HomeMy WebLinkAboutJan 1996 Northgate Redevelopment Plan
NORTHGATE REDEVELOPMENT PLAN
CITY OF COLLEGE STATION, TEXAS
JANUARY 1996
PREPARED BY:
HELLMUTH, OBATA & KASSABAUM, INC. · DALLAS, TEXAS
BARTON-ASCHMAN ASSOCIATES, INC. · DALLAS, TEXAS
ACKNOWLEDGMENTS
Mayor and Council: Planning & Zoning Commission:
Larry Ringer - Mayor Kyle Hawthorne - Chair
Lynn McIllhaney - Mayor Pro Tem Winnie Garner
Nancy Crouch Julius Gribou, AIA
Bill Fox Craig Hall
David Hickson Mike Lane
Hubbard Kennady Larry R. Lightfoot
Larry Marriot Charles Smith
Northgate Steering Committee: City Staff:
Hubbard Kennady - Chair (City Council) George L. Noe (City Manager)
Richard Benning (Local business owner) Elrey Ash (Director - Economic & Development)
Tom Brymer (City staff) Jim Callaway (Assistant Director - Economic & Development)
Jim Callaway (City staff) Jo Carrol (Community Development Administrator)
Pastor Thomas Estes (A & M Presbyterian Church) Joey Dunn (Staff Planner)
Dr. Rick Floyd (Texas A & M University) Andy Gillies (Housing Program Coordinator)
Dr. Jerry Gaston (Texas A & M University) Ed Hard, AICP (Transportation Planner)
Julius Gribou, AIA (City P&Z Commission) Jane Kee, AICP (City Planner)
Dick Haddox (Local business owner) Jeff Kersten (Administration Assistant)
John Rainey (Local business owner) Sabine Kuenzel, AICP (Senior Planner)
Tara Sopasakis (Local business owner) Kent Laza, PE (City Engineer)
Tom Williams (Texas A & M University) Todd McDaniel (Northgate Project Coordinator)
Consultant Team:
Hellmuth, Obata & Kassabaum, Inc.:
• Donal Simpson, AIA, AICP, ASLA - Principal-in-Charge
• Joseph A. Pobiner, AICP - Project Director
• Mark Bowers, ASLA
• John Burse
• Farzine Hakimi
• Dominick Hart
• Carolyn Lussier
• Kirk Millican, AIA
• Kevin Sloan
Barton-Aschman Associates, Inc.:
• Rod Kelly, PE
• Eddie Haas
PRINTED ON RECYCLED PAPER
Northgate Redevelopment Plan
City of College Station, Texas
CONTENTS Section 1 - Introduction
Project Background .............................................................................................................. 1
Section 2 - Existing Conditions
Existing Development .......................................................................................................... 3
Existing Zoning ..................................................................................................................... 6
Existing Parking .................................................................................................................... 8
Existing Traffic Circulation .................................................................................................. 18
Existing Infrastructure ........................................................................................................ 21
Case Studies ....................................................................................................................... 25
District Survey .................................................................................................................... 27
Section 3 - Redevelopment Plan
Redevelopment Goals ........................................................................................................ 28
Strategic Properties ........................................................................................................... 29
Redevelopment Plan .......................................................................................................... 32
Subarea 1 ........................................................................................................................... 35
Subarea 2 ........................................................................................................................... 37
Parking Development Plan ................................................................................................. 39
Redevelopment Guidelines ................................................................................................ 42
Section 4 - Implementation
Potential Funding Sources ................................................................................................. 53
Recommended Action Plan ................................................................................................ 57
Section 5 - Summary
An Ongoing Process ........................................................................................................... 67
Northgate Redevelopment Plan
City of College Station, Texas
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Northgate Redevelopment Plan
City of College Station, Texas
CONTENTS Figures
(continued)
Figure No. 1 - Location Map ....................................................................................................... 2
Figure No. 2 - Existing Land Use .................................................................................................. 5
Figure No. 3 - Existing Zoning ..................................................................................................... 7
Figure No. 4 - On-Street Parking Locations ............................................................................... 10
Figure No. 5 - On-Street Parking Restrictions ........................................................................... 11
Figure No. 6 - Off-Street Parking Locations ............................................................................... 12
Figure No. 7 - Parking Accumulation (Morning)........................................................................ 15
Figure No. 8 - Parking Accumulation (Afternoon) ..................................................................... 16
Figure No. 9 - Traffic Circulation ............................................................................................... 19
Figure No. 10 - Traffic Control Devices and Signage ................................................................. 20
Figure No. 11 - Existing Water System ...................................................................................... 23
Figure No. 12 - Existing Wastewater System ............................................................................ 24
Figure No. 13 - Northgate Diagram........................................................................................... 30
Figure No. 14 - Strategic Properties .......................................................................................... 31
Figure No. 15 - Redevelopment Plan - Land Use ....................................................................... 33
Figure No. 16 - Illustrative Redevelopment Plan ...................................................................... 34
Figure No. 17 - Subarea 1 Plan.................................................................................................. 36
Figure No. 18 - Subarea 2 Plan.................................................................................................. 38
Figure No. 19 - Street Types ..................................................................................................... 43
Figure No. 20 - University Drive/FM 60 (East) .......................................................................... 45
Figure No. 21 - University Drive/FM 60 (West) ......................................................................... 46
Figure No. 22 - College Main .................................................................................................... 47
Figure No. 23 - Nagle and Boyett Streets .................................................................................. 48
Figure No. 24 - Cross Street ...................................................................................................... 49
Tables
Table No. 1 - Immediate Northgate Projects ............................................................................ 64
Table No. 2 - Short-Tern Northgate Projects ............................................................................ 65
Table No. 3 - Long-Term and "As Needed" Northgate Projects ................................................ 66
Northgate Redevelopment Plan
City of College Station, Texas
Page ii
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 1
SECTION 1 - INTRODUCTION
PROJECT BACKGROUND
The purpose of this study is to produce a Redevelopment Plan, a set of
Redevelopment Guidelines, and an Action Plan for Northgate.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 2
The Northgate District is an urban
neighborhood located across the street from
the old "north gate" of the Texas A & M
University campus. It is one of the original
three neighborhoods that developed around
the University (the others being Southgate
and Eastgate/College Hills). This 145-acre
district is now surrounded by University
property on the east, south, and west sides,
and the City of Bryan on the north (see
Figure No. 1).
As one of the oldest areas in College Station,
Northgate has played an important role in
serving both the City and the University.
When College Station was incorporated in
1938, the new City leased office space for
municipal functions in a Northgate building
(the corner of College Main and Patricia
Street). As the City grew, College Station's
first City Hall was built in Northgate (the
corner of Wellborn Road/FM 2514 and
Church Avenue).
Generations of students have patronized
Northgate businesses, such as bookstores,
clothing stores, restaurants, a movie theater,
barber shops, and dry cleaners, among
others. For many years, most off-campus
student apartments were located in
Northgate. With its long history of
development, Northgate is perhaps the most
urbanized portion of College Station. But as
Northgate has aged, it has become in need of revitalization and redevelopment.
In December 1994, the City selected the team of Hellmuth, Obata & Kassabaum, Inc. (HOK)
and Barton-Aschman Associates, Inc. (B-A) to prepare a plan to redevelop and revitalize
Northgate. The consultant team worked closely with City staff and the Northgate Steering
Committee, composed of various Northgate businesses owners, University representatives,
and City staff.
This redevelopment plan includes:
• A review of existing conditions in Northgate and similar experiences from other American
college towns.
• A proposed plan for Northgate's redevelopment and a set of redevelopment guidelines.
• An "action plan" which identifies specific projects and funding sources to help redevelop
and revitalize Northgate.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 3
FIGURE NO. 1 - LOCATION MAP
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 4
SECTION 2 - EXISTING CONDITIONS
EXISTING DEVELOPMENT
Northgate has developed as a
student-oriented residential rental
area which experiences site-specific
parking problems. Current water,
wastewater, and storm drainage
systems are some of the oldest in College Station. Northgate's relationship
with the City is similar to other American college towns.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 5
Northgate contains both residential and non-
residential development. Figure No. 2 shows
the present land use pattern in Northgate.
Residential
Northgate's residential population is
comprised mostly of tenants and renters,
with very few owner-occupied homes. There
are three types of residential development in
Northgate:
• Multi-Family - Northgate's residential
development consists primarily of small-
scale apartments, usually 4 or 8-unit
buildings. There are several larger
apartment developments, such as the
Casa del Sol apartments, which are two-
story units that occupy large portions of
the block. Multi-family developments
are located in two general areas - from
Boyett Street to Wellborn Road/FM
2514, and from Tauber to Nagle Streets.
• Single-Family (Attached) - These are
predominantly single-story duplex units -
some were built specifically as duplexes,
others were converted from single-
family homes. These developments are
generally small-scale and are also
scattered throughout the interior of
Northgate.
• Single-Family (Detached) - While many of these structures were originally built as single-
family owner-occupied homes, most are currently leased. These are generally scattered
throughout Northgate's interior. The largest concentration of these uses is located on the
block defined by Nagle Street, Inlow Boulevard, Cross Street, and Dogwood Street.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 6
Non-Residential
While most of Northgate is comprised of residential development, a significant amount of
non-residential development also exists, principally in the general vicinity of University
Drive/FM 60. Three types of non-residential development predominate:
• Commercial/Retail - These uses define Northgate's edge along University Drive/FM 60.
Commercial/retail uses are directed to the University market and include uses such as
bookstores, restaurants/bars, and general merchandise/service retail (barber shops, dry
cleaners, etc.). A large shopping center at University Drive/FM 60 and College Avenue/SH
308 includes a large supermarket (Albertsons), several smaller stores, and several
franchise pad restaurants (McDonalds, Mr. Gatti's, etc.). Some smaller-scale retail is
located in the interior of Northgate, such as a computer store at the corner of Church
Avenue and Stasney Street, two restaurants at the corner of Wellborn Road/FM 2514 and
Church Avenue, and a travel agency on College Main near Cross Street.
• Office - There is relatively little office development within Northgate. The existing uses
(generally banks and other financial institutions) are located on the block bordered by
University Drive/FM 60, Nagle Street, Church Avenue and College Main. These office uses
easily co-exist with retail, and therefore could be considered another form of
retail/commercial use.
• Institutional - All of Northgate's institutional uses are affiliated with various religious
organizations. Some of the oldest churches in the City are located along Church Avenue.
Other institutional uses - such as the Christian Science Reading Room, the Baptist Student
Center, and the new Islamic Community Center - have been developed further in
Northgate's interior.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 7
FIGURE NO. 2 - EXISTING LAND USE
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 8
EXISTING ZONING Northgate's pattern of land use development is not truly representative of its zoning pattern.
There are five types of zoning districts in Northgate which cover both residential and non-
residential development (see Figure No. 3):
• R-1/Single-Family Residential - The R-1 district is located in the northeastern corner of
Northgate between College Avenue/SH 308, Inlow Boulevard, Nagle Street, and just south
of Cross Street. This area is now mostly vacant, since the University purchased many of
these properties and removed the structures. The homes between Nagle and Dogwood
Streets, while zoned single-family, are mostly lease properties.
• R-2/Duplex Residential - Duplex zoning is shown on five blocks between Boyett and Nagle
Streets. The pattern of existing duplex development, however, shows that many more
duplexes have been developed in areas outside of the R-2 district.
• R-6/Apartment Residential (High Density) - The bulk of Northgate's interior - from First to
Nagle Streets - has been zoned for high-density apartment development. Some "high-
density" apartments have been developed, but most of the apartments in Northgate are
smaller-scale units.
• C-1/General Commercial - The C-1 district regulates the development of general retail, and
can also be found in other areas of the City. In Northgate, there are four locations of C-1
zoning - the Albertsons shopping center (University Drive/FM 60 at College Avenue/SH
308), along Wellborn Road/FM 2514 (Louise Avenue to the College Station city limit),
along Church Avenue (between Tauber and Stasney Streets), and the block bordered by
College Main, Church Avenue, Second Street, and Louise Street. The C-1 districts in the
interior of Northgate and along Wellborn Road/FM 2514 have developed with more
residential than non-residential uses.
• C-NG/Commercial - Northgate - The C-NG district is the only zoning district that is unique
to Northgate. It includes the area between University Drive/FM 60 and Church Avenue
(from Wellborn Road/FM 2514 to Nagle Street) and a portion of Wellborn Road/FM 2514
(to just south of Louise Avenue). C-NG allows for a variety of commercial and retail uses,
much of which is presently developed with businesses and churches.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 9
FIGURE NO. 3 - EXISTING ZONING
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 10
The pattern of development in Northgate has generally followed the zoning districts along
University Drive/FM 60 and College Avenue/SH 308. Since the College Station zoning
ordinance is Euclidian in nature (lower-density uses are allowed in higher-density districts),
Northgate's interior exhibits no recognizable pattern which may be compared to existing
residential zoning.
EXISTING PARKING Observations of parking and traffic circulation were conducted on 3 May 1995 during the
morning, noon and afternoon periods. Observations of parking included:
• An inventory of existing on-street and off-street supply.
• Identification of existing accumulations.
• Evaluation of site specific needs to commercial sub-areas.
• Documentation of existing parking signing/restrictions within the area.
Observations of Northgate traffic included evaluation of external and internal circulation,
existing traffic control, and any critical traffic movements which may affect operational
characteristics to the area.
(It should be noted that the observations were conducted during the week prior to final exams
at the University. Final exams were held 5-10 May 1995. On 4 May 1995, no classes were in
session. Since some classes may have had "walks" on the day of observation, the full impact
of parking and traffic circulation may not have been observed, as compared to a typical day
with class in session.)
Inventory of Existing Parking Supply
An inventory of parking supply was conducted for both on-street and off-street parking
locations:
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 11
• On-Street Parking - On-street parking consists of primarily parallel spaces with few head-
in, angled parking spaces. (The only head-in angled parking observed was adjacent to the
old Campus Theater.) Because of limited area for traffic circulation coupled with site-
distance considerations at roadway intersections in Northgate, a limited amount of on-
street parking is available. Throughout Northgate, about 625 on-street parking spaces
currently exist. Figure No. 4 illustrates the location of on-street parking in the District.
Most of this on-street parking is regulated for either "1-Hour" or "2-Hour" limits, or "No
Parking". Only a few locations had "No Parking" restrictions. These were primarily in the
northeast area of Northgate where the vacant University property is located. Figure No. 5
illustrates current on-street parking restrictions.
• Off-Street Parking - For the most part, off-street parking was observed to be dedicated
(and signed) for private commercial/retail or residential development. Off-street parking
in areas other than commercial development was contained in small lots or head-in
parking spaces located directly adjacent to roadways. Throughout Northgate, over 3,000
off-street parking spaces were observed. It should be noted that off-street parking for
large multi-family complexes or single-family residential dwellings were not accounted for
in this total. Figure No. 6 illustrates the location and quantity of observed off-street
parking.
Within Northgate, three off-street lots are available for public use at a premium, offering a
total of 893 off-street spaces (approximately 30% of the total off-street supply). The 800-
space Mud Lot located at Church Avenue and Nagle Street charges $1.75 per day and
offers contract parking; a 51-space lot at First Street and Church Avenue charges $1.50 per
day and offers contract parking; and the 42-space Aggie Lot located between Patricia
Street and Church Avenue, which has been leased by tenants in the commercial core of
Northgate and is intended for customer use (persons other than customers may use the
lot at the daily rate of $1.50).
A 30-space lot adjacent to the Aggie Lot provides free parking for customers of the Dixie
Chicken and Dudley's Draw only. This lot is owned by the City and has been leased to the
owners of the Dixie Chicken and Dudley's Draw. Several other smaller lots (20-60 spaces)
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 12
on or near Church Avenue exist but are
for the private use of commercial
customers or members of area churches.
Towing is strictly enforced in these
areas.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 13
FIGURE NO. 4 - ON-STREET PARKING LOCATIONS
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 14
FIGURE NO. 5 - ON-STREET PARKING RESTRICTIONS
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 15
FIGURE NO. 6 - OFF-STREET PARKING LOCATIONS
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 16
Parking Accumulation
• On-Street - Observations of parking demand were conducted in the morning (9:30 AM to
11:30 AM) and afternoon (12:30 PM to 3:30 PM) periods. Figures No. 7 and 8 illustrate
the percentage of accumulation-to-capacity for the morning and afternoon observations,
respectively. Observations of on-street parking accumulation revealed heavy usage in
both the morning and afternoon periods with fairly consistent turn-over rate. This was
observed to occur particularly in "1-Hour" parking zones.
On-street accumulation in the "vacant" area in the northeast sector of Northgate also
revealed consistent heavy usage throughout the day. The high and constant use could be
attributed to the fact that there are no time limits to parking in this area. Parking was
observed to occur only on-street and not within the properties themselves.
Parking accumulation for commercial activity between Tauber and Boyett Streets was
observed to be 90-100% occupied throughout a majority of the day, but during the
morning observations (about 10:45 AM), very few vehicles were observed. Throughout
the day on-street parking near the old Campus Theater (now the Shadow Canyon
nightclub) had low observed accumulations. This could be a result of either strict parking
enforcement or because of the end of the semester. In all probability, parking in this area
during the University semester would experience higher accumulations and turn-over.
• Off-Street - Observations of off-street parking accumulation for commercial development
ranged from 50-100% for both the morning and afternoon observations. The Alberstons
shopping center revealed low demands during both observation periods. However, this is
to be expected with the mixed-use of evening-hour businesses located within (specifically
Hurricane Harry's nightclub). Commercial development adjacent to University Drive/FM
60 (between Nagle Street and College Avenue/SH 308) experienced high turn-over during
the observations and no parking deficiencies were noted.
Parking accumulation for commercial activity in the Stasney Street area was observed to be
heavy throughout the day. Accumulations at Kinko's Copies was observed at virtually 100%
during both observation periods with a high turn-over rate. Often, vehicles were queued
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 17
within the lot waiting for a space to become
available as on-street parking on Lodge
Street was 100% occupied.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 18
Two commercial lots (Mud Lot and First Street lot) revealed low demands in the morning and
afternoon periods. Throughout the day, the Mud Lot never experienced greater than 50%
occupancy. Mud Lot management indicated that since January 1995, demand for parking had
dropped significantly (average demand about 30% of capacity). The primary reason for this
lower parking demand is the relocation of the University's School of Business from the Blocker
Building on the main (east) campus to the west campus. The Blocker Building is currently
utilized by the Departments of English and Statistics and is, according to Mud Lot
management, 40% to 50% utilized.
The commercial lot at First Street and Church Avenue also experienced low accumulations of
35% and 10% in the morning and afternoon observation, respectively. According to area
tenants, this lot typically experiences high demands during the morning and noon hours, but
tapers off quickly in the afternoon hours.
Parking accumulation in the Aggie Lot and adjacent 30-space lot (Dixie Chicken and Dudley's
Draw) was observed to be 80% occupied during the morning observation and 100% occupied
during noon hours and throughout the remainder of the afternoon. Parking accumulation for
customers in the commercial core of Northgate was observed to spill-over into on-street
parking along College Main, Church Avenue, and Second Street.
Summary of Parking Observations
Based on field reconnaissance of the area, the following observations were made with respect
to on-street and off-street parking. Since these observations are based on data compiled the
week prior to final exams, in all probability parking issues may be compounded during typical
semester demands (particularly in the fall semester when football and other events occur at
the University):
• Throughout Northgate, the amount of on-street parking appears to be provided to the
maximum extent. Limited area for traffic circulation and sight distance concerns (corner
clearance) prevent the opportunity for increasing the amount of on-street parking.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 19
• Off-street parking for commercial/retail
development in the Albertsons shopping
center and adjacent banking facilities
appeared to be adequate. Parking for
restaurants and fast-food restaurants
also appeared adequate. Parking did not
appear to encroach on other properties
in the area.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 20
FIGURE NO. 7 - PARKING ACCUMULATION (MORNING)
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 21
FIGURE NO. 8 - PARKING ACCUMULATION (AFTERNOON)
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 22
• Little, if any, off-street parking opportunities exist in Northgate's "core" (bound by Nagle
Street, University Drive/FM 60, Wellborn Road/FM 2514 and Church Avenue) with the
exception of a few sites which provide off-street parking. Customer parking is available
either on-street or in pay lots which are not in close proximity to shops and businesses.
The result of this deficiency is parking which encroaches into the residential areas just
north of Church Avenue.
• Parking accumulation in the commercial parking lots, other than the Aggie Lot, was
observed to be 50% occupied at best. According to area businesses, the 51-space lot at
the intersection of First Street and Church Avenue experiences high demand during the
morning and noon hours (with student and lunch demand) but tapers quickly in the
afternoon hours. Parking demand for the Mud Lot has decreased significantly since the
University's business school relocated to the west campus. Reduced parking demands at
the Mud Lot may also be attributed, in part, to the new University garage at Nagle Street
and University Drive/FM 60.
• Turn-over of on-street parking was observed to occur more frequently in the area
between Church Avenue and University Drive/FM 60. The further on-street parking was
away from commercial development, the less turn-over occurred.
• The Mud Lot offers several advantages and disadvantages to parking opportunities in the
Northgate area. Advantages include providing relief for short-term (1-Hour and 2-Hour)
on-street parking demand by customers to Northgate businesses, close proximity to the
University, and significant availability during afternoon/evening hours. Disadvantages
include a parking premium (price), distance from Northgate businesses, and aesthetically
unattractive.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 23
EXISTING TRAFFIC CIRCULATION External Circulation and Access
Circulation external to the area is provided via the arterial street system that forms the
perimeter of Northgate. These roadways include College Avenue/SH 308, University Drive/FM
60, and Wellborn Road/FM 2514.
External access to and from Northgate has limitations for north, east and west travel. Access
from the east and west is available via University Drive/FM 60. Internally, no other roadway
provides for continuous east/west movement through Northgate. Access to University
Drive/FM 60 can be obtained either by weaving through Northgate's core area or via the
north/south arterials (College Avenue/SH 308 and Wellborn Road/FM 2514).
Access to and from the south is inhibited because of the University campus. This access can
be accommodated via Wellborn Road/FM 2514, College Avenue/SH 308, Nagle Street, College
Main, or Boyett Street within Northgate. While Nagle Street, College Main and Boyett Street
provide additional access from the north, they also increase unwanted through-traffic in the
residential areas which lie in the northern portion of Northgate.
Internal Circulation and Access
Internal access within Northgate is sufficient for north/south movement however, somewhat
circuitous for east/west movement. North/south movement is facilitated through three
primary roadways - Nagle Street, College Main and Boyett Street - and several other roadways
which traverse about 75% of Northgate.
East/west movement cannot be facilitated through Northgate without circuitous movements.
Church Avenue serves to provide the only east/west internal movement within the core area
of Northgate. Traffic flows are somewhat inhibited because of narrow circulation aisles, on-
street parking and pedestrian activity in the area.
Figure No. 9 illustrates the observed traffic circulation in Northgate. This figure contains
roadways which were observed to experience the highest volume levels. Throughout the
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 24
observation periods, traffic circulation within
Northgate operated smoothly considering
the amount of parking and pedestrian
activity occurring in the area. In terms of
roadway capacity, none of the area
roadways appeared to operate at
inadequate service levels.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 25
FIGURE NO. 9 - TRAFFIC CIRCULATION
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 26
FIGURE NO. 10 - TRAFFIC CONTROL DEVICES AND SIGNAGE
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 27
One potential traffic conflict was observed during the late afternoon period. This involved the
extended queuing of traffic on a one-way alley (Patricia Street between College Main and
Lodge Street) for parents to pick-up children at a daycare center. Six vehicles were observed
to be waiting in the alley (signed for "No Parking") with some vehicles backing out onto
College Main after the pick-up was made. In addition, several vehicles were queued on-street
(westbound College Main) also waiting for their children.
Traffic Control and Signage
Figure No. 10 illustrates existing traffic control devices and signage in Northgate. Observations
of the signalized intersections during the noon peak revealed traffic control to accommodate
demands. During signal cycles, all queues were cleared of vehicles.
In terms of signage, no guide signs were observed to direct commercial traffic to area parking
facilities. By providing signage for parking, internal traffic circulation may be somewhat
reduced.
EXISTING INFRASTRUCTURE As one of the oldest portions of College Station, Northgate also contains the oldest
infrastructure system. Many of these existing systems do not meet the current demand.
Increasing density and development in Northgate will require associated improvements to
several infrastructure systems.
Water System
Most of the transmission mains in Northgate are smaller than the current City standard. Most
are either 4-inch or 6-inch water mains (see Figure No. 11). There are five exceptions:
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• A 12-inch main along University Drive/FM 60 (College Avenue/SH 308 to College Main).
• A 12-inch main along College Main (University Drive/FM 60 to north of Cherry Street).
• A 12-inch main along Patricia Street (College Main to Boyett Street).
• A 12-inch main behind the Albertsons shopping center (University Drive/FM 60 to south of
Cross Street).
• A 24-inch main along Spruce Street (College Main to Wellborn Road/FM 2514).
If Northgate develops as proposed in Section 3 of this document, the residential population
could double or triple, requiring an associated increase in water service and fire-flow to
provide sufficient water supply and pressure. An increase in the overall water supply for this
area of the City may also be required, which might necessitate the need for an additional
water storage location (elevated, ground, or underground storage).
To accommodate the proposed development, the City may need to upgrade existing
substandard water mains to 8-inch or 10-inch water transmission mains. Since the
Comprehensive Plan is modeling the City's water system down to the 8-inch mains, City staff
may want to specifically model the Northgate area in order to determine the impact of
increasing these currently substandard mains.
Wastewater System
Wastewater collection mains in Northgate are located in three general areas (see Figure No.
12):
• Inlow Boulevard (Nagle Street to College Avenue/SH 308).
• College Avenue/SH 308 (Inlow Boulevard to Cross Street).
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• Cross Street (College Avenue/SH 308 to
east of Nagle Street).
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FIGURE NO. 11 - EXISTING WATER SYSTEM
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FIGURE NO. 12 - EXISTING WASTEWATER SYSTEM
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As with the water transmission system, demand for wastewater collection capacity will
increase with population density and new business development. Prior to new development,
City staff may want to specifically model the Northgate area in order to determine the impact
on the existing wastewater collection system.
Storm Drainage System
Increasing the amount of impermeable surface through new development and redevelopment
will increase the amount of stormwater runoff in Northgate. There is presently a drainage
easement and a drainage ditch in the northeast portion of Northgate. Many streets in the
District do not have a curb and gutter system - stormwater runoff is conveyed on the street
surface to the drainage ditch.
As development is proposed, City staff may want to specifically model the Northgate area to
determine if there are any negative impacts as a result of increased development and
stormwater run-off.
CASE STUDIES The relationship between Northgate, the City and the University is similar to that of other
American "college towns". This study reviewed the experiences of three other American cities
with large university campuses.
Penn State University (State College, Pennsylvania)
The Borough of State College (resident population of approximately 39,000) is the home of
Penn State University (26,000 students). The Borough's "downtown" is along Allen Street, the
main north/south arterial. The Penn State/State College relationship is almost identical to that
of Texas A & M and Northgate (single-loaded retail street across from the University). The
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Borough has already implemented street
lighting improvements and built three
parking garages, from 210 spaces to 500
spaces each.
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The Borough funded improvements to the storm and sanitary sewer systems in order to lower
up-front costs for new development. The Borough has also used Community Development
Block Grant funds to buy land in order to build housing for the elderly.
A Master Plan was completed for the area in 1990. One of the recommendations was the
formation of a downtown improvement district - Downtown State College, Inc. (DSCI). The
DSCI annually receives $75,000 from the Borough and $25,000 from the University for
operating expenses. Additional dues bring the annual total up to $170,000. The Borough feels
that the DSCI presently does not do enough to promote the area. The DSCI Director,
according to Borough staff, spends too much time recruiting new members and not enough
time promoting revitalization/redevelopment.
University of California at Davis (Davis, California)
The City of Davis (resident population of approximately 53,000) is the home of the University
of California at Davis (22,000 students). UC/Davis is surrounded by agricultural and residential
land, has a strong veterinary program, and has a small mixed-use area across from campus.
Two streets (Third Street and "A" Street) provide access to the campus. "A" Street has older
homes facing campus and Third Street has restaurants, bookstores, and other retail. The City
has had a significant parking problem because UC/Davis charges for on-campus parking and
the City does not charge for on-street parking. To control traffic, the City has limited access on
"A" and Third Streets.
The City of Davis also has a high volume of bicycle traffic. Consequently, traffic diverters have
sufficient space to allow bicycle access. The City has also provided bike racks.
The City is currently updating its master plan, but had not done a specific district plan for the
University area because the UC/Davis campus is outside the Davis city limits.
Ohio State University (Columbus, Ohio)
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Columbus is the home to Ohio State
University (OSU). The City has a resident
population of approximately 400,000 with a
student enrollment of 49,000. OSU is
currently the largest campus in the United
States, by both student population and area.
OSU is located on the westside of High
Street, the main north/south thoroughfare
that defines east and west Columbus.
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The area across the street from OSU is comprised of single-loaded retail (businesses facing
High Street only), with churches and some second-level apartments. Most of the High Street
buildings are 2 stories or less. There are very few vacant or undeveloped sites left along the
campus portion of High Street (about 15 blocks, from Lane Avenue to King Avenue). The City
of Columbus has made many improvements along High Street, including removing curbside
parking on High Street for a dedicated bike lane, and converting several of the intersecting
streets into one-way pairs. It is interesting to note that although little or no off-street parking
is provided along High Street, the businesses still seem to thrive. A large on-campus parking
garage is provided across the street for visitors, faculty, and staff. Students wanting to visit
High Street merchants must walk, cycle, use mass transit, or park many blocks away. The City
of Columbus and OSU have worked cooperatively to better manage area traffic, but there is
currently no formal association that manages land development along this portion of High
Street.
DISTRICT SURVEY A survey of existing businesses operating in Northgate was prepared by the consultant and
administered by the City. (A complete detailing of the findings is available as a separate
document.) The main concern voiced by the majority of the merchants was inadequate
parking for their customers. On-site field surveys revealed that there are peak demand
periods, particularly on Friday and Saturday evenings. Home football games and other special
campus events also cause an increase in parking demand.
One of the early comments heard from City leaders and Northgate representatives was the
parking problem. The survey validated those observations and indicated their site-specific
nature (between University Drive/FM 60 and Church Avenue).
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SECTION 3 - REDEVELOPMENT PLAN
REDEVELOPMENT GOALS
Northgate has several strategic
parcels of land that can be used to
catalyze redevelopment in key
locations. The Redevelopment Plan
proposes land uses for the entire
District, along with a set of
redevelopment guidelines to assist in the overall redevelopment of Northgate in
a consistent and harmonious fashion.
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Based upon Northgate's existing conditions
and after consultation with the Northgate
Steering Committee and City staff, the
following goals have been established for the
redevelopment of Northgate:
• Revitalize Northgate as a campus-
neighborhood that includes both
residential and commercial
developments.
• Encourage the development of
additional owner-occupied residential
units to compensate for the transient
nature of Northgate's student
population.
• Encourage the development of new
retail/commercial/office space that
maximizes Northgate's proximity to the
University and its location along three
State-controlled roadways.
• Provide opportunities for existing District
businesses to expand and relocate
within Northgate.
• Create a safe, secure, and attractive
campus-area neighborhood that
provides an alternative for student
apartments/housing that is within
walking distance of the main (east) campus.
• Create a "gathering place" in the commercial core of Northgate that would be patronized
by students and City residents alike.
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STRATEGIC PROPERTIES Since Northgate has developed without an overall plan or design, it has not developed a
"sense of district". However, Northgate's relationship with the University is strong and may be
capitalized upon to encourage redevelopment and attract new development.
Northgate is directly across the street from the University campus. University Drive/FM 60
acts as a "hinge" to link these two areas. Retail and commercial uses have developed along
the University Drive/FM 60 edge and act as a buffer between the University and Northgate's
interior neighborhoods. Northgate's residential development is generally organized around
three informal neighborhoods, each of which relates to a north/south street that connects to
the campus. The drainage easement and floodplain on Northgate's northside also acts as a
buffer between College Station and development in the City of Bryan. Figure No. 13 diagrams
the existing relationships in Northgate.
There are several areas that are strategic to the redevelopment of Northgate - either by their
location and current development, or by their ownership. These properties are as follows (see
Figure No. 14):
• The University has purchased several blocks in the northeastern portion of Northgate
which were previously in residential use. The University cleared the structures from these
blocks in anticipation of developing them for University-related uses. To date, no
development has occurred.
• Within Subarea 1 - bordered by University Drive/FM 60, Church Avenue, Wellborn
Road/FM 2514, and College Main - the City has defined an area as the core of Northgate
because of its proximity to on-campus dorms and its development of retail and
entertainment uses.
• The Mud Lot (Nagle Street near University Drive/FM 60) is a large parcel under single
ownership and has previously been considered for mixed-use redevelopment (hotel,
retail, residential, etc.). Its strategic location near a major university makes it attractive for
some higher level of development. The City has identified this area ("Subarea 2") as being
of strategic importance.
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Development of these strategic parcels will
bring unified redevelopment to three distinct
sections of Northgate. In this fashion,
redevelopment would be encouraged as
property values rise due to redevelopment.
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FIGURE NO. 13 - NORTHGATE DIAGRAM
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FIGURE NO. 14 - STRATEGIC PROPERTIES
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REDEVELOPMENT PLAN Figures No. 15 and 16 represent the new Land Use Plan and the Illustrative Plan for Northgate,
respectively. The redevelopment and revitalization of Northgate proposes:
• Strengthening the edge of Northgate through the development of a mixed-use
hotel/conference center/parking garage near the intersection of University Drive/FM 60
and Nagle Street.
• Improving the core area through improved pedestrian and parking facilities and additional
retail uses.
• Developing a linear park in the northern portion of Northgate to act as a buffer for
Northgate, add new park space for residents, add new permeable land for stormwater
run-off, and which could connect to the University's Hensel Park (on the eastside of
College Avenue/SH 308 in the City of Bryan).
• Developing the vacant land currently owned by the University as "market housing",
townhomes and condominiums for sale rather than as rental apartments. This would be
oriented to married students, graduate students, or those that want to live near a major
university. Parents might also be interested in purchasing a unit and selling it after
graduation as a way to reduce living expenses for their children.
• Developing more dense apartments and "private dorms" in the interior of Northgate.
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FIGURE NO. 15 - REDEVELOPMENT PLAN - LAND USE
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FIGURE NO. 16 - ILLUSTRATIVE REDEVELOPMENT PLAN
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SUBAREA 1 Subarea 1 is roughly defined by University Drive/FM 60, Wellborn Road/FM 2514, College
Main, and Church Avenue and contains some of the most patronized businesses in Northgate.
Within Subarea 1, the City has defined an area as the core of Northgate because of its
proximity to on-campus dorms and its development of retail and entertainment uses.
The City and the Northgate Steering Committee identified the desire for the development of a
"gathering place" behind the businesses located along University Drive/FM 60 between
College Main and Boyett Street (in the vicinity of Patricia Street). The Redevelopment Plan
identifies an opportunity for the development of a promenade and a plaza generally along the
existing Patricia Avenue alignment. A tree-lined pedestrian promenade would act as a linear
connection for the existing and proposed parking lots between Wellborn Road/FM 2514 and
College Main. The promenade would "bow" out to become a plaza at the apex of Patricia
Avenue and Bottlecap Alley/Second Street.
An implication of development of the promenade and plaza would be the elimination of some
existing off-street parking areas. The plan would allow for consolidation of existing
underutilized areas into more efficient off-street parking lots, especially in the area behind the
Shadow Canyon nightclub.
The promenade and plaza could be accommodated without the removal of existing businesses
in the core area. However, it should be noted that while this study was being conducted, the
City purchased a retail building at 301 Patricia Street with the intent of removing the structure
to provide additional parking. In order to preserve the businesses that lease space in the 301
Patricia Street building, additional space should be made available prior to removal of the
building. The opportunity exists for development of a retail building across the street at the
northwest corner of Boyett and Patricia Streets (the current site of the Christian Science
Reading Room). A new larger structure could be built on that site which would accommodate
all of the 301 Patricia Street tenants and the Christian Science Reading Room.
The City also owns a currently-vacant retail building at the northeastern corner of Patricia
Street and College Main (the former location of Kinko's Copies). If desired, this building could
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be retained, rehabilitated, and sold. The
building could also be removed to allow for a
larger promenade gateway at Patricia Street
and College Main.
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FIGURE NO. 17 - SUBAREA 1 PLAN
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Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 40
The removal of existing off-street parking spaces and the development of new retail space will
further increase parking demand in the core area. Should the core area be developed as
shown, there will be a deficit of approximately 100 spaces. Satellite lots north of Church
Avenue would be necessary to accommodate the increased demand.
Given the City's interest in creating a "gathering place", development could begin as soon as
possible. The City has already developed a facade rehabilitation program for businesses in
Northgate. Further development of detailed design standards for the promenade and plaza
could be accomplished by City staff or a consulting architect in a relatively short period of
time.
SUBAREA 2 The City has identified a second portion of Northgate which is of strategic importance.
Subarea 2 is the continuation of Subarea 1, encompassing the area along University Drive/FM
60 from College Main to College Avenue/SH 308, and extending north into Northgate's interior
to include the Mud Lot and the Albertsons shopping center. Given the relative under-
utilization of the Mud Lot and Subarea 2's proximity to the University campus, this area is
suitable for a mixed-use development that could include a hotel, conference center, and
associated parking improvements.
The Redevelopment Plan identifies a potential site for a mid-size hotel (200 to 300 rooms) in
Subarea 2, similar to those typically managed by Sheraton, Marriott, Embassy Suites, or
Radisson. This hotel could also incorporate some first-level retail into its base.
Separated from the hotel by a parking court would be a small conference center
(approximately 45,000 square feet). The conference center could be part of the hotel complex
(managed by the same management company) or it could be a City facility. (The City's existing
conference center on George Bush Drive is a converted school building and the City has
considered development of a new conference center.)
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Behind the hotel and conference center is an
opportunity to build a parking garage,
approximately on the site of the existing
Mud Lot. The parking garage would have
second-level covered access to both the
hotel and conference center and would also
have the potential for first-level retail facing
Nagle Street.
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FIGURE NO. 18 - SUBAREA 2 PLAN
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Hellmuth, Obata & Kassabaum, Inc. January 1996
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The garage could accommodate 400 to 500 cars per level and could be 3 to 4 levels. The
garage could be designed in such a way as to provide dedicated parking areas for hotel guests
and employees, conference attendees, and general parking.
Development of this mixed-use development could be a cooperative effort between the City,
a private developer, and the University. One potential scenario could be:
• A private developer would develop the hotel site and secure a hotel management
contract with a major franchise.
• The City would develop the conference center. It could either be managed as a City
facility or leased to the hotel management company and operated as an auxiliary hotel
facility.
• The City and the University would jointly develop the parking garage. The garage could
also be made part of the University's parking system, allowing students with the proper
permit to utilize the garage.
Numerous other variations on the City/developer/University relationship are possible.
Because of previous interest in similar projects in this area, development of this mixed-use
development appears to be a realistic strategy in the short-term (within 1 to 3 years).
PARKING DEVELOPMENT PLAN As mentioned previously in this document, parking is one of the most significant challenges
facing Northgate. Through the process of redeveloping Northgate, additional parking demand
will result as a function of bringing in new uses such as the hotel/conference center and added
retail. New residential redevelopment has the potential to double or triple the number of full-
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time residents in Northgate. Businesses,
residents, students, customers, and visitors
will be equally affected by the supply of off-
street and on-street parking.
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On-Street Parking
Northgate currently has approximately 625 on-street parking spaces. Most of these spaces
are signed for either "1-Hour" or "2-Hour" parking. On-street parking in the "vacant" area in
the northeast portion of Northgate is unregulated and in heavily used by students when class
is in session.
There do not appear to be additional opportunities to increase the supply of on-street spaces.
Therefore, accommodating long-term parking demand (longer than one hour) in off-street
facilities will free up the on-street supply which could then be directed towards short-term
parking (one hour or less) for customers and visitors.
Off-Street Parking
Clearly, Northgate parking challenges will be best addressed by accommodating long-term
parking demand (longer than one hour) in off-street facilities. At present, there are
approximately 3,000 off-street spaces provided. The largest lots (Mud Lot, Aggie Lot, etc.)
offer pay parking. The parking lot in the Albertsons shopping center is restricted to customers.
The following improvements are recommended to accommodate additional long-term off-
street parking demand:
• Additional Core Area Parking - The area between University Drive/FM 60, College Main,
Church Avenue, and Wellborn Road/FM 2514 is in high demand because of the existing
nightclubs and restaurants. Redeveloping the "core area" with the plaza and promenade
will remove some existing parking spaces and attract new development, resulting in a
deficit of 100-spaces. The Subarea 1 plan recommends providing additional off-street
parking between Patricia Street, Church Avenue, Wellborn Road/FM 2514 and College
Main. By providing off-street parking as indicated in the Subarea 1 plan (see Figure No.
17), a total of approximately 500 additional off-street spaces can be provided.
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• Hotel/Conference Center/Parking
Garage - The Subarea 2 plan
recommends development of a parking
garage in the general location of the
Mud Lot as a part of the future proposed
hotel/conference center.
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This garage could contain a maximum of 2,000 spaces which could be dedicated to hotel
guests, conference center visitors, and general parking. The potential also exists to
develop the garage in cooperation with the University and allow a part of it to be used as
permit parking by faculty, students, or staff.
• Increase Residential Off-Street Residential Parking - The Redevelopment Guidelines
recommend increasing the requirements for off-street parking for apartments. The
present standard is 1.5 to 3 off-street spaces per unit as mandated by the City's zoning
ordinance. It is recommended that the standard be increased to 1 space per bedroom per
unit. The Redevelopment Plan anticipates a 200% to 300% increase in residential density
in Northgate. Since the on-street parking supply is fixed, additional off-street spaces will
be required. The redevelopment guidelines also call for residential parking to be fully
contain off the street, usually behind the building.
• Increase Institutional Off-Street Parking - Northgate is home to many institutions and
houses of worship which create a parking demand during peak weekday periods. The
present standard is 1 off-street space for every 3 seats in the sanctuary. It is
recommended that the standard be increased to also include 4 spaces per every 1,000
square feet of building area for other structures such as offices, education centers,
recreation centers, day care, etc.
• Share Off-Street Parking - The Northgate Redevelopment Plan suggests allowing adjacent
uses to aggregate off-street parking lots. Businesses and churches may find it more
effective and financially efficient to jointly develop and share off-street parking facilities in
Northgate.
• Enforce On-Street Parking Regulations - On-street areas with various restrictions - "1-
Hour Parking", "2-Hour Parking", or "No Parking" - should have those restrictions
visibly enforced by the City. Tickets, towing, "booting", and other means will
discourage long-term parkers from using the on-street supply which is intended for
short-term users. Northgate's on-street parking demands do not follow the same
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peak periods as other parts of the
City. Evening and weekend on-
street parking is in demand because
of the various nightclubs and
restaurants in Northgate. During
home football games, on-street
parking is also in high demand.
Therefore, it is recommended that
the City modify the “1-Hour” and “2-
Hour” parking restrictions to be
effective during the hours of 6:00
AM to 6:00 PM Monday through
Thursday and all day (24 hours)
Friday through Sunday.
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By providing adequate off-street parking spaces to meet long-term demand, the on-street
supply can serve the short-range parkers - customers of area businesses and visitors to
Northgate. The existing 3,000 off-street spaces will be increased through additional facilities
such as the proposed lots in the "core area" (an additional 500 spaces in Subarea 1), the
proposed parking garage (an additional 2,000 spaces in Subarea 2), and additional off-street
residential parking spaces (amount will vary based on actual development).
REDEVELOPMENT GUIDELINES As Northgate redevelops, certain guidelines should be followed which further encourage its
"sense of district". The City should take care not to overburden development with additional
requirements on top of the existing zoning, landscaping, and other similar ordinances which
might discourage redevelopment and reinvestment in Northgate.
The following guidelines are proposed for all subsequent redevelopment and new
development within Northgate.
Streets
The streets in Northgate are classified into two basic types - Type "A" (University Drive/FM 60,
College Main, Nagle Street, Cross Street, and Boyett Street) and Type "B" (all remaining
Northgate District streets). Figure No. 19 shows this hierarchy of streets within Northgate.
Figures No. 20 through 24 indicate the design standards for sidewalks, lighting, street
furniture, and landscaping along Type "A" streets.
Land Uses
The following land uses are proposed for Northgate:
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• Retail/Commercial/Office - All retail,
commercial, and office development is
to be located generally along Type "A"
streets. Retail/commercial/office
development will be located:
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FIGURE NO. 19 - STREET TYPES
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- Between University Drive/FM 60, Church Avenue, Wellborn Road/FM 2514, and
College Avenue/SH 308.
- Along College Avenue/SH 308 (the Albertsons shopping center).
- Along Wellborn Road/FM 2514 at the intersection with Church Avenue.
• Residential - Residential development in Northgate will be either multi-family (attached)
or owner-occupied (attached) dwelling units. No additional single-family (detached) is
planned for Northgate. Residential development is to be located generally between
Wellborn Road/FM 2514, Church Avenue, Nagle Street and the College Station city limit,
and between Nagle Street, Cross Street, College Avenue/SH 308, and the College Station
city limit.
• Mixed-Use - At present, land uses in Northgate do not combine residential and non-
residential uses. As Northgate develops, the City should encourage mixed-use
developments - for instance, the development of second-floor residential apartments in
the retail buildings along University Drive/FM 60 or the inclusion of a small retail store as a
part of a large-scale apartment or private dorm development.
• Churches - Churches may be located anywhere in Northgate.
Building Height
• Retail/Commercial/Office - All new retail, commercial, and office buildings should not be
greater than 2 stories. Overall building height should not be greater than 45 feet
(incorporating HVAC, roof systems, vent stacks, chimneys, etc.). Exceptions include:
- The proposed hotel development (maximum of 9 stories).
- The proposed Nagle parking garage (maximum of 36 feet or 4 levels).
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- Retail, commercial, and office
buildings may be allowed to be 3
stories if an elevator is provided. In
this case, the overall height of the
building may not exceed 60 feet.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 54
FIGURE NO. 20 - UNIVERSITY DRIVE/FM 60 (EAST)
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 55
FIGURE NO. 21 - UNIVERSITY DRIVE/FM 60 (WEST)
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 56
FIGURE NO. 22 - COLLEGE MAIN
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 57
FIGURE NO. 23 - NAGLE AND BOYETT STREETS
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 58
FIGURE NO. 24 - CROSS STREET
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 59
• Residential - All residential buildings should not be greater than 2 stories. Overall building
height should not be greater than 35 feet (incorporating roof systems, vent stacks,
chimneys, etc.). If an elevator is provided, buildings may be up to 3 stories and may not
exceed 45 feet.
• Churches - Church steeples may be a maximum of 75 feet.
Building Setbacks
• Retail/Commercial/Office - All new retail, commercial, or office development on Type "A"
or "B" streets should be located on the property line (or as near as possible). Corner
locations should be oriented to both the front and corner property lines.
• Residential - All new residential development on Type "A" or "B" streets should be setback
15 feet from the property line in order to provide maximum rear setbacks. Corner
locations should be oriented close to both the front and corner property lines.
• Churches - Churches should conform to the same standards as retail/commercial/office
development.
Building Materials
• Retail/Commercial/Office - Retail, commercial, and office buildings in Northgate should
generally conform to a traditional "Texana" architectural style, as typified by the Aggie
Credit Union building. Buildings must have a masonry facade, utilizing brick, split-face
CMU, or other similar material (stone should be permitted as a base, exterior wainscott,
or first floor surface material). Masonry colors should range from beige to light sand.
Other building designs and materials may be considered for approval on a case-by-case
basis. All new construction or renovation designs must be submitted to the City for
approval prior to construction.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 60
• Residential - Buildings in the residential
portion of Northgate should generally
conform to a traditional "Texana"
architectural style. Buildings must have
a brick masonry facade, with colors
ranging from sand to light red.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 61
Mottled or variegated masonry types should not be permitted. Other building designs
and materials may be considered for approval on a case-by-case basis. All new
construction or renovation designs must be submitted to the City for approval prior to
construction.
• Residential - Buildings in the residential portion of Northgate should generally conform to
a traditional "Texana" architectural style. Buildings must have a brick masonry facade,
with colors ranging from sand to light red. Mottled or variegated masonry types should
not be permitted. Other building designs and materials may be considered for approval
on a case-by-case basis. All new construction or renovation designs must be submitted to
the City for approval prior to construction.
• Churches - Churches should conform to the same standards as retail/commercial/office
development.
Signage
• Retail/Commercial/Office - All business signs in Northgate should be wall-mounted signs
and may be illuminated. Wall-mounted signs must be mounted parallel with, not
perpendicular to, the wall-face. Billboards and pole-mounted signs should not be
permitted.
• Residential - All signs in Northgate's residential areas should be wall-mounted signs. Signs
should only be for the purpose of indicating the name of the residential development
(apartment, condominium, etc.) or for informative/regulatory purposes. Wall-mounted
signs should be mounted parallel with, not perpendicular to, the wall-face. Billboards and
pole-mounted signs should not be permitted.
• Churches - Churches may have either wall-mounted signs or monument signs which are
consistent with the City's sign ordinance.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 62
• Other Signage - Real estate signs ("For
Sale" and "For Rent/Lease") should
conform to City specifications for size
and placement.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 63
Screening
• Retail/Commercial/Office - Dumpsters and other similar receptacles should be kept in the
rear of all retail, commercial, and office buildings. Businesses located between University
Drive/FM 60 and Church Avenue should screen dumpsters from view using masonry or
metal fencing, or landscaping. Screening plans should be approved by City staff.
Businesses may "group" dumpsters together in a common screened area to consolidate
these uses.
• Residential - For residential developments with more than four units in a single building,
dumpsters and other similar receptacles should be kept in the rear of the residential
building and be screened from view using wooden or masonry fencing, or landscaping.
Screening plans should be approved by City staff.
• Churches - Churches should conform to the same standards as retail/commercial/office
development.
Awnings
• Retail/Commercial/Office - Awnings are encouraged for buildings along University
Drive/FM 60 and College Main. Awnings must be permanently affixed structures which do
not obscure the second floor. Signs may be incorporated into the awning design, but the
awnings themselves may not be illuminated. Awning colors must be consistent with the
suggested building design for Northgate.
• Residential - Awnings are encouraged for residential buildings along both Type "A" and "B"
streets. Awnings must be permanently affixed structures which do not obscure the
second floor. Signs may not be incorporated into the awning design. Awning colors must
be consistent with the building design and the overall design of Northgate.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 64
• Churches - Churches should conform to
the same standards as
retail/commercial/office development
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 65
Windows
• Retail/Commercial/Office - "Storefront" windows are encouraged for first-floor
businesses. Second-floor windows should be vertically proportioned, such as individual
casement windows. Continuous "ribbon" window systems and glazed curtain walls should
not be permitted.
• Residential - Windows should be vertically proportioned and in conformance with the
buildings overall design. Continuous "ribbon" window systems and glazed curtain walls
should not be permitted.
• Churches - Churches are encouraged to have stained-glass windows in the
chapel/sanctuary and other buildings. Windows in other church buildings should conform
to the same standards as retail/commercial/office development.
Off-Street Parking
• Retail/Commercial/Office - Off-street parking should be provided at a ratio of 4 spaces for
each 1,000 square feet of leasable area, as currently required by the City zoning
ordinance. Businesses with frontage on University Drive/FM 60 or College Main should
provide off-street parking behind the business. Front head-in parking should be allowed
only by variance. To avoid multiple small lots, businesses are encouraged to "pool" their
lots to create larger surface parking facilities. In meeting the off-street parking
requirement, the City may also consider other nearby public parking facilities in counting
toward the off-street parking requirement on a case-by-case basis.
• Residential - The current City zoning ordinance requires a minimum of 1.5 spaces per unit
for apartment/multi-family developments, with a maximum of 3 spaces per unit. It is
recommended that in the Northgate area, this requirement be changed to 1 space for
each bedroom per dwelling unit. For residential developments with more than four
dwelling units per building, parking should be accommodated behind the building. If front
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 66
head-in parking is provided, all spaces
must be completely contained within the
property line.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 67
New development in Northgate will attract residents that select apartments currently
located on the outskirts of College Station, bringing more cars to the area. The intent
behind these changes is to adequately accommodate the resident parking demand off-
street in order to allow additional on-street parking for Northgate visitors and customers.
• Churches - Churches should provide off-street parking at a ratio of 1 space for each 3 seats
in the sanctuary, as required by the City's zoning ordinance. It is further recommended
that churches provide 4 spaces for each 1,000 square feet building area for other buildings
(offices, education centers, recreation centers, day care, etc.). Front head-in parking
should be allowed only by variance. Churches are encouraged to "pool" their lots with
adjacent businesses and churches to create larger surface parking facilities.
Graphics
• Wall Treatments - Businesses with large blank walls are encouraged to utilize graphic
treatments in harmony with Northgate's design to mitigate the impact of such large blank
surfaces. Faux finishes and trompe l'oeil are appropriate mechanisms. Designs should be
approved by the City prior to implementation.
• Street Signs - Each intersection in Northgate should have a standard-size street sign which
indicates each street name, along with the block number (in hundreds). Signs should have
white lettering on a maroon background field, with the City's logo in the left margin.
Other Guidelines
• Roof Design - Sloped roofs on residential structures should be oriented with the gable
towards the front. Retail, commercial, and office building roofs may be either flat-roofed
or gabled - if the latter, they should also be oriented with the gable towards the front.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 68
• Porches - Porches are encouraged on
residential buildings and should be
permitted to encroach within the
setback line.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 69
• Curb and Gutter - All blocks within Northgate should have curbs and gutters which
conform to City specifications. Storm sewers would be installed by the City as Northgate
redevelops.
• Sidewalks - Sidewalks which follow standard City specifications are to be provided on
every blockface of every street in Northgate. Exceptions include:
- Sidewalks along Type "A" streets should be the same stamped colored concrete as
installed in the Phase I improvement of College Main.
- The University Drive/FM 60 sidewalk should be approximately 7 feet wide from Nagle
Street to just south of Boyett Street. This should be accomplished by re-striping the
travel lanes along University Drive/FM 60 from 12 feet to 11½ feet. This must be
accomplished with Texas Department of Transportation (TxDOT) cooperation.
• Bicycle Lanes and Signage - On-street bicycle lanes which share the travel lane with
automobiles should be allowed throughout Northgate. Bicycle lane signage should be
located along University Drive/FM 60, College Main, Nagle Street, and Church Avenue.
• Bicycle Parking - Businesses along University Drive/FM 60 are encouraged to install bike
racks to accommodate/consolidate bicycle parking.
• Landscaping - Type "A" streets should be landscaped in conformance with the City's
Streetscape Plan using either live oaks or red tree crepe myrtles.
• Street Furniture -
- Benches should be incorporated on Type "A" streets and be constructed of materials
designed to withstand weather and potential abuse, such as wrought iron or
aggregate concrete, with pressure-treated wood seats. Materials which are subject to
weather-damage such as recycled plastic should not be used. Figures No. 20 through
24 show the locations of benches on Type "A" streets.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 70
- Lighting should be incorporated on Type "A" streets. Light standards should be
constructed of materials designed to withstand weather and potential abuse, such as
wrought iron, be pedestrian-scale height (12 feet to 15 feet), and be compatible with
Northgate design (traditional, as opposed to contemporary). Figures No. 20 through
24 show the locations of benches on Type "A" streets.
- Trash receptacles should be incorporated on Type "A" streets and be constructed of
materials designed to withstand weather and potential abuse, such as wrought iron or
aggregate concrete. Materials which are subject to weather-damage such as recycled
plastic or wood should not be used. Trash receptacles should be located on Type "A"
streets at each intersection.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 71
SECTION 4 - IMPLEMENTATION
POTENTIAL FUNDING SOURCES
The Northgate Action Plan
recommends: pursuing all available
funding sources (ISTEA, CDBG, CIP,
etc.); establishing a Northgate TIF
district; forming a Northgate District
Association; encouraging more
cooperative ventures between the
public and private sectors and between the City and the University; and
implementing City and University projects within Northgate.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 72
Implementing the
redevelopment/revitalization of Northgate
will involve participation from both the
public and private sectors. Traditionally, the
public sector makes improvements to
existing infrastructure systems (water,
sewer, storm drainage, roads, and parks) as
new development is proposed by the private
sector. The private sector relies on investor
financing to develop its projects (the larger
developers sometimes have the resources to
self-finance their own projects). In recent
years, however, public and private interests
have associated together to jointly develop
selected projects.
There are numerous potential funding
sources, mechanisms and strategies which
can be used to redevelop and revitalize
Northgate. Private-sector developers are
more likely to invest/reinvest in Northgate if
they see the City doing the same.
State/Federal Grants
The City of College Station has several
potential grant sources available from
various State and Federal sources:
• Street Improvements - State/Federal
funding is available for the three State
roads in Northgate (Wellborn Road/FM 2514, University Drive/FM 60, and College
Avenue/SH 308). The Intermodal Surface Transportation Efficiency Act (ISTEA) provides
funds for State-controlled facilities for roadway improvements, repaving, curb and gutter
repair/replacement, landscaping, traffic control, and signage improvements. Potential
funding through State/Federal grants is available through TxDOT.
• Park Improvements - Various grant programs are available through the Texas Parks and
Wildlife Department for recreation and open space projects. Many of these require a
local share in the overall cost (sometimes 50%), but that share often can be made up using
land dedications or in-kind staff time.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 73
• Utility Improvements - Federal Community Development Block Grants (CDBG) are
available to the City to rehabilitate and improve existing water, wastewater, and storm
drainage systems. The City is already designated as a CDBG "entitlement" area.
There is a fair amount of competition for State and Federal grant funds. Applications for
specific grant funding does not guarantee receiving the funds. The City should continually
pursue all applicable grant sources.
Tax Abatements
This well-known approach has been used for many decades by cities across the US to attract
new development:
• The City of Fort Worth (Texas) used tax abatements to attract an American Airlines
maintenance facility to Alliance Airport.
• The City of Irving (Texas) used tax abatements to retain a major corporate headquarters
from relocating elsewhere.
• The City of Columbus (Ohio) used tax abatements to attract the Nationwide Insurance
corporate headquarters to downtown Columbus.
Tax abatements seem to work best when targeting a particular company. Supporters of this
approach cite the increased business, sales, and ad valorem taxes that offset the reduce tax
reveneue stream attributed to the abatement. Critics say that tax abatement over-burdens
other programs during the abatement period.
Capital Improvement Program (CIP) Funding
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 74
In the past, the City has utilized CIP funds to
implement various projects. CIP funds are
probably the most common means of
funding local projects. CIP projects also rely
on an affirmative vote from citizens in order
to proceed with the project. Controversial
projects or projects with a narrow focus
often fail to get approval at the polls. The
City should carefully assess the viability of
placing site-specific Northgate projects on a
citywide CIP ballot.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 75
Tax Increment Finance (TIF) Funding
In use for almost 50 years, TIF is a well-tested approach to innovative financing, although in
Texas the TIF approach is still relatively new. A TIF district defines an area and "freezes" its tax
valuation at a certain amount (the base). The taxing authority continues to assess and collect
taxes, but as the amount increases, this difference (the increment) is earmarked for
improvements only within that district. TIF districts are typically defined for 15 to 20 years
and can generate a significant amount of revenue.
TIF districts are a targeted approach which specifically address the needs of a particular area.
TIF districts are usually managed by a board composed of area businesses, property owners,
the city, and other interested parties:
• The City of Dallas (Texas) used one of the first TIF districts in North Texas to encourage
redevelopment in the State-Thomas neighborhood adjacent to downtown.
• The City of Fort Worth (Texas) has approved a TIF district for further downtown
improvements and is considering a similar approach for its medical district.
• The cities of Wichita (Kansas) and Oklahoma City (Oklahoma) have used TIF districts to
fund major urban improvements.
TIF districts often require interim ("bridge") financing in their early years until a significant
revenue stream can be generated. TIF districts also require the cooperation of all taxing
entities (city, county, school district, etc.). The most appropriate time for the designation of a
TIF district is in advance of projected improvements. This allows the new development to help
increase the value of the area, thus increasing the amount of the "increment".
Development Corporations
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 76
Some cities have established non-profit
development corporations which act as a
catalyst for development. Development
corporations can use the city's power to
acquire land and market parcels to specific
developers. Development corporations exist
solely for the purpose of attracting new
development.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 77
In the 1980s, the City of Dallas established the Southern Dallas Development Corporation
(SDDC) to attract new development and redevelopment to some of the older areas
surrounding downtown. The SDDC also serves as a "clearinghouse" for grant programs, SBA
loans, and new business incubation.
Public Improvement Districts (PID's)
These specific improvement districts are identified by a city for additional public investment in
support of private development. PID’s are usually formed by voter approval and are funded
either through the city's budget or through an assessment program for properties within the
district:
• The City of Fort Worth (Texas) formed Downtown Fort Worth Inc. which assesses a rate
based on a business' square footage and coordinates projects that benefit downtown. It
reports to City Council and must be periodically renewed.
• The City of Columbus (Ohio) formed the Columbus South Development Corporation to
assist in assembling parcels and developing the downtown area in the vicinity of the State
Capitol.
• The City of State College (Pennsylvania) formed Downtown State College, Inc. (DSCI) to
coordinate improvement projects in the area next to Penn State University. The DSCI is
jointly-funded by the University, the City, and the businesses within the district.
Area Associations
Some cities rely upon area associations to advance the interests of a specific district. These
are similar to PID's except they are usually funded privately, without the help of the local
municipality. The most familiar type of area association is the Chamber of Commerce. Area
associations often suffer from a lack of financial resources. They also do not have a city's
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 78
power to assemble land. Area associations
can coexist with and complement other
types of development-related organizations
(such as PID's and development
corporations).
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 79
RECOMMENDED ACTION PLAN By implementing publicly-funded infrastructural improvements in advance of development
proposals, a city can make an area more "attractive" to private development as the upfront
costs are reduced. The return on this investment is increased ad valorem tax revenues (for
residential redevelopment) and increased business/sales tax revenues (for non-residential
development). The following strategies are recommended to promote the revitalization and
redevelopment of Northgate:
#1 - Pursue All Available State/Federal Grants
The City of College Station should pursue every available grant program, including ISTEA funds,
CDBG funds, and State park grants.
#2 - Establish a Northgate TIF District
The City of College Station should further study the feasibility of implementing a TIF district in
Northgate. A TIF District appears to be the most equitable and effective means of financing
improvements in Northgate. Since many significant new improvements are proposed for
Northgate, establishment of a TIF District prior to those projects would ensure a lucrative
increment revenue-stream.
#3 - Establish the Northgate District Association
The Northgate District Association (NDA) should be established jointly by the City, the
University, district businesses, churches, property owners, and a tenants' representative. Both
the City and the University should be the principal financial supporters of the NDA in its
formative years. An equitable assessment formula (per square foot, for instance) may also be
utilized to set dues for other members if desired. The NDA would be responsible for
promoting the area through programs and events, assisting in the marketing of the area for
new development and redevelopment, promoting the retention and expansion of existing
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 80
businesses, and assisting in securing
financing for area projects (such as facade
rehabilitation). The NDA could also act in the
capacity of the TIF District Board to help
manage the redevelopment of Northgate.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 81
#4 - Encourage Public/Private Sector Cooperation
Through organizations such as the NDA, the public and private sectors should be brought
together for the purpose of redeveloping and revitalizing Northgate. This forum would also
serve to establish clear responsibilities for both public and private-sector interests:
• City of College Station - The City would be responsible for all maintenance within all City
street rights-of-way within Northgate. The City would also be responsible for
maintenance of any City-owned land, parks, or buildings within Northgate.
• Texas Department of Transportation - TxDOT would be responsible for all maintenance
within the rights-of-way for University Drive/FM 60, Wellborn Road/FM 2514, and College
Avenue/SH 308 within Northgate.
• Private Businesses/Property Owners - Private businesses/property owners would be
responsible for maintenance to privately-held property within Northgate.
• Northgate District Association - The NDA would be responsible for maintenance of the
area between University Drive/FM 60, Church Avenue, Nagle Street, and Wellborn
Road/FM 2514. These responsibilities augment the above maintenance tasks and
principally include litter pick-up, sidewalk cleaning, and parking lot cleaning. The NDA
could also help notify the appropriate agencies to repair and/or replace street lights,
traffic signals, street signs, etc.
#5 - Encourage City/University Joint Ventures
It is in the best interest of both the City and the University to cooperatively work towards the
redevelopment of Northgate. Several joint ventures are recommended:
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 82
• Help Fund the NDA - Both the City and
the University should jointly fund the
Northgate District Association in its early
years. Both the City and the University
would play important roles in this
association.
• Develop the Parking Garage - The
development of the proposed parking
garage in the vicinity of the
hotel/conference center would serve
both Northgate District patrons and the
University. The garage could also be
made part of the University parking
system so parkers would have a choice
of on-campus surface lots or an off-
campus garage.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 83
• Develop the Linear Park - The development of the linear park could also be linked to the
University's Hensel Park on the eastside of College Avenue/SH 308. State park funds
should also be pursued for this project.
#6 - Implement City Projects
The City of College Station has the potential to encourage new development through
increased public reinvestment in Northgate. These projects would lower upfront
development costs through infrastructure improvements and would improve the visual
appearance of the area. The following projects could be funded either through a TIF district,
through CIP funds, or from the City's general revenues:
• Provide Off-Street Parking in the Core Area - The Core Area does not provide enough off-
street parking to meet existing demand. The City should develop additional off-street
parking lots that initially meet the existing demand of 440 spaces. Additional lots should
be developed as new retail areas are developed, or if existing lots are removed.
• Implement Redevelopment Guidelines - The City should incorporate the suggested
redevelopment guidelines into an "overlay district" to be applied to the entire Northgate
District. The City could also rezone the areas within Northgate as a "Planned
Development" district which would incorporate the design guidelines.
• Upgrade Water and Wastewater Mains - Many of the current water and wastewater
mains are substandard by current City standards. Upgrading these mains would address
both existing and projected service demands. Mains that are of primary importance are
along Boyett Street, Church Avenue, Nagle Street, and Patricia Street.
• Repair/Improve Streets - As part of utility improvement projects, the City should rebuild
Type "A" and B"" streets to meet existing standards for curb and gutter, storm sewers,
and sidewalks. Street furniture, landscaping, and lighting could also be installed at that
time.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 84
• Widen the University Drive/FM 60
Sidewalk - As suggested in the
development guideline, the University
Drive/FM 60 sidewalk will be widened to
approximately 7 feet wide from Nagle
Street to just south of Boyett Street,
through the cooperation of TxDOT.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 85
Tables No. 1 through 3 identify the specific projects to be implemented to redevelop/revitalize
Northgate. Projects are divided into four implementation horizons - "Immediate", "Short-
Term" (1 to 3 years), "Long-Term" (4 years or more), and "As-Needed".
#7 - Implement University Projects
Aside from working cooperatively with the City and the NDA, there are no specific University
projects identified for Northgate. However, there are two areas in which the University could
assist:
• Sell Currently Vacant Property - The University currently owns a significant portion of the
northeastern portion of Northgate. This land has been cleared of its previous structures
and presently sits idle and vacant. If the University has no plans to develop this area, it is
urged to sell the property so it may be developed as "market housing" or some other form
of residential development. As tax-exempt land, this area currently generates no property
tax.
• Jointly Patrol the Core Area - University police currently patrol all campus property.
Increasing the presence and visibility of public safety personnel in the Core Area would help in
establishing it as a safe and secure place to be. University bicycle and foot patrols could be
integrated with City police patrols to further enhance the safety of the Core Area.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 86
TABLE NO. 1 - IMMEDIATE NORTHGATE PROJECTS
Immediate Projects: To be implemented by:
Establish the Northgate District Association Businesses, property
owners, City, University
Develop two off-street parking lots for 250 cars between
College Main, Boyett Street, Church Avenue, and Patricia Street.
City
Adopt/implement Northgate Overlay District City
Widen University Drive/FM 60 sidewalk
(College Main to Wellborn Road/FM 2514 - 900 LF)
City, State
Conduct a TIF district feasibility study.
(Implement a TIF district if recommended by the study)
City
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 87
TABLE NO. 2 - SHORT-TERM NORTHGATE PROJECTS
Short-Term Projects (1 to 3 years) To be implemented by:
Patricia Street Redevelopment
(Wellborn Road to College Main - 1,100 LF):
• Develop pedestrian promenade and plaza.
• Repair/upgrade water and sewer mains.
• Repair/replace curb and gutter and rebuild roadway.
• Install pedestrian-scale lighting.
• Improve landscaping and lighting.
City
Boyett Street Redevelopment
(University Drive to City limits - 2,000 LF):
• Repair/upgrade water main.
• Repair/replace curb and gutter and rebuild roadway.
• Install colored stamped concrete sidewalk.
• Install pedestrian-scale lighting.
City
Church Avenue Redevelopment
(Wellborn Road to Nagle Street - 2,200 LF):
• Repair/upgrade water main.
• Repair/replace curb and gutter and rebuild roadway.
• Install colored stamped concrete sidewalk.
• Install pedestrian-scale lighting.
City
Nagle Street Redevelopment
(University Drive to City limits - 1,800 LF):
• Repair/upgrade water main.
• Repair/replace curb and gutter and rebuild roadway.
• Install colored stamped concrete sidewalk.
• Install pedestrian-scale lighting.
City
Type "A" street landscaping:
• College Main (University Drive to City limits - 1,860 LF)
• Nagle Street (University Drive to City limits - 1,800 LF)
• Boyett Street (University Drive to City limits - 2,000 LF)
City
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 88
• Cross Street (College Avenue to Nagle Street - 1,200 LF)
• University Drive (Wellborn Road to College Avenue - 3,100 LF)
Develop mixed-use hotel/conference center/parking garage. Public/private
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 89
TABLE NO. 3 - LONG-TERM AND "AS NEEDED" NORTHGATE PROJECTS
Long-Term Projects (4+ years) To be implemented by:
Develop linear park City, State (?), and
University (?)
Develop public building in linear park near Boyett Street. City
"As Needed" Projects To be implemented by:
Miscellaneous Street Redevelopment:
• Repair/upgrade water and sewer mains.
• Repair/install storm sewer mains.
• Repair/replace curb and gutter and rebuild roadway.
• Install standard concrete sidewalk.
City
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 90
SECTION 5 - SUMMARY
AN ONGOING PROCESS
The Northgate Redevelopment Plan
establishes both a plan and a process
for the revitalization of Northgate.
As a flexible document, it is intended
to be revised as conditions and new developments warrant. The City should
consider revisiting the North-gate Redevelopment Plan every 3 to 5 years, as
needed.
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 91
Planning is often one of the most important
tasks a city can perform. It integrates the
various physical components of the
community and the future plans for the
improvement or expansion of those facilities.
At the same time, it makes clear policy
statements regarding the type and location
of development. However, because no one
can accurately predict the future, a plan
should be considered as a guide to the type
of development a city wishes to have.
Known existing physical and economic
conditions are combined with future
projections to arrive at the most desirable
results (such as residential/commercial mix,
traffic conditions, etc.).
Northgate may be one of the most studied
sections of College Station. Because of its
proximity to the University, Northgate has
been a convenient local case study for local
planning and architecture students.
Northgate has also been studied previously
by the City of College Station. This
document is mindful of those previous
approaches, but also looks at the entire
Northgate District - a large urban
neighborhood which is adjacent to a major
American university.
The redevelopment and revitalization of
Northgate is important in re-establishing the
prominence of this close-in campus neighborhood. The development of new uses, such as the
hotel and conference center, will bring new vitality and business to Northgate. Development
of new owner-occupied residential areas will bring a renewed "pride of ownership" and
reinvestment to Northgate. During the course of this project, several developers expressed a
sincere interest in these types of projects in Northgate.
Further residential development of Northgate will establish it as an attractive alternative to
other off-campus housing options. Given that traffic volumes on Texas Avenue/SH 6 and
Wellborn Road/FM 2514 are steadily increasing, development of off-campus residential uses
that are within walking distance of the University is both timely and appropriate.
Unlike a construction blueprint, a plan is a flexible instrument that can positively react to
conditions that are, today, unknown. New economic trends, new land uses, and new forms of
education will impact the way we build our communities. Thus, the plan should welcome
these new conditions as appropriate for College Station and Northgate, and assure that they
fit seamlessly into the community. While most plans indicate a timeframe for their
projections, it also makes good sense to revise and update a plan before the end of that
timeframe. This can be accomplished in various ways:
Northgate Redevelopment Plan
City of College Station, Texas
Hellmuth, Obata & Kassabaum, Inc. January 1996
Barton-Aschman Associates, Inc. Page 92
• Simple, incremental adjustments to the plan (mostly regarding new developments and
update data) should be accommodated by City staff as they occur.
• Annually, the City Council and Planning & Zoning Commission can meet in a joint
workshop where the City staff updates them regarding any needed adjustments to the
plan. Some other communities have termed these revisions "mid-course corrections",
which allow their community to keep current with their changing conditions. In this
manner, the City will have the tools to react more effectively to new developmental
proposals.
• Depending upon the City's actual experience, there may be a need to revisit the basic
tenets of the plan within 3 to 5 years of adoption. Generally, this can be done with City
staff, but should involve community workshops to encourage additional public
participation.
• Depending on changing conditions, the City may consider a "major tune-up" of the plan
somewhere near its tenth anniversary. This might involve consultant assistance due to
the complexity of the tasks involved. But because the plan has been incrementally
updated, this task is much easier than developing a completely new plan.
Communities that maintain plans in this manner have a document with a longer useful life. It
is also less expensive to maintain a plan than to completely rewrite it 5 to 7 years later
because it is no longer valid.
The Northgate Redevelopment Plan is an excellent example of what citizens, City officials, and
staff can do together. From this point forward, the challenge is to use the plan as a living, vital
document to help guide the revitalization and redevelopment of the important Northgate
District.