MIDDLE HOUSING ZONING "Middle Housing" is a new zoning classification adopted by the City on October 27, 2022 ( Ordinance #2022-4399 ). This classification was created to: Accommodate an ever-growing student population, Acknowledge the reality of what was already happening in some neighborhoods, and Provide protection to other neighborhoods from incompatible housing types (Ag Shacks, etc.). This post will answer a number of questions about Middle Housing Zoning to help you un

SHARED HOUSING STRUCTURE CLASSIFICATION In the late 1990's and early 2000's, developers and investors figured out that a lot of money can be made with over-occupancy and that enforcement by the city was difficult. They then began building what are commonly known as "Ag Shacks" (The name of one of the early companies that promoted these structures.) or "stealth dorms." These structures replace traditional homes and are not suited for any other purpose than rental, unlike tradi

There is a debate going on in College Station about the city’s efforts to get a handle on the placement and expansion of commercial “short-term rentals” (aka, STRs, AirBNBs, VRBO’s, Bed & Breakfasts, game-day rentals, party houses, etc.) in our residential neighborhoods. This debate has led to a considerable amount of misinterpretation of standing law, the intent of registering these commercial entities, and the future development of more rental “products” in our city. From

Records obtained from the City of College Station during February, 2020 showed that 20,257 unique addresses were classified as "low-density, non-plex, residential" and that 6,784 "single family" structures, or 33.5%, appeared on the Rental Registration list. ​ Ever wonder who owns all those rental houses? Click here for some interesting answers. The presentation is best viewed on a computer vs. a mobile device.

"Stealth Dorm" is a catch-all term for any house in a residential neighborhood that is occupied by four or more unrelated individuals. In the case of College Station, those individuals are usually college students. The negative effects of stealth dorms on neighborhoods are discussed elsewhere on CSANs web site, but there may be some confusion about what exactly constitutes a "stealth dorm." They come in at least four different types, each with their own negative effects on ne

During participation in one of the focus group forums for the Comprehensive Plan review, it was noted the original plan had been amended multiple times. If a "plan" has been changed so often, then perhaps it was poorly designed or, worse still, it was being ignored by our elected leaders and staff. So we looked into it - how many times had the plan been revised? Below are screenshots of spreadsheets summarizing 85 amendments to the Comprehensive Plan. In addition, there have

Information shown in this post is summarized and taken from the City of College Station 2018 Existing Conditions Report . This report is updated every five years, and for the 2018 report, covered the period 2013 to 2017. ​ College Station's population numbers include university students living in the city limits. The population estimates were calculated using the average household size and occupancy rate based on 2010 Census population, then calculating population growth bas

Information shown in this post is summarized and taken from the City of College Station 2018 Existing Conditions Report . This report is updated every five years, and for the 2018 report, covered the period 2013 to 2017. CITY GROWTH AND ANNEXATION Properties in the city limits are subject to zoning, which regulates land use, lot dimensions, and building form. The city continues to offer development agreements according to the Texas Local Government Code to the property owne

Those who have lived in larger cities know there are few things more damaging to our quality of life than the time we spend each day sitting in traffic. It’s not simply the additional time on the road. Intense traffic, long waits at stop lights and uncertainty in commuting times, all work to diminish our sense of well being. In short, traffic hurts the quality of our lives. There are many reasons why College Station is a great city to live in. While growth is inevitable, it

Our rate of taxation is not unusually high, but the land values to which that rate is applied are high. In a study conducted by the Texas A&M Real Estate Center in 2017, our real estate values were found to be more out of alignment with market demand than any other city in Texas. They referred to this as an “explosive” condition. Something is wrong. One obvious factor is that Stealth Dorms are being allowed by the city to compete for residential land, driving the residential

The proliferation of High-Occupancy Commercial Rental Houses throughout College Station has had a negative impact on the quality of life in our community, not only for the residents but also for the traditional renters. There have been a variety of negative effects. One has been an extraordinary increase in property tax which is driving out current residents and making affected neighborhoods less attractive to new residents. Taxes in the neighborhoods have risen to reflect