medical District
Master Plan, which envisions a wide array of medical
and supporting services and activities concentrated in
the district. This includes the two major hospitals in close
proximity to residential neighborhoods, neighborhood
centers, offices, and commercial uses.
Height: Varies
Mobility: Walking, bicycling, transit, automobile
Generally appropriate zoning districts:
Varies
WELLBORN
The Wellborn Community Plan envisions the future of
Wellborn to maintain its rural character with open space
that is both privately and publicly held. The area will
continue as a place where neighborhood commercial uses
support surrounding low-density residential properties.
Height: Varies
Mobility: Primarily automobile
Zoning districts: Wellborn zoning districts, as appropriate
and specified in the Wellborn Community Plan
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45CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
PARKS & GREENWAYS
Areas that are permanently protected from development.
Such areas are preserved for their natural function or
for parks, recreation, or greenways opportunities. These
areas include, publicly owned open space, conservation
easements, greenway trails, and public parks.
NATURAL & OPEN AREAS
This land use designation is generally for areas that
represent a constraint to development and that should be
conserved for their natural function or open space qualities.
These areas include floodplains, riparian buffers, common
areas, and open space. The boundaries of the Natural &
Open Areas land use are illustrative, and the exact location
of floodplains and other physical constraints are determined
during the development process.
Generally appropriate zoning districts
Natural areas protected
RURAL
Areas that, due to public service limitations, inadequate
public infrastructure, or a prevailing rural or agricultural
character, should have very limited development activities.
These areas will tend to include a mix of large acreages
(ranches and farmsteads) and limited large-lot (two acre
or larger) residential developments. Open space is the
dominant feature of these areas.
Height: Varies
Mobility: Primarily automobile
Generally appropriate zoning districts
Rural and manufactured home park zoning
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46CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
Community Assets & Images Corridors
The physical design and appearance of the built environment – what buildings, streets, and parks look
like – contributes significantly to the character and identity of the City. This section identifies many of the
community’s unique assets and provides general policy guidance regarding suburban and urban design,
streets and streetscape design, public buildings and facilities, image corridors, and gateways. More specific
and detailed guidance will be provided through subsequent neighborhood, district, and corridor plans, as
well as master plans and other studies and plans adopted by the City Council.
COMMUNITY ASSETS
College Station has a number of existing assets (both natural and man-made) that contribute significantly
to the character and identity of the City and, thus, are deserving of identification and worthy of policy
guidance. Map 2.3, Community Assets & Image Corridors, visually portrays these assets which
include natural features such as Carter Creek and Lick Creek, connections to the greater region such
as Easterwood Airport, public facilities such as the Texas A&M University campus and Veterans Park,
and various vistas and views. Care should be taken to protect each of these assets from encroachment
by incompatible land uses and from insensitive development activities that would compromise their
contribution to the area’s character and identity.
IMAGE CORRIDORS
Image corridors are delineated on Map 2.3, Community Assets & Image Corridors, reflecting their
importance as routes that many residents and visitors travel and, along the way, form impressions of
College Station. Several of these corridors serve as a link between districts, further reinforcing their
importance. Identity and beautification elements, such as decorative markers and themed wayfinding signs,
should be placed along these corridors. Additionally, landscaping and streetscape elements should be
unified and significant along these corridors. These corridors also offer the opportunity for the placement
of public art and other design elements. Primary image corridors include corridors that carry high volumes
of traffic and move travelers through or along some of the City’s most significant assets. Examples include
State Highway 6, Texas Avenue, and Wellborn Road (FM 2154). Secondary image corridors include corridors
that tend to carry slightly less traffic volume and move travelers mainly through the community’s significant
business or residential areas. Examples include Rock Prairie Road, Harvey Road (FM 30), and portions
of University Drive (FM 60). Image corridors also offer an opportunity to support the City’s resource
conservation objectives through the preservation of open space and other natural features along these key
corridors. Where these corridors cross streams, go through forested areas, or offer attractive vistas, care
should be taken in how bridges are constructed, banks are stabilized, stormwater is managed, trees are
protected, and views are kept unobstructed to maximize the positive impressions gained by these assets.
GATEWAYS
A gateway serves as the symbolic entry point to an area, whether the City, a neighborhood, or a district.
An effective gateway establishes an immediate positive impression that reinforces the character of an area
and is visually harmonious with its surroundings. The key gateways into these areas need specific design
elements and enhancements to create such an experience. For neighborhoods this may be in the form of
landscaping or an entrance monument. For districts and corridors this may be in the form of landscaping,
Page 184 of 199
47CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
streetscape, special lighting, signage, public art, or building design. Along the image corridors at key entry
points to the City this may be in the form of landscaping, special signage, public art, or enhancements to
bridges and overpasses.
Each of the neighborhood area plans, district plans, and corridor plans should address the most effective
means to enhance associated gateways. This section outlines the framework for the most appropriate
manner to address the key gateways into and out of the City as a whole. This plan identifies three levels of
gateways, each with its own specific purpose and related design focus.
Early Image-Setting Gateways are locations
where those approaching the community can first
be engaged and experience College Station’s unique
identity. These areas offer opportunities for tasteful
signage and landscaping that are harmonious with
the surrounding rural areas while announcing one’s
pending arrival into College Station. Examples
of appropriate locations for such enhancements
are the intersection of University Drive/Raymond
Stotzer Parkway (FM 60) and Wellborn Road (FM
2154), the FM 60 crossing of the Brazos River, and
the intersection of State Highway 47 and Raymond
Stotzer Parkway (FM 60).
Secondary Welcoming Gateways are locations
where community identity and themes can be
reinforced through more substantial enhancements.
These may include significant monument signage,
substantial areas of landscaping and tree planting,
and flags. Generally, these are located within the
city limits but prior to arrival in the core of the City
itself. Examples of appropriate locations for such
enhancements are the Rock Prairie Road interchange
with State Highway 6, the intersection of George
Bush Drive and Harvey Mitchell Parkway (FM 2818),
and the city limits at South College Avenue.
Primary Arrival Gateways are locations where the
most substantial enhancements should be installed.
These may include significant monument signage,
substantial areas of landscaping and tree planting,
fountains, lighted icons, and large-scale art. Examples
of appropriate locations for such enhancements are
the intersection of Texas Avenue and State Highway 6, the University Drive/Raymond Stotzer Parkway
(FM 60) interchange with Harvey Mitchell Parkway (FM 2818), and the intersection of Texas Avenue and
University Drive (FM 60).
For these gateways to succeed, it is essential that common elements be used throughout each of the
three levels. Further, enhancements should be focused and sized properly to have the intended impact.
Enhancements dispersed over a wide area, lacking common elements, and sized inappropriately will have
less of an impact and will miss a critical opportunity to reinforce the character and identity of College
Station.
Page 185 of 199
M AP 2.3
GEORGE BUSH DRGEORGE BUSH DRGEORGE BUSH DRG3
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PUBLIC ART LOCATION
PRIMARY IMAGE CORRIDOR
SECONDARY IMAGECORRIDOR
Community
Assets & Image
Corridors
CITY LIMITS
5 MILE EXTRATERRITORIAL
JURISDICTION (ETJ)
EXISTING UNIQUE
COMMUNITY ASSET AREA
EMERGING / POTENTIAL
UNIQUE COMMUNITY ASSET
AREA
FLOODPLAIN
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49CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
Strategic & Ongoing Actions
The actions listed below designed to achieve the City’s goal of vibrant and distinct districts, attractive
neighborhoods, revitalized gateways and corridors, and conserved natural areas, grounded in environmental
stewardship and resiliency.
STRATEGIC ACTIONS
2.1 Review and undertake amendments to the Unified Development Ordinance’s zoning districts.
Consider amendments necessary to implement the Future Land Use & Character categories and
definitions.
2.2 Prioritize and undertake detailed plans for priority neighborhoods, districts, corridors, or
redevelopment areas. The City should commit to proactively planning for a limited set of target
areas, as specified in Map 2.1, Planning Areas.
2.3 Creative incentives and programs to revitalize existing areas and established neighborhoods.
This could include façade or landscaping improvement programs or rehabilitation initiatives. New
programs should align with and complement existing City efforts through the Neighborhood
Partnership Program, Neighborhood Grant Program, and proposed property maintenance
programming.
2.4 Evaluate existing policies and create incentives for low impact and sustainable development.
Encourage policies and regulations that incentivize sustainable practices such as energy reduction,
renewable energy, water conservation, protection of natural resources, use of native and adapted
vegetation, adaptive reuse, waste minimization, and stormwater management.
2.5 Pursue feasibility of a tree preservation and/or tree planting incentive program. This could
involve regulatory changes, incentives to preserve existing trees (especially large canopy trees) in
new development and redevelopment projects, requiring replacement of trees that are destroyed or
removed, proactive efforts by the City such as planting trees and installing landscaping along major
road corridors and gateways, or a program where the City or a partner agency provides trees at
reduced cost.
2.6 Create additional incentives for conservation design and evaluate the effectiveness of
cluster development standards in the Unified Development Ordinance. Common incentives
include density bonuses where a project may be permitted a greater total density in exchange for
preservation of common open space areas.
2.7 Integrate parks, greenways, and community facilities within new neighborhoods. Ensure
that parks, greenways, and other types of open spaces are integrated into the design of new
neighborhoods and that appropriate connections are made to existing facilities. Also consider
opportunities and partnerships to locate civic uses (such as recreation centers, schools, libraries)
within new neighborhoods or redevelopment areas.
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50CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
ONGOING ACTIONS AND POLICY DIRECTION
2.8 Evaluate and update development standards in the Unified Development Ordinance. Evaluate
the effectiveness of development standards such as mobility and connectivity, off-street parking,
building form and design, landscaping and buffers, exterior lighting, or other applicable standards to
achieve desired design form and quality.
2.9 Develop or refine incentives to promote high quality design. Such incentives may include
regulatory (flexible standards, density bonuses), procedural, cost-sharing agreements, and
tax incentives, among others. Incentives could be targeted to specific geographies or types of
development (such as mixed-use or commercial).
2.10 Encourage parking alternatives to support redevelopment opportunities. Use regulatory or
other incentives to encourage residential, commercial, and mixed development models in the City’s
targeted Redevelopment Areas that integrate structured parking, reduced parking requirements, or
shared parking agreements to enable more productive use of the overall site in place of extensive
surface parking.
2.11 Continue to initiate proactive zoning map updates. Amend the zoning map in strategic areas to
encourage transitions to the desired community character and help implement the Future Land Use
& Character Map. Proactive zoning map changes may also encourage redevelopment in targeted
areas.
2.12 Continue beautification programs. Maintain and consider opportunities to expand beautification
partnerships with Keep Brazos Beautiful and other organizations.
Page 188 of 199
11
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* EXISTING PLANNING EFFORT OR DESIGN STANDARDS
REDEVELOPMENT AREAS
4.NORTHGATE DISTRICT*
5.NORTHEAST GATEWAY REDEVELOPMENT PLAN*
6.HARVEY ROAD AREA
7.GEORGE BUSH DRIVE & WELLBORN ROAD AREA
GATEWAY CORRIDORS
8.PRESIDENTIAL GATEWAY & BIOCORRIDOR*
9.HOSPITALITY CORRIDOR*
HARVEY MITCHELL CORRIDOR11.
10.MUNICIPAL CENTER CORRIDOR
WELLBORN ROAD & WILLIAM D. FITCH CORRIDOR13.
12.LONGMIRE & HIGHWAY 6 FRONTAGE ROAD CORRIDOR
NATURAL CORRIDORS
14.BEE CREEK CORRIDOR
15.CARTER CREEK CORRIDOR
16.LICK CREEK CORRIDOR
NEIGHBORHOODS & DISTRICTS
1.
3.
2.
WELLBORN COMMUNITY PLAN*
MEDICAL DISTRICT MASTER PLAN*
WOLF PEN CREEK DISTRICT*
Planning Areas
M AP 2.1
Page 189 of 199
ETJETJ
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BRYANBRYAN
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MIXED RESIDENTIAL
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RURAL
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MEDICAL
WELLBORN
INSTITUTIONAL/PUBLIC
TEXAS A&M UNIVERSITY
PARKS & GREENWAYS
NATURAL & OPEN AREAS
REDEVELOPMENT AREAS!!!!!!Future Land Use
& Character
*NOTE: A COMPREHENSIVE PLAN SHALL NOT
CONSTITUTE ZONING REGULATIONS OR ESTABLISHZONING BOUNDARIES
M AP 2.2
Page 190 of 199
M AP 6.3
Functional
Classification &
Context Class
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THOROUGHFARE PLAN
URBAN CORE
GENERAL URBAN
SUBURBAN
RURAL
CONTEXT ZONES
CITY LIMITS
ETJ
BRYANBRYAN
Page 191 of 199
BRYAN
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SH 6 S WILLIAM D FITCH PWRIVERSIDEPW RAYMONDSTOTZERPWMAP 2.6
Proposed Bicycle FacilitiesMAP 5.4
GULF STATES UTILITIES EASEMENT
Multi-use Path Proposed
Grade Separation Existing
Grade Separation Funded
Grade Separation Proposed
Brazos County
College Station City Limits
Easterwood Airport
CSISD Property
Texas A&M University Property
College Station Parks
College Station Greenway
CSISD Schools
Brazos Streets
Bike Route Proposed
Bike Route Existing
Bike Lane Funded
Bike Lane Existing
0 10.5 Miles
Bike Facility Proposed
Multi-use Path Existing
Multi-use Path Funded
College Station ETJ
Page 192 of 199
BRYAN
GULF STATES UTILITIES EASEMENT
TEXASAVSGEORGEBUSHDRTEXAS AV
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DUNIVERSITY DRH ARVEYMITCH ELLPWSVICTORIA AV
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SH 6 S WILLIAM D FITCH PWRAYMONDSTOTZERPWProposed Pedestrian FacilitiesMAP 5.5
Sidewalk Existing
Sidewalk Funded
Sidewalk Proposed
Multi-use Path Proposed
Grade Separation Existing
Grade Separation Funded
Grade Separation Proposed
Brazos County
College Station City Limit
Texas A&M University Property
Easterwood Airport
CSISD Property
College Station Parks
College Station Greenway
CSISD Schools
Brazos Streets
0 10.5 Miles
College Station ETJ
Multi-use Path Existing
Multi-use Path Funded
Page 193 of 199
September 21, 2023
Item No. 5.3.
Planning and Development Services Department's Plan of Work
Sponsor: Michael Ostrowski, Director of Planning and Development
Reviewed By CBC: Bicycle, Pedestrian, & Greenways Advisory Board
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.
Enclosed is the proposed FY2024 Plan of Work for the Commission's consideration. 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
Page 194 of 199
MultiPlan View Report
2023-09-14 - 12:53:15PM CDT 1 of 2
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.
Occupancy Difference Map Creation of a map that identifies the areas within the city that have different occupancy standards, such as a Restricted Occupancy Overlay or a High Occupancy Overlay.
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 CommunityRating 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 Data
Collection
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.
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Name Description
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 21, 2023
Item No. 6.2.
MH Middle Housing Rezoning Requests
Sponsor: Michael Ostrowski, Director of Planning and Development
Reviewed By CBC: Planning & Zoning Commission
Agenda Caption: Presentation and discussion on MH Middle Housing rezoning requests.
Relationship to Strategic Goals:
Recommendation(s):
Summary: Per the Commission's request, staff will provide an update relating to MH Middle Housing
rezoning requests.
Budget & Financial Summary:
Attachments:
None
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