HomeMy WebLinkAbout2023-4474 - Ordinance - 10/12/2023ORDINANCE NO. 2023-4474
AN ORDINANCE OF THE CITY OF COLLEGE STATION, TEXAS, AMENDING THE
OFFICIAL CITY OF COLLEGE STATION COMPREHENSIVE PLAN TO AMEND TO THE
WELLBORN COMMUNITY PLAN AND RENAME IT THE WELLBORN DISTRICT PLAN,
TO AMEND THE PLANNING AREAS AND FUTURE LAND USE DESCRIPTIONS 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; PROVIDING A SEVERABILITY CLAUSE; PROVIDING AN
EFFECTIVE DATE; AND CONTAINING OTHER PROVISIONS RELATED THERETO.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEGE STATION,
TEXAS:
PART 1: That the “Official City of College Station Comprehensive Plan” is hereby amended
to renumber Subsection “B. Master Plans”, revise the name and adoption date in
renumbered Subsection “B.11”, and to add new Subsections “C.7”, “D.1.d”,
“E.1.f”, “E.2.c”, and “E.3.b” of Exhibit “A” thereto as set out in Exhibit “A”, as
further described in Exhibit “B”, Exhibit “C”, Exhibit “D”, Exhibit “E”, and
Exhibit “F”, attached hereto and made a part hereof.
PART 2: That if any provisions of any section of this Ordinance shall be held to be void or
unconstitutional, such holding shall in no way affect the validity of the remaining
provisions or sections of this Ordinance, which shall remain in full force and effect.
PART 3: That this Ordinance shall take effect immediately from and after its passage.
PASSED, ADOPTED and APPROVED this 12th day of October, 2023.
ATTEST: APPROVED:
_____________________________ _________________________________
City Secretary Mayor
APPROVED:
___________________________
City Attorney
ORDINANCE NO. 2023-4474
EXHIBIT A
That Ordinance No.4303 adopting the “Official City of College Station Comprehensive Plan” as
amended, is hereby amended to renumber Subsection “B. Master Plans”, revise the name and
adoption date in renumbered Subsection “B.11”, and to add new Subsections “C.7”, “D.1.d”,
“E.1.f”, “E.2.c”, and “E.3.b” to Exhibit “A” of said plan for Exhibit “A” to read in its entirety as
follows:
A. Comprehensive Plan
The Official City of College Station Comprehensive Plan (Ordinance 4303) is hereby
adopted and consists of the following:
1. Plan Foundation;
2. Distinctive Places;
3. Strong Neighborhoods;
4. A Prosperous Economy;
5. Engaging Spaces;
6. Integrated Mobility;
7. Exceptional Services;
8. Managed Growth;
9. Collaborative Partnerships; and
10. Plan Implementation.
B. Master Plans
The following Master Plans are hereby adopted and made a part of the Official City of
College Station Comprehensive Plan:
1. The Northgate Redevelopment Plan dated November 1996;
2. The Revised Wolf Pen Creek Master Plan dated 1998;
3. Northgate Redevelopment Implementation Plan dated July 2003;
4. Bicycle, Pedestrian, and Greenways Master Plan dated January 2010;
5. Parks, Recreation, and Open Spaces Master Plan dated July 2011;
6. Medical District Master Plan dated October 2012;
7. The Water System Master Plan dated April 2017;
8. The Wastewater System Master Plan dated April 2017;
9. Economic Development Master Plan dated May 2020;
10. Northeast Gateway Redevelopment Plan dated September 2023; and
11. Wellborn District Plan dated October 2023.
ORDINANCE NO. 2023-4474
C. Master Plan Amendments
The following Master Plan Amendments to the Official City of College Station
Comprehensive Plan are as follows:
1. Expiring the East College Station Transportation Study dated May 2005 – Ordinance
4404, dated November 10, 2022.
2. Expiring the Central College Station Neighborhood Plan dated June 2010 –
Ordinance 4404, dated November 10, 2022.
3. Expiring the Eastgate Neighborhood Plan dated June 2011 – Ordinance 4404, dated
November 10, 2022.
4. Expiring the Southside Area Neighborhood Plan dated August 2012 – Ordinance 4404,
dated November 10, 2022.
5. Expiring the South Knoll Neighborhood Plan dated September 2013 – Ordinance
4404, dated November 10, 2022.
6. Amended as shown in the Northeast Gateway Redevelopment Plan for Map 5.4
Proposed Bicycle Facilities and Map 5.5 Proposed Pedestrian Facilities within the
Bicycle, Pedestrian, and Greenways Master Plan – Ordinance 2023-4470, dated
September 28, 2023.
7. Amended as shown in the Wellborn District Plan for Map 5.4 Proposed Bicycle
Facilities and Map 5.5 Proposed Pedestrian Facilities within the Bicycle, Pedestrian,
and Greenways Master Plan – this Ordinance, dated October 12, 2023.
D. Text Amendments
The following Text Amendments to the Official City of College Station Comprehensive
Plan are as follows:
1. Text Amendments:
a. Chapter 2. Distinctive Places by amending the text regarding the Neighborhood
Center future land use description, intent, and generally appropriate zoning
districts – Ordinance 4351, dated April 28, 2022.
b. Chapter 2. Distinctive Places by amending the text regarding the Planning
Areas description to remove expired plans – Ordinance 4404, dated November
10, 2022.
c. Chapter 2. Distinctive Places by amending the text regarding the Planning
Areas description to rename the Texas Avenue & University Drive (FM 60)
ORDINANCE NO. 2023-4474
Redevelopment Area to the Northeast Gateway Redevelopment Plan –
Ordinance 2023-4470, dated September 28, 2023.
d. Chapter 2. Distinctive Places by amending the text regarding the Planning
Areas description to update it to the Wellborn District Plan, to revise the Future
Land Use & Character descriptions to remove the Wellborn future land use and
incorporate it and the Wellborn-specific zoning districts into the Neighborhood
Commercial, Suburban Residential, and Estate Residential future land use
descriptions and generally appropriate zoning districts – this Ordinance,
October 12, 2023.
E. Map Amendments
The following Map Amendments to the Official City of College Station Comprehensive
Plan are as follows:
1. Future Land Use & Character Map:
a. Approximately 5 acres of land generally located at 2354 Barron Road from
Suburban Residential to Neighborhood Commercial – Ordinance 4365, dated
June 23, 2022.
b. Approximately 17 acres of land generally located at 400 Double Mountain
Road from Medical to Urban Residential – Ordinance 4378, dated August 11,
2022.
c. Approximately 0.19 acres of land generally located at 106 Southland Street
from Suburban Residential to Neighborhood Commercial – Ordinance 4388,
dated September 8, 2022
d. Approximately 2.611 acres of land, generally located at 100 - 170 Graham
Road from Business Center to Neighborhood Commercial – Ordinance 4435,
dated May 15, 2023.
e. Amended as shown in the Northeast Gateway Redevelopment Plan –
Ordinance 2023-4470, dated September 28, 2023.
f. Amended as shown in the Wellborn District Plan – this Ordinance, dated
October 12, 2023.
2. Planning Areas Map:
a. Removing the Central College Station Neighborhood Plan, Eastgate
Neighborhood Plan, Southside Area Neighborhood Plan, and South Knoll
Neighborhood Plan – Ordinance 4404, dated November 10, 2022.
b. Renaming the Texas Avenue & University Drive (FM 60) Redevelopment
Area to the Northeast Gateway Redevelopment Plan – Ordinance 2023-4470,
dated September 28, 2023.
ORDINANCE NO. 2023-4474
c. Renaming the Wellborn Community Plan to the Wellborn District Plan – this
Ordinance, dated October 12, 2023.
3. Functional Classification & Context Class Map:
a. Amended as shown in the Northeast Gateway Redevelopment Plan –
Ordinance 2023-4470, dated September 28, 2023.
b. Amended as shown in the Wellborn District Plan – this Ordinance, dated
October 12, 2023.
F. General
1. Conflict. All parts of the Comprehensive Plan and any amendments thereto shall be
harmonized where possible to give effect to all. Only in the event of an irreconcilable
conflict shall the later adopted ordinance prevail and then only to the extent necessary
to avoid such conflict. Ordinances adopted at the same city council meeting without
reference to another such ordinance shall be harmonized, if possible, so that effect
may be given to each.
2. Purpose. The Comprehensive Plan is to be used as a guide for growth and development
for the entire City and its Extraterritorial Jurisdiction (“ETJ”). The Comprehensive Plan
depicts generalized locations of proposed future land uses, including thoroughfares,
bicycle and pedestrian ways, parks, greenways, and waterlines, and sewer lines that are
subject to modification by the City to fit local conditions and budget constraints.
3. General nature of Future Land Use. The Comprehensive Plan, in particular the
Future Land Use & Character Map and any adopted amendments thereto, shall not be,
nor be considered, a zoning map, shall not constitute zoning regulations or establish
zoning boundaries, and shall not be site or parcel specific but shall be used to illustrate
generalized locations.
4. General nature of College Station Comprehensive Plan. The Comprehensive Plan
and any additions, amendments, master plans and subcategories thereto depict same in
generalized terms including future locations; and are subject to modifications by the
City to fit local conditions, budget constraints, cost participation, and right-of-way
availability that warrant further refinement as development occurs. Linear routes such
as thoroughfares, bikeways, pedestrian ways, greenways, waterlines, and sewer lines
that are a part of the Comprehensive Plan may be relocated by the City 1,000 feet from
the locations shown in the Comprehensive Plan without being considered an
amendment thereto.
ORDINANCE NO. 2023-4474
5. Reference. The term College Station Comprehensive Plan includes all of the above in
its entirety as if presented in full herein, and as same may from time to time be
amended.
ORDINANCE NO. 2023-4474
EXHIBIT B
That the “Official City of College Station Comprehensive Plan” is hereby amended by adopting
and making part of it the “Wellborn District Plan” to read as follows:
WELLBORN DISTRICT PLAN
Adopted October 12, 2023
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Contents
CHAPTER 1
Plan Foundation
CHAPTER 2
Distinctive Places
CHAPTER 3
Integrated Mobility
CHAPTER 4
Plan Implementation
APPENDIX A
Existing Conditions
APPENDIX B
Public Engagement Summary
5
11
18
27
31
53
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MAPS
Map 2.1: Future Land Use & Character Map Modifications
Map 3.1: Thoroughfare Plan Modifications
Map 3.2: Bicycle Plan Modifications
Map 3.3: Pedestrian Plan Modifications
Map A.1: Existing Land Use
Map A.2: Existing Zoning
Map A.3: Code Enforcement Case Density
Map A.4: Development Activity
Map A.5: Existing Thoroughfare Plan
Map A.6: Existing Bicycle Plan
Map A.7: Existing Pedestrian Plan
Map A.8: Crash Density
Map A.9: Water Service Areas
Map A.10: Wastewater Service Areas
Map A.11: Electric Service Areas
Map A.12: Floodplain
Contents
14
21
23
24
34
35
38
40
43
44
45
47
49
50
51
52
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FIGURES
Figure 1.1: Wellborn District Boundary
Figure 1.2: Planning Process
Figure 2.1: Rural Community Concept
Figure 2.2: Central Sign Element Concept
TABLES
Table 4.1: Implementation Matrix
Table A.1: Code Enforcement Cases, 2012-2022
Table A.2: Development Activity, 2012-2022
Contents
6
7
16
16
30
37
39
ADOPTED OCTOBER 12, 2023
The Wellborn District Plan is an updated planning effort built upon the Wellborn
Community Plan’s foundation, which established a vision and planned for coordinated
actions from 2013-2023. Updating this small area plan offers the opportunity to take
a closer look at the Wellborn area within the City of College Station, develop area-
specific approaches to implementing the Comprehensive Plan, and directly engage with
residents on the future of their area.
This update covers 2023-2033 and serves as a statement of the Wellborn community’s
vision for the future. It provides goals and actions on a broad range of topics and
provides strategic direction to maintain the rural character of Wellborn while
managing small-scale growth and maintaining a high quality of life.
In October 2033, on the 10-year anniversary of this plan’s adoption date, the plan is
officially retired and serves as a historical reference only. Subsequently, the City of
College Station can choose to analyze whether a renewed planning effort is warranted
or whether the goals of this plan have been satisfactorily implemented. Similarly, with
the adoption of this updated plan in 2023, the original Wellborn Community Plan is
retired and serves as a historical reference.
PLAN
FOUNDATION1
6CSTX.GOV | WELLBORN DISTRICT PLAN
Planning Area
The Wellborn District is located in the southwestern portion of the city and includes much of what remains
of the historic Wellborn community. The planning area is made up of over 929 acres and is bounded by
I&GN Road, Victoria Avenue, Royder Rd, Barron Cut-off Road, and Capstone Drive as shown in Figure 1.1:
Wellborn District Boundary. This area includes a mix of ranch and acreage lots, with commercial uses
located along the primary thoroughfare (FM 2154). There are approximately 470 residents who live within
the planning boundary.
The area was annexed into the City of College Station in 2011. That process was contentious, and the
development of the original Wellborn Community Plan following annexation provided residents, landowners,
and business owners the opportunity to help shape the plan’s focus on preserving the rural and historical
character of Wellborn. The planning area for the 2013 plan, as well as this 2023 update, covers the annexed
areas and adjacent properties that are under non-annexation development agreements. In 2022, a small
area plan audit found that about 60% of the actions of the Wellborn Community Plan were completed.
Figure 1.1: Wellborn District Boundary
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Plan Creation
RELATIONSHIP TO THE COMPREHENSIVE PLAN
The need to update the Wellborn Community Plan was identified by community members, City staff,
the Planning and Zoning Commission, and the City Council during the evaluation and adoption of the
Comprehensive Plan in 2021. Many participants of that process acknowledged continued development
pressures in the area and that small-scale growth in limited areas may be appropriate. The Comprehensive
Plan calls for the renewed planning effort in the Wellborn area and Comprehensive Plan Action 2.2
directs staff to prioritize and undertake detailed plans for priority neighborhoods, districts, corridors, or
redevelopment areas. The Wellborn District Plan update was identified as a high priority project by the
Planning and Zoning Commission and the City Council. This is the second small area plan to be adopted
under the 2021 City of College Station Comprehensive Plan.
PLANNING PROCESS
In November 2022, City staff began compiling existing conditions data of the planning area to identify
changes in the area and trending conditions in preparation for the first public meetings. A key component
of plan creation is ensuring that the residents within the area are involved in developing the vision for the
planning area. Through this planning effort, residents were engaged multiple times between January and
August 2023. There were a total of six area-wide meetings for this planning effort, five of which were in-
person, and one was held virtually. Each meeting progressed further into the planning process and asked
residents to provide feedback on a range of topics.
The beginning phase included community visioning and brainstorming for the future of Wellborn. During
the Phase 1 meetings, participants were asked to evaluate the existing plan goal statements, the strengths
of the area that should be maintained, and any potential changes. One of the initial topics of concern was
the planning boundary. City staff analyzed a larger boundary than the original Wellborn Community Plan to
holistically assess the pressures placed on the community including traffic, congestion, housing density, and
demand for utilities. While the original boundary is being honored within this updated plan, residents within
and around the planning area participated in the planning effort, and all feedback was considered during
this plan update. There are a few established neighborhoods that border the Wellborn planning boundary –
Creek Meadows subdivision, Sweetwater Forest, and Estates at Royder to name a few.
City staff organized the Phase 1 comments into broader categories that helped inform the second phase of
public engagement, as well as revised the goals based on resident feedback. The Phase 2 meetings focused
on defining what rural character looks like within Wellborn, where different land uses should be located,
and began to draft actions that will help implement the goals. City staff hosted an additional meeting during
Phase 2 to focus on infrastructure within the district including water and wastewater provision and service
limitations, capital projects within the area, and the ongoing FM 2154 widening project being led by the
Texas Department of Transportation (TxDOT).
8CSTX.GOV | WELLBORN DISTRICT PLAN
While a separate project, the FM 2154 widening project was a topic of interest and concern to many
meeting participants throughout the first two rounds of public engagement. As such, City staff invited
TxDOT representatives to two area-wide meetings to provide more details about the widening project and
to hear directly from community members. City staff wrapped the first two phases of the planning effort by
conducting workshops with the Planning and Zoning Commission and City Council to explain the process
and public input received thus far and ask for input and direction. The City Council directed staff to maintain
the original boundaries of the Wellborn plan based on public input.
The third and fourth stages of the planning effort involved proposed changes to the Comprehensive Plan’s
Future Land Use & Character Map and Thoroughfare Plan, and the Bicycle, Pedestrian, and Greenways
Master Plan maps and testing those proposed changes with meeting participants. Staff then worked to
incorporate resident feedback and finalize the plan document and its associated map.
The final stage of this planning effort included
meetings with the Bicycle, Pedestrian, and
Greenways Advisory Board, the Planning and
Zoning Commission, and City Council. The
final plan was presented to the board and
commission for their recommendation. The
plan, along with the recommendations from the
board and commission, was forwarded to the
City Council for final adoption. After adoption,
plan implementation will occur over the planning
horizon through City investments in infrastructure
and programs, changes in regulations and
policies that support Wellborn’s rural character,
and private development decisions.
PROJECT TEAMS
Every planning effort requires coordination
between community members, stakeholders,
staff, and appointed and elected officials. This
planning effort engaged a working group of
volunteers, City staff, the Planning and Zoning
Commission, the City Council, and the general
public to build the plan’s vision, goals, and
actions. Members of the various project teams are
identified in the Acknowledgements at the end of
the plan.
Staff Resource Team
The Staff Resource Team consisted of representatives from each department within the City to shepherd
the plan and offer internal coordination opportunities. The Staff Resource Team met after each phase of the
project to talk through any new information or decisions and confirm the roadmap for the next phase of the
project.
9CSTX.GOV | WELLBORN DISTRICT PLAN
Planning & Development Services Resource Team
The Planning & Development Services Resource Team was comprised of staff from each of the divisions
within the Planning & Development Services department to provide periodic updates and prepare for
meetings with the Staff Resource Team and Working Group. This team met every other month in addition to
bi-weekly check-ins on progress.
Working Group
The Working Group was a group of individuals who volunteered to help City staff determine the direction
of the plan and provide more focused input throughout its creation. The group was comprised of 37
property and business owners and residents within or around the planning area. Participants learned about
small-area planning, offered direction on specific components of the plan, and served as ambassadors for
the project in their community circles. The group met four times during the planning process to provide
guidance to staff and feedback in advance of the area-wide meetings. This group also helped to advocate
for the original Wellborn community and its history.
10CSTX.GOV | WELLBORN DISTRICT PLAN
Plan Goals & Structure
The Wellborn District Plan is of interest to community residents, investors, developers, business owners,
and others interested in how the district will respond and adapt over the next 10 years. The plan is divided
into topic-based chapters that each contain a specific goal, corresponding actions, narrative, and maps that
provide direction to realize the community’s vision.
CHAPTER 1: PLAN FOUNDATION
The first chapter details the history and context of the plan area and provides an overview of the planning
process and the public participation opportunities.
CHAPTER 2: DISTINCTIVE PLACES
GOAL: Preserve the core rural character of Wellborn with small-scale growth that
enhances the uniqueness and history of the area.
This chapter establishes planning strategies for future small-scale growth and appropriate development
while balancing the community’s desire to maintain the rural roots of the Wellborn area.
CHAPTER 3: INTEGRATED MOBILITY
GOAL: Promote a safe, efficient,
and connected mobility system that
encourages transportation options while
recognizing the lower density of the
district.
This chapter ensures the development of a
cohesive and context-sensitive mobility network
for all users within the district. This includes
contextually appropriate integration of shared-
use paths, road connections, and other changes
identified through the planning process.
CHAPTER 4: PLAN IMPLEMENTATION
The final chapter establishes accountability for the
execution of this plan and guides the necessary
processes that come with plan implementation.
It collates the plan actions from the previous
chapters and identifies implementation priorities
and strategies.
11CSTX.GOV | WELLBORN DISTRICT PLAN
GOAL
Preserve the core rural character of Wellborn with small-scale growth that enhances
the uniqueness and history of the area.
DISTINCTIVE
PLACES2
12CSTX.GOV | WELLBORN DISTRICT PLAN
Purpose
This chapter provides guidance for the preservation of the rural character of the Wellborn District. Future
development within the area should fit within the established community vision for limited growth in
appropriate areas that enhance the historic, rural feel of the community. The Wellborn District Plan
accomplishes this by retooling the Wellborn zoning districts as design districts that enhance the rural
character and further identifies opportunities for improvements that the City can implement in tandem
with private development decisions. Input from the district’s residents and business owners identified a
desire to preserve the natural and historical features of the original Wellborn community while also allowing
small-scale development opportunities. Therefore, this plan places a high priority on maintaining the rural
character of the district.
Community Preservation
& Design
The historic Wellborn area dates to before the
City of College Station was established. While
most historical sites have been demolished over
the years, there is a desire from the community
to capture and highlight the community’s roots.
Effective design helps to create places of distinction
– places worth remembering and protecting – and
contributes significantly to the quality of life.
During the public engagement for this plan,
participants expressed a desire to maintain larger
residential lots to preserve the natural open space
within the community as well as commercial
buildings that have a unified design representative
of the original ranch and homestead-style
architecture seen within the area. This character has
been captured through the Wellborn zoning districts
that were established in 2016 after the adoption
of the Wellborn Community Plan. These zoning
districts are described in further detail later in this
chapter. After hearing concerns from participants
regarding certain aspects of the current zoning
districts, this planning effort identified that the
Wellborn zoning districts should become a design
district within the Unified Development Ordinance
(UDO), which could further require certain design
elements for buildings within the planning boundary.
Plan participants also made several comments
about property owners not following municipal
codes. A design district helps with community
place-making and builds cohesion. Combining the
design district with additional educational efforts
increases the likelihood of compliance with the
City’s standards.
13CSTX.GOV | WELLBORN DISTRICT PLAN
Future Land Use
Future land use serves as a guide for how all property within the city may develop in the future. Each future
land use category contains a character-based description and overall intent of the category, along with
generally appropriate zoning districts that help achieve the desired character.
In determining appropriate land use classifications, the existing land use and character were considered.
The planning processes included discussions that prompted participants to identify land uses they would
like to see within the planning boundary. The result of those discussions is the proposed modifications to
the Comprehensive Plan Future Land Use & Character Map listed below and shown visually within Map
2.1: Future Land Use & Character Map Modifications.
FUTURE LAND USE MODIFICATIONS
After the adoption of the Wellborn Community Plan in 2013, ten future land uses were created and
implemented for the Wellborn planning area. In subsequent years, many stakeholders – including residents,
business owners, developers, staff, and appointed and elected officials alike – noted that the granular level
of Wellborn future land use categories was overly specific and unintentionally functioned in a “pre-zoning”
fashion, requiring that most zoning change requests also involve a future land use change request. During
the 2021 update to the Comprehensive Plan, there were no changes to the Wellborn future land uses, as this
planning effort was anticipated to begin shortly after the updated Comprehensive Plan was adopted.
With the adoption of this Wellborn plan update, the modifications help align the future land uses categories
to other parts of College Station and the City’s updated Comprehensive Plan. The future land uses within
the Wellborn District now include Neighborhood Commercial, Suburban Residential, Estate Residential,
Rural, Business Center, Institutional/Public, and Natural & Open Areas. These are represented visually in
Map 2.1 Future Land Use & Character Map Modifications, and the category descriptions and associated
zoning district(s) that are generally appropriate are found within the City’s Comprehensive Plan.
In addition to the map edits, there are revised future land use category descriptions within the
Comprehensive Plan to better embrace the Wellborn area and its desired rural character. The edits include
indicating that only the Wellborn zoning districts – WC Wellborn Commercial, WRS Wellborn Restricted
Suburban, and WE Wellborn Estate – as well as the BP Business Park, BPI Business Park Industrial, CI
Commercial Industrial, R Rural, and NAP Natural Areas Protected zoning districts are permitted zoning
districts within the Wellborn District boundary. The specificity for Wellborn-only zoning controls remains
and is embodied within the Wellborn zoning districts, which will be retooled into a Wellborn design district
as an action within this plan.
[INSERT MAP 2.1: FUTURE LAND USE & CHARACTER MAP MODIFICATIONS – 11X17 PAGE SPREAD]
Future Land Use
& Character Map
Modifications
WELLBORN
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M AP 2.1
BUSINESS CENTER
15CSTX.GOV | WELLBORN DISTRICT PLAN
Zoning
The Wellborn Community Plan called for the creation of several zoning districts specifically for the Wellborn
area. This led to the creation of three zoning districts: WC Wellborn Commercial, WRS Wellborn Restricted
Suburban, and WE Wellborn Estate. While the Wellborn Community Plan also called for the creation of
additional zoning districts, such as Wellborn Business Park, other citywide zoning districts were created
and determined to meet the goals of the Wellborn Community Plan as well as the needs of the city as a
whole.
As of the writing of this plan, the Wellborn zoning districts are all being
utilized in the Wellborn District. However, there are also zoning districts
present in the planning area that are not Wellborn-specific districts;
most of these properties were zoned before the creation of the Wellborn
zoning districts in 2016. Additionally, when an area is annexed into the City
of College Station it is automatically designated as R Rural, regardless
of the existing or future land use. As much of this district has not been
redeveloped since the area was annexed in 2011, most of the land within
the planning area still reflects the R Rural zoning designation.
As mentioned, this updated plan and the associated revisions to the
Comprehensive Plan and its Future Land Use & Character Map will
continue to support the need for Wellborn-specific zoning districts and will
incorporate them into a Wellborn design district as an action in this plan.
District Image Corridors & Gateways
IMAGE CORRIDORS
Image corridors are predominantly found on routes that many residents and visitors travel and can have
a great impact on the character of the surrounding area. Within the Wellborn District, FM 2154 serves as
the primary image corridor due to the high volume of individuals who use this roadway daily. Landscaping,
streetscaping, decorative markers, and themed wayfinding signs should be uniformly utilized within this
corridor to further enhance the character of the district.
During the creation of the original Wellborn Community Plan, residents, property owners, and business
owners participated in a design workshop to help visualize the rural character and history of Wellborn. With
the community created around the Union Pacific railroad location, participants felt it was a key component
that should be utilized in the creation of any identifying features to ensure that the rustic country feel was
not lost. Those sentiments were identical during the plan update process.
The results of the design workshop focused on creating a more pedestrian-friendly, village-type
environment with small-scale businesses located along Live Oak Street, as shown in Figure 2.1: Rural
Community Concept. Of note was the desire to have existing and new businesses still generally front
toward FM 2154 and the railroad, but to incorporate side streets, front and rear building access, and to avoid
having continuous backs of buildings along the primary thoroughfare of the community. As mentioned,
participants a decade ago and today expressed a desire to embrace the community’s rural roots and
history with the railroad. The vision to reorient toward Live Oak Street remains within this updated plan.
Plan actions such as revising the land uses, extending Live Oak Street to connect to McCullough Road,
and revising and implementing design district standards will help realize this vision for a new “main street”
within the Wellborn community.
16CSTX.GOV | WELLBORN DISTRICT PLAN
GATEWAYS
The Wellborn District acts as the southwestern gateway into the city where visitors have a first glimpse
of College Station and the district’s identity. Participants identified that they would like elements, such as
street sign toppers and wayfinding signs, to establish a unified feel and sense of place within the district.
Identifying features for gateway elements should
incorporate items that reflect the rural and railroad
history of Wellborn such as railroad ties, fences, and
hitching posts.
Primary gateway elements should be placed generally
around the Barron Cut-Off Road and FM 2154
intersection, and south of the Greens Prairie Road and
FM 2154 intersection. To tie the gateway and identifying
elements together, unified plantings that lead from the
gateway elements to the central point of the community
should be utilized. Ultimately, these could lead to a
larger sign element that could be placed within the
core of the community, generally located around the
Post Office. This sign element could convey historical
information about Wellborn and be used as a central
gathering place. This was visually represented during
the Wellborn Community Plan’s creation, as shown in
Figure 2.2: Central Sign Element Concept.
Figure 2.1: Rural Community Concept
Figure 2.2: Central Sign Element Concept.
17CSTX.GOV | WELLBORN DISTRICT PLAN
Strategic Actions
DP.1 Amend the Comprehensive Plan Future Land Use & Character Map and corresponding
categories to incorporate the recommended modifications for Wellborn. This includes retiring
the prior Wellborn land uses, assigning future land uses as determined through this planning process,
and revising the appropriate future land use categories to specify where the Wellborn-specific zoning
districts are the only zoning districts allowed within the plan boundary.
DP.2 Retool the Wellborn zoning districts into a design district in the Unified Development
Ordinance. To highlight the unique character of developments within the Wellborn District, the
Wellborn-specific zoning districts should be reworked into a design district. The zoning standards
should also be evaluated to determine if additional modifications are needed to enhance the rural
character of Wellborn.
DP.3 Create a village center around Live Oak Street to facilitate the area becoming the new
“main street” for the Wellborn District. Revising the future land uses, extending Live Oak Street
to connect to McCullough Road, implementing the revised design district standards and other
appropriate place making strategies will help realize the vision for a new “main street” one block away
from FM 2154. This change may also help spur additional small-scale commercial development along
Live Oak Street.
DP.4 Work with residents and business owners to assess the potential need, benefit, and
structure of creating a Wellborn District Association. A Wellborn District Association comprised
of local residents and business owners could collectively initiate actions to improve the Wellborn
District and coordinate local events. Having an association registered with the City facilitates
information sharing and courtesy notifications, including updates on development activity and City
projects within the district.
DP.5 Work with community stakeholders to create identification and gateway signage. These
placemaking features should have details that reflect the community’s rural context. Consider
including a central gateway element near the Post Office. City staff should collaborate with
stakeholders on funding and location opportunities for improvements that highlight the Wellborn
District identity.
DP.6 Create opportunities for residents and visitors to engage with the history of the Wellborn
District. This could also extend to a citywide scale to analyze the market needs for additional retail,
commercial, and hospitality uses throughout the community.
DP.7 Conduct enhanced outreach and educational efforts about local ordinances, Code
Enforcement, and the SeeClickFix program. To expand the spread of information and encourage
compliance with the Code of Ordinances, Code Enforcement officers could proactively share
educational materials or host workshops in the Wellborn District.
18CSTX.GOV | WELLBORN DISTRICT PLAN
GOAL
Promote a safe, efficient, and connected mobility system that encourages
transportation options while recognizing the lower density of the district.
INTEGRATED
MOBILITY3
19CSTX.GOV | WELLBORN DISTRICT PLAN
Purpose
This chapter provides guidance for a contextualized mobility system in the Wellborn District that considers
the needs of all users. A safe, efficient, and connected mobility system addresses vehicular, bicycle, and
pedestrian movements within and through the area. The Wellborn District Plan accomplishes this by
providing a street network to meet the capacity of the area and designated off-street bicycle and pedestrian
facilities. During the public engagement for the plan, participants shared their desire for a mobility system
that supports appropriate densities, includes safe and well-connected infrastructure, and is more user-
friendly for all modes of mobility.
Thoroughfares
The Thoroughfare Plan within the Comprehensive Plan establishes a network of major streets comprised of
collectors, arterials, and freeways that include various bicycle and pedestrian facilities. It is one of the two
major planning components for the mobility system within the City of College Station. The Thoroughfare
Plan uses the future land use designations in the Comprehensive Plan Future Land Use & Character Map
to identify the future needs of the mobility system based on anticipated development patterns.
20CSTX.GOV | WELLBORN DISTRICT PLAN
FUTURE STREET NETWORK
The street network within the district consists of more than eight miles of existing streets with just over
0.5 miles of private streets. The future street network for the Wellborn District proposes one minor change
to the Thoroughfare Plan; otherwise, the existing road network in addition to the Thoroughfare Plan is
anticipated to be able to handle the needs of the planning area and surrounding area as they build out.
While the City of College Station builds and maintains many of the roads within the planning area, the Texas
Department of Transportation (TxDOT) collaborates with the City on plans, improvements, and maintenance
for Wellborn Road (Farm-to-Market Road 2154 or FM 2154). One of the major discussion points that came
up during the public engagement of this plan update was the FM 2154 widening project that was being
designed when the planning effort started. The existing FM 2154 is a two-lane rural highway with center
turn lanes in some areas and is proposed to be widened to be a 4 Lane Major Arterial. There were concerns
regarding this expansion, including the replacement of center turn lane areas with controlled left turns and
raised medians. Participants mentioned the potential impact on access to businesses along the corridor to
receive products and customers if there is not adequate access.
As a response to these concerns, City staff communicated resident concerns regarding the widening of the
corridor to TxDOT and collaborated with them to have TxDOT representatives at several public meetings,
empowering meeting participants to speak directly with TxDOT. The design of the corridor, at the time of
this plan, has not been completed and TxDOT is continuing to evaluate the design and interact with area
property owners and stakeholders to determine what revisions to the design may be needed.
MODIFICATIONS TO THE THOROUGHFARE PLAN
Small area planning efforts enable a closer look into an area’s needs and identify potential changes within
the Thoroughfare Plan. Based on participants' desire for a safe and well-connected roadway system, there
is one change to the Thoroughfare Plan, which is outside the plan boundary but will provide access for
people in and around the planning area. Currently, there is a proposed connection between McCullough
Road and Brewster Drive. However, there is only one planned north/south connection along McCullough
Road and Brewster Drive between FM 2154 and WS Phillips Parkway. Thus, a 2 Lane Minor Collector
connection is proposed between the proposed extension of McCullough Road and Brewster Drive and
Barron Cut-Off Road. This road would likely be constructed by the developer when the development of the
parcel occurs. This future connection to Barron Cut-Off Road will be the through movement of the Brewster
Drive extension and provide the suburban style development to the east of planning area an alternate route
to FM 2154 other than McCullough Road.
[INSERT MAP 3.1: THOROUGHFARE PLAN MODIFICATIONS – 11X17 PAGE SPREAD]
Thoroughfare Plan
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CONTEXT ZONES
22CSTX.GOV | WELLBORN DISTRICT PLAN
Bicycle & Pedestrian Facilities
The Bicycle, Pedestrian, and Greenways Master Plan is the other major
planning component for the mobility system within the City of College
Station. Written in 2010 and updated in 2018, the plan provides guidance for
and lays out improvements for bicycle and pedestrian facilities throughout
College Station. The Bicycle, Pedestrian, and Greenways Master Plan
identifies opportunities for improved connectivity for on- and off-street
facilities as roadway projects are pursued. Within the Wellborn Community
Plan (2013), there were several modifications made to the Bicycle,
Pedestrian, and Greenways Master Plan to reduce the number of bicycle
and pedestrian facilities to meet the citizen vision of rural section roadways.
The future facility network is comprised of more than 3 miles of existing on- and off-street bicycle facilities,
off-street shared-use paths, and sidewalks, with over 5 miles of proposed facilities. Several changes are
proposed by this plan to meet the needs of the planning area based on feedback received during the
planning effort.
MODIFICATIONS TO THE BICYCLE, PEDESTRIAN, AND GREENWAYS MASTER PLAN
Small area planning efforts enable a closer look into an area’s needs and identify potential changes within
the Bicycle, Pedestrian, and Greenways Master Plan. Through feedback received during the planning
effort, several changes to the bicycle and pedestrian facilities are proposed within the area as a part of this
planning effort.
First, the majority of changes relate to planned bicycle facilities (typically bicycle lanes) and planned
sidewalks being replaced with planned shared-use paths. Participants emphasized the desire for shared-
use paths rather than separate sidewalks and bicycle lanes to reduce the amount of paved area along
streets and maintain a more rural feel within the planning area. Shared-use paths enable pedestrian
connectivity options while reducing the impact to the rural character of the area. Due to the design of rural
roads, there would be more separation between pedestrians utilizing the shared-use paths and vehicles
utilizing the street which also addresses safety concerns of having pedestrian facilities close to the street.
The streets proposed to have a shared-use path are:
•I&GN Road from Rock Prairie Road West to Greens Prairie Road;
•South Dowling Road from I&GN Road realigned to the future Royder Road extension;
•Barron Cut-off Road from FM 2154 to WS Phillips Parkway;
•Victoria Avenue from FM 2154 to Woodlake Drive;
•Woodlake Drive from Victoria Avenue to Greens Prairie Road;
•Royder Road from Dymple Lane to FM 2154; and
•Greens Prairie Road from I&GN Road to FM 2154.
To provide additional connectivity to the existing system within and around the planning area, two new
shared-use paths are proposed to provide a more complete network. First, along with the improvements
to the FM 2154, TxDOT intends to construct a shared-use path. Adding this to the Bicycle, Pedestrian, and
Greenways Master Plan acknowledges the new facility. Second, there is a new connection proposed along
McCullough Road to connect the shared-use path along FM 2154 to Live Oak Street and the extension of
Brewster Drive. Given the rural context, it is expected that a shared-use path would be provided only on one
side of these roadways. All of these changes to the Bicycle, Pedestrian, and Greenways Master Plan would
be constructed by development as it occurs or by the City through capital projects in the future.
[INSERT MAP 3.2: BICYCLE PLAN MODIFICATIONS – 11X17 PAGE SPREAD]
Bicycle Plan
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[INSERT MAP 3.3: PEDESTRIAN PLAN MODIFICATIONS – 11X17 PAGE SPREAD]
Pedestrian Plan
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25CSTX.GOV | WELLBORN DISTRICT PLAN
Traffic Signal and Access Management
Several significant intersections manage the flow of traffic into and out of College Station along FM 2154,
one of College Station’s major gateway roads. Since the Wellborn Community Plan was adopted in 2013,
traffic along FM 2154 has steadily increased as more housing is developed south of College Station and
outside the City limits. Two new signalized intersections have been installed at FM 2154 and Royder Road
and FM 2154 and Greens Prairie Road. In addition, the City capital project to realign Capstone Drive to
Barron Road includes a traffic signal at FM 2154. As part of the design for the FM 2154 widening project,
TxDOT is evaluating other intersections along the corridor for potential improvements.
Encouraging local circulation through street connections away from FM 2154 can help to provide access
from side streets, minimize the need for curb cuts and driveway accesses near high-volume intersections,
and improve perceptions of access within the area. The presence of secondary streets and internal
connections can also support place-making in a rural context as local traffic is directed away from the 4
Lane Major Arterial and towards the local rural roadways.
The Wellborn community was established due to its proximity to the railroad. The Union Pacific Railroad
line that parallels FM 2154 can be traced back to 1867 and the old Houston and Texas Central Railroad.
Since the adoption of the Wellborn Community Plan in 2013, the City has been working toward establishing
a quiet zone along the Union Pacific Railroad. As capital projects along the railroad have been designed,
they have been designed to allow future establishment of a continuous railroad quiet zone. It has been
identified that the existing railroad crossing at Butte Drive may not be designed or modified to qualify as
a quiet zone, so to extend the quiet zone through the planning area, the crossing at Butte Drive may need
to be closed. However, this is the only public street entrance into the Shiloh subdivision currently. The City
should evaluate providing an alternative access point for the subdivision to enable the potential closure of
the railroad crossing at Butte Drive to allow the completion of a railroad quiet zone through the Wellborn
District.
26CSTX.GOV | WELLBORN DISTRICT PLAN
Strategic Actions
IM.1 Add a new 2 Lane Minor Collector connection from the extension between McCullough Road
and Brewster Drive to Barron Cut-off Road. The connection between the extension of Brewster
Drive and McCullough Road and Barron Cut-Off Road provides a north/south thoroughfare parallel to
FM 2154.
IM.2 Revise various proposed sidewalks and bicycle facilities to shared-use paths. These changes
support the plan vision for a rural context mobility system while meeting the City’s goal of a safe and
connected multi-mobility network. These revisions are on I&GN Road, South Dowling Road, Barron
Cut-off Road, Victoria Avenue, Woodlake Drive, Royder Road, and Greens Prairie Road.
IM.3 Revise the proposed bicycle route to a shared-use path along I&GN Road. The shared-use
path meets the goals for a safer, off-street option for bicycling and walking and helps maintain the
rural road character for I&GN Road.
IM.4 Add a shared-use path along FM 2154. As the Texas Department of Transportation improves FM
2154, they intend to add a shared-use path along the project. Adding this to City plans acknowledges
the provided facility.
IM.5 Add a shared-use path along McCullough Road. Adding this shared-use path connects north/
south and east/west bicycle and pedestrian routes inside the plan boundary and to surrounding
areas.
IM.6 Extend Live Oak Street from its current terminus near Church Street to McCullough
Road. This facilitates Live Oak Street becoming a “main street” within the Wellborn District. It also
establishes a parallel route through a main commercial area.
IM.7 Relocate the existing railroad crossing at South Dowling Road to align with the Royder Road
intersection with FM 2154. Coordinate with Union Pacific Railroad to relocate the railroad crossing
to increase safety and connectivity.
IM.8 Evaluate an alternative entrance into the Shiloh Subdivision to potentially close the railroad
crossing at Butte Drive. Assess the feasibility of possible locations for an alternative access. If a
viable alternative is identified, construction of the alternative will help facilitate implementation of a
continuous railroad quiet zone corridor.
27CSTX.GOV | WELLBORN DISTRICT PLAN
The success of the Wellborn District Plan requires the commitment of the City and
the community to implement the goals of this plan. This chapter lays out several
implementation methods and funding sources for accomplishing the goals and
actions contained within the plan. Additionally, the implementation matrix outlines
the timeframe, establishes implementation responsibilities and administration, and
determines possible funding sources for actions within the plan.
PLAN
IMPLEMENTATION4
28CSTX.GOV | WELLBORN DISTRICT PLAN
Implementation Methods
Generally, the actions of this plan fall into one of five methods: capital improvement, focused planning
effort, policy-based decision, project/program, or regulation. Implementation of each category requires
unique approaches and produces different results. Table 4.1: Implementation Matrix indicates the most
appropriate implementation method for each action.
CAPITAL IMPROVEMENTS
Capital improvements are large-scale infrastructure projects that the City pursues through the Capital
Improvement Projects department. These expansion, modification, rehabilitation, and replacement projects
include streets, utilities, parks, and public facilities and buildings. To be implemented, actions in this
category need to be added to the Capital Plan, funded, and constructed.
FOCUSED PLANNING EFFORTS
Focused planning efforts are studies, plans, and designs that various City departments complete to identify
specific steps needed for implementation. Actions in this category need to be analyzed with resulting
recommendations. Implementation of the recommendations is commonly pursued under a different action.
This Wellborn District Plan is a focused planning effort.
POLICY-BASED DECISIONS
Policy-based decisions are direction that the Planning and Zoning Commission and City Council provide
to City staff. These decisions get implemented in various policy, regulatory, and guidance documents to
implement the direction from the elected and appointed officials of College Station. Direction should be
sought on actions in this category, and City staff should take the appropriate steps for implementation.
PROJECTS AND PROGRAMS
Projects and programs are the broadest category of plan actions. These can include projects that are not
considered capital improvements and programs that the City organizes administratively. Implementation of
actions in this category should be assessed individually as there are a variety of ways to accomplish these
actions. Generally, the action provides an indication of what implementation should consider and how it
might be implemented.
REGULATIONS
Regulations are developed by the City to guide or permit allowable activities within College Station.
These can include modifications to the City of College Station Code of Ordinances, including the Unified
Development Ordinance (UDO), or another regulatory document under the jurisdiction of the City of College
Station. To be implemented, actions in this category should be adopted in their respective regulatory
documents.
29CSTX.GOV | WELLBORN DISTRICT PLAN
Funding
Funding for plan actions come from a variety of sources. Generally, the actions in the Wellborn District Plan
can be funded by one or more of the following sources: City department budgets, the Capital Improvement
Projects fund, state and federal grants, and/or private investment. All funding options should be explored,
but Table 4.1: Implementation Matrix indicates the funding mechanisms that City staff have identified as
most appropriate or likely to complete the action.
DEPARTMENTAL BUDGETS
Funding projects through City departmental budgets can be accomplished in two ways: using available
funds and directing them towards the project or through service level adjustments (SLAs). SLAs are
approved as part of the annual City budget process and can be for one-time or recurring expenses. Many of
the actions in the Wellborn District Plan can be accomplished through departmental budgets.
CAPITAL IMPROVEMENTS
These are large infrastructure improvements
that are most likely to be funded through
the Capital Improvement Program funds.
The projects from these funds are prioritized
and budgeted on a rolling five-year Capital
Plan. These funds are also allocated during
the annual City budget process as one-time
expenses.
STATE AND FEDERAL FUNDING
Funding opportunities from the state and
federal government are also available,
particularly in the areas of transportation and
the environment. These funds are primarily
available through grants but may also be
through specific budget appropriations.
Often, grant funding includes local matching
requirements. Included in this funding source
is Community Development Block Grants
(CDBG) funds. A portion of the Wellborn area
located west of FM 2154 (Wellborn Road) is
currently eligible for CDBG funding. Eligibility
may change in future years with updated
Census data.
PRIVATE INVESTMENTS
Outside of government funding, private
investments can be pursued through
development exactions within the UDO,
foundation investments, or donations to the
City for specific projects.
Table 4.1: Implementation Matrix
CHAPTERACTION NUMBERACTION ITEM TASK TYPE
IMPLEMENTATION TIMELINE
CITY – RESPONSIBLE PARTY PARTNERS – INTERNAL PARTNERS – EXTERNAL
FUNDING SOURCES
Short (1-3
years)
Medium (4-7
years)
Long (8-10
years)CITY / DEPT. BUDGETSCIP BUDGETGRANTSPRIVATECHAPTER 2: DISTINCTIVE PLACESDP.1
Amend the Comprehensive Plan Future Land Use & Character Map and corresponding categories to incorporate the recommended
modifications for Wellborn. This includes retiring the prior Wellborn land uses, assigning future land uses as determined through this
planning process, and revising the appropriate future land use categories to specify where the Wellborn-specific zoning districts are the
only zoning districts allowed within the plan boundary.
Policy-based
decision X Planning & Development Services X
DP.2
Retool the Wellborn zoning districts into a design district in the Unified Development Ordinance. To highlight the unique character of
developments within the Wellborn District, the Wellborn-specific zoning districts should be reworked into a design district. The zoning
standards should also be evaluated to determine if additional modifications are needed to enhance the rural character of Wellborn.
Policy-based
decision X Planning & Development Services Residents of Wellborn X
DP.3
Create a village center around Live Oak Street to facilitate the area becoming the new “main street” for the Wellborn District.
Revising the future land uses, extending Live Oak Street to connect to McCullough Road, implementing the revised design district
standards and other appropriate place making strategies will help realize the vision for a new “main street” one block away from FM
2154. This change may also help spur additional small- scale commercial development along Live Oak Street.
Policy-based
decision,
regulation,
and capital
improvement
X Planning & Development Services Capital Improvement Projects X X X
DP.4
Work with residents and business owners to assess the potential need, benefit, and structure of creating a Wellborn District
Association. A Wellborn District Association comprised of local residents and business owners could collectively initiate actions to
improve the Wellborn District and coordinate local events. Having an association registered with the City facilitates information sharing
and courtesy notifications, including updates on development activity and City projects within the district.
Project /
program X Neighborhood Services Economic
Development & Tourism
Planning & Development
Services Residents of Wellborn X X
DP.5
Work with community stakeholders to create identification and gateway signage. These placemaking features should have details
that reflect the community’s rural context. Consider including a central gateway element near the Post Office. City staff should
collaborate with stakeholders on funding and location opportunities for improvements that highlight the Wellborn District identity.
Capital
improvement X Planning & Development Services Capital Improvement Projects Residents of Wellborn X X X
DP.6
Create opportunities for residents and visitors to engage with the history of the Wellborn District. The Wellborn District predates the
incorporation of the City of College Station with a rich history. A history of Wellborn was prepared in 2010 and could be a resource for
the identification and preservation of the local history.
Project /
program X Planning & Development Services
Neighborhood Services
Economic Development &
Tourism
Residents of Wellborn X X
DP.7
Conduct enhanced outreach and educational efforts about local ordinances, Code Enforcement, and the SeeClickFix program. To
expand the spread of information and encourage compliance with the Code of Ordinances, Code Enforcement officers could proactively
share educational materials or host workshops in the Wellborn District.
Project /
program X Community Services Planning & Development
Services X
CHAPTER 3: INTEGRATED MOBILITYIM.1
Add a new 2 Lane Minor Collector connection from the extension between McCullough Road and Brewster Drive to Barron Cut-off
Road. The connection between the extension of Brewster Drive and McCullough Road and Barron Cut-Off Road provides a north/south
thoroughfare parallel to FM 2154.
Policy-based
decision X Planning & Development Services X
IM.2
Revise various proposed sidewalks and bicycle facilities to shared-use paths. These changes support the plan vision for a rural
context mobility system while meeting the City’s goal of a safe and connected multi-mobility network. These revisions are on I&GN
Road, South Dowling Road, Barron Cut-off Road, Victoria Avenue, Woodlake Drive, Royder Road extension, and Greens Prairie Road.
Policy-based
decision X Planning & Development Services X
IM.3 Revise the proposed bicycle route to a shared-use path along I&GN Road. The shared-use path meets the goals for a safer, off-street
option for bicycling and walking and helps maintain the rural road character for I&GN Road.
Policy-based
decision X Planning & Development Services X
IM.4 Add a shared-use path along FM 2154. As the Texas Department of Transportation improves FM 2154, they intend to add a shared-use
path along the project. Adding this to City plans acknowledges the provided facility.
Policy-based
decision X Planning & Development Services X
IM.5 Add a shared-use path along McCullough Road. Adding this shared-use path connects north/south and east/west bicycle and
pedestrian routes inside the plan boundary and to surrounding areas.
Policy-based
decision X Planning & Development Services X
IM.6 Extend Live Oak Street from its current terminus near Church Street to McCullough Road. This facilitates Live Oak Street becoming
a “main street” within the Wellborn District. It also establishes a parallel route through a main commercial area.
Capital
improvement X Capital Improvement Projects
Planning & Development Services Public Works X X X
IM.7 Relocate the existing railroad crossing at South Dowling Road to align with the Royder Road intersection with FM 2154. Coordinate
with Union Pacific Railroad to relocate the railroad crossing to increase safety and connectivity.
Capital
improvement X Capital Improvement Projects
City Manager’s Office Public
Works
Planning & Development
Services
Union Pacific Railroad Texas
Department of Transportation X X
IM.8
Evaluate an alternative entrance into the Shiloh Subdivision to potentially close the railroad crossing at Butte Drive. Assess the
feasibility of possible locations for an alternative access. If a viable alternative is identified, construction of the alternative will help
facilitate implementation of a continuous railroad quiet zone corridor.
Capital
improvement X Capital Improvement Projects
Planning & Development Services
City Manager’s Office Public
Works
Union Pacific Railroad Texas
Department of Transportation X X X
31CSTX.GOV | WELLBORN DISTRICT PLAN
APPENDIX A:
EXISTING CONDITIONS
Surrounding Context
The Wellborn community was annexed into the City of College Station in April 2011. The Wellborn
Community Plan, which gave residents a voice in managing the growth and development of the area,
was adopted shortly thereafter in April 2013 and included a planning horizon from 2013 to 2023. The plan
helped address concerns raised by residents that the rural and historic community character would be
lost as development pressure loomed. As the Wellborn Community Plan reaches the end of its planning
horizon, the City of College Station reexamined the area to analyze the changes that have occurred in the
previous 10 years and prepare for the next 10 years. Renamed the Wellborn District Plan, this plan update
aims to create a cohesive district that reflects the residents’ vision for the community, recognizes the unique
character of Wellborn, and supports the overall vision of College Station.
The Wellborn District is in the southwest portion of the city and intersects the extraterritorial jurisdiction.
The City enforces land use, zoning, and subdivision and development standards within the city limits, but
only regulates the subdivision of land within the extraterritorial jurisdiction. The City cannot enforce or
establish regulatory tools to manage growth along the city’s periphery.
The boundary of the area mirrors that of the Wellborn Community Plan, reflective of this plan’s intention
to focus on the core of the historical Wellborn area. When the 2023 planning effort began, staff analyzed
the area holistically including the impacts of several nearby subdivisions. Due to resident concern over
potentially expanding the plan boundary to include surrounding areas, the original plan boundary has been
retained.
Demographics
The Wellborn District’s population has remained consistent over the past 10 years. The Wellborn District
population increased from approximately 300 people in 2013 to 468 in 2023, an increase of 56% based
on estimates from the ESRI Living Atlas. The population makes up approximately 0.3% of the total city
population.
32CSTX.GOV | WELLBORN DISTRICT PLAN
AGE & SEX
The current social makeup of the Wellborn District is an even mix of age groups and sex. The largest single
age range is individuals between 15-24 years old, which comprise 18% of the district population based
on estimates from the ESRI Living Atlas. Individuals between 25-34 years old make up roughly 13.5% of
the population, 15% are between the ages of 35-44 years old, 12.5% are between the ages of 45-54 years
old, and 9.5% are between 55-64 years old. The residents are 50% female and 50% male. The district is
comprised of people of all ages and is distributed evenly between women and men.
RACE & ETHNICITY
The area has a higher percentage of individuals who identify as White at 70% as compared to 62.3%
citywide. The district also has 14% of people who identify as Hispanic, 12% who identify as Asian, 11% who
identify as two or more races, 4% who identify as Black or African American, and 3% who identify as some
other race based on estimates from the ESRI Living Atlas. When comparing these percentages to the city,
Wellborn has a less racially diverse population than the city.
FAMILY SIZE & INCOME
As of 2023, the population estimate of the district is 468 individuals. There are 74 households within the
district with an average family size of 3.6 individuals. The median household income is $98,276 and the per
capita income is $43,946 based on estimates from the ESRI Living Atlas. When looking at the rest of the
city, the district has a higher average household income and a lower per capita income.
EDUCATION
Educational attainment data is reflected in the
American Community Survey by respondents
selecting their highest level of educational attainment.
This is measured by calculating the number of
residents who have graduated from high school and/
or graduated from college. A majority of the population
within the Wellborn district have achieved a bachelor’s
degree or a graduate degree, representing roughly
64% of area residents. Approximately 10% hold an
associate degree, 15% have attended some college
without graduating, and 9.5% are high school
graduates. Wellborn residents have graduated college
at a similar rate compared to the rest of College
Station.
When looking at all demographic data presented, this
district is less racially diverse, has a higher median
income, and is more evenly distributed by age than
College Station as a whole. This can be attributed to
the location of the district within the city, as it is farther
away from the Texas A&M University campus and
predominantly contains medium to low-density single-
family residences and large acreage properties, which
often are owned by more affluent residents.
33CSTX.GOV | WELLBORN DISTRICT PLAN
District Character
EXISTING LAND USE
The district is primarily made up of a mix of single-family residential lots and undeveloped land, with
some commercial and light industrial uses as well. Residential uses make up just over 39% of the area
and approximately 36% of the area is undeveloped, reflecting the rural character of the area. Public and
semi-public uses comprise just over 10% of the land uses in the district, and the remaining areas are light
industrial or commercial uses, including retail and restaurants.
FUTURE LAND USE
The future land use designations within the district are grounded in historical land use patterns. In 2013,
the Wellborn Community Plan classified future land uses into eight categories – Wellborn Business Park,
Wellborn Commercial, Wellborn Suburban, Wellborn Restricted Suburban, Wellborn Preserve, Wellborn
Preserve-Open, Wellborn Estate, and Wellborn Estate-Open. Other future land uses in the area include
Estate Residential, Suburban Residential, Institutional/Public, Natural & Open Areas, and Rural, all of
which support the rural character represented in the original Wellborn Community Plan. During the 2021
Comprehensive Plan Update, the eight land use designations specific to the Wellborn area were grouped
and depicted simply as Wellborn, while also retaining the underlying future land uses. This change was
made in anticipation of this Wellborn District Plan update effort in 2023, recognizing that residents would be
reengaged to further discuss the future of Wellborn. Appropriate modifications to the future land uses will
be made with this planning effort. In general, anticipated changes will continue to prioritize maintaining rural
character with open space that is both privately and publicly held and small-scale commercial uses that
support nearby low-density residential properties.
ZONING
The zoning of the area reflects the future land use categories detailed above and the vision of the Wellborn
Community Plan. One of the recommendations from the 2013 plan was the creation of several Wellborn-
specific zoning districts. Following the plan’s adoption, staff created the WC Wellborn Commercial, WRS
Wellborn Restricted Suburban, and WE Wellborn Estate zoning districts in late 2016. Only the WC Wellborn
Commercial and WRS Wellborn Restricted Suburban zoning districts actively exist on properties within the
district today, though the WE Wellborn Estate zoning is still an available option for property owners.
There are currently four zoning districts on the ground within the district – WC Wellborn Commercial,
SC Suburban Commercial, WRS Wellborn Restricted Suburban, and R Rural. The zoning in Wellborn
reflects the low-density residential and commercial uses of the area. The properties zoned SC Suburban
Commercial were zoned before the creation of the WC Wellborn Commercial zoning district. A few
properties have made use of PDD Planned Development Districts, which is a customized zoning district
option that utilizes a base zoning of one of the other districts mentioned above with modifications. PDD
Planned Development Districts within the area have primarily been utilized for moderate-density single-
family subdivisions. Properties that are zoned R Rural account for 85.5% of the area. When areas are
annexed into the City of College Station, they are assigned the R Rural zoning designation. The majority of
lots in Wellborn have not undergone a zoning change since annexation.
[INSERT 11X17 EXISTING LAND USE MAP]
Existing
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SEMI-PUBLIC
TRANSPORTATION, UTILITIES
& COMMUNICATION
COMMON AREA
UNIMPROVED
LIGHT INDUSTRIAL
AGRICULTURAL
RURAL
DISTRICT BOUNDARY
COLLEGE STATION CITY LIMITS
COLLEGE STATION ETJ
M AP A.1
[INSERT 11X17 EXISTING ZONING MAP]
Zoning
WELLBORN
DISTRICT
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36CSTX.GOV | WELLBORN DISTRICT PLAN
HOUSING CHARACTERISTICS
Housing in the district illustrates the single-family nature of the area. According to the ESRI Living Atlas,
83% of the 163 housing units are owner-occupied, which is an increase from 2010 when 65% of the
83 housing units were owner-occupied. This trend is also seen in the number of housing units that are
registered with the City’s Rental Registration program which sits at only 12%. Of the owner-occupied
housing units, the average home value is $375,000 which is higher than the city’s average home value of
$368,995 as of July 2023.
NEIGHBORHOOD CENTERS
Neighborhood centers are areas where individuals naturally congregate when they are outside of their
homes. This includes schools, churches, commercial areas, or a general gathering point that primarily
serves residents. Three schools operated by the College Station Independent School District serve the
Wellborn area and neighborhoods nearby. Wellborn Middle School is located within the boundary of
this planning effort while Greens Prairie Intermediate School and Pecan Trail Elementary School are just
outside of it. There are also several churches in the area including Wellborn Baptist Church, Saint Meena
Coptic Orthodox Church, and Salem Baptist Church. Additional neighborhood centers include the Wellborn
Community Center and America’s Country Store that both act as congregating locations while catering to
different needs for residents.
37CSTX.GOV | WELLBORN DISTRICT PLAN
CODE ENFORCEMENT
Code Enforcement responds to complaints made regarding a wide range of issues that typically do not
require the attention of law enforcement. The district had 114 code enforcement cases in the past decade
ranging from illegal signs and use violations to property maintenance complaints. The most common
code violations were illegal signs, amounting to just over 25% of cases. The City regulates and permits
signage under specific standards. If a property does not have its signage permitted through the City, then
this would result in a code enforcement case violation. The second highest violation at just over 20% was
violating the City’s Rental Registration program requirement. These violations were usually due to properties
still functioning as a rental without renewing their registration with the City. The third largest issue was
general property maintenance concerns with almost 15% of all cases. During these investigations, Code
Enforcement officers reach out to property owners to ensure their structure is safe to live in and help them
find resources to ensure the structure complies with the City of College Station Code of Ordinances.
Table A.1, Code Enforcement Cases, 2012-2022 reflects the past 10 years of code enforcement cases
within the district.
Table A.1: Code Enforcement Cases, 2012-2022
Code Violation Type Number of Cases
Accumulation of Trash
Trash over-flow, typically in yards 5
Cans Out After Collection Day
Trash cans still on curb after trash collection day 0
Illegal Signs
Signs that are being displayed are prohibited per the City Code 29
Junk Motor Vehicles
Dilapidated cars are left in the yard, visible from the street 12
Liquor License Expired
Business establishments running with an expired liquor license 3
Non-Specific Investigation
General inquiries/complaints that don’t fit into a specific violation-type 3
Open Storage
Storage visible from the street 0
Parking
Illegal parking violations 4
Property Maintenance
Property is not being maintained, including structural and safety issues 17
Rental Registration
A property’s Rental Registration with the City has expired 23
Use Violations
Prohibited use type is being used 15
Weeds & Grass
A property’s yard is not being properly maintained 3
[INSERT 11X17 CODE ENFORCEMENT CASE DENSITY MAP] CODE ENFORCMENT DENSITY*
MID HIGHLOW
Code Enforcement
Case Density
Code Enforcement Cases collected by the
College Station Code Enforcement Division
from 2012-2022 was used to map code issues.
These are cases concerning compliance with
*Based on the number of cases
within a 250 foot radius
codes related to: parking, weeds & grass,
health & safety, zoning violations, sanitation &
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39CSTX.GOV | WELLBORN DISTRICT PLAN
DEVELOPMENT ACTIVITY
The City of College Station manages requests and reviews of development proposals and administers
development standards through a variety of processes. One development project often necessitates
multiple processes, reviews, permits, and inspections before it can be constructed and occupied. An
example is a new commercial center that could require a Final Plat, a Development Permit, a Site Plan
Review, an Architectural Review, and a Building Permit with inspections. Another example is a new
residential subdivision that could require a Zoning Map Amendment, a Preliminary Plan, Final Plats, and
Building Permits with inspections.
Each project is analyzed for the permits or reviews that will be needed, and in what order those must be
obtained. Each permit or review undergoes review by numerous staff in various departments throughout
the City. Before the initiation of a project, the City offers pre-application conferences that allow all applicable
reviewing departments to communicate the expectations of the project clearly to a future applicant to assist
with quicker reviews down the line.
Table A.2, Development Activity, 2012-2022 shows archived and approved project applications over the
last 10 years within the district boundaries. Common applications included rezonings to districts supported
by the Wellborn Community Plan, site plans for commercial properties, and right-of-way permits. Pre-
application conferences were also common and the frequency of these has increased in recent years, which
shows increasing pressures to develop within the area.
Table A.2: Development Activity, 2012-2022
Review Type Number of Reviews
Annexations 2
Appeals, Waivers, and Variances 1
Architectural Reviews 8
Commercial Final Plats 1
Comprehensive Plan Amendments 3
Development Permits 3
Pre-Application Conferences 26
Preliminary Plans 1
Residential Final Plats 3
Rezonings 10
Right-of-Way Permits 6
Site Plans 9
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41CSTX.GOV | WELLBORN DISTRICT PLAN
PUBLIC INVESTMENTS
As the Wellborn District and surrounding areas have grown, the City has continued to invest in designing,
rehabilitating, and constructing streets to continue to support commuters into, out of, and through the area.
The two primary capital improvement projects that have been completed in the last 10 years were Royder
Road Rehabilitation Phases 1-3 and Greens Prairie Trail Phases 1-3. The Royder Road Rehabilitation project
included the realignment and widening of the road from the north of Backwater Drive to Wellborn Road
which reclassified the road as a major collector with sidewalks and bike lanes on both sides of the road.
This project was largely in response to Wellborn Middle School, Greens Prairie Elementary School, and
Pecan Trail Intermediate School being built and increasing the amount of traffic flow in the area. The Greens
Prairie Trail (now Greens Prairie Road) project widened the road to a 4 Lane Minor Arterial with bike lanes
and sidewalks. These projects directly achieved the Wellborn Community Plan’s action items M1.2, M8.2,
M2.2, and M3.1 which state that road improvements, such as road maintenance and rehabilitation, be made
for Greens Prairie Road, Greens Prairie Road W, Royder Road, and Victoria Avenue. Other projects pursued
under these action items include road improvements on McCullough Road, Church Street, Madison Street,
and Live Oak Street, in which the City provided preventative road maintenance to the street pavement that
included lane stripes and bicycle markers for a protected bike lane.
Economic Indicators
The development in the area has primarily been residential, but
the area has seen some commercial growth as well. According to
the data provided by the ESRI Living Atlas, the district currently
contains approximately 55 different businesses and employs 377
individuals which equates to roughly 7 employees per business. That
is considerably lower than the city’s overall average of 12.5 employees
per business.
Property ownership stability is an important indicator of how
frequently new people or businesses are occupying the area. Of the
279 properties, 120, or 43%, were owned by the same entity in 2017
and 2022. Of those properties, 42, or 15%, were owned by the same
entity in 2012 and 2022. This data shows that more than 80% of
properties changed hands in the past 10 years, indicating a significant
turnover in property ownership and change within the district.
Mobility
STREETS
The Thoroughfare Plan within the City’s Comprehensive Plan details the location and size of existing and
future major roadways throughout College Station. It is based on the projected traffic demand resulting
from the anticipated growth in population and employment and is guided by the Future Land Use &
Character Map. It includes the location of streets which may need to be constructed, extended, or improved
and the number of lanes for each thoroughfare in the system. Functional classifications for thoroughfares
differentiate the number of vehicles they are anticipated to accommodate and the number of lanes that are
required. In the Wellborn Community Plan, action item M1.1 specified removing several streets from the
Thoroughfare Plan to further retain the rural characteristics of the community. This is now reflected in the
current classifications of thoroughfares within the district.
42CSTX.GOV | WELLBORN DISTRICT PLAN
The highest classification road within the district is Wellborn Road (FM 2154), which is a future 4 Lane
Major Arterial that runs along the Union Pacific Railroad. Greens Prairie Road is a partially constructed
existing 4 Lane Minor Arterial between Wellborn Road and Royder Road. The remaining section to be
improved was approved on the 2022 Brazos County Bond Proposition A and is anticipated to be complete
within the next five years. Royder Road is also a future 4 Lane Minor Arterial. Victoria Avenue is a proposed
2 Lane Major Collector and Creek Meadow Boulevard North is an existing 2 Lane Minor Collector. Three
streets within the district are proposed 2 Lane Minor Collectors: McCullough Road, Live Oak Street, and
South Dowling Road.
BICYCLES
In conjunction with the Comprehensive Plan, the Bicycle, Pedestrian, and Greenways Master Plan works to
expand the bicycle and pedestrian network through the development of facilities on new and rehabilitated
streets, off-street shared-use paths, and along the city’s greenways.
There are currently 0.7 miles of existing bike lanes within the district. The Bicycle, Pedestrian, and
Greenways Master Plan calls for an additional 2.2 miles of proposed bike facilities and 0.5 miles of proposed
bike routes. There are currently bike racks provided in four different locations across the district, including
Wellborn Middle School, the Magruder Office, TDI Brooks International Lab, and Wellborn Business
Park. There are also bike racks located at Pecan Trail Elementary School and within the Creek Meadows
subdivision, though these are outside of the district boundary.
SIDEWALKS
There are currently roughly 2.4 miles of existing sidewalks within the district and 2.7 miles that are proposed
to be developed in the future. Similar to decreasing the intensity of the street classifications, the Wellborn
Community Plan also called for the removal of proposed sidewalks within the Bicycle, Pedestrian, and
Greenways Master Plan on McCullough Road, Greens Prairie Road West, I&GN Road, and South Dowling
Road. During the public engagement for the Wellborn Community Plan, residents mentioned the desire
to maintain rural open ditch section roads, arguing that sidewalks did not reflect the rural character they
desired. These changes were ultimately incorporated into the Bicycle, Pedestrian, and Greenways Master
Plan.
[INSERT 11X17 THOROUGHFARE PLAN MAP]
Existing
Thoroughfare Plan
FREEWAY/EXPRESSWAY
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LANEMAJOR ARTERIAL
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[INSERT 11X17 BICYCLE PLAN MAP]
Existing Bicycle
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[INSERT 11X17 PEDESTRIAN PLAN MAP]
Existing
Pedestrian Plan
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46CSTX.GOV | WELLBORN DISTRICT PLAN
TRANSIT
Neither Brazos Transit District nor Texas A&M University Transportation Services offer transit service in
the Wellborn District. College Station Independent School District has bus routes serving students who
live in the neighborhoods that feed into their schools. Residents in the Wellborn District depend heavily on
personal automobiles to navigate around the area and the city.
CRASH DATA
Over the last 10 years, there have been 154 vehicular crashes within the district. Out of these, 147, or 95%,
were indicated to be minor crashes and either had no injuries, suspected minor injuries, or possible injuries.
Of the crashes, 105, or 68%, occurred on Wellborn Road (FM 2154), the largest thoroughfare in the district.
[INSERT 11X17 CRASH DENSITY MAP]
CRASH DENSITY*
MID HIGHLOW
1 FM 2154 & S DOWLING RD
2 FM 2154 & CHURCH ST
3 VICTORIA AV E & ROYDER RD
4 FM 2154 & VICTORIA AV E
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& BARRON CUT-OFF RD
Crash Density
TOP 5 INTERSECTIONS
WITH CRASHES
Crash data collected by the College
Station Police Depar tment from 2012-
2022 was used to map tra ic accidents
spanning all modes of transportation.
*Based on the number of crashes
within a 250 foot radius
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48CSTX.GOV | WELLBORN DISTRICT PLAN
Utilities
The Wellborn district is served by College Station Utilities (CSU), Bryan Texas Utilities (BTU), and Wellborn
Special Utilities District (Wellborn SUD), depending on the utility and property location. Wellborn SUD
provides water service, CSU provides wastewater service to approximately 9% of the district, and BTU
provides electric service for the area. Outside of the CSU wastewater service boundary specified by the
Certificate of Convenience and Necessity (CCN), most residents in the district are on septic systems.
The district is limited in what types of developments it can sufficiently support due to various utility
constraints. Wastewater capacity is a primary limiting factor since most developments are not connected
to the City’s sewer system and must maintain a 1-acre or greater lot size for septic system requirements.
All development proposals in the Wellborn District must get approvals from the applicable providers before
they can begin development. Staff from all three organizations have and will continue to share information
pertinent to utility provision and utility planning within the district.
Floodplain
While there is no FEMA-identified floodplain within the district, there are several tributaries throughout
the area providing natural drainage as part of the Peach Creek Drainage Basin. Further research and
identification studies are needed to determine precise floodplain boundaries in the district.
Conclusion
Analyzing the current conditions of the Wellborn District provides context for the plan update process.
This data supports and informs residents, participants, and City staff to guide the decisions made when
envisioning the future of the Wellborn District. The existing conditions of this district largely reflect the
implementation of the original Wellborn Community Plan which has helped maintain the rural character
of the area. This includes limited sidewalks connecting community areas, decreasing the functional
classifications of some thoroughfares, and creating Wellborn-specific zoning districts, all of which aid in
maintaining the rural character and feel of the Wellborn area. This planning effort should be intentional to
guide the next decade of development and build on past successes by anticipating and guiding growth
pressures and identifying additional ways to embrace the spirit of Wellborn.
[INSERT 11X17 WATER SERVICE AREAS MAP]
Water Service
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53CSTX.GOV | WELLBORN DISTRICT PLAN
APPENDIX B: PUBLIC
ENGAGEMENT SUMMARY
Public participation and input are critical to any planning effort. The knowledge and
experience of residents help City staff understand the concerns of the community
and adjust the plan accordingly. The City of College Station places a high priority on
receiving and responding to resident feedback; to that end, City staff offered numerous
engagement opportunities in various formats to empower everyone to have their
voices heard. The following describes those opportunities and summarizes the public
feedback.
54CSTX.GOV | WELLBORN DISTRICT PLAN
WORKING GROUP MEETING – JANUARY 18, 2023
After compiling the existing conditions data, the Working
Group held its kick-off meeting to discuss the project,
lessons learned from the Wellborn Community Plan, and
goals for the new planning effort. This meeting included
a community listening session, which gave City staff a
good jumping off point for the entire planning effort.
AREA-WIDE MEETING – JANUARY 24, 2023
Before this meeting, City staff mailed fliers to property
and business owners within the planning area with
details for this meeting along with future meetings on
February 28, March 21 (virtual meeting), and May 30.
This first area-wide meeting centered on defining the
scope of the project and continued the community
listening session from the January 18 Working Group
meeting.
VIRTUAL ENGAGEMENT SITE – FEBRUARY TO JUNE 2023
In addition to the in-person meetings, staff offered numerous opportunities to provide feedback throughout
the planning effort. The site launched with more information on the timeline of the planning effort, ideas
on goals from the first phase meetings, and a map where individuals could provide ideas, things they liked,
and things they wanted to see changed. The virtual engagement site also hosted a comment map for the
proposed changes to the Thoroughfare Plan and Bicycle, Pedestrian, and Greenways Master Plan.
WORKING GROUP MEETING – FEBRUARY 15, 2023
The Working Group met to discuss the feedback City staff received from the January 18 and 24 meetings.
One of the main themes from the listening session was maintaining a rural character. In an effort to clarify
that concept, the Working Group identified specific characteristics and land uses that would help to keep
Wellborn rural.
AREA-WIDE MEETING – FEBRUARY 28, 2023
Building upon the feedback from the February 15 meeting, City staff led participants in the same activities
to identify the rural character and where different land uses should be located to achieve the goals of
the community. The results of this meeting and the February 15 meeting were, among other things, used
to establish the proposed changes to the Comprehensive Plan’s Future Land Use & Character Map,
Thoroughfare Plan, and the bicycle and pedestrian maps within the Bicycle, Pedestrian, and Greenways
Master Plan.
VIRTUAL AREA-WIDE MEETING – MARCH 21, 2023
The virtual area-wide meeting focused on gathering feedback on the plan goals and actions from people
who may not have been able to make it to the previous meetings. Incorporating the feedback from the
virtual meeting and all of the previous meetings, staff began drafting the plan actions.
55CSTX.GOV | WELLBORN DISTRICT PLAN
COMBINED WORKING GROUP & AREA-WIDE MEETING – APRIL 12, 2023
At the first meeting of the planning effort, several questions were asked and concerns raised, about various
infrastructure components, including sewer capacity, roadway capacity, and the FM 2154 (Wellborn Road)
widening project. To address those concerns, staff from the City of College Station Water Services and
Capital Improvements departments and representatives from the Texas Department of Transportation
presented on infrastructure capacity and any planned improvements. Planning & Development Services
staff were present to facilitate the meeting and receive community feedback.
WORKING GROUP MEETING – MAY 16, 2023
City staff presented proposed changes to the Comprehensive Plan Future Land Use & Character Map,
Thoroughfare Plan, and the bicycle and pedestrian maps within the Bicycle, Pedestrian, and Greenways
Master Plan based on the feedback received throughout the planning process and received feedback from
the Working Group.
AREA-WIDE MEETING – MAY 30, 2022
After incorporating the comments from the May 16 Working Group meeting, City staff presented proposed
changes to the Comprehensive Plan Future Land Use & Character Map, Thoroughfare Plan, and the bicycle
and pedestrian maps within the Bicycle, Pedestrian, and Greenways Master Plan. Following this meeting,
staff collated feedback from the previous phases of the planning effort and worked to write the Wellborn
District Plan. Participant responses were incorporated into the plan before it was finalized.
WORKING GROUP MEETING – AUGUST 23, 2023
The Working Group met before the Wellborn District Plan was finalized to discuss and finalize the plan
actions prior to the final area-wide meeting.
AREA-WIDE MEETING – AUGUST 30, 2023
After finishing the Wellborn District Plan, City staff organized a final area-wide meeting to ensure the plan
matched the vision of the community and gather any final suggestions or edits before bringing the plan
forward for adoption.
56CSTX.GOV | WELLBORN DISTRICT PLAN
Thank you to the following individuals and groups who
contributed to the preparation of the Wellborn District Plan.
WELLBORN WORKING GROUP
Acknowledgements
David L. Alexander
Elizabeth Appleby
Dan Casey
Jane Cohen
Robert Cohen
Barry Creighton
Barry Ely
Mark Feldhake
Tim Foster
Stephen Fuchs
Jill George
Robert Grabowsk
Ryan Harrington
Shelly Humphrey
Kevin Kuklis
D. Bradley Laauwe
Shauna Laauwe
Jeff Lehde
Richard Lynn
Thomas Marty
Mike McCleary
Dan McMillan
Erik Moratzka
William Murphy
Bert Nitzke
Rabevra Ofczarzak
Gitta M Pap
Casey Richardson
Ervin Richardson
Lynn Ruoff
Bob Ruth
Kathy Scott
William Scott, Layla
Hensarling Wright
Tony Watson
Tim Wolff
Edward Wren
Larry Young
CITY COUNCIL
John Nichols, Mayor
Mark Smith, Place 1
William Wright, Place 2
Linda Harvell, Place 3
Elizabeth Cunha, Place 4
Bob Yancy, Place 5
Dennis Maloney, Place 6
PLANNING & ZONING COMMISSION
Dennis Christiansen, Chairperson
Marcus Chaloupka
Aron Collins
Jason Cornelius
Melissa McIlhaney
Bobby Mirza
David White
57CSTX.GOV | WELLBORN DISTRICT PLAN
ADMINISTRATION
Bryan Woods, City Manager
Jeff Capps, Deputy City Manager
Jeff Kersten, Assistant City Manager
Jennifer Prochazka, Assistant City Manager
PLANNING & DEVELOPMENT SERVICES
Michael Ostrowski, CEcD, AICP, Director
Molly Hitchcock, AICP, Assistant Director
Alyssa Halle-Schramm, AICP, LEED GA,
Long Range Planning Administrator
Naomi Sing, Staff Planner – Project Manager
Carl Ahrens, Transportation & Mobility Planner
Anthony Armstrong, P.E., CFM,
Land Development Review Administrator
Katherine Beaman-Jamael, Graduate Transportation
& Mobility Engineer
Samantha Beckman, Planning Intern
Brian Binford, CBO, Building Official
Erika Bridges, P.E., CFM, Assistant City Engineer
Carol Cotter, P.E., CFM, City Engineer
Matthew Ellis, AICP, Senior Planner
Crystal Fails, Staff Assistant
David Hahn, GIS Technician
Lucas Harper, P.E., Civil Engineer
Kristen Hejny, Administrative Support Specialist
Ashley Klein, Planning Intern
Robin Macias, Staff Planner
Aspen Pflanz, Transportation & Mobility Planner
Elise Sawyer, GIS Intern
Gabriel Schrum, Staff Planner
Jason Schubert, AICP, Transportation Planning Coordinator
Gillian Sitler, Graduate Civil Engineer
Julie Svetlik, CFM, GIS Analyst
Bryce Trujillo, Assistant Building Official
58CSTX.GOV | WELLBORN DISTRICT PLAN
STAFF RESOURCE TEAM
Jennifer Cain, Director of Capital Improvement Projects
Timothy Crabb, Director of Electric Utility
Debbie Eller, Director of Community Services
Emily Fisher, Director of Public Works
Theo Garcia, Civil Engineer, Water Services
Alan Gibbs, Assistant Director of Water Services
Randall Lewis, Assistant Director of Electric Utility
Emily Lopez, Graduate Civil Engineer, Water Services
Stephen Maldonado Jr., Assistant Director
of Water Services
Ramiro Martinez, Engineering Operations Manager,
Water Services
Rachel Mayor, Multimedia Manager
Gary Mechler, Director of Water Services
Barbara Moore, Assistant to the City Manager
Brian Piscacek, Assistant Director of Economic
Development & Tourism
Gustavo Roman, Assistant Director
of Community Services
Natalie Ruiz, Director of Economic
Development & Tourism
Debbie Stickles, Electric Design Supervisor,
Electric Utility
Lucero Valenzuela, Multimedia Coordinator
59CSTX.GOV | WELLBORN DISTRICT PLAN
Contributors to the 2013
Wellborn Community Plan
WELLBORN RESOURCE TEAM
David Alexander, Jane Cohen, Renee Evans, Walter
Evans, Bob Fountain, Carol Fountain, Keith Franze,
David Gerling, Patricia Gerling, Darren Hartl, Linda
Hale, Dale Holocek, Mary Ann Nagyvary, Alton
Ofczarzak, Rich Risbon, Sydney Risbon, Lynn Ruoff,
Elizabeth Terry, Kristin Schaefer, Craig Hall (Planning &
Zoning Commission representative), and Mike Ashfield
(Planning & Zoning Commission representative)
PLANNING & ZONING COMMISSION
Matt Robinson, Bob Cowell, Molly Hitchcock, Lauren
Hovde, Venessa Garza, Kristen Hejny, Mandi Alford,
Joe Guerra, Barbara Moore, and Jenifer Paz
cstx.gov
ORDINANCE NO. 2023-4474
EXHIBIT C
That the “Official City of College Station Comprehensive Plan” is hereby amended by amending
Chapter 2. Distinctive Places to read as follows:
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 OCTOBER 12, 2023
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).
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
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).
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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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 District Plan – Adopted in October 2023, 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. The community is facing continued
development pressures for growth, and the plan directs that pressure into appropriate areas while
preserving, supporting, and enhancing the rural character of the area. The zoning districts allowed
within the Wellborn District Plan boundary are limited to: Wellborn zoning districts, BP Business
Park, BPI Business Center, CI Commercial Industrial, R Rural, and NAP Natural Areas Protected.
•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 – This section of Harvey Road includes
newer commercial areas and a number of underperforming commercial and older multi-family
properties and apartment complexes. This area also includes the Post Oak Mall, which will
likely need to reposition itself in the near future to remain competitive. This presents an exciting
opportunity to evolve into a denser area of the City, including vertical and horizontal mixed-use
developments, which could compliment the adjacent Wolf Pen Creek District. During the 10-year
Comprehensive Plan evaluation, residents and City leadership expressed interest in alternative
options for future redevelopment and revitalization of this area, indicating a need for additional study
and engagement.
•Planning Area 7: George Bush Drive & Wellborn Road (FM 2154) Redevelopment Area - This
area includes a number of underperforming commercial properties and poor-quality residences
that, due to planned road changes to the George Bush Drive and Wellborn Road (FM 2154)
intersection along with the area’s proximity to Texas A&M University, are poised for redevelopment.
Much of the area is currently subdivided into small lots, making it difficult to consolidate land for
redevelopment. The presence of existing residences and businesses, and proximity to established
neighborhoods and the university campus, requires careful site planning and building design.
Redevelopment planning efforts should focus on bringing vertical and horizontal mixed-use and
other aspects of urban character to this portion of the City, while providing contextually appropriate
transitions to established areas of the Southside neighborhood. During the 10-year plan evaluation
residents were divided on alternative options for this area, indicating the need for further study
and public engagement. Residents strongly opposed changes to interior portions of the Southside
neighborhood across from Texas A&M University, thus future planning efforts within the Southside
neighborhood should center on the area surrounding the George Bush Drive and Wellborn Road
(FM 2154) intersection. These planning efforts will be prioritized and synced with the proposed road
changes, once the timing is known.
Gateway Corridors
Gateway corridors serve as functional and focal entry points into the City and its unique districts,
neighborhoods, redevelopment, and natural areas. These gateway corridors are prominent routes for
College Station residents and visitors alike. An effective gateway corridor establishes a positive impression
and identity that reinforces the community’s character. Several of these corridors serve as a link between
districts, further reinforcing their importance. Identity and beautification elements, such as decorative
markers and themed wayfinding signs, should be placed along these corridors. Additionally, landscaping
and streetscape elements should be unified and significant along these corridors. These corridors also offer
the opportunity for the placement of public art and other design elements.
•Planning Area 8: Presidential Gateway & BioCorridor - This area located near the intersection
of State Highway 47 and Raymond Stotzer Parkway (FM 60) is a main entryway into the City from
the west. It is adjacent to the Texas A&M University Health Science Center, Easterwood Airport,
and nearby the RELLIS Campus in Bryan. The BioCorridor contains interconnected, master planned
properties specializing in corporate office, biomanufacturing, research and development, and
industrial uses. The area’s character is managed and regulated jointly by the cities of College Station
and Bryan largely through the BioCorridor Planned Development District. Future development
should build upon existing assets in the area and continue to enhance this primary gateway into the
City through cohesive design, landscaping, and signage.
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•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
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
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create a more attractive entryway, along with compatible land uses such as light industrial that can
operate within existing constraints.
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
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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.
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.
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
111
222
444
555 666
777
888
999
10100
111111
121212
131313
141414 151515
161616WILLIAM D. FITCH PKWYF
M
2
1
5
4FM 2818GEORGE BUSH DRTE
X
A
S
A
V
E
SUNIVERSITY DRS
H
6
S
SH
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
M AP 2.1
ETJETJETJ
CITY LIMITSCITY LIMITSCITY LIMITS
BRYANBRYANBRYAN
GEORGE BUSH DRUNIVERSITY DRSOUTH
WEST PKWYTE
X
A
S
A
V
E
S
DEACON DRROCK PRAIRIE RDHARVEY RDGRAHAM RDEAGLE AVEBARRON RDHOLLEGREENS PRAIRIE RDMANDRS
H
6
S
S
H
6
SWILLIAM D. FITCH PKWYFM 60F
M
2
1
5
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URBAN CENTER
NEIGHBORHOOD CENTER
GENERAL COMMERCIAL
NEIGHBORHOOD COMMERCIAL
BUSINESS CENTER
URBAN RESIDENTIAL
MIXED RESIDENTIAL
SUBURBAN RESIDENTIAL
ESTATE RESIDENTIAL
RURAL
NEIGHBORHOOD CONSER VATION
MEDICAL
INSTITUTIONAL/PUBLIC
TEXAS A&M UNIVERSITY
PA RKS & GREENWAY S
NATURAL & OPEN AREAS
REDE VELOPMENT AREAS!!!!!!Future Land Use
& Character
*NOTE : A COMPREHENSIVE PLAN SHALL NOT
CONSTITUTE ZONING REGULATIONS OR ESTA BLISH
ZONING BOUNDARIES
M AP 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.
Within the Wellborn District, limited to Wellborn Commercial
zoning.
38CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
BUSINESS CENTER
Areas that include office, research, or industrial uses
that may be planned and developed as a unified project.
Generally, these areas need convenient access to arterial
roadways.
Height: Varies
Mobility: Primarily automobile
Intent
•Accommodate a variety of large footprint buildings
•Accommodate commercial and service uses within
Business Centers
•Accommodate pedestrian, bicycle, and transit
connectivity to and within Business Centers
•Provide buffering through landscaping and building
placement where large-scale employment sites are
adjacent to residential areas
Generally appropriate zoning districts:
Business park, industrial, and commercial industrial zoning
39CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
URBAN RESIDENTIAL
Areas that are appropriate for a range of high-density multi-
family and attached residential development in various
forms including townhomes, apartment buildings, mixed-
use buildings, and limited non-residential uses that are
compatible with the surrounding area.
Height: 3 stories average
Mobility: Walking, bicycling, transit, automobile
Intent
•Accommodate a wide range of attractive multi-
family housing for a diverse population. Buildings
may be clustered and grouped. Building setback
from street varies but is generally consistent within a
development
•Provide vehicular and pedestrian connectivity
between developments
•Accommodate streetscape features such as
sidewalks, street trees, and lighting
•Support commercial, service, office uses, and
vertical mixed-use within redevelopment areas
Generally appropriate zoning districts:
Multi-family, townhouse, mixed-use, and limited suburban
commercial zoning
40CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
MIXED RESIDENTIAL
Areas appropriate for a mix of moderate density residential
development including, townhomes, duplexes, small multi-
family buildings (3-12 unit), and limited small-lot single
family. These areas are appropriate for residential infill and
redevelopment that allows original character to evolve.
These areas may serve as buffers between more intense
multi-family residential or mixed-use development and
suburban residential or neighborhood conservation areas.
Height: Varies (generally 2-3 stories)
Mobility: Walking, bicycling, transit, automobile
Intent
•Accommodate a walkable pattern of small lots, small
blocks, and well-connected street pattern
•Accommodate streetscape features such as
sidewalks, street trees, and lighting
•Encourage community facilities, parks, and
greenways within neighborhoods
•Support neighborhoods with a mix of housing types
and where larger or more dense housing is located
near community facilities or adjacent to commercial
or neighborhood centers
Generally appropriate zoning districts:
Duplex, townhouse, middle housing, and limited-scale
single-family
41CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
SUBURBAN RESIDENTIAL
Primarily single-family residential areas that consist of low
to moderate density single-family lots. These areas may also
include limited townhomes, duplexes, other housing types,
and some non-residential uses that are compatible with
surrounding single-family areas. Development types tend to
be highly consistent within a subdivision or neighborhood.
Residential lot size requirements are larger within the
Wellborn District and limited to single-family lots.
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.
Within the Wellborn District, limited to Wellborn Restricted
Suburban zoning.
42CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
ESTATE RESIDENTIAL
Primarily single-family residential areas that have a low level
of development activities. These areas are appropriate for
very low-density residential lots of one-acre or greater lot
sizes or average 20,000 square feet lots when clustered
around open space. Residential lot size requirements are
larger within the Wellborn District.
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. Within
the Wellborn District, limited to Wellborn Estate zoning.
43CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
NEIGHBORHOOD CONSERVATION
Residential areas that are essentially “built-out” and are
not likely to be the focus of extensive infill development
or redevelopment. These areas often were platted before
current development regulations were in place often
resulting in nonconforming situations. These areas are
appropriate for overlays or zoning classifications that
provide additional character protection and address
nonconforming issues.
Height: 1-2 stories
Mobility: Walking, bicycling, transit, automobile; on-street
parking and private off-street parking
Intent
•Maintain the existing housing stock, lot patterns,
and character of neighborhoods
•Support infill housing that fits-in with neighboring
homes (scale, placement, use, etc.)
•Address nonconforming lot issues through flexible
development regulations
•Maintain established trees
Generally appropriate zoning districts:
General and restricted suburban, single-family overlays
44CSTX.GOV | COLLEGE STATION COMPREHENSIVE PLAN
TEXAS A&M UNIVERSITY
Areas owned by Texas A&M University and are appropriate
for campus development as described in the Texas A&M
Campus Master Plan and related documents.
INSTITUTIONAL/PUBLIC
Areas that are, and are likely to remain, in some form of
institutional or public activity. Examples include schools,
libraries, municipal facilities, and major utilities.
MEDICAL
Areas appropriate for medically related uses and supporting
office, commercial, and residential uses. The medical
land use designation surrounding Rock Prairie and State
Highway 6 is further detailed in the Medical District
Master Plan, which envisions a wide array of medical
and supporting services and activities concentrated in
the district. This includes the two major hospitals in close
proximity to residential neighborhoods, neighborhood
centers, offices, and commercial uses.
Height: Varies
Mobility: Walking, bicycling, transit, automobile
Generally appropriate zoning districts:
Varies
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
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,
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.
M AP 2.3
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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.
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.
ORDINANCE NO. 2023-4474
EXHIBIT D
That the “Official City of College Station Comprehensive Plan” is hereby amended by amending
Map 6.3. Functional Classification & Context Class as follows:
M AP 6.3
Functional
Classification &
Context Class
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CITY LIMITS
ETJ
BRYANBRYAN
ORDINANCE NO. 2023-4474
EXHIBIT E
That the “Official City of College Station Comprehensive Plan” is hereby amended by amending
Map 5.4 Proposed Bicycle Facilities within the Bicycle, Pedestrian, and Greenways Master Plan
as follows:
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Grade Separation Existing
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Easterwood Airport
CSISD Property
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College Station Parks
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CSISD Schools
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Bike Route Proposed
Bike Route Existing
Bike Lane Funded
Bike Lane Existing
0 10.5
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Bike Facility Proposed
Multi-use Path Existing
Multi-use Path Funded
College Station ETJ
ORDINANCE NO. 2023-4474
EXHIBIT F
That the “Official City of College Station Comprehensive Plan” is hereby amended by amending
Map 5.5 Proposed Pedestrian Facilities within the Bicycle, Pedestrian, and Greenways Master
Plan as follows:
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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