WELLBORN DISTRICT PLAN

Adopted October 12, 2023

Contents
5 CHAPTER 1
Plan Foundation

11 CHAPTER 2
Distinctive Places

18 CHAPTER 3
Integrated Mobility

27 CHAPTER 4
Plan Implementation

31 APPENDIX A
Existing Conditions

53 APPENDIX B
Public Engagement Summary

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 Contents
MAPS
14 Map 2.1: Future Land Use & Character Map Modifications
21 Map 3.1: Thoroughfare Plan Modifications
23 Map 3.2: Bicycle Plan Modifications
24 Map 3.3: Pedestrian Plan Modifications
34 Map A.1: Existing Land Use
35 Map A.2: Existing Zoning
38 Map A.3: Code Enforcement Case Density
40 Map A.4: Development Activity
43 Map A.5: Existing Thoroughfare Plan
44 Map A.6: Existing Bicycle Plan
45 Map A.7: Existing Pedestrian Plan
47 Map A.8: Crash Density
49 Map A.9: Water Service Areas
50 Map A.10: Wastewater Service Areas
51 Map A.11: Electric Service Areas
52 Map A.12: Floodplain

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 Contents
FIGURES
6 Figure 1.1: Wellborn District Boundary
7 Figure 1.2: Planning Process
16 Figure 2.1: Rural Community Concept
16 Figure 2.2: Central Sign Element Concept

TABLES
30 Table 4.1: Implementation Matrix
37 Table A.1: Code Enforcement Cases, 2012-2022
39 Table A.2: Development Activity, 2012-2022

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1 PLAN
FOUNDATION
The Wellborn District Plan is an updated planning effort built upon the Wellborn
Community Plan’s foundation, which established a vision and planned for coordinated
actions from 2013-2023. Updating this small area plan offers the opportunity to take
a closer look at the Wellborn area within the City of College Station, develop area-
specific approaches to implementing the Comprehensive Plan, and directly engage with
residents on the future of their area.

This update covers 2023-2033 and serves as a statement of the Wellborn community’s
vision for the future. It provides goals and actions on a broad range of topics and
provides strategic direction to maintain the rural character of Wellborn while
managing small-scale growth and maintaining a high quality of life.

In October 2033, on the 10-year anniversary of this plan’s adoption date, the plan is
officially retired and serves as a historical reference only. Subsequently, the City of
College Station can choose to analyze whether a renewed planning effort is warranted
or whether the goals of this plan have been satisfactorily implemented. Similarly, with
the adoption of this updated plan in 2023, the original Wellborn Community Plan is
retired and serves as a historical reference.

ADOPTED OCTOBER 12, 2023

Planning Area
The Wellborn District is located in the southwestern portion of the city and includes much of what remains
of the historic Wellborn community. The planning area is made up of over 929 acres and is bounded by
I&GN Road, Victoria Avenue, Royder Rd, Barron Cut-off Road, and Capstone Drive as shown in Figure 1.1:
Wellborn District Boundary. This area includes a mix of ranch and acreage lots, with commercial uses
located along the primary thoroughfare (FM 2154). There are approximately 470 residents who live within
the planning boundary.

Figure 1.1: Wellborn District Boundary

The area was annexed into the City of College Station in 2011. That process was contentious, and the
development of the original Wellborn Community Plan following annexation provided residents, landowners,
and business owners the opportunity to help shape the plan’s focus on preserving the rural and historical
character of Wellborn. The planning area for the 2013 plan, as well as this 2023 update, covers the annexed
areas and adjacent properties that are under non-annexation development agreements. In 2022, a small
area plan audit found that about 60% of the actions of the Wellborn Community Plan were completed.

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Plan Creation

RELATIONSHIP TO THE COMPREHENSIVE PLAN

The need to update the Wellborn Community Plan was identified by community members, City staff,
the Planning and Zoning Commission, and the City Council during the evaluation and adoption of the
Comprehensive Plan in 2021. Many participants of that process acknowledged continued development
pressures in the area and that small-scale growth in limited areas may be appropriate. The Comprehensive
Plan calls for the renewed planning effort in the Wellborn area and Comprehensive Plan Action 2.2
directs staff to prioritize and undertake detailed plans for priority neighborhoods, districts, corridors, or
redevelopment areas. The Wellborn District Plan update was identified as a high priority project by the
Planning and Zoning Commission and the City Council. This is the second small area plan to be adopted
under the 2021 City of College Station Comprehensive Plan.

PLANNING PROCESS

In November 2022, City staff began compiling existing conditions data of the planning area to identify
changes in the area and trending conditions in preparation for the first public meetings. A key component
of plan creation is ensuring that the residents within the area are involved in developing the vision for the
planning area. Through this planning effort, residents were engaged multiple times between January and
August 2023. There were a total of six area-wide meetings for this planning effort, five of which were in-
person, and one was held virtually. Each meeting progressed further into the planning process and asked
residents to provide feedback on a range of topics.

The beginning phase included community visioning and brainstorming for the future of Wellborn. During
the Phase 1 meetings, participants were asked to evaluate the existing plan goal statements, the strengths
of the area that should be maintained, and any potential changes. One of the initial topics of concern was
the planning boundary. City staff analyzed a larger boundary than the original Wellborn Community Plan to
holistically assess the pressures placed on the community including traffic, congestion, housing density, and
demand for utilities. While the original boundary is being honored within this updated plan, residents within
and around the planning area participated in the planning effort, and all feedback was considered during
this plan update. There are a few established neighborhoods that border the Wellborn planning boundary –
Creek Meadows subdivision, Sweetwater Forest, and Estates at Royder to name a few.

City staff organized the Phase 1 comments into broader categories that helped inform the second phase of
public engagement, as well as revised the goals based on resident feedback. The Phase 2 meetings focused
on defining what rural character looks like within Wellborn, where different land uses should be located,
and began to draft actions that will help implement the goals. City staff hosted an additional meeting during
Phase 2 to focus on infrastructure within the district including water and wastewater provision and service
limitations, capital projects within the area, and the ongoing FM 2154 widening project being led by the
Texas Department of Transportation (TxDOT).

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While a separate project, the FM 2154 widening project was a topic of interest and concern to many
meeting participants throughout the first two rounds of public engagement. As such, City staff invited
TxDOT representatives to two area-wide meetings to provide more details about the widening project and
to hear directly from community members. City staff wrapped the first two phases of the planning effort by
conducting workshops with the Planning and Zoning Commission and City Council to explain the process
and public input received thus far and ask for input and direction. The City Council directed staff to maintain
the original boundaries of the Wellborn plan based on public input.

The third and fourth stages of the planning effort involved proposed changes to the Comprehensive Plan’s
Future Land Use & Character Map and Thoroughfare Plan, and the Bicycle, Pedestrian, and Greenways
Master Plan maps and testing those proposed changes with meeting participants. Staff then worked to
incorporate resident feedback and finalize the plan document and its associated map.

The final stage of this planning effort included

meetings with the Bicycle, Pedestrian, and
Greenways Advisory Board, the Planning and
Zoning Commission, and City Council. The
final plan was presented to the board and
commission for their recommendation. The
plan, along with the recommendations from the
board and commission, was forwarded to the
City Council for final adoption. After adoption,
plan implementation will occur over the planning
horizon through City investments in infrastructure
and programs, changes in regulations and
policies that support Wellborn’s rural character,
and private development decisions.

PROJECT TEAMS
Every planning effort requires coordination
between community members, stakeholders,
staff, and appointed and elected officials. This
planning effort engaged a working group of
volunteers, City staff, the Planning and Zoning
Commission, the City Council, and the general
public to build the plan’s vision, goals, and
actions. Members of the various project teams are
identified in the Acknowledgements at the end of
the plan.

Staff Resource Team

The Staff Resource Team consisted of representatives from each department within the City to shepherd
the plan and offer internal coordination opportunities. The Staff Resource Team met after each phase of the
project to talk through any new information or decisions and confirm the roadmap for the next phase of the
project.

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Planning & Development Services Resource Team

The Planning & Development Services Resource Team was comprised of staff from each of the divisions
within the Planning & Development Services department to provide periodic updates and prepare for
meetings with the Staff Resource Team and Working Group. This team met every other month in addition to
bi-weekly check-ins on progress.

Working Group

The Working Group was a group of individuals who volunteered to help City staff determine the direction
of the plan and provide more focused input throughout its creation. The group was comprised of 37
property and business owners and residents within or around the planning area. Participants learned about
small-area planning, offered direction on specific components of the plan, and served as ambassadors for
the project in their community circles. The group met four times during the planning process to provide
guidance to staff and feedback in advance of the area-wide meetings. This group also helped to advocate
for the original Wellborn community and its history.

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Plan Goals & Structure

The Wellborn District Plan is of interest to community residents, investors, developers, business owners,
and others interested in how the district will respond and adapt over the next 10 years. The plan is divided
into topic-based chapters that each contain a specific goal, corresponding actions, narrative, and maps that
provide direction to realize the community’s vision.

CHAPTER 1: PLAN FOUNDATION

The first chapter details the history and context of the plan area and provides an overview of the planning
process and the public participation opportunities.

CHAPTER 2: DISTINCTIVE PLACES

GOAL: Preserve the core rural character of Wellborn with small-scale growth that
enhances the uniqueness and history of the area.

This chapter establishes planning strategies for future small-scale growth and appropriate development
while balancing the community’s desire to maintain the rural roots of the Wellborn area.

CHAPTER 3: INTEGRATED MOBILIT Y

GOAL: Promote a safe, efficient,

and connected mobility system that
encourages transportation options while
recognizing the lower density of the
district.

This chapter ensures the development of a

cohesive and context-sensitive mobility network
for all users within the district. This includes
contextually appropriate integration of shared-
use paths, road connections, and other changes
identified through the planning process.

CHAPTER 4: PLAN IMPLEMENTATION

The final chapter establishes accountability for the
execution of this plan and guides the necessary
processes that come with plan implementation.
It collates the plan actions from the previous
chapters and identifies implementation priorities
and strategies.

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2 DISTINCTIVE
PLACES
GOAL

Preserve the core rural character of Wellborn with small-scale growth that enhances
the uniqueness and history of the area.

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Purpose
This chapter provides guidance for the preservation of the rural character of the Wellborn District. Future
development within the area should fit within the established community vision for limited growth in
appropriate areas that enhance the historic, rural feel of the community. The Wellborn District Plan
accomplishes this by retooling the Wellborn zoning districts as design districts that enhance the rural
character and further identifies opportunities for improvements that the City can implement in tandem
with private development decisions. Input from the district’s residents and business owners identified a
desire to preserve the natural and historical features of the original Wellborn community while also allowing
small-scale development opportunities. Therefore, this plan places a high priority on maintaining the rural
character of the district.

Community Preservation
& Design
The historic Wellborn area dates to before the
City of College Station was established. While
most historical sites have been demolished over
the years, there is a desire from the community
to capture and highlight the community’s roots.
Effective design helps to create places of distinction
– places worth remembering and protecting – and
contributes significantly to the quality of life.

During the public engagement for this plan,

participants expressed a desire to maintain larger
residential lots to preserve the natural open space
within the community as well as commercial
buildings that have a unified design representative
of the original ranch and homestead-style
architecture seen within the area. This character has
been captured through the Wellborn zoning districts
that were established in 2016 after the adoption
of the Wellborn Community Plan. These zoning
districts are described in further detail later in this
chapter. After hearing concerns from participants
regarding certain aspects of the current zoning
districts, this planning effort identified that the
Wellborn zoning districts should become a design
district within the Unified Development Ordinance
(UDO), which could further require certain design
elements for buildings within the planning boundary.
Plan participants also made several comments
about property owners not following municipal
codes. A design district helps with community
place-making and builds cohesion. Combining the
design district with additional educational efforts
increases the likelihood of compliance with the
City’s standards.

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Future Land Use
Future land use serves as a guide for how all property within the city may develop in the future. Each future
land use category contains a character-based description and overall intent of the category, along with
generally appropriate zoning districts that help achieve the desired character.

In determining appropriate land use classifications, the existing land use and character were considered.
The planning processes included discussions that prompted participants to identify land uses they would
like to see within the planning boundary. The result of those discussions is the proposed modifications to
the Comprehensive Plan Future Land Use & Character Map listed below and shown visually within Map
2.1: Future Land Use & Character Map Modifications.

FUTURE LAND USE MODIFICATIONS

After the adoption of the Wellborn Community Plan in 2013, ten future land uses were created and
implemented for the Wellborn planning area. In subsequent years, many stakeholders – including residents,
business owners, developers, staff, and appointed and elected officials alike – noted that the granular level
of Wellborn future land use categories was overly specific and unintentionally functioned in a “pre-zoning”
fashion, requiring that most zoning change requests also involve a future land use change request. During
the 2021 update to the Comprehensive Plan, there were no changes to the Wellborn future land uses, as this
planning effort was anticipated to begin shortly after the updated Comprehensive Plan was adopted.

With the adoption of this Wellborn plan update, the modifications help align the future land uses categories
to other parts of College Station and the City’s updated Comprehensive Plan. The future land uses within
the Wellborn District now include Neighborhood Commercial, Suburban Residential, Estate Residential,
Rural, Business Center, Institutional/Public, and Natural & Open Areas. These are represented visually in
Map 2.1 Future Land Use & Character Map Modifications, and the category descriptions and associated
zoning district(s) that are generally appropriate are found within the City’s Comprehensive Plan.

In addition to the map edits, there are revised future land use category descriptions within the
Comprehensive Plan to better embrace the Wellborn area and its desired rural character. The edits include
indicating that only the Wellborn zoning districts – WC Wellborn Commercial, WRS Wellborn Restricted
Suburban, and WE Wellborn Estate – as well as the BP Business Park, BPI Business Park Industrial, CI
Commercial Industrial, R Rural, and NAP Natural Areas Protected zoning districts are permitted zoning
districts within the Wellborn District boundary. The specificity for Wellborn-only zoning controls remains
and is embodied within the Wellborn zoning districts, which will be retooled into a Wellborn design district
as an action within this plan.

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 WELLBORN
MAP 2.1
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Zoning
The Wellborn Community Plan called for the creation of several zoning districts specifically for the Wellborn
area. This led to the creation of three zoning districts: WC Wellborn Commercial, WRS Wellborn Restricted
Suburban, and WE Wellborn Estate. While the Wellborn Community Plan also called for the creation of
additional zoning districts, such as Wellborn Business Park, other citywide zoning districts were created
and determined to meet the goals of the Wellborn Community Plan as well as the needs of the city as a
whole.

As of the writing of this plan, the Wellborn zoning districts are all being
utilized in the Wellborn District. However, there are also zoning districts
present in the planning area that are not Wellborn-specific districts;
most of these properties were zoned before the creation of the Wellborn
zoning districts in 2016. Additionally, when an area is annexed into the City
of College Station it is automatically designated as R Rural, regardless
of the existing or future land use. As much of this district has not been
redeveloped since the area was annexed in 2011, most of the land within
the planning area still reflects the R Rural zoning designation.

As mentioned, this updated plan and the associated revisions to the

Comprehensive Plan and its Future Land Use & Character Map will
continue to support the need for Wellborn-specific zoning districts and will
incorporate them into a Wellborn design district as an action in this plan.

District Image Corridors & Gateways

IMAGE CORRIDORS
Image corridors are predominantly found on routes that many residents and visitors travel and can have
a great impact on the character of the surrounding area. Within the Wellborn District, FM 2154 serves as
the primary image corridor due to the high volume of individuals who use this roadway daily. Landscaping,
streetscaping, decorative markers, and themed wayfinding signs should be uniformly utilized within this
corridor to further enhance the character of the district.

During the creation of the original Wellborn Community Plan, residents, property owners, and business
owners participated in a design workshop to help visualize the rural character and history of Wellborn. With
the community created around the Union Pacific railroad location, participants felt it was a key component
that should be utilized in the creation of any identifying features to ensure that the rustic country feel was
not lost. Those sentiments were identical during the plan update process.

The results of the design workshop focused on creating a more pedestrian-friendly, village-type
environment with small-scale businesses located along Live Oak Street, as shown in Figure 2.1: Rural
Community Concept. Of note was the desire to have existing and new businesses still generally front
toward FM 2154 and the railroad, but to incorporate side streets, front and rear building access, and to avoid
having continuous backs of buildings along the primary thoroughfare of the community. As mentioned,
participants a decade ago and today expressed a desire to embrace the community’s rural roots and
history with the railroad. The vision to reorient toward Live Oak Street remains within this updated plan.
Plan actions such as revising the land uses, extending Live Oak Street to connect to McCullough Road,
and revising and implementing design district standards will help realize this vision for a new “main street”
within the Wellborn community.

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Figure 2.1: Rural Community Concept

GATEWAYS
The Wellborn District acts as the southwestern gateway into the city where visitors have a first glimpse
of College Station and the district’s identity. Participants identified that they would like elements, such as
street sign toppers and wayfinding signs, to establish a unified feel and sense of place within the district.
Identifying features for gateway elements should
incorporate items that reflect the rural and railroad
history of Wellborn such as railroad ties, fences, and
hitching posts.

Primary gateway elements should be placed generally

around the Barron Cut-Off Road and FM 2154
intersection, and south of the Greens Prairie Road and
FM 2154 intersection. To tie the gateway and identifying
elements together, unified plantings that lead from the
gateway elements to the central point of the community
should be utilized. Ultimately, these could lead to a
larger sign element that could be placed within the
core of the community, generally located around the
Post Office. This sign element could convey historical
information about Wellborn and be used as a central
gathering place. This was visually represented during
the Wellborn Community Plan’s creation, as shown in
Figure 2.2: Central Sign Element Concept.

Figure 2.2: Central Sign Element Concept.

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Strategic Actions
DP.1 Amend the Comprehensive Plan Future Land Use & Character Map and corresponding
categories to incorporate the recommended modifications for Wellborn. This includes retiring
the prior Wellborn land uses, assigning future land uses as determined through this planning process,
and revising the appropriate future land use categories to specify where the Wellborn-specific zoning
districts are the only zoning districts allowed within the plan boundary.

DP.2 Retool the Wellborn zoning districts into a design district in the Unified Development
Ordinance. To highlight the unique character of developments within the Wellborn District, the
Wellborn-specific zoning districts should be reworked into a design district. The zoning standards
should also be evaluated to determine if additional modifications are needed to enhance the rural
character of Wellborn.

DP.3 Create a village center around Live Oak Street to facilitate the area becoming the new
“main street” for the Wellborn District. Revising the future land uses, extending Live Oak Street
to connect to McCullough Road, implementing the revised design district standards and other
appropriate place making strategies will help realize the vision for a new “main street” one block away
from FM 2154. This change may also help spur additional small-scale commercial development along
Live Oak Street.

DP.4 Work with residents and business owners to assess the potential need, benefit, and
structure of creating a Wellborn District Association. A Wellborn District Association comprised
of local residents and business owners could collectively initiate actions to improve the Wellborn
District and coordinate local events. Having an association registered with the City facilitates
information sharing and courtesy notifications, including updates on development activity and City
projects within the district.

DP.5 Work with community stakeholders to create identification and gateway signage. These
placemaking features should have details that reflect the community’s rural context. Consider
including a central gateway element near the Post Office. City staff should collaborate with
stakeholders on funding and location opportunities for improvements that highlight the Wellborn
District identity.

DP.6 Create opportunities for residents and visitors to engage with the history of the Wellborn
District. This could also extend to a citywide scale to analyze the market needs for additional retail,
commercial, and hospitality uses throughout the community.

DP.7 Conduct enhanced outreach and educational efforts about local ordinances, Code
Enforcement, and the SeeClickFix program. To expand the spread of information and encourage
compliance with the Code of Ordinances, Code Enforcement officers could proactively share
educational materials or host workshops in the Wellborn District.

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3
GOAL
INTEGRATED
MOBILITY

Promote a safe, efficient, and connected mobility system that encourages

transportation options while recognizing the lower density of the district.

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Purpose
This chapter provides guidance for a contextualized mobility system in the Wellborn District that considers
the needs of all users. A safe, efficient, and connected mobility system addresses vehicular, bicycle, and
pedestrian movements within and through the area. The Wellborn District Plan accomplishes this by
providing a street network to meet the capacity of the area and designated off-street bicycle and pedestrian
facilities. During the public engagement for the plan, participants shared their desire for a mobility system
that supports appropriate densities, includes safe and well-connected infrastructure, and is more user-
friendly for all modes of mobility.

Thoroughfares
The Thoroughfare Plan within the Comprehensive Plan establishes a network of major streets comprised of
collectors, arterials, and freeways that include various bicycle and pedestrian facilities. It is one of the two
major planning components for the mobility system within the City of College Station. The Thoroughfare
Plan uses the future land use designations in the Comprehensive Plan Future Land Use & Character Map
to identify the future needs of the mobility system based on anticipated development patterns.

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FUTURE STREET NET WORK
The street network within the district consists of more than eight miles of existing streets with just over
0.5 miles of private streets. The future street network for the Wellborn District proposes one minor change
to the Thoroughfare Plan; otherwise, the existing road network in addition to the Thoroughfare Plan is
anticipated to be able to handle the needs of the planning area and surrounding area as they build out.

While the City of College Station builds and maintains many of the roads within the planning area, the Texas
Department of Transportation (TxDOT) collaborates with the City on plans, improvements, and maintenance
for Wellborn Road (Farm-to-Market Road 2154 or FM 2154). One of the major discussion points that came
up during the public engagement of this plan update was the FM 2154 widening project that was being
designed when the planning effort started. The existing FM 2154 is a two-lane rural highway with center
turn lanes in some areas and is proposed to be widened to be a 4 Lane Major Arterial. There were concerns
regarding this expansion, including the replacement of center turn lane areas with controlled left turns and
raised medians. Participants mentioned the potential impact on access to businesses along the corridor to
receive products and customers if there is not adequate access.

As a response to these concerns, City staff communicated resident concerns regarding the widening of the
corridor to TxDOT and collaborated with them to have TxDOT representatives at several public meetings,
empowering meeting participants to speak directly with TxDOT. The design of the corridor, at the time of
this plan, has not been completed and TxDOT is continuing to evaluate the design and interact with area
property owners and stakeholders to determine what revisions to the design may be needed.

MODIFICATIONS TO THE THOROUGHFARE PLAN

Small area planning efforts enable a closer look into an area’s needs and identify potential changes within
the Thoroughfare Plan. Based on participants' desire for a safe and well-connected roadway system, there
is one change to the Thoroughfare Plan, which is outside the plan boundary but will provide access for
people in and around the planning area. Currently, there is a proposed connection between McCullough
Road and Brewster Drive. However, there is only one planned north/south connection along McCullough
Road and Brewster Drive between FM 2154 and WS Phillips Parkway. Thus, a 2 Lane Minor Collector
connection is proposed between the proposed extension of McCullough Road and Brewster Drive and
Barron Cut-Off Road. This road would likely be constructed by the developer when the development of the
parcel occurs. This future connection to Barron Cut-Off Road will be the through movement of the Brewster
Drive extension and provide the suburban style development to the east of planning area an alternate route
to FM 2154 other than McCullough Road.

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 MAP 3.1

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 Bicycle & Pedestrian Facilities
The Bicycle, Pedestrian, and Greenways Master Plan is the other major
planning component for the mobility system within the City of College
Station. Written in 2010 and updated in 2018, the plan provides guidance for
and lays out improvements for bicycle and pedestrian facilities throughout
College Station. The Bicycle, Pedestrian, and Greenways Master Plan
identifies opportunities for improved connectivity for on- and off-street
facilities as roadway projects are pursued. Within the Wellborn Community
Plan (2013), there were several modifications made to the Bicycle,
Pedestrian, and Greenways Master Plan to reduce the number of bicycle
and pedestrian facilities to meet the citizen vision of rural section roadways.

The future facility network is comprised of more than 3 miles of existing on- and off-street bicycle facilities,
off-street shared-use paths, and sidewalks, with over 5 miles of proposed facilities. Several changes are
proposed by this plan to meet the needs of the planning area based on feedback received during the
planning effort.

MODIFICATIONS TO THE BICYCLE, PEDESTRIAN, AND GREENWAYS MASTER PLAN

Small area planning efforts enable a closer look into an area’s needs and identify potential changes within
the Bicycle, Pedestrian, and Greenways Master Plan. Through feedback received during the planning
effort, several changes to the bicycle and pedestrian facilities are proposed within the area as a part of this
planning effort.

First, the majority of changes relate to planned bicycle facilities (typically bicycle lanes) and planned
sidewalks being replaced with planned shared-use paths. Participants emphasized the desire for shared-
use paths rather than separate sidewalks and bicycle lanes to reduce the amount of paved area along
streets and maintain a more rural feel within the planning area. Shared-use paths enable pedestrian
connectivity options while reducing the impact to the rural character of the area. Due to the design of rural
roads, there would be more separation between pedestrians utilizing the shared-use paths and vehicles
utilizing the street which also addresses safety concerns of having pedestrian facilities close to the street.
The streets proposed to have a shared-use path are:

• I&GN Road from Rock Prairie Road West to Greens Prairie Road;
• South Dowling Road from I&GN Road realigned to the future Royder Road extension;
• Barron Cut-off Road from FM 2154 to WS Phillips Parkway;
• Victoria Avenue from FM 2154 to Woodlake Drive;
• Woodlake Drive from Victoria Avenue to Greens Prairie Road;
• Royder Road from Dymple Lane to FM 2154; and
• Greens Prairie Road from I&GN Road to FM 2154.

To provide additional connectivity to the existing system within and around the planning area, two new
shared-use paths are proposed to provide a more complete network. First, along with the improvements
to the FM 2154, TxDOT intends to construct a shared-use path. Adding this to the Bicycle, Pedestrian, and
Greenways Master Plan acknowledges the new facility. Second, there is a new connection proposed along
McCullough Road to connect the shared-use path along FM 2154 to Live Oak Street and the extension of
Brewster Drive. Given the rural context, it is expected that a shared-use path would be provided only on one
side of these roadways. All of these changes to the Bicycle, Pedestrian, and Greenways Master Plan would
be constructed by development as it occurs or by the City through capital projects in the future.

CST [Link] | WELLBORN DISTRICT PL AN 22

 MAP 3.2

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Traffic Signal and Access Management
Several significant intersections manage the flow of traffic into and out of College Station along FM 2154,
one of College Station’s major gateway roads. Since the Wellborn Community Plan was adopted in 2013,
traffic along FM 2154 has steadily increased as more housing is developed south of College Station and
outside the City limits. Two new signalized intersections have been installed at FM 2154 and Royder Road
and FM 2154 and Greens Prairie Road. In addition, the City capital project to realign Capstone Drive to
Barron Road includes a traffic signal at FM 2154. As part of the design for the FM 2154 widening project,
TxDOT is evaluating other intersections along the corridor for potential improvements.

Encouraging local circulation through street connections away from FM 2154 can help to provide access
from side streets, minimize the need for curb cuts and driveway accesses near high-volume intersections,
and improve perceptions of access within the area. The presence of secondary streets and internal
connections can also support place-making in a rural context as local traffic is directed away from the 4
Lane Major Arterial and towards the local rural roadways.

The Wellborn community was established due to its proximity to the railroad. The Union Pacific Railroad
line that parallels FM 2154 can be traced back to 1867 and the old Houston and Texas Central Railroad.
Since the adoption of the Wellborn Community Plan in 2013, the City has been working toward establishing
a quiet zone along the Union Pacific Railroad. As capital projects along the railroad have been designed,
they have been designed to allow future establishment of a continuous railroad quiet zone. It has been
identified that the existing railroad crossing at Butte Drive may not be designed or modified to qualify as
a quiet zone, so to extend the quiet zone through the planning area, the crossing at Butte Drive may need
to be closed. However, this is the only public street entrance into the Shiloh subdivision currently. The City
should evaluate providing an alternative access point for the subdivision to enable the potential closure of
the railroad crossing at Butte Drive to allow the completion of a railroad quiet zone through the Wellborn
District.

CST [Link] | WELLBORN DISTRICT PL AN 25

Strategic Actions
IM.1 Add a new 2 Lane Minor Collector connection from the extension between McCullough Road
and Brewster Drive to Barron Cut-off Road. The connection between the extension of Brewster
Drive and McCullough Road and Barron Cut-Off Road provides a north/south thoroughfare parallel to
FM 2154.

IM.2 Revise various proposed sidewalks and bicycle facilities to shared-use paths. These changes
support the plan vision for a rural context mobility system while meeting the City’s goal of a safe and
connected multi-mobility network. These revisions are on I&GN Road, South Dowling Road, Barron
Cut-off Road, Victoria Avenue, Woodlake Drive, Royder Road, and Greens Prairie Road.

IM.3 Revise the proposed bicycle route to a shared-use path along I&GN Road. The shared-use
path meets the goals for a safer, off-street option for bicycling and walking and helps maintain the
rural road character for I&GN Road.

IM.4 Add a shared-use path along FM 2154. As the Texas Department of Transportation improves FM
2154, they intend to add a shared-use path along the project. Adding this to City plans acknowledges
the provided facility.

IM.5 Add a shared-use path along McCullough Road. Adding this shared-use path connects north/
south and east/west bicycle and pedestrian routes inside the plan boundary and to surrounding
areas.

IM.6 Extend Live Oak Street from its current terminus near Church Street to McCullough
Road. This facilitates Live Oak Street becoming a “main street” within the Wellborn District. It also
establishes a parallel route through a main commercial area.

IM.7 Relocate the existing railroad crossing at South Dowling Road to align with the Royder Road
intersection with FM 2154. Coordinate with Union Pacific Railroad to relocate the railroad crossing
to increase safety and connectivity.

IM.8 Evaluate an alternative entrance into the Shiloh Subdivision to potentially close the railroad
crossing at Butte Drive. Assess the feasibility of possible locations for an alternative access. If a
viable alternative is identified, construction of the alternative will help facilitate implementation of a
continuous railroad quiet zone corridor.

CST [Link] | WELLBORN DISTRICT PL AN 26

4 PLAN
IMPLEMENTATION
The success of the Wellborn District Plan requires the commitment of the City and
the community to implement the goals of this plan. This chapter lays out several
implementation methods and funding sources for accomplishing the goals and
actions contained within the plan. Additionally, the implementation matrix outlines
the timeframe, establishes implementation responsibilities and administration, and
determines possible funding sources for actions within the plan.

CST [Link] | WELLBORN DISTRICT PL AN 27

Implementation Methods
Generally, the actions of this plan fall into one of five methods: capital improvement, focused planning
effort, policy-based decision, project/program, or regulation. Implementation of each category requires
unique approaches and produces different results. Table 4.1: Implementation Matrix indicates the most
appropriate implementation method for each action.

CAPITAL IMPROVEMENTS
Capital improvements are large-scale infrastructure projects that the City pursues through the Capital
Improvement Projects department. These expansion, modification, rehabilitation, and replacement projects
include streets, utilities, parks, and public facilities and buildings. To be implemented, actions in this
category need to be added to the Capital Plan, funded, and constructed.

FOCUSED PLANNING EFFORTS

Focused planning efforts are studies, plans, and designs that various City departments complete to identify
specific steps needed for implementation. Actions in this category need to be analyzed with resulting
recommendations. Implementation of the recommendations is commonly pursued under a different action.
This Wellborn District Plan is a focused planning effort.

POLICY-BASED DECISIONS
Policy-based decisions are direction that the Planning and Zoning Commission and City Council provide
to City staff. These decisions get implemented in various policy, regulatory, and guidance documents to
implement the direction from the elected and appointed officials of College Station. Direction should be
sought on actions in this category, and City staff should take the appropriate steps for implementation.

PROJECTS AND PROGRAMS

Projects and programs are the broadest category of plan actions. These can include projects that are not
considered capital improvements and programs that the City organizes administratively. Implementation of
actions in this category should be assessed individually as there are a variety of ways to accomplish these
actions. Generally, the action provides an indication of what implementation should consider and how it
might be implemented.

REGULATIONS
Regulations are developed by the City to guide or permit allowable activities within College Station.
These can include modifications to the City of College Station Code of Ordinances, including the Unified
Development Ordinance (UDO), or another regulatory document under the jurisdiction of the City of College
Station. To be implemented, actions in this category should be adopted in their respective regulatory
documents.

CST [Link] | WELLBORN DISTRICT PL AN 28

Funding
Funding for plan actions come from a variety of sources. Generally, the actions in the Wellborn District Plan
can be funded by one or more of the following sources: City department budgets, the Capital Improvement
Projects fund, state and federal grants, and/or private investment. All funding options should be explored,
but Table 4.1: Implementation Matrix indicates the funding mechanisms that City staff have identified as
most appropriate or likely to complete the action.

DEPARTMENTAL BUDGETS
Funding projects through City departmental budgets can be accomplished in two ways: using available
funds and directing them towards the project or through service level adjustments (SLAs). SLAs are
approved as part of the annual City budget process and can be for one-time or recurring expenses. Many of
the actions in the Wellborn District Plan can be accomplished through departmental budgets.

CAPITAL IMPROVEMENTS
These are large infrastructure improvements
that are most likely to be funded through
the Capital Improvement Program funds.
The projects from these funds are prioritized
and budgeted on a rolling five-year Capital
Plan. These funds are also allocated during
the annual City budget process as one-time
expenses.

STATE AND FEDERAL FUNDING

Funding opportunities from the state and
federal government are also available,
particularly in the areas of transportation and
the environment. These funds are primarily
available through grants but may also be
through specific budget appropriations.
Often, grant funding includes local matching
requirements. Included in this funding source
is Community Development Block Grants
(CDBG) funds. A portion of the Wellborn area
located west of FM 2154 (Wellborn Road) is
currently eligible for CDBG funding. Eligibility
may change in future years with updated
Census data.

PRIVATE INVESTMENTS
Outside of government funding, private
investments can be pursued through
development exactions within the UDO,
foundation investments, or donations to the
City for specific projects.

CST [Link] | WELLBORN DISTRICT PL AN 29

 Table 4.1: Implementation Matrix
IMPLEMENTATION TIMELINE FUNDING SOURCES
ACTION NUMBER
CHAPTER

CIP BUDGET
CITY / DEPT.
BUDGETS

GRANTS

PRIVATE
ACTION ITEM TASK TYPE Short (1-3 Medium (4-7 Long (8-10 CITY – RESPONSIBLE PARTY PARTNERS – INTERNAL PARTNERS – EXTERNAL
years) years) years)

Amend the Comprehensive Plan Future Land Use & Character Map and corresponding categories to incorporate the recommended
modifications for Wellborn. This includes retiring the prior Wellborn land uses, assigning future land uses as determined through this Policy-based
DP.1 X Planning & Development Services X
planning process, and revising the appropriate future land use categories to specify where the Wellborn-specific zoning districts are the decision
only zoning districts allowed within the plan boundary.

Retool the Wellborn zoning districts into a design district in the Unified Development Ordinance. To highlight the unique character of
Policy-based
DP.2 developments within the Wellborn District, the Wellborn-specific zoning districts should be reworked into a design district. The zoning X Planning & Development Services Residents of Wellborn X
decision
standards should also be evaluated to determine if additional modifications are needed to enhance the rural character of Wellborn.
CHAPTER 2: DISTINCTIVE PLACES

Policy-based
Create a village center around Live Oak Street to facilitate the area becoming the new “main street” for the Wellborn District.
decision,
Revising the future land uses, extending Live Oak Street to connect to McCullough Road, implementing the revised design district
DP.3 regulation, X Planning & Development Services Capital Improvement Projects X X X
standards and other appropriate place making strategies will help realize the vision for a new “main street” one block away from FM
and capital
2154. This change may also help spur additional small- scale commercial development along Live Oak Street.
improvement

Work with residents and business owners to assess the potential need, benefit, and structure of creating a Wellborn District
Association. A Wellborn District Association comprised of local residents and business owners could collectively initiate actions to Project / Neighborhood Services Economic Planning & Development
DP.4 X Residents of Wellborn X X
improve the Wellborn District and coordinate local events. Having an association registered with the City facilitates information sharing program Development & Tourism Services
and courtesy notifications, including updates on development activity and City projects within the district.

Work with community stakeholders to create identification and gateway signage. These placemaking features should have details
Capital
DP.5 that reflect the community’s rural context. Consider including a central gateway element near the Post Office. City staff should X Planning & Development Services Capital Improvement Projects Residents of Wellborn X X X
improvement
collaborate with stakeholders on funding and location opportunities for improvements that highlight the Wellborn District identity.

Create opportunities for residents and visitors to engage with the history of the Wellborn District. The Wellborn District predates the Neighborhood Services
Project /
DP.6 incorporation of the City of College Station with a rich history. A history of Wellborn was prepared in 2010 and could be a resource for X Planning & Development Services Economic Development & Residents of Wellborn X X
program
the identification and preservation of the local history. Tourism

Conduct enhanced outreach and educational efforts about local ordinances, Code Enforcement, and the SeeClickFix program. To
Project / Planning & Development
DP.7 expand the spread of information and encourage compliance with the Code of Ordinances, Code Enforcement officers could proactively X Community Services X
program Services
share educational materials or host workshops in the Wellborn District.

Add a new 2 Lane Minor Collector connection from the extension between McCullough Road and Brewster Drive to Barron Cut-off
Policy-based
IM.1 Road. The connection between the extension of Brewster Drive and McCullough Road and Barron Cut-Off Road provides a north/south X Planning & Development Services X
decision
thoroughfare parallel to FM 2154.

Revise various proposed sidewalks and bicycle facilities to shared-use paths. These changes support the plan vision for a rural
Policy-based
IM.2 context mobility system while meeting the City’s goal of a safe and connected multi-mobility network. These revisions are on I&GN X Planning & Development Services X
decision
Road, South Dowling Road, Barron Cut-off Road, Victoria Avenue, Woodlake Drive, Royder Road extension, and Greens Prairie Road.

Revise the proposed bicycle route to a shared-use path along I&GN Road. The shared-use path meets the goals for a safer, off-street Policy-based
IM.3 X Planning & Development Services X
CHAPTER 3: INTEGRATED MOBILITY

option for bicycling and walking and helps maintain the rural road character for I&GN Road. decision

Add a shared-use path along FM 2154. As the Texas Department of Transportation improves FM 2154, they intend to add a shared-use Policy-based
IM.4 X Planning & Development Services X
path along the project. Adding this to City plans acknowledges the provided facility. decision

Add a shared-use path along McCullough Road. Adding this shared-use path connects north/south and east/west bicycle and Policy-based
IM.5 X Planning & Development Services X
pedestrian routes inside the plan boundary and to surrounding areas. decision

Extend Live Oak Street from its current terminus near Church Street to McCullough Road. This facilitates Live Oak Street becoming Capital Capital Improvement Projects
IM.6 X Public Works X X X
a “main street” within the Wellborn District. It also establishes a parallel route through a main commercial area. improvement Planning & Development Services

City Manager’s Office Public

Relocate the existing railroad crossing at South Dowling Road to align with the Royder Road intersection with FM 2154. Coordinate Capital Works Union Pacific Railroad Texas
IM.7 X Capital Improvement Projects X X
with Union Pacific Railroad to relocate the railroad crossing to increase safety and connectivity. improvement Planning & Development Department of Transportation
Services

Evaluate an alternative entrance into the Shiloh Subdivision to potentially close the railroad crossing at Butte Drive. Assess the
Capital Capital Improvement Projects City Manager’s Office Public Union Pacific Railroad Texas
IM.8 feasibility of possible locations for an alternative access. If a viable alternative is identified, construction of the alternative will help X X X X
improvement Planning & Development Services Works Department of Transportation
facilitate implementation of a continuous railroad quiet zone corridor.
APPENDIX A:
EXISTING CONDITIONS
Surrounding Context
The Wellborn community was annexed into the City of College Station in April 2011. The Wellborn
Community Plan, which gave residents a voice in managing the growth and development of the area,
was adopted shortly thereafter in April 2013 and included a planning horizon from 2013 to 2023. The plan
helped address concerns raised by residents that the rural and historic community character would be
lost as development pressure loomed. As the Wellborn Community Plan reaches the end of its planning
horizon, the City of College Station reexamined the area to analyze the changes that have occurred in the
previous 10 years and prepare for the next 10 years. Renamed the Wellborn District Plan, this plan update
aims to create a cohesive district that reflects the residents’ vision for the community, recognizes the unique
character of Wellborn, and supports the overall vision of College Station.

The Wellborn District is in the southwest portion of the city and intersects the extraterritorial jurisdiction.
The City enforces land use, zoning, and subdivision and development standards within the city limits, but
only regulates the subdivision of land within the extraterritorial jurisdiction. The City cannot enforce or
establish regulatory tools to manage growth along the city’s periphery.

The boundary of the area mirrors that of the Wellborn Community Plan, reflective of this plan’s intention
to focus on the core of the historical Wellborn area. When the 2023 planning effort began, staff analyzed
the area holistically including the impacts of several nearby subdivisions. Due to resident concern over
potentially expanding the plan boundary to include surrounding areas, the original plan boundary has been
retained.

Demographics
The Wellborn District’s population has remained consistent over the past 10 years. The Wellborn District
population increased from approximately 300 people in 2013 to 468 in 2023, an increase of 56% based
on estimates from the ESRI Living Atlas. The population makes up approximately 0.3% of the total city
population.

CST [Link] | WELLBORN DISTRICT PL AN 31

AGE & SE X
The current social makeup of the Wellborn District is an even mix of age groups and sex. The largest single
age range is individuals between 15-24 years old, which comprise 18% of the district population based
on estimates from the ESRI Living Atlas. Individuals between 25-34 years old make up roughly 13.5% of
the population, 15% are between the ages of 35-44 years old, 12.5% are between the ages of 45-54 years
old, and 9.5% are between 55-64 years old. The residents are 50% female and 50% male. The district is
comprised of people of all ages and is distributed evenly between women and men.

RACE & ETHNICIT Y

The area has a higher percentage of individuals who identify as White at 70% as compared to 62.3%
citywide. The district also has 14% of people who identify as Hispanic, 12% who identify as Asian, 11% who
identify as two or more races, 4% who identify as Black or African American, and 3% who identify as some
other race based on estimates from the ESRI Living Atlas. When comparing these percentages to the city,
Wellborn has a less racially diverse population than the city.

FAMILY SIZE & INCOME

As of 2023, the population estimate of the district is 468 individuals. There are 74 households within the
district with an average family size of 3.6 individuals. The median household income is $98,276 and the per
capita income is $43,946 based on estimates from the ESRI Living Atlas. When looking at the rest of the
city, the district has a higher average household income and a lower per capita income.

EDUCATION
Educational attainment data is reflected in the
American Community Survey by respondents
selecting their highest level of educational attainment.
This is measured by calculating the number of
residents who have graduated from high school and/
or graduated from college. A majority of the population
within the Wellborn district have achieved a bachelor’s
degree or a graduate degree, representing roughly
64% of area residents. Approximately 10% hold an
associate degree, 15% have attended some college
without graduating, and 9.5% are high school
graduates. Wellborn residents have graduated college
at a similar rate compared to the rest of College
Station.

When looking at all demographic data presented, this

district is less racially diverse, has a higher median
income, and is more evenly distributed by age than
College Station as a whole. This can be attributed to
the location of the district within the city, as it is farther
away from the Texas A&M University campus and
predominantly contains medium to low-density single-
family residences and large acreage properties, which
often are owned by more affluent residents.

CST [Link] | WELLBORN DISTRICT PL AN 32

District Character

E XISTING LAND USE

The district is primarily made up of a mix of single-family residential lots and undeveloped land, with
some commercial and light industrial uses as well. Residential uses make up just over 39% of the area
and approximately 36% of the area is undeveloped, reflecting the rural character of the area. Public and
semi-public uses comprise just over 10% of the land uses in the district, and the remaining areas are light
industrial or commercial uses, including retail and restaurants.

FUTURE LAND USE

The future land use designations within the district are grounded in historical land use patterns. In 2013,
the Wellborn Community Plan classified future land uses into eight categories – Wellborn Business Park,
Wellborn Commercial, Wellborn Suburban, Wellborn Restricted Suburban, Wellborn Preserve, Wellborn
Preserve-Open, Wellborn Estate, and Wellborn Estate-Open. Other future land uses in the area include
Estate Residential, Suburban Residential, Institutional/Public, Natural & Open Areas, and Rural, all of
which support the rural character represented in the original Wellborn Community Plan. During the 2021
Comprehensive Plan Update, the eight land use designations specific to the Wellborn area were grouped
and depicted simply as Wellborn, while also retaining the underlying future land uses. This change was
made in anticipation of this Wellborn District Plan update effort in 2023, recognizing that residents would be
reengaged to further discuss the future of Wellborn. Appropriate modifications to the future land uses will
be made with this planning effort. In general, anticipated changes will continue to prioritize maintaining rural
character with open space that is both privately and publicly held and small-scale commercial uses that
support nearby low-density residential properties.

ZONING
The zoning of the area reflects the future land use categories detailed above and the vision of the Wellborn
Community Plan. One of the recommendations from the 2013 plan was the creation of several Wellborn-
specific zoning districts. Following the plan’s adoption, staff created the WC Wellborn Commercial, WRS
Wellborn Restricted Suburban, and WE Wellborn Estate zoning districts in late 2016. Only the WC Wellborn
Commercial and WRS Wellborn Restricted Suburban zoning districts actively exist on properties within the
district today, though the WE Wellborn Estate zoning is still an available option for property owners.

There are currently four zoning districts on the ground within the district – WC Wellborn Commercial,
SC Suburban Commercial, WRS Wellborn Restricted Suburban, and R Rural. The zoning in Wellborn
reflects the low-density residential and commercial uses of the area. The properties zoned SC Suburban
Commercial were zoned before the creation of the WC Wellborn Commercial zoning district. A few
properties have made use of PDD Planned Development Districts, which is a customized zoning district
option that utilizes a base zoning of one of the other districts mentioned above with modifications. PDD
Planned Development Districts within the area have primarily been utilized for moderate-density single-
family subdivisions. Properties that are zoned R Rural account for 85.5% of the area. When areas are
annexed into the City of College Station, they are assigned the R Rural zoning designation. The majority of
lots in Wellborn have not undergone a zoning change since annexation.

CST [Link] | WELLBORN DISTRICT PL AN 33

 MAP A.1

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HOUSING CHARACTERISTICS
Housing in the district illustrates the single-family nature of the area. According to the ESRI Living Atlas,
83% of the 163 housing units are owner-occupied, which is an increase from 2010 when 65% of the
83 housing units were owner-occupied. This trend is also seen in the number of housing units that are
registered with the City’s Rental Registration program which sits at only 12%. Of the owner-occupied
housing units, the average home value is $375,000 which is higher than the city’s average home value of
$368,995 as of July 2023.

NEIGHBORHOOD CENTERS
Neighborhood centers are areas where individuals naturally congregate when they are outside of their
homes. This includes schools, churches, commercial areas, or a general gathering point that primarily
serves residents. Three schools operated by the College Station Independent School District serve the
Wellborn area and neighborhoods nearby. Wellborn Middle School is located within the boundary of
this planning effort while Greens Prairie Intermediate School and Pecan Trail Elementary School are just
outside of it. There are also several churches in the area including Wellborn Baptist Church, Saint Meena
Coptic Orthodox Church, and Salem Baptist Church. Additional neighborhood centers include the Wellborn
Community Center and America’s Country Store that both act as congregating locations while catering to
different needs for residents.

CST [Link] | WELLBORN DISTRICT PL AN 36

CODE ENFORCEMENT
Code Enforcement responds to complaints made regarding a wide range of issues that typically do not
require the attention of law enforcement. The district had 114 code enforcement cases in the past decade
ranging from illegal signs and use violations to property maintenance complaints. The most common
code violations were illegal signs, amounting to just over 25% of cases. The City regulates and permits
signage under specific standards. If a property does not have its signage permitted through the City, then
this would result in a code enforcement case violation. The second highest violation at just over 20% was
violating the City’s Rental Registration program requirement. These violations were usually due to properties
still functioning as a rental without renewing their registration with the City. The third largest issue was
general property maintenance concerns with almost 15% of all cases. During these investigations, Code
Enforcement officers reach out to property owners to ensure their structure is safe to live in and help them
find resources to ensure the structure complies with the City of College Station Code of Ordinances.

Table A.1, Code Enforcement Cases, 2012-2022 reflects the past 10 years of code enforcement cases
within the district.

Table A.1: Code Enforcement Cases, 2012-2022

Code Violation Type Number of Cases
Accumulation of Trash
5
Trash over-flow, typically in yards
Cans Out After Collection Day
0
Trash cans still on curb after trash collection day
Illegal Signs
29
Signs that are being displayed are prohibited per the City Code
Junk Motor Vehicles
12
Dilapidated cars are left in the yard, visible from the street
Liquor License Expired
3
Business establishments running with an expired liquor license
Non-Specific Investigation
3
General inquiries/complaints that don’t fit into a specific violation-type
Open Storage
0
Storage visible from the street
Parking
4
Illegal parking violations
Property Maintenance
17
Property is not being maintained, including structural and safety issues
Rental Registration
23
A property’s Rental Registration with the City has expired
Use Violations
15
Prohibited use type is being used
Weeds & Grass
3
A property’s yard is not being properly maintained

CST [Link] | WELLBORN DISTRICT PL AN 37

 MAP A.3

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DEVELOPMENT ACTIVIT Y
The City of College Station manages requests and reviews of development proposals and administers
development standards through a variety of processes. One development project often necessitates
multiple processes, reviews, permits, and inspections before it can be constructed and occupied. An
example is a new commercial center that could require a Final Plat, a Development Permit, a Site Plan
Review, an Architectural Review, and a Building Permit with inspections. Another example is a new
residential subdivision that could require a Zoning Map Amendment, a Preliminary Plan, Final Plats, and
Building Permits with inspections.

Each project is analyzed for the permits or reviews that will be needed, and in what order those must be
obtained. Each permit or review undergoes review by numerous staff in various departments throughout
the City. Before the initiation of a project, the City offers pre-application conferences that allow all applicable
reviewing departments to communicate the expectations of the project clearly to a future applicant to assist
with quicker reviews down the line.

Table A.2, Development Activity, 2012-2022 shows archived and approved project applications over the
last 10 years within the district boundaries. Common applications included rezonings to districts supported
by the Wellborn Community Plan, site plans for commercial properties, and right-of-way permits. Pre-
application conferences were also common and the frequency of these has increased in recent years, which
shows increasing pressures to develop within the area.

Table A.2: Development Activity, 2012-2022

Review Type Number of Reviews

Annexations 2

Appeals, Waivers, and Variances 1

Architectural Reviews 8

Commercial Final Plats 1

Comprehensive Plan Amendments 3

Development Permits 3

Pre-Application Conferences 26

Preliminary Plans 1

Residential Final Plats 3

Rezonings 10

Right-of-Way Permits 6

Site Plans 9

CST [Link] | WELLBORN DISTRICT PL AN 39

 MAP A.4

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PUBLIC INVESTMENTS
As the Wellborn District and surrounding areas have grown, the City has continued to invest in designing,
rehabilitating, and constructing streets to continue to support commuters into, out of, and through the area.
The two primary capital improvement projects that have been completed in the last 10 years were Royder
Road Rehabilitation Phases 1-3 and Greens Prairie Trail Phases 1-3. The Royder Road Rehabilitation project
included the realignment and widening of the road from the north of Backwater Drive to Wellborn Road
which reclassified the road as a major collector with sidewalks and bike lanes on both sides of the road.
This project was largely in response to Wellborn Middle School, Greens Prairie Elementary School, and
Pecan Trail Intermediate School being built and increasing the amount of traffic flow in the area. The Greens
Prairie Trail (now Greens Prairie Road) project widened the road to a 4 Lane Minor Arterial with bike lanes
and sidewalks. These projects directly achieved the Wellborn Community Plan’s action items M1.2, M8.2,
M2.2, and M3.1 which state that road improvements, such as road maintenance and rehabilitation, be made
for Greens Prairie Road, Greens Prairie Road W, Royder Road, and Victoria Avenue. Other projects pursued
under these action items include road improvements on McCullough Road, Church Street, Madison Street,
and Live Oak Street, in which the City provided preventative road maintenance to the street pavement that
included lane stripes and bicycle markers for a protected bike lane.

Economic Indicators
The development in the area has primarily been residential, but
the area has seen some commercial growth as well. According to
the data provided by the ESRI Living Atlas, the district currently
contains approximately 55 different businesses and employs 377
individuals which equates to roughly 7 employees per business. That
is considerably lower than the city’s overall average of 12.5 employees
per business.

Property ownership stability is an important indicator of how

frequently new people or businesses are occupying the area. Of the
279 properties, 120, or 43%, were owned by the same entity in 2017
and 2022. Of those properties, 42, or 15%, were owned by the same
entity in 2012 and 2022. This data shows that more than 80% of
properties changed hands in the past 10 years, indicating a significant
turnover in property ownership and change within the district.

Mobility

STREETS
The Thoroughfare Plan within the City’s Comprehensive Plan details the location and size of existing and
future major roadways throughout College Station. It is based on the projected traffic demand resulting
from the anticipated growth in population and employment and is guided by the Future Land Use &
Character Map. It includes the location of streets which may need to be constructed, extended, or improved
and the number of lanes for each thoroughfare in the system. Functional classifications for thoroughfares
differentiate the number of vehicles they are anticipated to accommodate and the number of lanes that are
required. In the Wellborn Community Plan, action item M1.1 specified removing several streets from the
Thoroughfare Plan to further retain the rural characteristics of the community. This is now reflected in the
current classifications of thoroughfares within the district.

CST [Link] | WELLBORN DISTRICT PL AN 41

The highest classification road within the district is Wellborn Road (FM 2154), which is a future 4 Lane
Major Arterial that runs along the Union Pacific Railroad. Greens Prairie Road is a partially constructed
existing 4 Lane Minor Arterial between Wellborn Road and Royder Road. The remaining section to be
improved was approved on the 2022 Brazos County Bond Proposition A and is anticipated to be complete
within the next five years. Royder Road is also a future 4 Lane Minor Arterial. Victoria Avenue is a proposed
2 Lane Major Collector and Creek Meadow Boulevard North is an existing 2 Lane Minor Collector. Three
streets within the district are proposed 2 Lane Minor Collectors: McCullough Road, Live Oak Street, and
South Dowling Road.

BICYCLES
In conjunction with the Comprehensive Plan, the Bicycle, Pedestrian, and Greenways Master Plan works to
expand the bicycle and pedestrian network through the development of facilities on new and rehabilitated
streets, off-street shared-use paths, and along the city’s greenways.

There are currently 0.7 miles of existing bike lanes within the district. The Bicycle, Pedestrian, and
Greenways Master Plan calls for an additional 2.2 miles of proposed bike facilities and 0.5 miles of proposed
bike routes. There are currently bike racks provided in four different locations across the district, including
Wellborn Middle School, the Magruder Office, TDI Brooks International Lab, and Wellborn Business
Park. There are also bike racks located at Pecan Trail Elementary School and within the Creek Meadows
subdivision, though these are outside of the district boundary.

SIDEWALKS
There are currently roughly 2.4 miles of existing sidewalks within the district and 2.7 miles that are proposed
to be developed in the future. Similar to decreasing the intensity of the street classifications, the Wellborn
Community Plan also called for the removal of proposed sidewalks within the Bicycle, Pedestrian, and
Greenways Master Plan on McCullough Road, Greens Prairie Road West, I&GN Road, and South Dowling
Road. During the public engagement for the Wellborn Community Plan, residents mentioned the desire
to maintain rural open ditch section roads, arguing that sidewalks did not reflect the rural character they
desired. These changes were ultimately incorporated into the Bicycle, Pedestrian, and Greenways Master
Plan.

CST [Link] | WELLBORN DISTRICT PL AN 42

 MAP A.5

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TRANSIT
Neither Brazos Transit District nor Texas A&M University Transportation Services offer transit service in
the Wellborn District. College Station Independent School District has bus routes serving students who
live in the neighborhoods that feed into their schools. Residents in the Wellborn District depend heavily on
personal automobiles to navigate around the area and the city.

CRASH DATA
Over the last 10 years, there have been 154 vehicular crashes within the district. Out of these, 147, or 95%,
were indicated to be minor crashes and either had no injuries, suspected minor injuries, or possible injuries.
Of the crashes, 105, or 68%, occurred on Wellborn Road (FM 2154), the largest thoroughfare in the district.

CST [Link] | WELLBORN DISTRICT PL AN 46

 MAP A.8

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Utilities
The Wellborn district is served by College Station Utilities (CSU), Bryan Texas Utilities (BTU), and Wellborn
Special Utilities District (Wellborn SUD), depending on the utility and property location. Wellborn SUD
provides water service, CSU provides wastewater service to approximately 9% of the district, and BTU
provides electric service for the area. Outside of the CSU wastewater service boundary specified by the
Certificate of Convenience and Necessity (CCN), most residents in the district are on septic systems.

The district is limited in what types of developments it can sufficiently support due to various utility
constraints. Wastewater capacity is a primary limiting factor since most developments are not connected
to the City’s sewer system and must maintain a 1-acre or greater lot size for septic system requirements.
All development proposals in the Wellborn District must get approvals from the applicable providers before
they can begin development. Staff from all three organizations have and will continue to share information
pertinent to utility provision and utility planning within the district.

Floodplain
While there is no FEMA-identified floodplain within the district, there are several tributaries throughout
the area providing natural drainage as part of the Peach Creek Drainage Basin. Further research and
identification studies are needed to determine precise floodplain boundaries in the district.

Conclusion
Analyzing the current conditions of the Wellborn District provides context for the plan update process.
This data supports and informs residents, participants, and City staff to guide the decisions made when
envisioning the future of the Wellborn District. The existing conditions of this district largely reflect the
implementation of the original Wellborn Community Plan which has helped maintain the rural character
of the area. This includes limited sidewalks connecting community areas, decreasing the functional
classifications of some thoroughfares, and creating Wellborn-specific zoning districts, all of which aid in
maintaining the rural character and feel of the Wellborn area. This planning effort should be intentional to
guide the next decade of development and build on past successes by anticipating and guiding growth
pressures and identifying additional ways to embrace the spirit of Wellborn.

CST [Link] | WELLBORN DISTRICT PL AN 48

 MAP A.9

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Y 22
APPENDIX B: PUBLIC
ENGAGEMENT SUMMARY
Public participation and input are critical to any planning effort. The knowledge and
experience of residents help City staff understand the concerns of the community
and adjust the plan accordingly. The City of College Station places a high priority on
receiving and responding to resident feedback; to that end, City staff offered numerous
engagement opportunities in various formats to empower everyone to have their
voices heard. The following describes those opportunities and summarizes the public
feedback.

CST [Link] | WELLBORN DISTRICT PL AN 53

WORKING GROUP MEETING – JANUARY 18, 2023
After compiling the existing conditions data, the Working
Group held its kick-off meeting to discuss the project,
lessons learned from the Wellborn Community Plan, and
goals for the new planning effort. This meeting included
a community listening session, which gave City staff a
good jumping off point for the entire planning effort.

AREA-WIDE MEETING – JANUARY 24, 2023

Before this meeting, City staff mailed fliers to property
and business owners within the planning area with
details for this meeting along with future meetings on
February 28, March 21 (virtual meeting), and May 30.
This first area-wide meeting centered on defining the
scope of the project and continued the community
listening session from the January 18 Working Group
meeting.

VIRTUAL ENGAGEMENT SITE – FEBRUARY TO JUNE 2023

In addition to the in-person meetings, staff offered numerous opportunities to provide feedback throughout
the planning effort. The site launched with more information on the timeline of the planning effort, ideas
on goals from the first phase meetings, and a map where individuals could provide ideas, things they liked,
and things they wanted to see changed. The virtual engagement site also hosted a comment map for the
proposed changes to the Thoroughfare Plan and Bicycle, Pedestrian, and Greenways Master Plan.

WORKING GROUP MEETING – FEBRUARY 15, 2023

The Working Group met to discuss the feedback City staff received from the January 18 and 24 meetings.
One of the main themes from the listening session was maintaining a rural character. In an effort to clarify
that concept, the Working Group identified specific characteristics and land uses that would help to keep
Wellborn rural.

AREA-WIDE MEETING – FEBRUARY 28, 2023

Building upon the feedback from the February 15 meeting, City staff led participants in the same activities
to identify the rural character and where different land uses should be located to achieve the goals of
the community. The results of this meeting and the February 15 meeting were, among other things, used
to establish the proposed changes to the Comprehensive Plan’s Future Land Use & Character Map,
Thoroughfare Plan, and the bicycle and pedestrian maps within the Bicycle, Pedestrian, and Greenways
Master Plan.

VIRTUAL AREA-WIDE MEETING – MARCH 21, 2023

The virtual area-wide meeting focused on gathering feedback on the plan goals and actions from people
who may not have been able to make it to the previous meetings. Incorporating the feedback from the
virtual meeting and all of the previous meetings, staff began drafting the plan actions.

CST [Link] | WELLBORN DISTRICT PL AN 54

COMBINED WORKING GROUP & AREA-WIDE MEETING – APRIL 12, 2023
At the first meeting of the planning effort, several questions were asked and concerns raised, about various
infrastructure components, including sewer capacity, roadway capacity, and the FM 2154 (Wellborn Road)
widening project. To address those concerns, staff from the City of College Station Water Services and
Capital Improvements departments and representatives from the Texas Department of Transportation
presented on infrastructure capacity and any planned improvements. Planning & Development Services
staff were present to facilitate the meeting and receive community feedback.

WORKING GROUP MEETING – MAY 16, 2023

City staff presented proposed changes to the Comprehensive Plan Future Land Use & Character Map,
Thoroughfare Plan, and the bicycle and pedestrian maps within the Bicycle, Pedestrian, and Greenways
Master Plan based on the feedback received throughout the planning process and received feedback from
the Working Group.

AREA-WIDE MEETING – MAY 30, 2022

After incorporating the comments from the May 16 Working Group meeting, City staff presented proposed
changes to the Comprehensive Plan Future Land Use & Character Map, Thoroughfare Plan, and the bicycle
and pedestrian maps within the Bicycle, Pedestrian, and Greenways Master Plan. Following this meeting,
staff collated feedback from the previous phases of the planning effort and worked to write the Wellborn
District Plan. Participant responses were incorporated into the plan before it was finalized.

WORKING GROUP MEETING – AUGUST 23, 2023

The Working Group met before the Wellborn District Plan was finalized to discuss and finalize the plan
actions prior to the final area-wide meeting.

AREA-WIDE MEETING – AUGUST 30, 2023

After finishing the Wellborn District Plan, City staff organized a final area-wide meeting to ensure the plan
matched the vision of the community and gather any final suggestions or edits before bringing the plan
forward for adoption.

CST [Link] | WELLBORN DISTRICT PL AN 55

 Acknowledgements
Thank you to the following individuals and groups who
contributed to the preparation of the Wellborn District Plan.

WELLBORN WORKING GROUP

David L. Alexander Shelly Humphrey Gitta M Pap

Elizabeth Appleby Kevin Kuklis Casey Richardson
Dan Casey D. Bradley Laauwe Ervin Richardson
Jane Cohen Shauna Laauwe Lynn Ruoff
Robert Cohen Jeff Lehde Bob Ruth
Barry Creighton Richard Lynn Kathy Scott
Barry Ely Thomas Marty William Scott, Layla
Mark Feldhake Mike McCleary Hensarling Wright
Tim Foster Dan McMillan Tony Watson
Stephen Fuchs Erik Moratzka Tim Wolff
Jill George William Murphy Edward Wren
Robert Grabowsk Bert Nitzke Larry Young
Ryan Harrington Rabevra Ofczarzak

CIT Y COUNCIL
John Nichols, Mayor
Mark Smith, Place 1
William Wright, Place 2
Linda Harvell, Place 3
Elizabeth Cunha, Place 4
Bob Yancy, Place 5
Dennis Maloney, Place 6

PLANNING & ZONING COMMISSION

Dennis Christiansen, Chairperson
Marcus Chaloupka
Aron Collins
Jason Cornelius
Melissa McIlhaney
Bobby Mirza
David White

CST [Link] | WELLBORN DISTRICT PL AN 56

 ADMINISTRATION
Bryan Woods, City Manager
Jeff Capps, Deputy City Manager
Jeff Kersten, Assistant City Manager
Jennifer Prochazka, Assistant City Manager

PLANNING & DEVELOPMENT SERVICES

Michael Ostrowski, CEcD, AICP, Director
Molly Hitchcock, AICP, Assistant Director
Alyssa Halle-Schramm, AICP, LEED GA,
Long Range Planning Administrator
Naomi Sing, Staff Planner – Project Manager
Carl Ahrens, Transportation & Mobility Planner
Anthony Armstrong, P.E., CFM,
Land Development Review Administrator
Katherine Beaman-Jamael, Graduate Transportation
& Mobility Engineer
Samantha Beckman, Planning Intern
Brian Binford, CBO, Building Official
Erika Bridges, P.E., CFM, Assistant City Engineer
Carol Cotter, P.E., CFM, City Engineer
Matthew Ellis, AICP, Senior Planner
Crystal Fails, Staff Assistant
David Hahn, GIS Technician
Lucas Harper, P.E., Civil Engineer
Kristen Hejny, Administrative Support Specialist
Ashley Klein, Planning Intern
Robin Macias, Staff Planner
Aspen Pflanz, Transportation & Mobility Planner
Elise Sawyer, GIS Intern
Gabriel Schrum, Staff Planner
Jason Schubert, AICP, Transportation Planning Coordinator
Gillian Sitler, Graduate Civil Engineer
Julie Svetlik, CFM, GIS Analyst
Bryce Trujillo, Assistant Building Official

CST [Link] | WELLBORN DISTRICT PL AN 57

 STAFF RESOURCE TEAM
Jennifer Cain, Director of Capital Improvement Projects
Timothy Crabb, Director of Electric Utility
Debbie Eller, Director of Community Services
Emily Fisher, Director of Public Works
Theo Garcia, Civil Engineer, Water Services
Alan Gibbs, Assistant Director of Water Services
Randall Lewis, Assistant Director of Electric Utility
Emily Lopez, Graduate Civil Engineer, Water Services
Stephen Maldonado Jr., Assistant Director
of Water Services
Ramiro Martinez, Engineering Operations Manager,
Water Services
Rachel Mayor, Multimedia Manager
Gary Mechler, Director of Water Services
Barbara Moore, Assistant to the City Manager
Brian Piscacek, Assistant Director of Economic
Development & Tourism
Gustavo Roman, Assistant Director
of Community Services
Natalie Ruiz, Director of Economic
Development & Tourism
Debbie Stickles, Electric Design Supervisor,
Electric Utility
Lucero Valenzuela, Multimedia Coordinator

CST [Link] | WELLBORN DISTRICT PL AN 58

 Contributors to the 2013
Wellborn Community Plan
WELLBORN RESOURCE TEAM
David Alexander, Jane Cohen, Renee Evans, Walter
Evans, Bob Fountain, Carol Fountain, Keith Franze,
David Gerling, Patricia Gerling, Darren Hartl, Linda
Hale, Dale Holocek, Mary Ann Nagyvary, Alton
Ofczarzak, Rich Risbon, Sydney Risbon, Lynn Ruoff,
Elizabeth Terry, Kristin Schaefer, Craig Hall (Planning &
Zoning Commission representative), and Mike Ashfield
(Planning & Zoning Commission representative)

PLANNING & ZONING COMMISSION

Matt Robinson, Bob Cowell, Molly Hitchcock, Lauren
Hovde, Venessa Garza, Kristen Hejny, Mandi Alford,
Joe Guerra, Barbara Moore, and Jenifer Paz

CST [Link] | WELLBORN DISTRICT PL AN 59

[Link]