Heard that rezoning letters went out. Anybody on here live close enough to get a letter? Curious as to the content. I don't see anything on the P&Z agenda for tomorrow night so not really sure what's going on.
South Knoll rezoning
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Last: 8 days ago by dubi
Contents of the letter -
October 5,2026
Dear resident,
The City of College Station is considering changing the zoning classification on
a property within 200ft of your property to the MH Middle Housing zoning
district. This letter explains what that means and how to find out more
information and voice your opinion.
Your property is located within a 200ft boundary of a property in the proposed boundary on the enclosed
Map.To be clear, this change does not app]y to your property.
Why is the City considering this change?
This initiative is a new City Council-directed initiative and is separate from previous City-initiated rezoning
efforts. The Housing Plan Advisory Committee, with the support of City Council, directed staff to evaluate
areas of the city that could be rezoned to allow more density and housing variety. This property is in an
area identified on the Future Land Use and Character Map for increased residential density and is being
considered for the MH Middle Housing Zoning District. Thjs is aligned with Goal 1, Strategy L, Action 2 of
the Housing Action Plan.
What are zoning districts & MH Middle Housing?
Zoning districts regulate how a specific property can be developed and used. Each zoning district includes
standards for lot size, height, density, setbacks, and parking, among other requirements. The MH Middle
Housing zoning district allows smaller lot sizes and a variety of housing types with standards that are
designed to be in scale with and complimentary to existing homes. These include small lot single-family
homes, townhouses, courtyard houses, duplexes (2-units), small multiplexes (3-4 units), medium
multiplexes (5-12 units), and live-work units. There are additional buffering, height protection, and
parking standards that apply to the larger residential building types and on the edges between these
areas and ones designated for neighborhood conservation. The standards for the MH Middle Housing
zoning district are included within the City's Unified Development Ordinance, and you can learn more at
https://www.cstx.gov/busine-ssdevelopment/zoning-districts/middle-housing/.
What does this mean for the property?
There are no immediate changes to the property. The rezoning would not require the owner to sell,
redevelop, or make changes to the property. Any existing lawful use may continue, subject to applicable
City regulations. The property may continue its current use as home or a rental property. lf the owner
chooses to change or redevelop their property in the future, then the MH Middle Housing zoning district'
standards will apply. The MH Middle Housing zoning may provide additional redevelop)ne1t options,
although what can be built on an individual property will depend on its size, configuration, \ess,
utilities, and other applicable requirements.
What is the City-initiated rezoning process?
The first step in the process is public engagement. City staff want to hear your questions, concerns, or
support for the various areas proposed for MH Middle Housing zoning. You may provide feedback at a
public meeting or through the project website. Following public engagement, City staff will present the
engagement results to the Housing Plan Advisory Committee and seek direction regarding which
properties should move forward for formal rezoning. The next step is the formal rezoning process.
Rezoning cases will be considered through public hearings before the Planning and Zoning Commission
and City Council. The Planning and Zoning Commission is a recommending board, and the City Council has
the final authority to approve or deny each rezoning case. The formal rezoning cases are anticipated to
go before the Commission and Council in early 2027.lf the property near you moves forward as a formal
rezoning case, you will receive a separate notification letter with the date and information for the
applicable public hearing.
How can I learn more and provide input?
Visit the QR code below to view the proposed areas, learn more, ask questions, or provide comments.
You may participate through the website or at one of the public meetings. Both options provide the same
opportunity to submit feedback, and comments received through either method will be considered as
part of the process.
City staff will host one in-person meeting and one virtual meeting. Both will include the same
introductory presentation and opportunities to speak with staff, ask questions, and express concerns or
support. You may attend any meeting that works best for you.
The virtual meeting will be held on Monday, October 19s from 6pm - 8pm at the following web address:
https://www.microsoft.com/microsoft-teams/join-a-meeting
Meeting lD:294 953 650 421759
Passcode: cx9h36WE
Dial ln: +1979-431-4880 800632422# United States, Bryan
(833) 240-7855 800632422# United States (Toll-free)
The in-person meeting will be held at City Hall (11.01Texas Avenue) in the Bush 4141 Community Room
on Tuesday, October 20th from 6pm-8pm.
October 5,2026
Dear resident,
The City of College Station is considering changing the zoning classification on
a property within 200ft of your property to the MH Middle Housing zoning
district. This letter explains what that means and how to find out more
information and voice your opinion.
Your property is located within a 200ft boundary of a property in the proposed boundary on the enclosed
Map.To be clear, this change does not app]y to your property.
Why is the City considering this change?
This initiative is a new City Council-directed initiative and is separate from previous City-initiated rezoning
efforts. The Housing Plan Advisory Committee, with the support of City Council, directed staff to evaluate
areas of the city that could be rezoned to allow more density and housing variety. This property is in an
area identified on the Future Land Use and Character Map for increased residential density and is being
considered for the MH Middle Housing Zoning District. Thjs is aligned with Goal 1, Strategy L, Action 2 of
the Housing Action Plan.
What are zoning districts & MH Middle Housing?
Zoning districts regulate how a specific property can be developed and used. Each zoning district includes
standards for lot size, height, density, setbacks, and parking, among other requirements. The MH Middle
Housing zoning district allows smaller lot sizes and a variety of housing types with standards that are
designed to be in scale with and complimentary to existing homes. These include small lot single-family
homes, townhouses, courtyard houses, duplexes (2-units), small multiplexes (3-4 units), medium
multiplexes (5-12 units), and live-work units. There are additional buffering, height protection, and
parking standards that apply to the larger residential building types and on the edges between these
areas and ones designated for neighborhood conservation. The standards for the MH Middle Housing
zoning district are included within the City's Unified Development Ordinance, and you can learn more at
https://www.cstx.gov/busine-ssdevelopment/zoning-districts/middle-housing/.
What does this mean for the property?
There are no immediate changes to the property. The rezoning would not require the owner to sell,
redevelop, or make changes to the property. Any existing lawful use may continue, subject to applicable
City regulations. The property may continue its current use as home or a rental property. lf the owner
chooses to change or redevelop their property in the future, then the MH Middle Housing zoning district'
standards will apply. The MH Middle Housing zoning may provide additional redevelop)ne1t options,
although what can be built on an individual property will depend on its size, configuration, \ess,
utilities, and other applicable requirements.
What is the City-initiated rezoning process?
The first step in the process is public engagement. City staff want to hear your questions, concerns, or
support for the various areas proposed for MH Middle Housing zoning. You may provide feedback at a
public meeting or through the project website. Following public engagement, City staff will present the
engagement results to the Housing Plan Advisory Committee and seek direction regarding which
properties should move forward for formal rezoning. The next step is the formal rezoning process.
Rezoning cases will be considered through public hearings before the Planning and Zoning Commission
and City Council. The Planning and Zoning Commission is a recommending board, and the City Council has
the final authority to approve or deny each rezoning case. The formal rezoning cases are anticipated to
go before the Commission and Council in early 2027.lf the property near you moves forward as a formal
rezoning case, you will receive a separate notification letter with the date and information for the
applicable public hearing.
How can I learn more and provide input?
Visit the QR code below to view the proposed areas, learn more, ask questions, or provide comments.
You may participate through the website or at one of the public meetings. Both options provide the same
opportunity to submit feedback, and comments received through either method will be considered as
part of the process.
City staff will host one in-person meeting and one virtual meeting. Both will include the same
introductory presentation and opportunities to speak with staff, ask questions, and express concerns or
support. You may attend any meeting that works best for you.
The virtual meeting will be held on Monday, October 19s from 6pm - 8pm at the following web address:
https://www.microsoft.com/microsoft-teams/join-a-meeting
Meeting lD:294 953 650 421759
Passcode: cx9h36WE
Dial ln: +1979-431-4880 800632422# United States, Bryan
(833) 240-7855 800632422# United States (Toll-free)
The in-person meeting will be held at City Hall (11.01Texas Avenue) in the Bush 4141 Community Room
on Tuesday, October 20th from 6pm-8pm.
Adding on to this - these are some of the same properties that they attempted to get rezoned for middle housing in 2023. There was considerable resident opposition, and these changes did not happen in 2023.
There are a few things driving this, IMHO -
1. The university may have capped Freshman admissions, but enrollment still went up with transfers. The apartment occupancy in CS is running about 93%, (which is high) with the majority of those vacant being in lower demand apartments that are undesirable to students for whatever reason.
2. Proximity to campus.
3. Reduction of impact fees for building a new middle housing structure by way of credits from the existing structure. This helps investors / re-developers "pencil" the transaction better. They can get a 6/6 AgShack on the same lot, and do really well, even with the tear down and rebuild.
Now, the folks that live in these neighborhoods are definitely not desirous of 6 students and their main squeezes moving in next door, and the issues that all that brings.
I don't have a dog in this hunt, but destroying neighborhoods for Ag Shacks is something I will speak out about.
There are a few things driving this, IMHO -
1. The university may have capped Freshman admissions, but enrollment still went up with transfers. The apartment occupancy in CS is running about 93%, (which is high) with the majority of those vacant being in lower demand apartments that are undesirable to students for whatever reason.
2. Proximity to campus.
3. Reduction of impact fees for building a new middle housing structure by way of credits from the existing structure. This helps investors / re-developers "pencil" the transaction better. They can get a 6/6 AgShack on the same lot, and do really well, even with the tear down and rebuild.
Now, the folks that live in these neighborhoods are definitely not desirous of 6 students and their main squeezes moving in next door, and the issues that all that brings.
I don't have a dog in this hunt, but destroying neighborhoods for Ag Shacks is something I will speak out about.
Thank you for posting.
I am out of town and didn't realize the meeting is Tuesday. I found the proposal map. There are a lot of areas up for rezoning all over the city.
https://city-initiated-rezonings-mh-cstx.hub.arcgis.com/pages/mh-proposed-areas
I am out of town and didn't realize the meeting is Tuesday. I found the proposal map. There are a lot of areas up for rezoning all over the city.
https://city-initiated-rezonings-mh-cstx.hub.arcgis.com/pages/mh-proposed-areas
Planning and development director Anthony Armstrong is scheduled to be on WTAW's the infomaniacs at 8:30 on Monday morning to discuss this.
I have some properties that have been rezoned to MH, including one set for this next round.
Go drive down Richards St. Shoehorned is an understatement! Parking sucks now. Not a fan!
Go drive down Richards St. Shoehorned is an understatement! Parking sucks now. Not a fan!
The City has not begun any rezoning for the proposed Middle Housing areas. These locations are only concepts at this stage, and nothing is moving forward yet.
Right now, staff is simply collecting community feedback so the Housing Plan Advisory Committee can understand concerns and decide whether any areas should be pursued. After that, City Council would still need to give direction before any rezoning process officially starts.
Community input whether supportive or opposed is encouraged and valuable, and it helps ensure decision-makers have the full picture. No changes are happening now; this is the information gathering phase.
Virtual Meeting
Monday, Oct. 19, 6-8 p.m.
Microsoft Teams
Meeting ID: 294 953 650 421 759
Passcode: cx9h36WE
In-person Meeting
Tuesday, Oct. 20, 6-8 p.m.
City Hall (1101 Texas Avenue) in the Bush 4141 Community Room
Colin Killian
Public Communications Director
City of College Station
Right now, staff is simply collecting community feedback so the Housing Plan Advisory Committee can understand concerns and decide whether any areas should be pursued. After that, City Council would still need to give direction before any rezoning process officially starts.
Community input whether supportive or opposed is encouraged and valuable, and it helps ensure decision-makers have the full picture. No changes are happening now; this is the information gathering phase.
Virtual Meeting
Monday, Oct. 19, 6-8 p.m.
Microsoft Teams
Meeting ID: 294 953 650 421 759
Passcode: cx9h36WE
In-person Meeting
Tuesday, Oct. 20, 6-8 p.m.
City Hall (1101 Texas Avenue) in the Bush 4141 Community Room
Colin Killian
Public Communications Director
City of College Station
Colin, weren't a number of these proposed in 2023?
Why circle back to many of the same properties 3 years later?
Why circle back to many of the same properties 3 years later?
Hornbeck said:
Adding on to this - these are some of the same properties that they attempted to get rezoned for middle housing in 2023. There was considerable resident opposition, and these changes did not happen in 2023.
There are a few things driving this, IMHO -
1. The university may have capped Freshman admissions, but enrollment still went up with transfers. The apartment occupancy in CS is running about 93%, (which is high) with the majority of those vacant being in lower demand apartments that are undesirable to students for whatever reason.
2. Proximity to campus.
3. Reduction of impact fees for building a new middle housing structure by way of credits from the existing structure. This helps investors / re-developers "pencil" the transaction better. They can get a 6/6 AgShack on the same lot, and do really well, even with the tear down and rebuild.
Now, the folks that live in these neighborhoods are definitely not desirous of 6 students and their main squeezes moving in next door, and the issues that all that brings.
I don't have a dog in this hunt, but destroying neighborhoods for Ag Shacks is something I will speak out about.
I would never agree to an Agshack put into a residential SFD dwelling neighborhood. Not only you get 6 (or more) students living there but often get another 10 or more cars there and on the street for activities.
Hornbeck said:
Colin, weren't a number of these proposed in 2023?
Why circle back to many of the same properties 3 years later?
Government doesn't like to take no for an answer.
Ummm…
While I have no dog in this hunt what in the world does the city of CS have to do with school zoning for CISD?
They are independent entities.
While I have no dog in this hunt what in the world does the city of CS have to do with school zoning for CISD?
They are independent entities.
Mathguy64 said:
Ummm…
While I have no dog in this hunt what in the world does the city of CS have to do with school zoning for CISD?
They are independent entities.
Where is it stated the issues has anything to do with CISD school zoning?
Quote:
Hornbeck said:
Colin, weren't a number of these proposed in 2023?
Why circle back to many of the same properties 3 years later?
Basically, the Housing Plan Advisory Committee recommended reviewing all areas in the City's Comprehensive Plan as mixed residential. They were aware of previous concerns but wanted to see whether sentiment had changed. The concerns will certainly be brought to the committee again, as the sentiment appears not to have changed. And that's okay, since this effort is to "test the waters." There is no action.
Colin
woodiewood1 said:Mathguy64 said:
Ummm…
While I have no dog in this hunt what in the world does the city of CS have to do with school zoning for CISD?
They are independent entities.
Where is it stated the issues has anything to do with CISD school zoning?
Zoning for South Knoll?
The *neighborhood* was named that before the elementary school.
The rezoning is for several properties in the *neighborhood*
The rezoning is for several properties in the *neighborhood*
Hornbeck said:
The *neighborhood* was named that before the elementary school.
The rezoning is for several properties in the *neighborhood*
Ah. I see. I was so giddy the Dodgers were choking I didn't read that this was a city zoning change not a CISD zoning change.
Carry on
Consider yourselves lucky to have been notified. Over the past 15 years we have been within 200 feet of 4 potentially re-zoned properties and have been notified once by the city.
cstx-Killian said:Quote:
Hornbeck said:
Colin, weren't a number of these proposed in 2023?
Why circle back to many of the same properties 3 years later?
Basically, the Housing Plan Advisory Committee recommended reviewing all areas in the City's Comprehensive Plan as mixed residential. They were aware of previous concerns but wanted to see whether sentiment had changed. The concerns will certainly be brought to the committee again, as the sentiment appears not to have changed. And that's okay, since this effort is to "test the waters." There is no action.
Colin
Y'all should test the waters on new ideas, not things you've already gotten answers to.
cstx-Killian said:
The City has not begun any rezoning for the proposed Middle Housing areas. These locations are only concepts at this stage, and nothing is moving forward yet.
Right now, staff is simply collecting community feedback so the Housing Plan Advisory Committee can understand concerns and decide whether any areas should be pursued. After that, City Council would still need to give direction before any rezoning process officially starts.
Community input whether supportive or opposed is encouraged and valuable, and it helps ensure decision-makers have the full picture. No changes are happening now; this is the information gathering phase.
Virtual Meeting
Monday, Oct. 19, 6-8 p.m.
Microsoft Teams
Meeting ID: 294 953 650 421 759
Passcode: cx9h36WE
In-person Meeting
Tuesday, Oct. 20, 6-8 p.m.
City Hall (1101 Texas Avenue) in the Bush 4141 Community Room
Colin Killian
Public Communications Director
City of College Station
City planners have either eaten the lie or sell the lie of the "missing middle", an idea of medium-density housing to bridge the gap between high-density housing (which College Station generally lacks, there's very few housing projects that are over three stories tall) and single-family homes. The problem is that the South Knoll area already has plenty of "middle" housing. In addition to the apartment complexes between Wellborn Road and Texas Avenue, there's a number of duplexes (including Trinity Place or Lawyer Street, for instance).
It would probably be fair if the aging duplexes and apartment buildings were redeveloped. But this sounds like it would allow developers to just snap up lots and slap up Ag Shacks without regard for the neighbors or infrastructure, which would just drive out people from the area. And if becomes a student wasteland, what are the long range plans? Close down South Knoll Elementary School? Add a 15-story residential apartment building? A College Station version of Rice Military?
Curator of [url=http://csroadsandretail.blogspot.com/]Brazos Buildings & Businesses[/url], the area's premier local history site.
I think that there is a perception that zoning a piece of property as Middle Housing, that it means that duplex / townhomes will be built there, and that these types of housing will be easier to obtain for a young family (Melissa McIlhaney even made mention of it that "young people need to adjust their expectations" when it comes to a single family home)
But, I also think that the reality is (especially to a real estate developer) very different from that perception. I think that they see Middle Housing, and automatically go to the highest profit margin property (Highest Best Use), which would be a 6/6 Ag Shack that generates significantly more profit.
I said this above, that one reason developers may be keen to redevelop older General Suburban zoned properties into Middle Housing is that the impact fees are lessened by credits given for the previous structure. It's not a huge amount, but it is something. Seems like were are incentivizing tear down and rebuilds more than we should?
They still pay something, but they get credited back what the exisiting single family structure would have paid if building new.
This is because CoCS uses a net-increase model for impact fees - meaning the re-developer will generally pay the difference between the single-family credit and the multi-family requirements.
But, I also think that the reality is (especially to a real estate developer) very different from that perception. I think that they see Middle Housing, and automatically go to the highest profit margin property (Highest Best Use), which would be a 6/6 Ag Shack that generates significantly more profit.
I said this above, that one reason developers may be keen to redevelop older General Suburban zoned properties into Middle Housing is that the impact fees are lessened by credits given for the previous structure. It's not a huge amount, but it is something. Seems like were are incentivizing tear down and rebuilds more than we should?
They still pay something, but they get credited back what the exisiting single family structure would have paid if building new.
This is because CoCS uses a net-increase model for impact fees - meaning the re-developer will generally pay the difference between the single-family credit and the multi-family requirements.
I know it's been discussed here and if the city should even have them, but what do the impact fees even go towards? They don't go to improving infrastructure in the area and they definitely don't go back to the taxpayers whose neighborhood is getting wrecked.
Curator of [url=http://csroadsandretail.blogspot.com/]Brazos Buildings & Businesses[/url], the area's premier local history site.
PS3D said:
I know it's been discussed here and if the city should even have them, but what do the impact fees even go towards? They don't go to improving infrastructure in the area and they definitely don't go back to the taxpayers whose neighborhood is getting wrecked.
Buying failing anchor stores at the mall. /s
Ostensibly, the park ones go towards the parks, the roadway ones go towards the roads, etc.
However, looking at their over a half a billion dollar budget, that's not especially clear. I do know that my taxes keep going up.
Hornbeck said:PS3D said:
I know it's been discussed here and if the city should even have them, but what do the impact fees even go towards? They don't go to improving infrastructure in the area and they definitely don't go back to the taxpayers whose neighborhood is getting wrecked.
Buying failing anchor stores at the mall. /s
Ostensibly, the park ones go towards the parks, the roadway ones go towards the roads, etc.
However, looking at their over a half a billion dollar budget, that's not especially clear. I do know that my taxes keep going up.
Impact fees should go to re-investing in the immediate area, not contributing to the city's slush fund. Look at Northgate...where did all those "impact fees" go? You still have the same increasingly cramped and broken street grid, nothing has been improved there.
If the greater South Knoll was to densify, then those impact fees should go toward improving the infrastructure. Widen streets and add alleys. I've seen a lot of the buildings around and north of Holleman get redeveloped, but why is Holleman basically unchanged what it was from twenty years ago except stoplights replacing the four way stops?
Curator of [url=http://csroadsandretail.blogspot.com/]Brazos Buildings & Businesses[/url], the area's premier local history site.
Quote:
why is Holleman basically unchanged what it was from twenty years ago except stoplights replacing the four way stops?
The old section of Holleman between Texas Ave and Wellborn would be extremely expensive to widen. They would have to condemn land on one side to have room to widen enough for 4 lanes. I doubt that will ever happen.
dubi said:Quote:
why is Holleman basically unchanged what it was from twenty years ago except stoplights replacing the four way stops?
The old section of Holleman between Texas Ave and Wellborn would be extremely expensive to widen. They would have to condemn land on one side to have room to widen enough for 4 lanes. I doubt that will ever happen.
If they started thinking about that fifteen years ago when the redevelopments started they could've planned for some of the new buildings to be not too close to the new line, and that could've served them better when trying now.
My broader point is that why do we have the impact fees if they don't do anything? Heck, if you look at the map for the roadway impact fees, the only thing that's been done since 2010 is the Holleman Drive South project and extending Deacon to it.
Curator of [url=http://csroadsandretail.blogspot.com/]Brazos Buildings & Businesses[/url], the area's premier local history site.
Personally, I feel like the Impact Fees are just a money grab stealth tax, that gets pushed down to the homeowner or business owner depending on the developer.
Also the overages from CSU go to the general fund, and represent a stealth tax.
When they continue to raise my taxes, and push stealth taxes like these down to the residents, I expect some fiscal responsibility. But that's not what happens. They buy Macy's stores and continue to lose money on the property every month after overpaying 2x its value.
Also the overages from CSU go to the general fund, and represent a stealth tax.
When they continue to raise my taxes, and push stealth taxes like these down to the residents, I expect some fiscal responsibility. But that's not what happens. They buy Macy's stores and continue to lose money on the property every month after overpaying 2x its value.
When it comes to taxes it really comes down to benefits and bigger plans. Even the Macy's building would be meaningful if they worked with CBL to do something with the mall.
Curator of [url=http://csroadsandretail.blogspot.com/]Brazos Buildings & Businesses[/url], the area's premier local history site.
Mathguy64 said:woodiewood1 said:Mathguy64 said:
Ummm…
While I have no dog in this hunt what in the world does the city of CS have to do with school zoning for CISD?
They are independent entities.
Where is it stated the issues has anything to do with CISD school zoning?
Zoning for South Knoll?
South Knoll is an area of CS same as southwood valley, etc.
From the rezoning maps, it looks like the city wants to remove parking around some of the areas they want to make middle housing.
If middle housing is approved in other areas, that would put more streets at risk of being closed.
A while back the city outlined an area from South Knoll elementary to George Bush they wanted to restrict parking for a few hours a day in the very early morning hours.
Middle housing creates issues that cannot be easily dealt with or taken back once approved. It only gets worse, such as taking away parking.
The residents voted no more than four, which was repealed. That should show the sentiment of the voter. Middle housing embedded throughout older residential neighborhoods which were planned and mapped out years ago is not a good idea.
I know people want to preserve Northgate. But it's a little late. Make that thing super tall and dense, pack the students in there. They can walk to class shop, eat, play etc.
The city likes luxury. Why not a fancy pants district like The Pearl (San Antonio).
https://communityimpact.com/bryan-college-station/transportation/college-station-considers-removing-parking-on-4-roads-for-resident-safety/
If middle housing is approved in other areas, that would put more streets at risk of being closed.
A while back the city outlined an area from South Knoll elementary to George Bush they wanted to restrict parking for a few hours a day in the very early morning hours.
Middle housing creates issues that cannot be easily dealt with or taken back once approved. It only gets worse, such as taking away parking.
The residents voted no more than four, which was repealed. That should show the sentiment of the voter. Middle housing embedded throughout older residential neighborhoods which were planned and mapped out years ago is not a good idea.
I know people want to preserve Northgate. But it's a little late. Make that thing super tall and dense, pack the students in there. They can walk to class shop, eat, play etc.
The city likes luxury. Why not a fancy pants district like The Pearl (San Antonio).
https://communityimpact.com/bryan-college-station/transportation/college-station-considers-removing-parking-on-4-roads-for-resident-safety/
The "Luxury" walking community was supposed to be MidTown.
Then the city decided that it liked other shiny things more.
See also the Wolf Pen Creek district (the old walkable "Luxury" area)
CoCS does a crap job at following through with vision.
Hence, they should not be involved with Real Estate.
Then the city decided that it liked other shiny things more.
See also the Wolf Pen Creek district (the old walkable "Luxury" area)
CoCS does a crap job at following through with vision.
Hence, they should not be involved with Real Estate.
Koko Chingo said:
From the rezoning maps, it looks like the city wants to remove parking around some of the areas they want to make middle housing.
I was going to complain that when it came to Park Place CoCS fumbled the ball and refused to realign the four segments into one continuous segment, but it looks like the houses that prevented that from happening weren't redeveloped. Still, it could've been useful as a partial relief valve.
Quote:
I know people want to preserve Northgate. But it's a little late. Make that thing super tall and dense, pack the students in there. They can walk to class shop, eat, play etc.
Thinking that Northgate will be heavily pedestrian-oriented is unrealistic. There are probably more cars than ever due to the density and the lack of commercial development in the area means that people will travel out to find viable shopping and eating locations.
Quote:
Why not a fancy pants district like The Pearl (San Antonio).
As mentioned above, every once in a while the city comes up with some sort of "flagship" neighborhood/development that never fully pans out.
The real problem is that there isn't enough real affluence in the area to support what the City actually wants.
Curator of [url=http://csroadsandretail.blogspot.com/]Brazos Buildings & Businesses[/url], the area's premier local history site.
PS3D said:dubi said:Quote:
why is Holleman basically unchanged what it was from twenty years ago except stoplights replacing the four way stops?
The old section of Holleman between Texas Ave and Wellborn would be extremely expensive to widen. They would have to condemn land on one side to have room to widen enough for 4 lanes. I doubt that will ever happen.
If they started thinking about that fifteen years ago when the redevelopments started they could've planned for some of the new buildings to be not too close to the new line, and that could've served them better when trying now.
My broader point is that why do we have the impact fees if they don't do anything? Heck, if you look at the map for the roadway impact fees, the only thing that's been done since 2010 is the Holleman Drive South project and extending Deacon to it.
Impact fees are just another way for the council to collect more monies and redirect the money to the GF so that they can fund their pet projects and projects that they don't have to go to the taxpayers for approval.
In the same vein, they redirect millions of dollars of our utility payments to the GF for the same reason.
It's sleazy at best.
Hornbeck said:
The "Luxury" walking community was supposed to be MidTown.
Then the city decided that it liked other shiny things more.
See also the Wolf Pen Creek district (the old walkable "Luxury" area)
CoCS does a crap job at following through with vision.
Hence, they should not be involved with Real Estate.
At 4pm yesterday,
1) I drove down Pershing trying to turn right on Glade. Could not turn due to the AMCMS/Oakwood traffic on Glade. Sat for several minutes waiting for the light to cycle.
2) On Glade trying to turn right on SW Parkway and could NOT turn because traffic was completely backed up on SWP. Once I did turn I could not even get in the 25' TOO SMALL turn lane for Southwood Dr as 10 cars were waiting to turn left.
This is the area they want to make high density? Can't drive in it now certain times of the day. Our city leaders are incapable of making any correct decisions on zoning/real estate.
Pick another area for high density that is further east or further west. South Knoll traffic is terrible already and the folks making this decision likely won't be the poor souls who MUST drive thru it daily.
/END RANT
dubi said:Hornbeck said:
The "Luxury" walking community was supposed to be MidTown.
Then the city decided that it liked other shiny things more.
See also the Wolf Pen Creek district (the old walkable "Luxury" area)
CoCS does a crap job at following through with vision.
Hence, they should not be involved with Real Estate.
At 4pm yesterday,
1) I drove down Pershing trying to turn right on Glade. Could not turn due to the AMCMS/Oakwood traffic on Glade. Sat for several minutes waiting for the light to cycle.
2) On Glade trying to turn right on SW Parkway and could NOT turn because traffic was completely backed up on SWP. Once I did turn I could not even get in the 25' TOO SMALL turn lane for Southwood Dr as 10 cars were waiting to turn left.
This is the area they want to make high density? Can't drive in it now certain times of the day. Our city leaders are incapable of making any correct decisions on zoning/real estate.
Pick another area for high density that is further east or further west. South Knoll traffic is terrible already and the folks making this decision likely won't be the poor souls who MUST drive thru it daily.
/END RANT
We really don't need the South Knoll area with their two-lane narrow streets to have a higher population density. I bet none of the council members not only don't live in the area but seldom drive through the area.
Regardless of what the city council wants to do with rezoning, if the landowners in the South Knoll area don't sell, nothing will change, but a large percentage of the dwellings are now commercial rent property or properties that Aggie parents have purchase and will resell in four to five years so they all would sell at the right price.
It all starts and ends with us.
Pogo was spot on.
dubi said:
2) On Glade trying to turn right on SW Parkway and could NOT turn because traffic was completely backed up on SWP. Once I did turn I could not even get in the 25' TOO SMALL turn lane for Southwood Dr as 10 cars were waiting to turn left.
This is the area they want to make high density? Can't drive in it now certain times of the day. Our city leaders are incapable of making any correct decisions on zoning/real estate.
Pick another area for high density that is further east or further west. South Knoll traffic is terrible already and the folks making this decision likely won't be the poor souls who MUST drive thru it daily.
/END RANT
I can dream.
Curator of [url=http://csroadsandretail.blogspot.com/]Brazos Buildings & Businesses[/url], the area's premier local history site.