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Midtown Area Plan

Take Our Latest Citizen Input Survey

  • Citizen Input Survey No. 2  :  This second public survey goes deeper into how you interact with Midtown and what changes you’d like to see.
  • Social Media Hashtag  :  #BryanMidtown | Join the conversation by using #BryanMidtown across social media to share your vision.

Identifying Opportunities

The second second Midtown Bryan Community Workshop  was held on February 21, 2019, to discuss ideas and opportunities within the Midtown area. Here’s a look at the presentation from that event, as well as a video recap on the project:


Midtown Planning Area Definitions

  • Experience Districts: A focused planning area which incorporates physical, cultural and social realms to align and advance a desired way of living, working and playing while clearly distinguishing the unique personality of an area.
  • Influence Area: While not in the core planning area, these areas will need additional attention as they have influence on and are influenced by the adjacent experience district.
  • Aligning Principles: An organizing structure that helps align and prioritize multiple strategies within generally approved guidelines.

General Aligning Principles: Midtown Planning Area

  • Foster Complete Neighborhoods: Cultivate connected and safe neighborhoods with convenient access to the goods, services and a wide variety of housing that meets the needs of all ages and abilities.
  • Compatible Infill: Neighborhood infill should focus on context appropriate small and medium scale buildings that foster an incremental approach for new development that is compatible with existing adjacent structures and address needs of projected future demand.
  • Enhance Existing Assets: Reuse existing structures whenever feasible.
  • Coordinated Development: Align City of Bryan municipal investment with strategies that foster appropriate private development to ensure projects maximize taxpayer returns.

midtown districts map

Experience Districts

  • District 1: Gateway District
  • District 2: Railyard District
  • District 3: Park District
  • District 4: Union Hill District
  • District 5: North of Northgate District

Please note: These are working titles that provide a common language for discussion.


district 1

District 1: Gateway District

This district is a mix of the existing Downtown and the emerging Midtown experiences and acts as a transition between the two areas.

  • Enhanced Aesthetics: Coordinate design and implementation of streetscape and gateways along South College
  • Repurpose and Densify: Prioritize development on repurposing light-industrial and warehouse space to be used to attract artists, makers, etc., encourage mixed-use and multi-family residential and recruit adjacent neighborhood-oriented services and clustered food/hospitality concepts
  • Art & Culture Focus: Develop public art corridor and look to recruit arts organizations to the area

district 2

District 2: Railyard District

The district experience is driven by a walkable neighborhood feel that looks to the adjacent baseball park and north park edge as major assets.

  • Dynamic Neighborhoods: Promote residential development and neighborhood repair efforts to include a dynamic mix of single family, duplex and small apartment houses appropriate to enhance the current neighborhood fabric
  • Play Ball I: Strengthen connection between the surrounding neighborhood and the Bombers baseball stadium in the North Park Area
  • Influence Area 2a: Focus on mixed-use and small format multi-family residential
  • Influence Area 2b: Use well designed green space and repurposing of existing buildings to buffer the adjacent neighborhoods against the visual nuisances associated with the industrial zone along Finfeather Road.

district 3

District 3: Park District

This district is strongly influenced by the proximity to Bryan Regional Park and therefore has three distinct sub-districts to address the unique challenges and opportunities within this pivotal area.

  • Eyes on the Park: Prioritize park-facing development to create a dynamic and active park edge
  • Enhance Accessibility: Enhance accessibility to park and surrounding neighborhoods through walking and biking to minimize local vehicular traffic , as well as design additional crosswalks, bike-protected lanes, wider sidewalks, on-street parking and other street calming tools
  • Cultivate Hubs: Recruit mix of local, regional and national destination food and hospitality concepts, and create appropriate hubs to service park and surrounding neighborhoods
  • Coordinated Development: Minimize large, single use parking lots and partner with private development to align parking needs, facilitate public/private agreements to share infrastructure costs on new development and create regulations that remove barriers for quality redevelopment

District 3: Park Sub-Districts

PARK NORTH

  • Cultivate Residential Vibe: Prioritize additional small lot homes and compatible attached housing types to densify streets adjacent to the northern park edge and surrounding neighborhoods
  • Play Ball II: Reinforce connection to the Bomber baseball stadium with focus on recruiting neighborhood-oriented services with small format and food/hospitality concepts clustered near the field

PARK SOUTH

  • Enhance Neighborhood Fabric: Continue to address the development of stealth dorms within the neighborhood, including on-site parking and lot maintenance, through code revisions that also provide opportunities for compatible small lot single family and attached-family residential where appropriate
  • Intentional Development: Allow development of park-facing parcels along Villa Maria near intersection of South College for well-designed mix of hospitality and services, along with detached residential and attached small format multi-family

PARK EAST

  • Foster Commercial Corridor: Provide an integrated shopping, dining, office and multi-family living options along South College corridor
  • Improve Streetscape: Street improvements on South College should balance pedestrian, bike, and automotive traffic to create more connectivity between park and surrounding neighborhoods
  • Influence Area 3a: Future development should provide transition between the Park East sub-district with focus on densified commercial and multi-family between South College and Texas Avenue.
  • Influence Area 3b: Development should follow Park District General Aligning Principles to enhance adjacent park, help aesthetics of Finfeather Road and minimize visual impact of rail line and adjacent industrial area

district 4

District 4: Union Hill

The Union Hill District experience is oriented towards unique culinary, entertainment and service options that provide value to the surrounding neighborhoods, attracts customers from around the region and provides tourism brand building experiences.

  • Cultivate Unique Culinary Scene: Focus on enhancing traditional food drivers (Farm Patch, Chicken Oil, J Cody’s, etc.) and create a clustered development plan to enhance this experience with new options, including microbreweries, coffee roasters, cideries, etc.
  • Connect to Surrounding Neighborhoods: Enhance the walkability and connectivity for local access and develop new transportation options that connect this area to both Downtown and College Station
  • Align Parking Needs: Maximize parking lot investments through managed on-street and shared parking plans
  • Focus Development: Recruit additional business mix of restaurants, supportive retail, and entertainment clusters along South College Avenue and Old College Road. Focus multi-family housing along the South College Avenue corridor and guard neighborhoods just off South College Avenue corridor from context-inappropriate development
  • Influence Area 4a: Redirect medium density housing and large multi-family projects to more appropriate areas identified throughout the Midtown Planning District
  • Influence Area 4b: Strengthen easy walking/ biking connection to Union Hill by orienting auto oriented ingress/egress of multi-family projects from Wellborn Rd and pedestrian focused access facing Union Hill District.

district 5

District 5: North of Northgate

As the gateway between College Station and Bryan, this district should be driven by an enhanced residential experience that takes advantage of the proximity to the services and amenities of both Union Hill District and College Station.

  • Incorporate Student Experience: Address on-street and off-street parking from multi-family housing and develop effective standards and design conditions for student-oriented housing
  • Cultivate Strong Neighborhoods: Focus new development on maintaining a complete neighborhood fabric that may include small format retail, corner stores, paired housing, attached single family, and small apartment houses
  • Concentrate Development: Higher density office/commercial and larger multi-family projects should focus on direct adjacency along South College Avenue Corridor and College Main Street
  • Influence Area 5a: Multi-family housing should remain a primary focus that reinforces a more pedestrian experience along College Main and auto oriented ingress/egress off Wellborn Rd.

About the Project

Rich in history, the arts, education, and commerce, Bryan’s undeniable potential is showcased with the opportunity for master planned development and redevelopment of Midtown. Boundaries include South Texas Avenue and Finfeather Road from the Bryan/College Station City limit line to the revitalized historic Downtown, a Texas Cultural District. The Midtown area is a premiere landscape for significant sustainable development that can accommodate growing demand for quality housing, commercial services, restaurants and entertainment offerings while enhancing the existing neighborhood fabric along this important corridor.

The City of Bryan has embarked on a proactive planning process to tackle the challenges and unlock the opportunities in the Midtown area. The plan will be the principle guide in promoting orderly growth, development and redevelopment of the Midtown Bryan area, with recommendations to include changes to standard zoning districts and recommendations for the creation of new districts to help maximize (re-) development potential, with the main goal of helping strengthen the future of the corridor as a contributor to the great quality of life Bryan, Texas is known for providing to citizens and visitors alike.

The study area includes approximately two-square miles surrounding the Travis B. Bryan Municipal Park property from historic Downtown Bryan to the city limits shared with the City of College Station and adjacent to the Texas A&M University, generally bounded by Finfeather Road to the west and South Texas Avenue to the east.

What People Are Saying About Midtown

Citizen Input:
Share Your Vision!

We want to hear what you love about #BryanMidtown as well as how you think it could improve now and in the future. By using #BryanMidtown across social media, you’ll join a community that is actively collaborating to develop strong, imaginative and resident-driven offerings for the Midtown area.

    • Online Citizen Input Surveys

      • Citizen Input Survey No. 2 :  This second public survey goes deeper into how you interact with Midtown and what changes you’d like to see.

      We’ll be asking a series of questions over the course of the next several weeks. Stay tuned! Opportunities to provide direct and continual feedback of the vision, ideas and process will be available soon.

  • Social Media Hashtag: #BryanMidtown

    Let’s mobilize for Midtown! Join the conversation by using #BryanMidtown across social media to share your vision and engage your circle of influencers.

Latest Media Updates

KBTX: Hundreds attend Bryan Midtown Plan workshop meeting

KBTX: Hundreds attend Bryan Midtown Plan workshop meeting

Bryan’s Midtown Plan is moving forward with lots of feedback from residents along the way.

February 22, 2019
KBTX: Join the conversation about Bryan Midtown development at public meeting

KBTX: Join the conversation about Bryan Midtown development at public meeting

The City of Bryan is continuing to develop plans for the ‘Midtown’ area and continuing to ask the public to join the conversation.

February 20, 2019
The Eagle: Bryan to host second community workshop on ‘Midtown’ proposal

The Eagle: Bryan to host second community workshop on ‘Midtown’ proposal

The city of Bryan is hosting a second community workshop for feedback on concepts for the proposed “Midtown” district on Feb. 21.

February 10, 2019

Team and Vision

It takes a community to make great places work and this project is no exception! There will be numerous opportunities for you or your organization to get involved and participate in the process. The Midtown Area Plan Advisory Committee (MPAC) was appointed by Bryan City Council on November 13th and includes:

  • Local business owners and real estate developers
  • Representatives from the Bryan Business Council, Planning and Zoning Commission, Parks and Recreation Advisory Board, City Council, City staff, and neighborhood organizations
  • Representatives of local trade, tourism and economic development groups

Consultant Team Support


Miller Boskus Lack Architects is located in Fayetteville, Arkansas. Our cross disciplinary team includes Architects, Urban Designers, City Officials, Interior Designers, Mixed-Use Development Experts, and LEED Accredited Professionals, as well as a suite of partners with experience in Zoning / Ordinance Writing, Civil Engineering, Economic Development, Grant Writing, Public Engagement, and Plan Implementation.

Why Were We Interested in This Project?

Midtown Bryan is uniquely positioned to bring together all the wonderful things that make a city like Bryan thrive. From an emerging downtown, to a new park, to academic services, and beautiful established neighborhoods, Midtown has the capacity to both connect and host regionally significant amenities. Through this process, we hope to empower local residents – giving them the tools they need to make each neighborhood in Midtown the best version of itself.


Located in Fayetteville, Arkansas, the Infill Group is a planning and development firm which helps clients create resilient neighborhoods through real estate development, placemaking projects, careful code amendments, and local workforce training.

Why Were We Interested in This Project?

Midtown has incredible potential and the people we are working with are committed to making Bryan better for all its residents.


Located in Bentonville, Arkansas, the Velocity Group works closely with clients to discover their unique DNA of Place™, approaching each project with a comprehensive experience design filter that integrates form, use, economy and story. We do not offer a “check the box” approach. Our process is incremental and begins with discovery, ensuring human and capital resources are committed with clear goals and expectations. The Velocity Group has worked all over North America, helping municipalities, non-profits and private developers craft the big vision, engage and align community stakeholders, and launch realistic and economically grounded actions.

Why Were We Interested in This Project?

Helping communities uncover and celebrate their unique stories, culture and sense of place is our passion. The opportunity to work alongside the citizens of Bryan in this process of designing and strengthening the elements of the Midtown experience is an honor.


R + T Studio is a real estate development and consulting company located in Bryan, TX and is committed to building places that are economically productive, fiscally disciplined, and locally based. Every one of our projects seeks to build the local economy through the use of local capital, labor, and financing to support the growth and flourishing of local citizens.

Why Were We Interested in This Project?

I’m excited to be working on this project because Bryan is my home. It’s where I live and work, and it is so rewarding to be able to be a part of a project that is going to make my community better.


With offices in Washington, DC; Austin, TX; Los Angeles, California and Orlando, Florida, RCLCO has been the “first call” for real estate developers, investors, the public sector, and non-real estate companies and organizations seeking strategic and tactical advice regarding property investment, planning, and development since 1967. RCLCO leverages quantitative analytics and a strategic planning framework to provide end-to-end business planning and implementation solutions at an entity, portfolio, or project level. With the insights and experience gained over a half-century and thousands of projects–touching over $5B of real estate activity each year–RCLCO brings success to all product types across the United States and around the world.

Why Were We Interested in This Project?

We are excited to be part of a team that can help shape the future for the City of Bryan and help plan an inviting environment for all residents that call Bryan home.

Questions? Contact Us

Matthew Hoffman, AIA
Miller Boskus Lack Architects, P.A.
Phone: 479.443.7121
Matt@mbl-arch.com

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