College Station Boosts Middle Housing with High Occupancy Zoning
In a bold effort to address the pressing need for affordable middle housing in College Station, the city council recently endorsed a rezoning effort for the south corner of Tang Cake Drive and Old Wellborn Road. The considerable move aims to transition the area while introducing a High Occupacy Overlay (HOO).
Housing Crisis in College Station
College Station has long implemented a no-more-than-four ordinance, limiting the quantity of unrelated individuals allowed to live in one dwelling. This regulation, while intended to maintain the quality of neighborhood life, has created an hurdle for college students from the nearby Texas A&M University seeking affordable housing. This situation has escalated into a urgent demand from locals for councilors to consider introducing additional affordable housing options or reconsider the said ordinance.
The city has made progress in developing townhouse options, including rezoning 16 acres of Rock Prairie from rural status to townhouse. This modification was approved by the council in a meeting this past May.
An existing conditions report, part of College Station’s housing action plan, illustrated a severe shortage of middle housing options, including duplexes, condos, and townhouses. Worryingly, it also projects a shortfall in housing supply by 2030, amplifying the necessity for preemptive action.
The Rezoning Measure
To counterbalance neighborhoods’ recent adoption of a Restricted Occupancy Overlay (ROO), which further restricts the no-more-than-four rule to two unrelated individuals per dwelling, the College Station rezoning introduces a High Occupancy Overlay. The HOO creates a potential exception to the no-more-than-four ordinance, allowing for increased occupancy levels beyond standard citywide norms. The newly approved zoning permits shared housing within districts zoned for middle housing, provided specific prerequisites, including bedroom and bathroom counts per dwelling, are met.
The College Station council met on Thursday to debate the proposed rezoning of approximately 2.01 acres of land at 101 Tang Cake Drive from a Planned Development District to middle housing with a HOO. The council unanimously approved the measure.
Looking Towards the Future
Jason DiMeolo, staff planner in College Station, conveyed the intention of HOO zoning at the meeting. He emphasized the potential of the district to facilitate a walkable pattern of small lots, well-connected streets, and proximity to commercial and neighborhood centers, making it an ideal development zone.
DiMeolo also indicated that high occupancy zoning presents an opportunity to offer more housing options within the city. “Middle housing is designed to be flexible and provide a variety of housing options,” he said. “High occupancy overlay aims to promote efficient land use and provide additional housing opportunities by allowing higher occupancy and residential structures within specific areas of College Station where additional residential density is appropriate.”