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COLLEGE STATION, TEXAS
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■ J. T. DUNKIN & ASSOCIATES, INC.
Urban Planning Landscape Architecture Dallas, Texas
■ NATHAN D. MAIER
Consulting Engineers, Inc. Dallas, Texas
Acknowledgements
CITY COUNCIL
Dr. Larry J. Ringer, Mayor
Fred Brown
Dick Birdwell
Jim Gardner
Dick Haddox
Lynn Mcllhaney
Vernon Schneider
PLANNING AND ZONING COMMISSION
Nancy Sawtelle, Chairman
Lynn Colson
Donna Davis
George Dresser
Randy Michel
Douglas Moore
Steven Stewart
CITY STAFF
Ron Ragland, City Manager
Elrey Ash, Director of Capital Improvements
Steve Beachy, Director of Parks & Recreation
David Pullen, City Engineer
Bill Harrison, Director of Finance
Jim Callaway, Director of Planning
Mark Smith, Assistant City Engineer
Marco A. Cisneros, Asst. Director of Parks & Recreation
Glenn Schroeder, Deputy Director of Finance
PARK AND RECREATION BOARD
Shannon Bray, Chairman
Judith Arnold
Patricia Boughton
Gary Briers
Sharon Colson
David Cooper
Doug Venuti
STEERING COMMITTEE
Dick Haddox, Chairman
Judith Arnold
Anne Bell
Fred Brown
Bicker Cain
Jim Gardner
Jim Jett
Ron Kaiser
Walter Wendler
CONSULTANTS
J. T. Dunkin & Associates, Inc.
J. T. Dunkin
Dennis Sims
Bob Stoffels
Karen Koerth
Nathan Maier Consulting Engineers, Inc.
Ery Meyer
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Table of Contents
Page
INTRODUCTION 1
.....................................................
FLOOD PLAIN EVALUATION SUMMARY .................................... 5
STUDYAREA ........................................................ 7
EXISTING CONDITIONS ................................................ 9
DEVELOPMENT TOOLS ................................................ 22
EXISTING PARK FACILITIES ............................................. 28
MASTER PLAN 31
.......................................................
IMPLEMENTATION.................................................... 56
APPENDIX
A. Development Standards
B. Cost Estimate
C. Recommended Incentives for Development of Private Property
D. Operational Cost Analysis
PLATES
Plate 1 - Flood Plain Study Area ...........................................
6
Plate 2 - Study Area ...................................................
8
Plate 3 - Ownership ...................................................
10
Plate 4 - Topography ..................................................
12
Plate 5 - Vegetation ...................................................
14
Plate 6 - Land Use ....................................................
16
Plate 7 - Utilities ......................................................
18
Plate 8 - Zoning ......................................................
20
Plate 9 - Existing Parks .................................................
29
Plate 10 - Floodway Comparison ..........................................
32
Plate 11 - Flood Plain Comparison .........................................
33
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PLATES (Continued)
Plate 12 - Core Concept Plan ............................................ 35
Plate 13 - Conceptual Master Plan ......................................... 37
Plate 14 - Master Plan 44
..................................................
Plate 15 - Minimum and Secondary Reservation ............................... 45
ILLUSTRATIONS
Page
1. Location Map .................................................... 2
2. Perspective Sketch 38
................................................
3. Flood Plain Development - Flood Fringe Reclamation ....................... 41
4. Flood Plain Development - No Reclamation .............................. 42
Introduction
GENERAL
Wolf Pen Creek is one of three streams in College Station flowing easterly into Carter Creek, a
tributary to the Navasota River. Wolf Pen is a major way for the conveyance of storm water run-off,
and is also a major linear space within the community with a potential for supporting other uses in
addition to its primary use as a natural drainageway.
PROJECT BACKGROUND
This study was initiated as a result of the City Council's vision and foresight to maximize a section
of Wolf Pen for public and private use as an active and passive recreational use before any further
development occurs along its reach between Texas Avenue and Highway 6 Bypass. The location
of the area under study and its relationship to the community is shown by Illustration 1.
In March, 1987, the Council studied the expenditure of park land dedication funds in the park zone
which contains the section of Wolf Pen Creek addressed in this study. During discussion of
expenditures and improvements, it was suggested the opportunities of the flood plain should be
examined for recreational use. Comparison was made to a similar project in Navasota where
considerable public support and assistance was given to the project by adjacent property owners
and the general citizenry.
From this and other discussions evolved the Council's request of staff to develop a conceptual plan.
Through collaboration between the parks, engineering, and planning departments, a conceptual
approach for development of Wolf Pen was prepared and submitted to the Council. A slide program
was also prepared to reinforce the conceptual plans to show the character of creek improvements
made in other cities which could be applicable to the Wolf Pen Creek. Recognizing the potential
existing along the stream's course, the City Council identified funding sources for planning, as well
as, to amend the City's Land Use Plan to reflect park and open space use for a section of Wolf Pen.
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In the July 1987 solicitation to consultants for proposals for the Wolf Pen Creek Park and Drainage
Development Study, the City identified a specific goal and several objectives to be accomplished by
this study. These items as set forth below have guided the development of this study which began
in September, 1987.
GOAL
DEVELOP A COMPREHENSIVE PLAN TO RECOGNIZE THE INTERRELATIONSHIPS OF
DRAINAGE, EROSION, AND RECREATION AS THEY APPLY TO THE WOLF PEN CREEK
CORRIDOR FROM TEXAS AVENUE TO THE EAST BYPASS, AS WELL AS TO CREATE A
COMMUNITY ATTRACTION FOR COLLEGE STATION RESIDENTS AND OUT-OF-TOWN
GUESTS.
OBJECTIVES
Establish drainage practices in compliance with the College Station stormwater
management plan
Utilize soil stabilization and other methods to deter erosion of creek banks
Promote urban development with the creek as an amenity to development
_ Encourage participation directed to an overall plan as opposed to piecemeal
projects
Recognize the Wolf Pen Creek Development as an open space park connector,
as well as part of the city wide park system of bicycle and pedestrian trails
Orient focal points in the creek development to major access points throughout
the creek corridor
3
Develop recreational and cultural programs and facilities designed to maximize
the potential usage of the creek as a community attraction
Preserve as much of the natural beauty of the creek's plants and wildlife as
possible
Seek and receive matching funds through Texas Department of Parks and Wildlife
DEVELOPMENT STUDY
This study examines approximately a one and one-half mile section of the creek between the Highway
6 Bypass and Texas Avenue. The complete study is comprised of this document and an accompany-
ing study entitled "Flood Plain Evaluation, Revised Existing Conditions on Wolf Pen Creek. The latter
document investigates the Creek's water shed above the study area under complete urbanization
conditions for determining the one -hundred year flood plain between Texas Avenue and Highway 6
Bypass. The flood analysis has been prepared to submit to the Federal Emergency Management
Agency for granting of a letter of belief.
The following sections of this document set forth: (1) a brief review of the Flood Plain Evaluation
Study; (2) analysis and evaluation of the various natural and man-made features influencing
development along the stream and within the defined study area; (3) a conceptual approach to
development of the flood plain and adjacent properties; and (4) the Wolf Pen Creek Development
Plan and supportive material discussing the plan elements and the tools and incentives anticipated
to be needed and used for plan implementation.
This document is intended to serve as a guide for the cohesive and cooperative development of the
spaces along and adjacent to Wolf Pen Creek for both public and private use.
4
Flood Plain Evaluation Summary
FLOOD PLAIN EVALUATION SUMMARY
The hydrologic and hydraulic investigation completed for Wolf Pen Creek and its tributaries, prepared
as a part of this Study, provides detailed flood plain information based upon hydrologic conditions
existing in the watershed today. The Study also serves as an update to the Flood Insurance Study
(F.I.S.) published in 1981.
Specific data developed by the Study addresses the reach of Wolf Pen Creek from 2,630 feet
upstream of Carters Creek to west of Anderson Street and three tributaries. The location of these
features is shown on Plate 1. The Study will be submitted by the City of College Station to the
Federal Emergency Management Association (FEMA) for their review, comment and issuance of a
letter of belief. This step allows individual tracts of land for this section of Wolf Pen involved with the
flood plain to submit their tracts on a parcel by parcel basis for approval, if and when they desire to
alter the flood plain on their property.
Since the hydrologic and hydraulic study updates the 1981 F.I.S., there is some change in the
findings for flood plain elevations on properties related to the reach of the Creek studied in this report.
Similar data has been developed in recent studies for the City, and therefore, the findings presented
in the Flood Plain Evaluation Study are not to be considered completely new information developed
since the 1981 Study.
The Wolf Pen Creek Master Plan presented in this report, as previously noted, is for the reach
between Texas Avenue and Highway 6 Bypass. The basis of this study's design considerations is the
location and extent of the floodway and flood fringe limits for the present 100-year flood plain.
Therefore, these limits have been the beginning point for all analysis, evaluation, and conceptual
design. Since the floodway is considered an area which cannot be substantially altered or used for
urban purposes, and the use of flood fringe is dependent upon its feasibility for reclamation, this
combined space is considered to be the minimum for public use.
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Study Area
STUDY AREA
An area bounded by Harvey Road and Southwest Parkway, Texas Avenue, and Highway 6 Bypass
is defined as the Study Area. These major thoroughfares enclose an area considered to be a
planning unit containing a variety of existing land uses and zoning categories. As the creek space
is developed, a positive impact on properties can be anticipated throughout the Area of a varying
degree dependent upon a property's relationship to the Creek. Although the development of Wolf
Pen is expected to become a community focal point, the impact on the immediate area is likely to be
of significant value to all properties located within the Study Area.
Within the Study Area, as shown by Plate 2, are two other spaces referenced throughout this report.
A space was defined as the Corridor Area and is situated west of Dartmouth Street between Harvey
Road and Holleman Drive, as well as, east of Dartmouth Street between Holleman and Colgate Drives.
This space contains the Creek and adjoining properties which are capable of becoming an integral
part of the development concept.
Wolf Pen's flood plain is contained within the Corridor. Since the floodway is a space which cannot
be reclaimed nor built upon within the flood plain, this space is referred to as the Core Area. The
Core Area is the basic space from which the plan alternatives were expanded into the adjacent flood
fringe area or into the sections of private properties along this reach which have no development
impedient as a result of potential flooding.
7
Existing Conditions
GENERAL
A variety of factors influence the development of land. Some are inherent characteristics of the site
and can be modified or changed while others are external to the site and usually cannot be altered
to benefit the land's development. Therefore, those factors both on and off -site within the Study Area
which were considered to have an influence on the development of Wolf Pen as an open space area
were examined and analyzed. This analysis provides an insight to potential utilization of the land, as
well as, identifying those features which may be considered constraining to the project.
The following factors within the Study and Corridor Areas were identified: (1) ownership; (2)
topography; (3) vegetation; (4) land use; (5) utilities; (6) zoning; and (7) accessibility. Plates 3
through 8, which follow, display the graphic presentation of each factor, in relationship to the 100-
year flood plain boundary as determined by the Flood Plain Evaluation Study previously mentioned.
This delineation helps to relate the existing drainage conditions to each of the factors considered to
have influence on use of property adjacent and nearby the Creek.
OWNERSHIP
Ownership of property in the Corridor Area, with the exception of smaller platted lots, is shown on
Plate 3. Between Highway 6 Bypass and Dartmouth Street, the flood plain is in contact with six
tracts. Of these, all are vacant except the smaller tract west of Oak Way Drive on which is situated
a Sears facility. Thirteen separately -owned tracts lie between Dartmouth Street and Texas Avenue
which either straddle or come in contact on one side with the creek and flood plain. East of
Dartmouth Street, there are approximately 36.4 acres in the floodway and 17.5 acres in the flood
fringe for a total of 53.9 acres in the flood plain. Values similar for the Corridor west of Dartmouth
Street are 16.2 acres in the floodway, 24.1 acres in the flood fringe for a total flood plain of 40.3
acres.
Most tracts adjacent to the flood plain are of sufficient size to permit development to occur on the
remainder of the property if there is no reclamation in the flood plain. Two tracts, one located on
either side of the intersection of Dartmouth Street and Holleman Drive, are almost totally within the
9
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Ownership
COLLEGE STATION, TEXAS
wolf pof creek corridor study
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flood plain. Other tracts, such as the smaller developed parcels situated on the south side of Harvey
Road, are occupying only the usable portion of the parcel outside the flood plain. The Baptist Church
tract fronting Texas Avenue adjacent to the Creek is an example of a structure on a developed parcel
within the flood plain.
The ownerships abutting the Creek will possibly aid the acquisition of the floodway and flood fringe
area. It would be desirable to obtain the preponderance of the property needed for open space
purposes by dedication.
TOPOGRAPHY
The lay of the land and whether it can be changed often influence the type of use which can occur
on the land for active and passive recreational purposes. The topography shown on Plate 4 is
indicated in two -foot intervals with the percentage of slope shown by three categories; less than 7,
7 to 15, and 15 percent or greater. The percentage is expressed as the number of feet the elevation
would change in a distance of 100 feet. If the elevation changes two feet vertically in a distance of
20 feet, the percent of slope is 10. Usually, slopes less than 7-8 percent are manageable and can be
used for a variety of purposes. When slopes become steeper, various methods of grading and
retainage can be used and are generally required to provide a more satisfactory grade and usable
space when abrupt changes occur over a short distance.
As shown on Plate 4, slopes steeper than 15 percent are generally confined to the edges of the
stream line and represent the change from the flow line to adjoining ground line. Because of the
change in elevation and the location adjacent to the flow line, these slopes are normally subject to
erosion and will need some type of treatment to prevent the gradual erosion and provide a
manageable condition within the floodway.
The predominant slope within the Corridor Area as shown is in the category of 7 percent or less.
Design for facilities on these grades can accommodate a variety of recreational uses without change
to topography or with minor grading to provide the desired surface slope. The more steep grades
in this category occur east of Dartmouth Street and east of Texas Avenue on the south side of the
Creek.
11
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Topography
COLLEGE STATION, TEXAS
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The 7 to 15 percent slopes are scattered and are generally represented by sudden changes in the
topography and do not extend over an area of any significant size. An exception to this condition is
the land at the southeast corner of Dartmouth Street and Colgate Drive. These slopes can be
handled in their current condition by incorporating the slope into the design or by grading with
adjacent area to provide a uniform slope.
In addition to the topography, the drop in elevation along the stream line also influences the utilization
of space within the flood plain. Overall, between Texas Avenue and the Bypass, a 27-foot change in
elevation occurs in the flowline elevation. This change represents a three to four percent slope for
the flowline. The change between the Bypass and Dartmouth Street is 19 feet and 8 feet between
Dartmouth Street and Texas Avenue. These slopes influence erosion, flow, and the type and nature
of features, such as lakes, which can be incorporated in the design for the floodway improvements.
As an example, the gradual slope will require any lake area to be excavated rather than retained with
a dam where there could be provisions for waterfalls. Similarly, the grade, as well as the bottom
width of the floodway, as formed by the topography, would make the linkage of water surface areas
for boating an expensive endeavor.
The nature of the topography along the Creek is varied an will tend to be one of the few natural
elements to influence design decisions.
VEGETATION
Stream corridors generally have the predominant vegetative cover in comparison with the remaining
landscape, and the quality and quantity of the cover should be observed to determine the importance
and feasibility of its preservation. The Corridor Area was walked to evaluate the existing vegetation
and identify its value for preservation and coordination into the Plan. The present tree cover, as well
as the general location of significant trees is shown on Plate 5. These trees, because of their species,
size, and quality of growth, are considered to be outstanding within the Corridor.
There is considerable difference in vegetative growth between the sections east and west of
Dartmouth Street. East of Dartmouth Street, there is a limited area of tree mass where overstory trees
13
Vegetation
wolf peh Creek
COLLEGE STATION, TEXAS
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are generally Hackberry, Elm, and Ash, Post Oak, and Pecan. For a distance of 600-800 feet
immediately west of the Bypass, the area is generally without overstory and understory growth.
Further west along the south side of the Creek in the vicinity of the Brentwood Park site, the character
is changed by the native plant growth. There are several adverse effects to the physical environment
as a result of work done to the creek channel when the Dartmouth Street structure was built several
years ago in conjunction with Holleman Drive.
West of Dartmouth Street, overstory trees are predominantly hardwood species containing large Post
Oak, Water Oak, Ash, and Elm. Yaupon Holly is abundant and thriving as an understory plant where
sunlight penetrates the dense tree canopy. As shown on Plate 5, the most significant overstory and
understory growth occurs immediately west of the Woodstock and Woodbrook condominiums. The
nature of the taller hardwoods and the floor of the Corridor indicate the need to carefully preserve the
pristine character found in this section of the Corridor.
Further west and to Texas Avenue, a scattering of Post Oaks and understory are along the south side
of Harvey Road. In a similar stretch along the south side of Wolf Pen Creek are smaller Elms in
dense growth and an absence of any significant trees.
In the planning and implementation of the Wolf Pen Creek Plan, conservation of natural cover should
be a major consideration. When necessary to preserve special or unusual areas, such as found west
of the Woodstock and Woodbrook condominiums, special efforts and plans should be set in place
to acquire the preponderance of this space and maintain it as a natural area.
LAND USE
The amount of land used in the Corridor and its use, as well as, the location and quantity of vacant
land is important to the planning approach for the Wolf Pen open space. Shown on Plate 6 is the
existing land use pattern within the Study Area. As indicated, other than the Mall at the intersection
of Harvey Road and Highway 6 Bypass, tracts are of average size and generally developed along the
major streets, Southwest Parkway, Texas Avenue and Harvey Road. The only penetration of the
Study Area is by those uses shown along Manuel Drive and Richards Street.
15
Land Use
wo/f peh creek
COLLEGE STATION, TEXAS
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-Family
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The type of use is identified by the legend, and as indicated, within the Corridor the preponderance
of use is retail -commercial, multi -family, and vacant. A sizable area of vacant land along the Creek's
bounding tracts is a positive factor for the planning and phasing of facilities. This pattern of vacant
land, coupled with the ownership pattern, should aid in the public -private effort for development
contemplated within this Study.
The quality of uses within the Corridor is considered an asset, setting the tone for future development
of private property and aiding in the stability desired for the open space surroundings. It is
anticipated future uses will be related to and complemented by the Wolf Pen Creek open space.
UTILITIES
Utilities become important within the planning scope of a facility such as Wolf Pen Creek because of
the possible lacing of the area with underground and overhead facilities which become costly or
impossible to relocate. There are several lines in the Corridor; however, no major problems or
unreasonable expense is anticipated in the implementation of this facility.
Shown on Plate 7 are the underground utilities; water, sewer, Lone Star Gas line, and the overhead
electric lines. Some lines feed surrounding use from the power sub -station located west of the
shopping mall. Water lines are available and service existing use with capability of extension into the
Wolf Pen Corridor for service as needed.
The most serious problem which could be caused by the sewer lines would be interference with
construction in the floodway, requiring excavation; otherwise, recreational facilities can be located
away from underground lines by good site planning procedures.
It is important to recognize that in using matching funds for improvements, the Texas Park and
Wildlife Agency will require all overhead service lines to be placed underground.
17
W,
Utilities
COLLEGE STATION, TEXAS
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Plate7
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7
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Overhead Electrical Line
------------
o
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Nathan D. Maier
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7777,
ZONING
Current zoning of land related to the Wolf Pen Creek improvement influences the future use of the
undeveloped land, as well as its economic value. The project area is within the developed section
of the community and land within the Corridor has been placed in a permanent zoning district.
Several districts have been utilized and the resulting zoning pattern is shown by Plate 8. Analyzing
present zoning is important since it will assist in coordinating and selecting recreational space and
uses for compatibility with adjacent lands.
As indicated on Plate 8, the preponderance of land west of Dartmouth Street from Harvey Road south
to Richards Street is zoned for C-1, General Commercial. This zoning district is designed to provide
a location for general commercial and retail uses serving the entire community. The district will allow
uses from general convenience retail through office, lodging, and major retail uses such as is found
in Post Oak Mall. Residential zoning along and south of Richards Street is for single family use;
however, the present and any future residential uses will be somewhat removed from the direct
benefits of the Wolf Pen open spaces.
-- East of Dartmouth Street, a similar commercial zoning pattern exists north of the Creek. South of
Wolf Pen Creek, two major parcels are zoned R-1 and R-5 for residential use. These properties lie
either side of the Brentwood Park site. Frontage along the Bypass is zoned for C-2, Commercial -
Industrial which permits uses similar to the building material business and office building located north
of the Southwest Parkway.
- The present zoning pattern will allow types of uses to be developed adjacent to Wolf Pen which will
not adversely influence adjacent land use. However, with the land being zoned, it can be expected
ownership along the Creek corridor may have tentative plans and land values assigned to their
_ properties. Coordinating the planning effort with the ownership to obtain maximum utilization of the
private property, and the property desired for public use, will be a major effort throughout the
development of Wolf Pen. It can be contemplated some special considerations as related to zoning
standards can be utilized in the Corridor.
19
Zoning
COLLEGE STATION, TEXAS
0/f �2f�
e e coffldol- sm�/y I Plate8
--7
Z2 u
'N
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A
7
R LEGEND:
SINGLE FAMILY R-1
R— 5 DUPLEX R-2
TOWNHOUSE R-3
R-5 APARTMENTS (LOW DENSITY) R-4
RUD
APARTMENTS (MEDIUM DENSITY) R-5
R—1
-- ----- APARTMENTS (HIGH DENSTIY) R-6
PLANNED UNIT DEVELOPMENT P.U.D
7 C
GENERAL COMMERCIAL C
COMMERCIAL - INDUSTRIAL C-2
_j
PLANNED COMMERCIAL C-3
ADMINISTRATIVE - PROFESSIONAL A-P
A—P
J. T. Dunkin & Associates, Inc.
A-1—t—
P777
Nathan D. Main,
7
OCCO 7
111-11 , a,T rIll III
'77
ACCESS
Access to Wolf Pen Creek, other than through private property, is now available at Texas Avenue, the
intersection of Holleman Drive and Dartmouth Street, and Highway 6 Bypass. This factor will be a
major element in the Plan for Wolf Pen. Unless it is possible for people to easily access the Wolf Pen
area, either by vehicle or as a pedestrian, the maximum use of the facility will not occur. Vehicular
access and parking will be needed for activities generating traffic from outside the immediate area.
Since most properties are zoned for business use, it should be possible to plan shared parking.
When users of Wolf Pen require parking, adjacent businesses will likely be closed unless they are of
a direct service use such as a restaurant.
21
<,:'�i",'" x%..gM: as r., �,,lxs:. r,>�, �'-t �'.<'`'•t':'r m��>'�,�:.�.�:.,, '� ,p _3r ..�uA .`.;., '�;�, ��... t„ ,,
u.,,.G,a�,."��r,,,yy ,�'.�,.3:r, t,.p. .. `�"- ��"�i-�,'�ga;;,.�ra»;u��y ..�- �sm,�:'`�`'`�,c^� �s� x,�,' �e Y. }'���". }✓ x,..,.�: -�
'� 4. �,: .. :� , f-,; ``�,SE. . � v.. : f+�'�< ..� k"' -f'ny� .rk�. ,k,, . ..•z•, , A-<. -.
Development Tools
GENERAL
- Ordinances and policies are written and adopted to address means of directing and controlling urban
development for the entire City. The intent of such documents is to provide a reasonable level of
development while protecting property values and the general welfare of the citizens. A factor of
- consideration in formulating most ordinances and policies involving public works is the original cost
for improvement and the continuing cost for maintenance. These costs often originate with the
developer (unless the project is financed with public funds), with the cost for maintenance and
possible replacement or repair being the ultimate responsibility of the City. In a project of the nature
of Wolf Pen Creek presented herein, current adopted ordinances and policies need to be assessed
for their application to the Plan. If there are alternative means for developing the project in a manner
- which is equitable to the property owner and to the City, these alternatives should be known and
incorporated into present ordinances.
- In this section, an overview is set forth describing the influence those applicable ordinances and
policies will have on the corridor development. Comments are also set forth which are considered
appropriate for adaptation of the ordinance or policy to the Wolf Pen Creek Corridor.
LAND USE
The City's Comprehensive Plan is a policy which delineates by categories the desirable use of land
for residential and nonresidential purposes. The graphic plan illustrates the use of land for the
developed City and serves as a guide in making land use and other decisions affecting the City's
future growth and development.
The Comprehensive Plan has been amended by Council action to reflect future park development in
a corridor along Wolf Pen Creek from Texas Avenue to the East Bypass, Texas Highway 6. This
stretch of the Creek is the area of study in this report.
The types of land use shown adjacent to the Creek by the Comprehensive Plan are a combination
of retail -commercial, office, and low- and high -density residential. The uses are arranged in a
22
.: •�r;.�Z �'<�, si��,. U. �°t'�J"n, R'.4��^ u�NYn4 •�<y 'f::5, �, 4. <64 u' �,�' ;Y L�<�4�?.�%� �' ���W'� „"3`:; �.0e.
compatible manner with commercial emphasis at the major intersections and the high -density
residential use generally adjacent and accessible ro Harvey Road and Colgate Drive. A small area
of low -density residential use is shown south of the Creek.
Since the Comprehensive Plan is a guide for directing development decisions, any impact or changes
which result from this study for a more intense use of land within or adjacent to the corridor should
be shown on the Plan.
Comments
The Wolf Pen recommendations have a far-reaching effect on the use of land
adjacent to and in the vicinity of the Creek corridor. As shown in the following
zoning subsection, much of the land has received zoning designation for higher
intensity retail, commercial, and multi -family uses.
For the purpose of assisting in evaluating a need for more specific development
criteria to assure land use compatibility throughout the corridor, it is suggested
the land use plan in the vicinity of Wolf Pen Creek between Highway 6/Texas
Avenue, and Harvey Road/Southwest Parkway be evaluated based on the impact
of the Wolf Pen improvements. Land use recommendations should be somewhat
specific in describing the intended character of development desired to provide
input for evaluating future zoning decisions.
ZONING
The existing zoning within the study area bounded by Highway 6 Bypass, Texas Avenue, Harvey
Road, and Southwest Parkway is shown by Plate 8. Existing zoning is discussed in detail in a
previous section. Zoning regulations are one of the three more important tools for shaping the
development adjacent to Wolf Pen Creek. Present range of uses in the nonresidential zoning
23
ti,rc: vS
categories within the Study Area could have some adverse effect on the proposed park space if
properties were to be developed for the more intensive uses of land permitted.
Current nonresidential zoning categories adjacent to the Creek are C-1, General Commercial and
C-2, Commercial -Industrial. The C-1 District uses and regulations can be broadly described to
provide standards for office and retail service type uses with commercial uses permitted, such as cold
storage, hotels, mobile home sales, storage garages, bowling alleys and car washes. C-2 District
uses are more intense than C-1 uses and the District is described as permitting light industrial and
heavy commercial use.
Building setback lines in both districts are those normally found for these types of zoning categories.
The fifteen -foot (15') rear yard setback, if used adjacent to Wolf Pen Creek, without discretion for the
nature of park improvements, could have an adverse influence on the park if the buildings were
constructed on the building line with a rear service area.
Wolf Pen is intended to create a community focal point and economic asset. This approach is
certainly beneficial to adjacent properties. Due to the nature of the proposals for Wolf Pen, special
considerations for use, setback, parking arrangement, surface drainage discharge, and other site
development features should be designed to become an integral part of the corridor by bonding
together the adjacent developments in a compatible manner. Therefore, the various regulations and
requirements set forth in the zoning ordinance are not considered totally adequate to insure that the
corridor develops in a compatible and homogeneous manner.
The Project Review Committee has the responsibility to review the site plan for each new develop-
ment. Their function is to fine tune ordinance requirements as they apply to a specific site to
accomplish the desires stated above for achieving compatibility. However, their scope is limited by
a listing of factors which they can impose in their review of the site plan.
24
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. �.� .. cF .. .r.. . ...-: �., ....,...� .. ,,:, .,,r,� s ,�, ,tr, s..,,..{�.<,n_t , ,i. •:C-r•., �:�, ^>:�, , A . �..; >@•a4.., "'-k3r�, i �:�sz> r, ;:v .�... E.Wj�.
x r, ,:., .. �, z,,,. .. w4 ...'N }�.,.,. •'�>trF,x><,...,<.:,..;=',.a, :.�t;,. y,., �'Si:;�X?•�3::;.:�sr h,^s,:,y's�t3;'..cn, �':��°.'%$ �,.�<,� �acnc .',=�6�'.,,,•3 y," :t �"$ `�', '-w�.Yi.
�. ..n.,. ,.y)f�..3u>Nt, �.,:,.,.,:.,..ze,Q•:..cmc.�.:5�:.,.�>...,.�t <wg .:!.,�y.,�"�,4.,<;,.r;..,a� {.,. .,>Io .'�,, .,r4.C.m.> •,;,n Fr,,:�:.r>. .;:,y,,, `�f�."`$�.:,.p,_�<.:".jn: ?, .;,;,, Lr: �Er. s�'e�, � nr .3'.�;
Comments
It is recommended an overlay or new zoning district be prepared for the corridor
area. This tool would address the intent and desired character of development
and types of uses. The district should set forth special development standards
and uses. Developed within the district standards could be a process very similar
to, or identical to, the Planned Unit Development District. The purpose of this
approach is to allow the land developer more flexibility in site development, and
to allow innovative development techniques to be submitted for approval.
In adapting this type of zoning approach, the purpose and intent as would be set
forth by the overlay district definition becomes the principal guidance to the
approval process.
SUBDIVISION ORDINANCE
The City's subdivision ordinance provides for procedures and standards for the subdivision or platting
of land. Prior to development, if property is not separately platted or is not included in a recorded
plat, the regulations of the subdivision prevail. The ordinance addresses various design standards
for platting, among which are the minimum standards for streets, alleys, easements, subdivision
design factors, sidewalks, utilities, and drainage.
In the Wolf Pen corridor, most infrastructure is in place. Except for street extensions, and possibly
a new street crossing the Creek, streets have been completed in the corridor. Standards applicable
to the development of property adjacent to the Creek include easements, a possible need for
alleyways, sidewalks, and drainage improvements; none of which, except drainage, will significantly
influence the development of the Wolf Pen park area.
As set forth by the Ordinance in Section 8-1.1., "when a subdivision is traversed by a watercourse,
drainageway, natural channel, or stream, there may be required a drainage easement or right-of-way
conforming substantially to the limits of such watercourse, plus additional width to accommodate
25
future needs as determined by the city engineer." This standard required an easement or right-of-
way be established for Wolf Pen Creek. An easement would remain with the ownership of the
adjacent property, but in the case of a designated flood plain, no use for building purposes can be
made of land within the easement. In an easement, it is considered the owner's responsibility to
maintain the easement area. The establishment of a right-of-way would generally conform to the
same limits as the easement, except the right-of-way would be placed into public use and would
become the responsibility of the City for maintenance.
Comments
Since Wolf Pen Creek has a designated 100-year flood plain, it is recommended
a right-of-way be secured for handling drainage for this reach of the Creek. The
right-of-way becomes the responsibility of the City for improvement and would
become public property, both of which are important in the development of the
Creek and adjacent flood plain for open space purposes. If appropriate, through
the zoning process as recommended above, development rights for coverage,
building lines, and other features which a property may lose through dedication
may be restored to the property.
DRAINAGE ORDINANCE
A drainage ordinance can be viewed as an extension of the subdivision design criteria establishing
specific standards and criteria for handling drainage and related structures and their design. The
City's ordinance allows drainageways to be handled in a natural channel such as exists for Wolf Pen
Creek. Many cities have approached drainage in this manner and later found, because of intrusions
and maintenance, this policy creates long-range problems. Ordinances are structured which require
at time of subdivision, in addition to the establishment of an easement or the dedication of right-of-
way, a responsibility for the subdivider to be totally responsible for or to share in the drainage
improvements through his property.
26
Properties along Wolf Pen Creek will have tremendous benefits from the creek's corridor development
as a park. The channel now meanders, and its banks which are subject to erosion, will be placed in
a permanent position and improved with funds from sources other than the property owner. This
factor alone should be a strong incentive for a property owner to participate in the Plan. A significant
cost benefit ratio exists for the private property. Secondly, the character and nature of the project
will have a very positive financial and development impact upon the adjacent properties. This
improvement approach will not and cannot be an approach to all creek drainage problems.
Comments
Although the approach to resolving the drainage problems caused by Wolf Pen
Creek is beyond the criteria of the drainage ordinance, other than the establish-
ment of the 100 year flood plain and certain sizing design criteria, it is suggested
the policy of drainageway improvements be examined.
PARK ORDINANCE
Included within the Subdivision Ordinance is the park dedication ordinance. The ordinance applies
to residential land as it is subdivided to either provide park land or money in lieu of land. Brentwood
Park, adjacent to Wolf Pen Creek, east of Dartmouth Street, was acquired in this manner.
As other properties in this park zone are platted for residential purposes, cash will be contributed
toward the development of Brentwood Park. Since most residential land is platted, this source of
additional funds is not likely to be significant to Wolf Pen -Brentwood Park development.
27
Existing Park Facilities
The reach of Wolf Pen Creek under study in this report will make a significant addition to the City's
park system, when developed. However, the types of facilities proposed for this space will make it
unique and should complement other park and recreational features within the system. How this
facility relates to other park spaces is important to the park system's overall design. Wolf Pen will
function as an independent feature, but the capabilities of linking this space to other features will
enhance the overall park system.
Shown on Plate 9 is the physical relationship of Wolf Pen to other existing or planned park features.
Also shown, in addition to park spaces, are school sites and greenbelt linkages.
A previously mentioned physical feature pertaining to drainage in College Station is the easterly flow
of Wolf Pen Creek, Bee Creek, and Lick Creek. Each of these facilities crosses an underground
pipeline easement lying generally in a southeast -northwest direction.
Further south and situated on the eastern side of the Bypass is Lick Creek Park, a 515 acre park
space now used as a natural park. As shown, the aforementioned pipeline easement contacts this
facility.
Illustrated on Plate 9 is the linkage of most park spaces by natural corridor or planned linkages. As
related to this study, Wolf Pen has the possibility to be physically tied to the Texas A & M University
Campus upstream, and downstream to other existing and possible future park spaces.
Two important park linkages can now be accomplished with minimal expenditures for land or
improvements. Wolf Pen can be tied to Oaks Park by an appropriate pedestrian space in the form
of an easement or right-of-way extending from the park to Harvey Road across from Oaks Park.
Ideally, an underground connection would be better than the surface linkage; however, this is not
be economical or feasible. If a larger drainage opening were required, duplicate use could be made
of the structure for drainage and pedestrian use.
28
Existing Parks
COLLEGE STATION!, TEXAS
W e cr
eek k coffldols-
Plate 9
LEGEND:
Existing and Planned Pa
X
-P,oteniral Greenbelts
J!�
Dunkin
�Inc.
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�dd strian linkage-
t o8entral Park - -
If Pen Creek
�_ Q
\1' Study Area
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The other linkage available to be made without major expenditures is the connection of Wolf Pen to
Central Park. This linkage can now be extended from Wolf Pen to Southwest Parkway. As urban
development occurs south of the Parkway, further planning can be done for continuing the linkage
to Central Park.
The system of park linkages shown on Plate 9 is presented to illustrate possible connections between
the various park and open space areas. Detailed study would be required to determine if these
linkages are feasible and practical. The illustration does, however, show an approach to develop
cohesiveness in the overall system. It is evident two linkages can be made as related to Wolf Pen,
Oaks, and Central Parks.
30
:�
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Master Plan
GENERAL
Based upon the analysis presented in the previous sections, the Plan and standards presented herein
are recommended for use of the space along Wolf Pen Creek . The Plan has many uses and is a
guide to development of the Creek's corridor between Highway 6 Bypass and Texas Avenue. Among
others, the Plan can be used for directing land development, land acquisition for park and open
space purposes, guide for grant applications, and most importantly, a plan which ownerships along
the Creek and interested citizens can support for creating an unusual and unique open space for
College Station and the region.
Plan elements presented in the following text include drainage, park and open space plan, planning
elements, and implementation.
DRAINAGE
The primary purpose of this Study is to address and analyze storm water drainage for the reach of
Wolf Pen Creek between Highway 6 Bypass and Texas Avenue, and based upon this analysis,
formulate a plan for open space use for the Creek's floodway, flood fringe, and adjoining space
when appropriate.
In accomplishing the first step, a companion study to this document was prepared in March, 1988
entitled, "Flood Plain Evaluation, Revised Existing Conditions on Wolf Pen Creek and Tributaries." The
report was prepared by Nathan D. Maier, Consulting Engineers and summarizes the hydrologic and
hydraulic investigations completed for Wolf Pen Creek and its tributaries in the identified reach. The
report further provides detailed flood plain information based upon hydrologic conditions existing in
the watershed today and serves as an update to the Flood Insurance Study published in 1981.
The limits of the floodway, as determined by this report, are shown by Plate 10. For comparison, the
existing Federal Emergency Management Agency floodway is also shown. The 100-year flood plain
boundary has served to define the limits of the initial study for open space purposes. These limits
are the minimum, less any reclamation of flood fringe, which should be preserved as permanent open
space and used either for passive or active recreational purposes.
31
Floodway Comparison
COLLEGE STATION, TEXAS
wo/f per creek
corridor study
T
-Lid TAOu CA-
PAWF, ROAD ScATE HIGINAY 30
I rV, 5-21
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LEGEND:
F.E.M.A. Floodway
7 Revised Floodway ..®
- ----- Cc
J. T. Durkin & Associates, Inc.
Url.. PI ... I., L.—C Arcl-ct—
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Nathan D. Maier
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Sou-,IWEST
PARKWAY
+>'�.��y. i�5�.,•i��,.%�`"; ° v�'�e Y�� � :a>"-�`�ll�sa "Y�' �.. ��..,, . . � ..�. a;�,:,s°�r�?�� ?� � �w.x ��rag� 4 a�� �.v„
Plate 11 illustrates a comparison between Nathan Maier's study and the existing F.E.M.A. for the 100-
year flood plain.
PARK AND OPEN SPACE PLAN
On the consultant's proposal, this plan element identified specific tasks to be accomplished:
conceptual plan, park program elements, schematic plan, park plan, and design recommendations.
In the following discussion of the Park and Open Space Plan, each task is presented in the sequence
discussed with those groups involved in formulating and approving the planning elements.
Core Concept Plan
During preparation of the drainage study, and as initial data was being developed concerning the
hydraulics and hydrologic conditions, a conceptual plan was prepared as shown by Plate 12. This
plan recognized certain conditions previously identified.
Wolf Pen Creek has very sensitive soils subject to erosion. Through time, the Creek's alignment
appears to have changed in various locations. An example where significant erosion continues to
occur is upstream from Dartmouth Street where minor excavation was done to slope the bank and
improve channel alignment. Influencing the problem of erosion of soils within the floodway is the
higher velocity of flows during periods of storm run-off.
Illustrated on Plate 12 is the floodway and floodplain, a series of small lakes, and areas within the
flood fringe where it is considered reclamation can generally occur, if desired by the property owner.
As previously mentioned, the minimum width for the park and open space area should be the
floodway and flood fringe. The conceptual plan recognizes those areas possible for reclamation,
thereby leaving on either side of the Creek, an area (as shown on Plate 12), which can be utilized for
passive recreational purposes. Incorporated into this space to better manage the Creek channel
under normal conditions is the spacing of smaller lakes between Texas Avenue and the By-pass.
34
Core Concept Plan
COLLEGE STATION TEXAS
wollo,pw creek aoffldor,,�
Platel 2
L+
4—_ - I-
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7
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Visual Access
IN
IA� --- - - - - — . __j L
I HARVEI RORD STATE HIGHWAY 30
41,
L
TAMU
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HOLLEMAN DRIVE
- ------- II Overlook Area
C] 19
Pedestrian 4��ess i�
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T
-_ L�
1 Pastrian Access
id.
A.— DRIVE
Park Linkage LEGEND:
7 Focal PoinI Wawa
so• Hike and Bike Trail ---
Walking Trail
la
Proposed Lakes 00
Access,
Reclaimable Land E3
Non -Reclaimable Land EM
�7Z
T
Park Linkage
Developed Land El
-J 1--,7/ \7 I i e
Floodway
- ---------- ----
RI ... 1.a L.Rd ..... .. -—rur.
J. T. Dunkin& A—ciatee, Inc.
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SOUTHWEST PARKWAY M
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�'g?'."�v.. .S:'°'ts i�`� t•S •fl „.t, :N- ��k'n" ' Sr" � �-`Y"bi,:' � A �`" a v:.. i" .?u,.d ,f
�` r,;,. ': t��" '�.�`° .,�:N.r� � ��;�' ..� :��-, •' ,,y�� .,,.�:; ��.r;��i: ,tti °>kF �ss�� . ;t� ...£ k..,, 4 ,, � �. `�`�,:. - � w
Lit, ,.,3 .� ;_ .-m �' -. a.;�zr�..��,�,•ag �.��.,: ,.,ea :�s.....�,-3� �•,,°..� �r�s..•�s%�?�=5,�':'����'.^.�,,.;4.,s�;�'�.;��w, s+'m,`, w
The lake features were selected in lieu of no channel protection or protection through stabilization of
banks and critical points with some type of feature such as concrete lining.
Incorporated into the open space is a trail system between the By-pass and Texas Avenue. This type
of improvement would be the minimum improvement since a preponderance of the trails would be
within the floodway and capable of sustaining damage from flood waters. This approach handles the
basic needs for drainage, serves a passive park function, and stabilizes the drainage corridor.
Park Elements
Initial program elements were presented for discussion during presentation of the conceptual plan.
The range and type of elements were those normally used in a passive area as defined above. Other
elements with increased spatial requirements were also discussed. Because of the Creek's setting,
these elements could easily be incorporated into the park design by acquiring additional land
adjacent to the flood plain. From this discussion evolved criteria for showing an expanded area
beyond the basic core concept.
Schematic Plan
The schematic plan, or conceptual master plan, as shown by Plate 13, illustrates the scale relationship
of park elements to the site. The plan expands the core plan in various locations to create space for
activities and building sites which complement the Creek corridor. The following are major plan
features:
Beyond the flood plain limits between Dartmouth Street and Highway 6 Bypass, south of Wolf
Pen Creek are two special areas; a botanical garden and a community activity area. These
spaces are located on either side of Brentwood Park, which will have specific neighborhood park
facilities for service to surrounding residential uses.
Shown is the extension of Colgate Drive from Eastmark to the Bypass. This extension has two
important features: (1) it provides a continual edge for defining the southern limits for the park
space; and (2) the ultimate one-way service roads along the Bypass will create difficult traffic
36
Conceptual Master Plan
COLLEGE STATION, TEXAS
woll`�mwcreek corridor o md,
Visual Park Access
Stallings A—, Extension HARVF no^' 31-111-1- �G.H'4111� o0
4
Nature Traits -
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SN
1111011111011101111 7 — _. - — "\ �.' % %;!' ..�� aaa._ - :4;� Pap°.tea.°— a;,.�//
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LEGEND:
�/x
-Botanical
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COLGATE Er Parking Areas Li
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Developed Areas El
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Private Use Areas
i Proposed Pu
blic Use Areas
----- --------
'01! Wvity�ea: nm Ac
J. T. Dunkin & Associates, Inc.
7- J`1=14
Nathan D. Maier
f T C.-ItIng E.g- 1-
,a
'a, hberhoodft�Fadrfflea
Chain Lakes
L
Plate 13
LOM
patterns for access which can be alleviated by this extension between the park space and the
Bypass.
Extending south from Wolf Pen Park at Colgate Drive and Central Park, is a pedestrian linkage
to Central Park. This linkage would occur along existing street rights -of -way a short distance
beyond Southwest Parkway. From this point, as the vacant land develops in the future, planning
must recognize and provide for continuation of the linkage to Central Park.
The community activity area indicates various types of park and municipal uses identified during
discussion of park program elements. Each use is appropriate for this location, but it is
recognized further study to determine demand of the facility and timing is required for several
of the uses identified.
A major park element shown west of Dartmouth Street is the native arboretum which
incorporates a nature and study center, and nature trails. This particular section of the study
area has the most pristine appearance along this reach of Wolf Pen and contains many
significant trees. The flood plain is exceptionally wide within this section due to the topography
and the influence of storm drainage discharge into Wolf Pen Creek from the tributary in Oaks
Park. Though the floodway generally extends to Harvey Road, the land adjacent to Harvey Road
is shown to be reclaimed for private use. It is recommended this area be acquired for
preservation of the natural environment.
Along the western perimeter of the native arboretum, Stallings Avenue is shown to extend from
Harvey Road to Holleman Drive. This connection will provide an additional route for traffic
circulation between these two streets and will provide access to Wolf Pen Park from areas north
of the study area at a controlled four-way intersection on Harvey Road. The method by which
Stallings Avenue crosses Wolf Pen Creek will need further study before construction to determine
the most feasible method for crossing.
Development of private properties adjoining the park has been a major consideration during the
preparation of this study. A public -private approach to improving the corridor has advantages
for both the individual property owners and the City. Examples of uses envisioned to be built
39
dry
on private property with their orientation to the park and passive spaces are restaurants, garden
offices, galleries, and other similar types of uses. As shown on the conceptual plan, locations
for this type of development would be available on vacant tracts along Holleman Drive between
the Bypass and Dartmouth Street, and either side of the Creek westerly to Texas Avenue.
Illustrations 2, 3, and 4 show the character of development to be achieved. There should be
opportunities on each site to maximize views of the open space, some of which may be afforded
by building line variances.
s Focal points which would be designed to place emphasis on their locations are shown on Plate
13 for Texas Avenue, Dartmouth Street, and the Bypass. Since lakes are indicated to be
adjacent to each of these locations, a feature which can be included in the design would be
lighted fountains in the lakes. The difference in grade between what would likely be the water
surface elevation of water bodies at both Texas Avenue and Holleman Drive with the tops of
adjacent banks will allow interesting retaining structures, possibly of rock, to be built to retain
banks. Stairs would provide a means of access between the bank areas and walkways along
the water.
® The trail system in Wolf Pen Park can be extensive, and as shown, be devised to fit specific
needs. The continuous trail system throughout the park is recommended to be of a permanent
surface such as concrete, and be of a width adequate to handle maintenance vehicles. As
shown, this system illustrates pedestrian linkages to Oaks Park, westerly across Texas Avenue,
and to Post Oak Mall. Other trails, such as those shown in the native arboretum, are suggested
to be of natural materials and marked for alignment throughout the area.
The schematic plan, or Conceptual Master Plan, has used the Core Plan as a framework to which
other desirable park elements are added to enhance both the park and adjacent private properties.
Generally, these features are located in spaces outside the 100-year flood plain. The Conceptual Plan
was the basis for further study and delineating more specific detail of spaces on the graphic Master
Plan.
In a perspective sketch, Illustration 2 indicates the character desired to be achieved using water
areas, pedestrian and landscape treatment.
40
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r,,�`.,;���•�Y,.t �.,,F;a•i�,v:-;: �:� .:z,: i,�. ,. �.. c^;`X^�,��'A'�,�;��:�a�,��,.�ti 7�' ��> •a. �' ��a -�.""'�� e� • •s
.� �.q,
floodway flood fringe
(w
.l area for development
— � floodplain
ILLUSTRATION 3
TYPICAL FLOOD PLAIN DEVELOPMENT - FLOOD FRINGE RECLAMATION
Some areas within the flood plain can be economically reclaimed by filling, after approval is received
from the City to make such fill. The above cross section illustrates the use of the fill area and how
private development can be related to park space in an advantageous manner. Maintaining a natural
creek setting with pedestrian walkway, lighting, and landscape development of edge areas can be
achieved in Wolf Pen Park.
41
s
4a floodway flood fringe area for development a
floodolain a
ILLUSTRATION 4
TYPICAL FLOOD PLAIN DEVELOPMENT - NO RECLAMATION
As indicated by the Core Plan, some areas along Wolf Pen are anticipated for reclamation while other
areas are not. For those spaces where no reclamation will likely occur, the treatment of the flood
plain can be done in a manner shown in the above illustration. The natural setting can be preserved
while introducing park features to provide functional use of the open space.
42
vY...:✓� ....rua ....�...i..,...+J R i _ .. i_.w...,.....wmv.....«.v_....vw�...�w«.�++w....._.a.... ` ww.w.�u-......u.u.v.........�.W...a..... ...waw.� ',. r, �, N�
x.S:hV.✓.w:.r
Park Master Plan
The Wolf Pen Creek Master Plan shown on Plate 14 illustrates in graphic representation, the various
program elements set forth on the Conceptual Plan. Specific features are suggested for design into
final development plans. Examples of such features are detailed for the Botanical Garden,
Community Activity Area, Brentwood Park, and other areas in the Park where special features are
important elements for implementing the Conceptual Plan.
The relationship of plan proposals to the existing floodway and flood plain can be identified by their
location in relationship to the lines shown for these limits. Additional lines shown on the Master Plan
not previously discussed are the minimum and secondary reservation lines.
Before implementing any drainage or park improvement along Wolf Pen Creek, the City must obtain
control of land within the floodway and floodfringe and appropriate areas adjacent to these
boundaries, as indicated by the Master Plan. Land is expected to be acquired by three methods:
A minimum amount of land will be secured to satisfy requirements for drainage. The acquisition
of this land will be through ordinance requirements for dedication of land as an easement or
public right-of-way for drainage purposes. Once this land is secured to satisfy the drainage
needs, park improvements as shown by the Core Plan could be implemented. Limited
improvements can be done within this space and would be subject to inundation.
A second method of acquisition is shown on Plate 15 by the minimum and secondary reservation
lines. The premise for the method of acquisition by dedication of these spaces is based upon
the economic value added to adjoining property by the adjacent park development. The value
consideration is based on two factors: (1) once the flood prone land is placed in municipal
ownership, it becomes the responsibility of the City to bear the cost of the drainage improvement
and to assume the obligation of continuing maintenance for the drainageway, as well as personal
liability. This transfer of ownership relieves the property owners of any financial obligations for
drainage improvements related to their properties and assures property stability by creating a
defined and controlled course for run-off with elimination of any further erosion; and (2) the
enhancement of the adjoining private property by the park improvement, in lieu of, a natural
43
Platel 4
Wolf Pen Creek Master Plan
o
�
_
_
..... .... ------
--
---
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--- -------- _--- —
—�
�—
Al"
Minimum and Secondary Reservation
COL-EGE STATION, TEXAS
wolf e cr
eek k ooffldol- 'gf#dy
W tar Fee.,.
Park Entry Identification Sig.
• Parking Lot
• ftbk/P,It. PI
pi.ri: Shelia,
Parking Lot%Zlby
Park Entry 1-U.. sign
? S.i"Urg Or.M.S. Way
-4IIEY,,11A[i STATE HICHWAI SO 'Z
21
e-,
_4
3 A
7, ------- I
"W peff—im Aria and Wt! Co.".,
OLF
HLEMAN DRIVE A i I �
A=hAhaatar
Picnic Shelternt
ro—,
T,.
Nature7'S ..... i"' "a
Net— Stud Cart.l.—
"o, P.Y.-Erby'ld-bli-fi.. Sig.ox Man Wa?.r F. be
W. and Pke Tlat. Park Erity, S61
Water Slphe.
„�, ! _
ed
Plate 15
Secondary P.d..bi Circ.l.nion
Moral and Bot..I.W Gerd..
Observation Plaza
• Entry and Gift Shea
%Entry Lore
• Neighborhood Park Open Space
I - Palling Let
Community Crdor
LEGEND:
Minimum Reservation
Secondary Reservation
J. T. iInc
� .
.. .nieLa.d.-p.CiateS
Nathan D. Maier
e—un.n.
OF
drainageway or an improved channel. In addition, the City has a continuing requirement to
maintain the adjacent park space which further provides visual enhancement for the adjoining
properties.
1. The minimum reservation line describes a band twenty feet in width lying adjacent to and
outside the edge of the floodway. This space will permit, as a minimum, trails to be placed
in a manner where they are not subject to constant inundation.
2. The secondary reservation line defines spaces between the minimum line and an identified
physical feature which would limit the use of this space for private development.
The third method of acquisition is purchase of land. Unless dedicated, land beyond the
secondary reservation line is anticipated to be purchased. However, in some situations, land in
this acquisition category may be obtained by both purchase and dedication as a result of
negotiation. Negotiated value can occur where the benefits of the park space and/or
improvements contribute significant enhancement to the private property, or through application
of development standards, benefits are gained of equal value to land dedicated.
The Master Plan has several benefits, as previously stated. An additional use of the Plan is a guide
for drafting and adopting final plans for section or phase development. The Plan, with criteria set
forth in this section of the Study establishes the guidelines for acquisition and development. A
recommendation for a general set of criteria for development is set forth in Appendix A. As
discussed, the minimum development would occur within the floodway. Creating the series of lakes
shown on the Plan would occur within these boundaries. The lakes are the major drainage and
aesthetic feature in the Wolf Pen Park development.
Specific improvement costs will be determined by actual construction and the phasing of develop-
ments. In addition, support by property owner dedications and through monies as gifts or
endowments will influence the overall costs. To provide general guidance, a cost estimate of land
and facilities shown on the Plan was prepared and is detailed in Appendix B.
46
When the initial project is determined for construction, various long-range decisions will be made
along with those immediate decisions concerning the identified project. The type and nature of
construction features, equipment, and appurtenances involving paving, lighting, fixtures, and similar
features, will be made. Therefore, it is important to select features which can be used throughout the
park. They need not be identical for an item, but complimentary. It is anticipated many of these
decisions will be made when the grant application to Texas Parks and Wildlife is prepared for the first
project.
Recommended Development and Design Standards
Lake shore treatment, drainage channels, appurtenances involving hike and bike trails, park fixtures,
and similar features are illustrated below. These recommendations are intended to assist implementa-
tion of the Master Plan and create an overall character and theme for Wolf Pen Creek.
■ Drainage Channels - Design and construction of the drainage channels will have immediate
impact on the overall character of Wolf Pen Creek. As discussed in the development of this
plan, concrete lined channels and side wall slopes, as shown below, are to be avoided.
ffi1ri1% F
concrete side walls
concrete pilot channel
Concrete Lined Channels and Side Wall Slopes
47
The following recommended channel designs illustrate the character proposed by this study.
Final channel treatment will be determined in the design phase with supporting soil and hydraulic
reports.
YA
Aj I
1
4 to I side slope
backwater
gabion wall structure
natural channel bottom
Gabion Channel with Natural Bottom
X
Ir
plant
maintain 4 to 1 slope
slopes in excess of 4 to 1
stone faced retainir
backwater
concrete pilot chanr
Stone Wall and Concrete Pilot Channel
48
.11, Sim
OWNS', �
I
4 to 1
gabion
backwater
4 to 1 grassed slope
pilot channel
with stone faced walls
Gabion Wall and Concrete Pilot Channel
Earthen Channel
49
>, ..,.r,., l „„,,„<�....., ,. .<L'.%$5:: �, ,r�,, ,, ,n�;, ,,� z�:t: :+,Ff,,;'.. ,�.+2.ac�. w�h.)tt3": �•1 .. .. c'i;�+��",'��`�^,'Y \t
Lake Shorelines
The lake features will have the greatest visual impact on vehicular and pedestrian traffic and will
set the overall theme of Wolf Pen Creek. The following sketches are intended to guide lake
development and create an image and precedence for future development.
4 to 1 maximum grass slope
water surface
Grass Shoreline
safety ledge ,
grass slope
retai
Gabion Shoreline 9a wall
st uctu
wall structu
f water surface
stone faced ]
concrete retaining wall
Stone Wall Shoreline
water surface
50
YOKI EVERY,
Hike & Bike Trail
The Hike and Bike Trail is one of the maximum longitudinal slope of 5%
most important elements in the park, broom finish
reinforced concrete
it links together sections of the park,
provides access for park maintenan-
ce vehicles, and is the primary mea-
ns of moving people along Wolf Pen 10•-011
Creek. The trail must also be durable
and able to withstand flooding conditions. Concrete provides a surface which will withstand the
traffic and flooding conditions whereas other materials, such as cinders, pavers, or stone create
maintenance problems for the City.
Bollards
Park bollards will guide and direct vehicular and pedestrian traffic in the Wolf Pen Area and link
various sections of the park together. The bollards should be clean and simple in design and
easy to reproduce because of the proposed development schedule for Wolf Pen Creek.
smooth precast
concrete bollard
CPU
typical wood
bollard
51
Retaining Walls
It is anticipated that retaining walls will be required in various sections along Wolf Pen Creek as
the park develops. Concrete walls with stone veneer have been proposed, along with dry stack
stone walls to enhance the character of the park and blend with the proposed shoreline and
channel improvements.
- 4 1 4144 � *'� ...
IVI;
o.1T
11�1111'i
stone walls to be used in highly visible areas
Park Benches
Park benches are of significant im-
portance because of the physical
contact park patrons will have with
the bench. Benches will also link the
park together and begin to set a
theme for the Wolf Pen area.
i
52
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.a . .,h,A; .y,=P �.,. ..x.� '. ..�>,�. '; ^r>•�e`,2*..�.gP�., 4-iw.�`,y��;a ,v�t,,. ;a,7'�� . k.,n.;�*., �„i:hx, ..h, "'� r: �., ...a;;�.:s �,�r;,K: �� �,�5 '�s, b'�
,...,•.. ....,.d- F., ,. t.-tiu %`ry.':'."� .,,. ,.;`;�"s� .:�„..� =Wa �;.. yam .�.s .--,;r�:$.; ?,. , SG.. , a
... .: ,.c«<.: ;K gr'?K. .ny.^ �;. ,.,>_.,.;��•,.. �, .. �>^�>. .*3���`�K�,.�;,.x:G _*:.<:•;<'ef'Y.;, ..a�,. .,.;�,,,� ::•::�. � ri�,;, rc"�1is'..N:`s. t.. ^'s^�Q�`.:� „;�. .��
��f.xx>:,,�,i.,s,;.rw,.,.:,srz;... �.s:xo_o�*;�i5��,.. ,., ,,:'�: >.....,. e. m.`t��".., ,�:�z .a., s:�:�t."'rtr�.g;�r";:,,�.... �.x`:.. _..•aw: ,.;c•,:��f ;; o:,n,. .x ^- .,.'..orb .'i° .�i,.
■ Bicycle Racks
a
PLANNING ELEMENTS
Because of the high bicycle
traffic generated by the Univer-
sity, bike racks are of impor-
tance to the overall scheme of
Wolf Pen Creek. The racks
should also be clean and sim-
ple in design to blend with oth-
er site amenities in the Park.
Typically, these would be sta-
tioned at primary access points
to the park.
The Master Plan identifies the nature and character desired to be achieved over the development
period for Wolf Pen Park. However, other influences will also tend to shape the corridor development
and, likewise, the Park. The external forces brought about by land use, zoning, site design standards,
and subdivision development can have either a positive or negative impact on the Park. It is
important for the City to have input, but not strict control, on adjacent land development. In many
cases, this input can be beneficial to the private property owner if various standards can be adjusted
to benefit his development. Creating these incentives by the City can become difficult and somewhat
limited; however, any approach, concession, assistance, or cooperation which can be achieved in the
development of Wolf Pen Park is considered beneficial to both private and public entities. Each of
these elements were previously examined and discussed, and the following summarizes approaches
and incentives.
53
Land Use
Land use adjacent to Wolf Pen Park is probably the single feature which will cause private
developments to complement the Park area as opposed to being a negative feature. Land use
has such close relationship to zoning, it is difficult to cite specific incentives. It is recommended,
as an addition to the Land Use Plan, study be made of the recommendations for use of land
made herein for the Corridor Study Area between Holleman Drive and Harvey Road, and between
Holleman Drive and Colgate Drive from Highway 6 Bypass to Texas Avenue. It would be
appropriate to adopt this Plan, as may be modified, as a part of the Land Use Plan. Possible
description of (1) the intent of the Park, (2) types of adjoining uses, and (3) the alternate
approaches to development of private properties to create land use basis for zoning decisions
which can implement ideas set forth in the Plan amendment. No specific incentive other than
creating a legal basis for any special zoning is derived from this effort.
Zoning
Most property in the Corridor Study Area is zoned C-1, a district allowing a wide range of
commercial uses. The following recommendations are made for the Corridor:
Create a special overlay district for the Corridor Study Area which establishes separate
development standards by categories of use for permitted uses in the C-1 District. As an
example; restaurants, offices, and other identified uses termed more compatible with the
park development would have a separate set of standards in comparison to more intense
uses such as, commercial garage, mobile home sales, or other similar types of uses. The
overlay district would tend to be more restrictive, but it would assure developers who are
interested in making an investment in a special environment some protection against those
uses creating a negative impact.
2. Within the overlay district, standards for building setback, parking, signage, and landscaping
can be scaled to the specific categories of uses formed for those permitted uses within the
C-1 District. An additional tool for providing flexibility and creating incentives in the
development process of the corridor would be to use the C-P.U.D. standards, or modified
54
, r,.., ,.et- „ _ ne �• d^, ,. ,v„ .�n, ».,., .J.e_, .,, 4 ., `,.,..,. -Y.; �....: .�. ,.:,., .�,a,. ,......,. , .F., ..:f.:��Y"k',�r s o-�2�',;:z �x'''>w .�. :., . `� ' .�rr„
. , . ,?. ..w, .,.. 1, .,.. .5 ... ,. r.r ...3,... .. 3C ...,, .4, a...>.... ^,. e ...¢� .. *. r.> .'.+; p..* -::Y.: r:',.T,i.:Ir. .�y�fr�.. .if�>:�q•. �2,5�':i „3`h. S,.;Fi; � .�zn. .
, <:. ..:.. . .. .... .. .. ....: ..... .... .. ..s. w,..,, c.'.� t ... .z>, .., .. i. ,.,.., >. �•`'��^,` .k; �:;3,°;'." r.€;r ,Son �"�,
requirements, as a part of the overlay district's approval procedure. This process should
build alternatives for site development into the owner's planning and the City's review, as
well as how specific site requirements could be changed but still meet the intent of the
Ordinance.
3. Other incentives can be created bytransferring development rights from property dedicated,
setback reductions as related to common boundary, and granting by owner a perpetual
open space easement and using this space as site area.
Design Standards
Another alternative is to modify the development standards for the C-1 District to create design
incentives. These modifications would involve the parking, site plan requirements, and landscape
section of the Ordinance. The recommended incentives are in Appendix C. It is proposed the
incentives be used as negotiating points in reviewing site plans.
If an overlay district is selected as a means to increase interest in the Corridor, design standards
can be developed within the district to address site development factors such as: design and
location criteria for refuse container areas; building line adjustments; customer access and
service access coordination between sites; special sign provisions; and other factors to assist
in creating a harmonious site development with adjoining properties and the park space.
Platting
Review of the subdivision ordinance did not indicate any significant incentives can be created
to be beneficial to the Wolf Pen project. However, it does appear the dedication of land for
drainage purposes with the improvements costs for drainage facilities handled by the City is a
major property owner incentive.
55
Implementation
IMPLEMENTATION
The Wolf Pen Creek Master Plan includes a variety of park related uses and areas, and spaces for
public building facilities. The Plan's design brings together these features in a manner where facilities
are complementary to each other and are adapted to the topography and natural features found in
the corridor. Additionally, the intent is for the park development to encourage and blend with future
use of private properties where park land will contact these adjoining private properties.
Implementation of the Plan will likely occur in phases because of the size and nature of the planned
facilities. The first step to be accomplished is securing appropriate land to begin development. As
a minimum, it is recommended the floodway be secured for construction of the lake system in either
the eastern or western section of the project. If the system is built in stages in either section, all
floodway land should still be obtained or a definite commitment made by the property owners to
allow control of the drainageway by the City. As discussed previously, a twenty -foot strip is proposed
for acquisition adjacent to the floodway. This land, too, should be obtained during the initial phases
of final planning for the first project.
Acquisition through dedication of the floodway in either the eastern or western section will allow
implementation of the plan elements shown by the Core Plan. Since the floodway has no
development potential, therefore minimal economic value, it would be a reasonable gift by the
property owner in return for the enhancement resulting from the proposed drainage and park
improvement. A similar position can be taken for dedication of the reservation strip in evaluating the
benefits to the adjacent private properties.
For land acquisition beyond the reservation strips, limited dedication can be expected through
negotiation of site development criteria during the zoning administration process of site plan review,
either under the suggested overlay district, C-P.U.D. or present site plan review by the project review
committee.
The first project should indicate very strong emphasis on the project's desired character. As an
example, if joint agreement is reached by property owners between Dartmouth Street and Texas
56
....'�a*.,..b...., x :5 :;��;�'. - .,� a. ��Kuaz•. a.:: '.'-�sv;ay ,' r-�`�se;>�"r" ';�v�ts `y��-�s'�•;a°w j�:;ti^.� n:,T�< ,�za ,�,K:..c _r.e„a_, ..
Avenue, the details for development features in the corridor at either of the thoroughfares should
make a strong design statement for the purpose of creating further property owner -citizen interest.
As planned, the first project is proposed to be submitted to Texas Parks and Wildlife for a matching
grant; the dollar value of the match being determined by the appraised land values of property owner
dedications and any monies from municipal sources. The limits of the project would likely coincide
with the boundaries of dedication either side of the Creek. Once the initial project is completed, the
process can again be repeated for obtaining future construction funds. This grant process with Texas
Parks and Wildlife has been a very beneficial and successful method for many cities to fund park
projects.
The following describes the recommended may steps to be taken by the City for implementation:
1. Property owner dedication of floodway and a twenty -foot strip within the flood fringe
2. Acquisition of any additional property needed for the project under consideration
3. Preparation of a final development plan for the first phase of the project
4. Submission of application and plan to Texas Parks and Wildlife
5. Upon approval of application, prepare project contract documents
6. Bid and construction process
7. Repeat process for second project
Implementation Funding
Methods for funding capital expenditures can be from a variety of sources. Using these sources in
combination with each other as compared to straight funding from one municipal source will be
57
beneficial to the project and to those properties within the corridor. The sooner the project elements
are completed, the sooner value is added to properties adjoining Wolf Pen Park.
The following describes those methods considered applicable to produce revenues for project
expenditures:
1. Tax Increment Financing - The Tax Increment Financing Act of 1981 set forth legislation
permitting municipalities to create reinvestment zones for the purpose of qualifying for tax
increment financing. The Act describes various requirements for the formation and operation of
the tax increment financing zone, among which are specific plans for assessment of zone
conditions, defining projects, and method of financing improvements during the life of the Tax
Increment Zone. The limit of the Zone is the geographic area defined in the local ordinance
adopting tax increment financing. It is within these boundaries where the tax increment is
applied to specific public or private development or redevelopment projects.
The tax increment in any single year is the amount derived from the assessment of values
- between the base year and the selected year. The value of the annual monies from this source
is based upon the continuing improvement of property and the assessed values within the
district.
2. Tax Abatement - Article 1066f, Property Redevelopment and Tax Abatement Act of Texas is
intended to instigate an agreement between the City and private property owner, calling for tax
exemptions for property improvements in designated zones, in combination with specified capital
improvements to be made by the City.
Areas to be considered as reinvestment zones must meet certain criteria established by the Act.
For example, the area must "...constitute an economic or social liability..." and, "because of ....
-- deterioration of structures or site improvements, or other factors, substantially impair or arrest
the sound growth of the city or town."
58
� c, .. �. ..;�•.Yq .y<,J, a > '�' live' .;� .i�'�'s ?.'>`r�•'s,� .:c
�. x.._z _ .._.., ,< �`..• x. . . -. ,a z,$>: s:1�a� ti `� � rk �'� v�m.'A.gs:,:.0 . >`fs,.. ,3' , ''?
..,. ;i .. wo, .....,� ... `L �`, .: ,. ,s a ... ,.: w.:-",�,^ .', �4a�a ., -r;; �x:' `�: >_, a�(�'e G^ft x . %,D `s �.4::.�� u&:`?r y,� •i'��i'nns�2•n„ .,i
�y
,N.
This form of financing is beneficial to the private property and should be an incentive for
development.
3. Municipal - Funds derived from this source would be for specific public projects and be from
bonds, warrants, or general fund sources. Bonds or warrants obligate the city for repayment
over a fixed time period. Money to amortize park improvement bonds would have to be from
an obligation tax source.
It is possible to retire the bond or warrant debt with annual funds from the tax increment source, if
a district is established.
Improvements funded from annual budgeting can be made available; however, capital outlay funds
from the operating budget would normally be in smaller amounts and would not make a significant
contribution.
Because of the scope and size of the Wolf Pen project, it should be planned to use the bond source
as a method of providing funds for improvements.
Voluntary Land Dedication
This source of support can certainly be a major factor in implementing the Plan. Dedication will not
require municipal funds for purchase of park land. If Texas Parks and Wildlife is involved, the City will
receive money of equal value to the dedicated land for construction funds. Voluntary dedication, as
previously stated, should occur for the floodway and non -reclaimable flood fringe.
Land outside the flood plain may be dedicated by the property owner, or purchased through the use
of funds given by a community benefactor.
59
r
k:......,.r,;,.„was.... �....: .... : ..........'�.. ,,a..., .,., .:. w.,x.,,,r ..
Texas Parks and Wildlife Department
This method of funding from a grant source has been previously discussed. The Texas Parks and
Wildlife Department will assist cities, if chosen, based on a competitive application by: (1) matching
in dollars the value of land owned by the City in fee simple or land which is committed for dedication
to the City; and (2) matching dollars for city funds.
Once in the Texas Parks and Wildlife funding process, the City can construct considerable
improvements in a relatively short period of time. The nature of the Wolf Creek Plan would likely be
a very competitive project for being selected for funding.
MAINTENANCE
For the purpose of formulating maintenance costs, the City staff prepared an operational cost analysis
for the project at the time of completion of the preliminary master plan. Since maintenance is a
continuing cost to be funded, this item, too, becomes a part of the master plan consideration.
Appendix D sets forth the documentation of maintenance costs as researched and developed by the
City staff.
[*f
y
Appendix A
DEVELOPMENT STANDARDS
The purpose and intent of the Wolf Pen Creek study is to provide a drainage plan for the Wolf Pen
Creek, coupled with seizing opportunities for park and open space use. The park development is
proposed to complement adjacent private property and its future improvements. To further achieve
_ the purpose and intent, the following general recommendations for corridor development of private
and public property are proposed for adoption and guidance. In achieving this purpose, open space
areas are created for active and passive use, and much of the Creek's natural setting is being
preserved.
DRAINAGE CRITERIA
1. Preserve the natural setting of the creek while conveying the 100-year flood waters of the fully
developed Wolf Pen watershed in a natural drainageway in lieu of a manmade channel of
concrete or similar material.
2. The initial acquisition is the floodway and the minimum reservation line. The floodway and
minimum reservation line is recommended to be dedicated to the City for drainage and public
open space use.
- 3. In the event the developer does not dedicate the floodway and opts to bear the cost of the
drainage improvements, the developer shall improve the drainageway and maintain the
floodway to City standards. These standards may include: (a) cleaning and removal of
brush; (b) bank stabilization; (c) erosion control; and (d) no extensive channel work.
4. The developer, or property owner, may reclaim the flood fringe subsequent to reclamation
plans approved by the City Engineer.
!.. ., n ., . ., s , r .,✓1` r � s,. .. r„..., .. .. ., rF . � .. .. 2. �, ,�,,y^' ev':. +;sr ..40,
,.. .>,Y .. r, .. .. ..r \S. .. ., .... w,,, .r.i.,,v v,,,.. ¢ >._„ .;,,.>, ,,. ..,<. x. ..!. •:�i'`:'4, u:�»n :x, >„.s �,�.,.:a
5. Flood fringe areas not reclaimed by the developer may be acquired by the City though
dedication or purchase at market value for flood plain land.
DEVELOPMENT STANDARDS FOR PROPERTY ADJACENT TO THE WOLF PEN PARK
On -site lighting shall be positioned to reduce glare and undesirable light. A listing of
acceptable fixtures and lights will be made available. Sodium lights are not to be used in the
corridor.
2. On -site trash collection points shall be identified on the site plan. Owners shall be
encouraged in the joint use of property trash collection agreements. Collection points may
also act as vehicular access points for park maintenance vehicles.
3. Building service areas and trash collection points shall be screened from the creek corridor,
trail system, parking areas, and dedicated streets.
4. Sign regulations will address the type, size, illumination, and location for signage which would
front Wolf Pen Creek.
5. The property dedication line may act as the rear building line where approved by site plan.
The owner may build or deck into the dedicated property or floodway. Filling in the floodway
shall be prohibited and property in the flood fringe may be filled with City permission after
appropriate drainage study is prepared, submitted, and approved. The allowable depth of
building or decking into the park or floodway shall be determined by the amount of land
dedicated land or a set maximum depth.
6. All utility services will be installed underground by the developer.
7. Architectural standards shall control the use of metal panels, tilt walls, or other construction
materials considered to have an adverse visual impact.
-
i. ,.r,. „1 r.. ,. c. �'�... ..i; ,>oA�zsr=.a ::?, „Fsr,. ..r• ...',•:ate ra. K
..., .. .L, r. .. ... .. .., .«...,c :� �=`•v .... .... it'c,:.,,. "4 ski. ^xx�... ....�: �.oF :«? ,.7; `e�„'+i k�:. �., .�:; .. a=:^�:`. •: z.,ar^...�'.,. U,�k ::.xY..;..a't"�'�
8. Joint vehicular access agreements from dedicated streets are encouraged.
9. Minimum park access easements for vehicular and pedestrian traffic.
10 To minimize erosion, drainage discharge from private property to park land shall be approved
on the site plan.
11. Any building with the rear of the structure oriented to the park space shall maintain a setback
as required by Ordinance and shall provide a living screen on the inside of the rear property
line.
Fill Materials*
1. The fill materials must be placed or stored in accordance with an approved site plan by the
City of College Station.
2. The fill must not be placed over existing utility lines without permission of the City of College
Station.
3. The fill must not be stored or placed under the driplines of any tree three inches (3") or
greater in caliper.
4. Stored fill materials must be maintained in an aesthetically pleasing manner by the property
owner.
*Materials may be hauled in or excavated for lake construction
Appendix B
PRELIMINARY COST ESTIMATE
WOLF PEN CREEK CORRIDOR
Use Area Acauisition Development
A. Wolf Pen Creek Park
1. Core Area
a. Estimated land cost $ 160,000
b. Park elements
Hike & bike trail
Rest benches
Nature walking trail
Lake development
Clearing & excavation
Spray fountains
Picnic tables
Picnic shelters
Play apparatus $ 3,525,000
B. Wolf Pen Creek Corridor Elements
Eligible for Grant Assistance
1. Botanical Gardens
a. Estimated land cost 455,000
b. Garden improvements 1,700,000
-_ , :..; xw..l..�... ,.<-. e, .y ..cnoa "" .x£ <•rd -'fiTM U%>M'.j,; ,—s�tv .«,-`.3 ����:�'f�.t s';'Y�S�„r'-J'.:�.! ..;R�..y,z Y.,>w. �S�
Yh,:;�3":af"^u��,� .y ,. �`M.,"yd"i:1�
���,'vn;�
:h�' ..n.. �"sue�v. �� I� f'XemzeoS.,�:
�7.�:SJ..,a��4�..a.i.i'�7w.�, 'ni�a�m:^;'�.„,rcfi,,��i:_��;
.��R.
x�
��
�.�.,.�"•�yE,�`�.y���?\"
��n?,.."....��,.'„'�'�i`:
Use Area
Acquisition
Development
2. Arboretum
a. Estimated land cost
210,000
b. Facility improvements
250,000
3. Nature Study Center
a. Estimated land cost
95,000
b. Center development
600,000
C. Future Community Facilities
(Development by Local Funding)
1. Chain Lakes Water Features
a. Estimated land cost
130,000
b. Feature cost
200,000
2. Historical Museum
a. Estimated land cost
145,000
b. Building and facilities
1,700,000
3. Performing Arts Center
a. Estimated land cost
65,000
b. Facilities improvement
1,700,000
J
R'a�-:����,ro�x�."-�'�✓
F
Use Area
Acauisition
Development
4. Sculpture Garden
a. Estimated land cost
32,000
b. Garden development
800,000
5. Library and Amphitheater
a. Estimated land cost
540,000
b. Facilities improvement
3,750,000
6. Eastside Community Center
a. Estimated land cost
260,000
b. Facilities improvement
2,000,000
Appendix C
- RECOMMENDED INCENTIVES FOR DEVELOPMENT OF PRIVATE PROPERTY
WITHIN THE CORRIDOR STUDY AREA
PARKING STANDARDS, SECTION 9
1. 9.2 A5. RAISED ISLANDS: Reduce the 8' buffer strip to 4'.
2. 9.2 A6. AREA OF RAISED ISLANDS: Reduce the 180 square feet to 90 square feet. This will
still allow for planting of 3 to 4 inch caliper trees.
3. 9.2 A6. INTERIOR PARKING: Eliminate the interior parking at both ends because none of
the sites are large enough in the Wolf Pen Corridor.
4. 9.2 A6.b PERIPHERAL PARKING: Increase the 20 space minimum to 25 parking spaces.
5. 7. Decrease the 360 square feet to 180 square feet.
6. 8. Completely eliminate # 8.
7. 8.6. Increase the distance for off -site parking from 200' to 350'. This may also be of benefit
for park parking.
8. Provide for compact parking spaces on -site.
OFF-STREET PARKING REQUIREMENTS: Increase Banks, Day Care Centers, Office, and Personal
Services from 250 S.F. per parking space to 275 S.F. per parking space. Increase medical and dental
from 150 S.F. to 200 S.F. per parking space.
nL d. hx. .2 .{rK.' n;d�. �>�.`.i,',- 'M` F•`,L'C. ,5.. 'cTiS,•
i`t5:,.
.. � . .M. .:� .re . , ✓a ."i:; '. R . �>..-'`�'tJ.�iy� r•.^>J,'� :m"F u'•'Tar t�:E.i,,y�,o�,`.f,.
. .;x. '
.;:,...`,.�.�.,nv'�!�.':`;a. ....�, .,<.r> �'<.:. .,1:;��°d::l�s ':ai>`.:' .t. >.t ,a ;.•^.�,'tr .. w',..g?r.. v'tis`.�' x'<. <,h;>.t ;��v,: :rrs,xi`"..>`'�.< ,.,:V,., wt. M. ;t y,sa�.�',.,;,<.a:;• ,.y?G..
SITE PLAN REQUIREMENTS, SECTION 10
1. All site plans shall be reviewed by the P.R.C. and\or the Planning and Zoning Commission.
-- 2. Incentives could be awarded for developments which orient to the floodplain and have
pedestrian access to the trail system.
3. Require rear elevations for buildings which back to the floodplain and desire access to the
floodplain.
-- 4. Service areas or trash dumpsters shall not be located to the rear of the building or within a
determined distance from the dedicated land.
LANDSCAPE REQUIREMENTS, SECTION 11
If one of the following trees is preserved in accordance with the barricade table provided in
this section the developer will receive bonus points towards fulfilling the landscape
requirements: Burr Oak, Red Oak, Live Oak, Texas Ash, Pecan, Water Oak, White Ash,
- Hackberry, Post Oaks.
2. Points may be awarded for transplanting or replacing the native species, such as yaupons,
on the site as the site develops.
3. By reducing the required parking spaces in section 9, you also reduce the point requirement
in the landscape section.
SETBACKS
1. Allow the property dedication line to act as the rear building line and potentially build or deck
into the dedicated property. This is not permitting filling in the dedicated property. The
allowable depth of building or decking could be determined by the amount of dedicated
land or a set maximum depth.
,,,..� r„•.. .> x,,.,. .,,. ..ws h5:. s. .n .., ... .. ., *. ..�.4.. ..<. .. ,... .. .. .».�... W.<r ., z.,r' osF'%, .•ua^ kin:,,+�' ^•�;�:, az,'.>a�. �`'G::., 'ctti i't
. .., .. s., Y..z .... ..... ....,. ....., .<.., .>.. �..., ,>>.. .., r_o-<, i...,. ,. ,. :. .> i*� s. „v„ ;.`�'�3�'` v:?,>'s'� ,: r' aCz[;. >y.< >'�x ,a. �-..fi•
�`Ny((�.•: Appendix D
OPERATIONAL COST ANALYSIS
WOLF PEN CREEK PROJECT
JUNE 17. 1988
I. INTRODUCTION
This stiff study has been preoared to formulate a
preliminary cost estimate for the :Jolt Pen Creek Project.
The study was completed by senior :members of the Parks and
Recreation Department Staff,. It is based upon the
operational costs associated with the maintenance of
existing College Station municipal facilities. also, the
projections are based upon the stated assumptions as well
as the features indicated in the approved master plan for
the project.
II. ASSUMPTIONS
The following assumptions are deemed to be valid:
1. The project will be built in accordance with the
approved :Waster plan. Also, all areas described in
this analysis are to be wholly maintained by city
forces.
2. These estimates do not address routine silt removal and
creek channel maintenance. That cost estimate is being;
for7ulated by other departments and will be the
responsibility of ocher departments for on -going
maintenance.
3. The public areas would be extensively landscaped and
would require close attention. Also, approximately 60;;
of the walking trails would be of a formally landscaped
design as opposed to ••natural•' trails. All trail
surfaces are assumed to be a minimum width of 10 feet
and will be constructed of concrete or other hard
surface,*
4. !sigh initial maintenance equipment costs would be
reduced in subsequent years' according to establishers
replacement schedules. Therefore, only the projected
annual equipment costs are reflectod3.
S. Ma intenance/Hor-icultural facilities would eventual!,
be developed "oz-site•• to house crews• This facility
wn.,lj be incorporated into the design and development
of other public buildings planned for future phases.
This is in keeping with the present concept of
"decentralized•• park and grounds maintenance now
,mployed by the city.
6. Tho square footage of cultivates: beds is based upon i'-
of Ciao total ••developed•• public acreage. This figuro
is similar to what existing city facilities such as
City hall and Community Center now have
7. The maintenance estimates are divided according to
three zones of development: Zone I - Texas Ave. to
Stallings Drive extension; Zone II - Stallings Drive
extension to Dartmouth/Holleman intersection; Zone Ili
- Dartmouth/Holleman intersection to Highway 6 Bypass.
III. SITE ANALYSIS
Zone I - Texas Avenue - Stallings Drive
Site description - Heavily wooded tract with narrow creek
channel bisecting the site, development would consist of
accent lakes, trails, and some parking areas•
Length of creek channel - 2 A 0 0 L•F.
Linear feet of trails - 5,500 L.F.
Acres of public land - 24.8 AC.
Developed acres - 8.8 AC.
Native acres - 16.0 AC.
Square feet cultivated beds - 19,200 SQ. FT.
Ornamental fountains - 2
Area Lights - 110
Zone II - Stallings Drive to Dartmouth/Holleman.
Site Description - Heavily wooded areas with principal open
spices located next to Dartmouth/Holleman intersection,
development would consist of accent lakes, trails, parking
areas, and a nature study center.
Length of creek channel - 3,000 L.F.
Linear feet of trails - 5,600 L.F.
Acres of public land - 22.4 AC.
Developed acres - 6.2 AC.
Native acres - 16.2 AC.
Square feet cultivated beds - 13,100 SQ. FT..
Ornamental fountains - 1
Area lights - 112
S u, n ... , LS, ,. .i .... � ,., ri, e,•. 9, �. r .,W ,..,, .! :.. s..i �i�'i,:"'x;'FS�a%M — 2>4,y:rn ';;F-.7's,y;n- " .,..I.,. .e ...v *'+k ,...... . i , .y �,'. .;�YS. , .✓„n.rY. . . a�E .. sY�i: , , .r . 3M a.a' fi.:..2 J. �%%"i..;`s✓ --k,,Zr.`:..`2.
jam'.;,„,., .,. .,,.,n,�s�:,.3: .r...$ ... .,. .. ... .,, .. �, ,.: ,4^s, .C. `�. �k�'• ;t,� .. �yG� •�>''d.
,:•-,s.a ,,, .; o�::. ., ;,, s..�... ,,. >wt...,,, ...: �.<e .,. ,�.: ,.,-, e:r; rr..k. :' a. ,...f'=`. "'y,•a.nk;�,��x>:,Y�:w:%2`:;�:,�:5�: - u%s:...m�'' :<,zh�-�'i;�i';.rs^,.pr..c�.� ae1
Zone III - Dartmouth/Holleman to Highway 6 Bypass
Site Description - Open tract sparsely wooded ...h vide
creek channel, development would consist of the City Center
with a Community Center, Library, Historical Museum,
Performing Arts Center and Amphitheater. Park: lots,
accent lakes, trails, and observation points would also by
included in this zone development.
Length of creek channel - 3,SOO L.F.
Linear feet of trails - 8,100 L.F.
Acres of public land - 48.9 AC.
Developed acres - 27.2 AC.
Native acres - 21.7 AC.
Square feet cultivated bees - 59,200 SQ. F..
Ornamental fountains - ,
Area Lights - 162
Water Falls - 1
GRAND TOTALS -
Length of creek
channel -
9,100
L.F.
Linear feet of
trails -
19,200
L.F.
Acres of public
land -
96.10
AC -
Development acres
-
42.20
AC.
`native acres
-
53.90
AC.
Square feet cultivated
beds -
91,500
SQ- FT.
Ornamental fountains
-
10
Area Lights -
334
3,ter Falls -
IV. PROJECTED ANNUAL FINANCIAL IMPACT
ITEM ZONE I ZONE II
LABORS 3 Personnel 3 Personnel
@ 14,000 14,000
$ 42,000 $ 42,000
UTILITIESS 15,600 i4,640
MATERIALS7 10,000 10,000
EQUIPMENTS 5,000 5,000
TOTAL $ 72,600 $ 71,640
ZONE III
TOTAL
DEVELOPMENT
5 Personnel
8 Personnel
@ 15,000
@ 15,000*
$ 75,000
$ 120,000
37,840
68,080
20,000
40,000
10,000
20,000
$142,840 $ 268,080
* It is projected that a minimum of three personnel would
be required for either Zone I or Zone II. Five personnel would
be required for Zone II!. A maximum of eight personnel could
maintain the entire development as a single site.
V. RECOMMENDATIONS
1. Construction designs should be carefully monitored to
minimize maintenance and utility operational costs.
2. Wolf Pen Creek should be considered as a separate
district for maintenance and operation purposes rather
than be 'attached" to existing crews.
3. All trails, ponds, and public facilities must have
established access points for maintenance equipment.
4. All cultivated beds will be constructed to allow proper
drainage, irrigation and fertilization.
5. An internal staff reorganization study should be
conducted to determine the best course of action for
coordinating, and supervising the :maintenance operations
of the project.
E! 23 "1 M
FOOTNOTES
.NNLIAL :REEK !A:%'ENANCE :EzTG
------------------------------------------------------------------------------------------------------------
PRIVATELY :E'i;!OPEO
S v e 3!achy, Director of Parks and Recreation
711S'T.NS 'ONO!TICNS (BEHIND �EDMGND _EPPArE) D,EVE L2PED 'ITH LAKES
Tony C i s ne r o S , A ; s i s t a n t Director of Parks and Recreation
------- -----------------------------------------------------------------------------------------------------
Rhoda Savage, Parks Superintendent,
_N.NuL liL, CHANNEL - ANNUAL StJ r H ANN E I- ANNUAL $/LF
Eric P 1 o e 4 e r Forestry Superintendent
-, -',EAM 9EACH LENGTH ET) $.25 LENGTH (FT) SI.55 LENGTH (FT) s4.65
-------------------------------------------------------------------------------------------------------------
2
This esci=ate is based on vegetation and site conditions as
s650. 00 2600 f4,030.00 1000 $4,650.00
shown on the approved master plan. The walkways will be
STA'_1:NS DAPTM_'!TH JM s710.0 2001 $4,650.00 1360 s6,124.00
f .paved S n r fa C. e Plus an average of 15' of adjacent
010T.M.OUTH BY-PASS -801: SF. 9,10. 00 940 $3,90"6.00
_0
t u r a r e a
t
-------------------------------------------------------------------------------------------------------------
1j400 si-,,!"o.-m 32N) $14,990.00
3.
Ini.ial costs would d include major items such as vehicles,
-------------------------------------------------------------------------------------------------------------
small utility trucks, mowers, trimmers, etc
i. EXISTING CONDITIONS MEANS tiOLF PEN CREEK AS IT -EXISTS TODAY. THE ONLY IMPROVEMENTS BEING
4.
City Hall/Central Fire Station site is approximately 5.5
THE CHANNE! :Z.AT:PT4 AND -OOSSING AT DAR TIOUTH/4OLLEMAN.
acres and h a s 16, 192 square fee, of cultivated beds 7%.
2. PRIVATELY DEVELOPED 'EANS THAT 7HE FLOOOPLAIN IS RECLAIMED FOR DEVELOPMENT AND A MINIMALY
Community Center site is approximately 2.3 acres and
!MPROVED CHANNEL TS DEDICATED 70 7HE -!TY FOR MAINTENANCE.
includes 4 , T) 3 4 square feet of cultivated beds — 4 . 6
3. DEVELOPED 4ITH 'LAKES ".ERNS THE CREEK DEVELOPED AS PROPOSED IN THE SCHEMATIC MASTER PLAN.
THE LENGTH OF CHANNEL THAT NEEDS !AINTENANCE TS REDUCED BY THE ADDITION OF THE LAKES.
Personnel 2s t I ma t e s are average figures f o r P a y grade 16
THE COST OF MAINTAINING LAKES IS NOT REFLECTED HERE.
employees co include all associated costs. The figures for
Zone III reflect the higher average cost for an additional
ANNUAL LAKE M.ArNTENANCE
supervisory position.
------------------------------------- -----------------------------------------------------------------------
STREAM PEACH LAKE - (AC) SILT C0ACITI SILT DEPOSIT YEARS BETWEEN COST/YEAR
6
Utility costs include the average cost for area light
(CY) (CY/YR) DREDGING q S2.00/CY
fixtures and water fountains. The lights are 250 Watt HPS,
-------------------------------------------------------------------------------------------------------------
and costs are based upon those now operating in Raintree
I. TEXAS - STALLINGS 5 7599 817 9 $1,698.62
Park (approximately $10.00 per month per fixture). The
N. STALLINGS DARTMOUTH 8147 817 10 51,629.47
fountains are based upon the average cost for a 2 H?
!!I. DARTMOUTH-BY-PASS ll 1.7037 917 21 $1,622.55
fountain no, OPer3Litlg in Gabbard Park (operates during
-------------------------------------------------------------------------------------------------------------
daylight hours at an average cost of $100 per month).
T 0 T A L 20 32783 817 40 $1,639.15
Also, an additional 510,000 is estimated for annual
-------------------------------------------------------------------------------------------------------------
operational costs associated with the waterfalls
illustrated in Zone 111.
ESTIMATED ANNUAL SILT DEPOSITS ARE BASED 0.4 DATA FROM 'ROSION 4 SEDIMENT CONTROL GUIDELINES
FOR DEVELOPING AREAS IN TEXAS', U.S.D.A. SOIL CONSERVATION SERVICE, t976.
7
These estimates include those costs associated with fuel,
IT IS ASSUMED THAT THE 'AKES SHOULD BE DREDGED WHEN THE SILT COLLECTED REACHES A DEPTH OF I FOOT.
f e r t L I i z e r , chemic-aLs, and other miscellaneous supplies.
SUMMARY OF ANNUAL OPERATING COST
8
These estimates include chose costs associated with the
--------------------------------------------------------- — --------------------------------------------------
a - n n u a I replacement of Lawn mowers, trimmers, v e h i c I e s ,
STREAM REACH PARK CREEK LAKE
etc . . . Replacements are scheduled every three years for
,PEPATTIC4 2 MAINTENANCE MAINTENANCE T 0 T A L
small engine eauipment and every seven years for vehicles
-------------------------------------------------------------------------------------------------------------
in accordance with existing city policies.
17. TEXAS - STALLINGS S7..600.00 S4,650.00 $1,698.62 s78,?38.62
!!. STALLINGS DARTMOUTH 171,640.00 56,224.00 $1,621.47 $79,5?3.47
711. DARTMOUTH BY-PASS $142.340.0 Q,iO6.1,0 S1.622.55 $148"368.55
-------------------------------------------------------------------------------------------------------------
' 3 ' A - 12S3. 1180.11,10 s:."280.)0 SI,En.15 $284,599.15
--------------------------------------------------------------------------------- ---------------------------