Northgate City Parking Lot Repurposing?

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Bob Yancy
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9:23a, 3/20/25
The Northgate Small Area Plan is getting down to the wire. Citizen involvement has been significant and there are lots of ideas!

What do you think should be done with the city surface lot behind The Chicken?

1) a niche grocer like "Market Street" with fast food and a bar inside?

2) a luxury boutique hotel with a sit down cloth napkin restaurant? Bring Cafe Eccel home?

3) do nothing. Leave it a parking lot?

4) should the city keep the land as a public good, and offer a ground lease to the private sector? Like Tamu and Century Square? Or sell it outright if a new development is intended?

I would LOVE to know your meaningful thoughts on the future of Northgate. So by all means- fire away!

Respectfully

Yancy '95
My opinions are mine and should not be construed as those of city council or staff. I welcome robust debate but will cease communication on any thread in which colleagues or staff are personally criticized. I must refrain from comment on posted agenda items until after meetings are concluded. Bob Yancy 95
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Brian Alg
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In reply to Bob Yancy • 9:46a, 3/20/25
Sell it to the highest bidder. Having extensive bureaucratic involvement is not conducive to getting the most out of such a valuable asset. The area near campus is too important for y'all to be meddling in everything. Please let citizens take advantage of the amazing opportunities that wonderful university affords us.

And for the love of Pete, in what world does it makes sense to get the city involved in the grocery/bar hybrid business or the luxury boutique hotel business?
Brian Alg

My words are not intended to be disrespectful to any of the staid and venerable members of College Station City Council
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australopithecus robustus
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9:55a, 3/20/25
No matter what is done, stipulate that an equal or greater amount of parking will be available for tourists and locals alike. Parking in Northgate has been degraded over time and is the reason that mixed retail had to leave. For a chance of revival of mixed-use retail, more convenient parking is needed. If that parking is taken away, it will be damaging to the businesses that remain.
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doubledog
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10:00a, 3/20/25
If there is too be construction, then a high-rise building is appropriate for that area. Perhaps a mixed use facility, retail on the first floor, parking on the 2nd and apartments above, similar to what we have, except a full grocery store would be nice. I would prefer an Aldis
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Brian Alg
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In reply to doubledog • 10:28a, 3/20/25
Aldi stores are typically around 17,000 square feet.

It looks like Northgate zoning rules do not allow something like that: "The maximum allowable gross floor area on the ground floor per single retail establishment is ten thousand (10,000) square feet."

I do not know why they would have that rule. But the city has a lot of regulations around Northgate that do not make sense to me.


Mr. Yancy - Does the city allow for something like an Aldi to be in Northgate? If not, do you know the reasoning?
Brian Alg

My words are not intended to be disrespectful to any of the staid and venerable members of College Station City Council
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Bob Yancy
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In reply to Brian Alg • 10:33a, 3/20/25
Brian Alg said:
Aldi stores are typically around 17,000 square feet.

It looks like Northgate zoning rules do not allow something like that: "The maximum allowable gross floor area on the ground floor per single retail establishment is ten thousand (10,000) square feet."

I do not know why they would have that rule. But the city has a lot of regulations around Northgate that do not make sense to me.


Mr. Yancy - Does the city allow for something like an Aldi to be in Northgate? If not, do you know the reasoning?


There will likely be changes based on feedback from the Northgate Small Area Plan. I moved to conduct this process and am grateful my colleagues agreed. Staff have done an exceptional job of listening to the citizens and I fully expect your voices will be heard loud and clear in a "citizens first" approach, up to and including zoning adjustments if needs be.

Respectfully

Yancy '95
My opinions are mine and should not be construed as those of city council or staff. I welcome robust debate but will cease communication on any thread in which colleagues or staff are personally criticized. I must refrain from comment on posted agenda items until after meetings are concluded. Bob Yancy 95
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Ag97
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10:45a, 3/20/25
AG
Turn it back into the mud lot. I used to get paid $5 to $10 each time I pulled someone out after they got stuck back in the early 90's.
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woodiewood
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11:24a, 3/20/25
Either leave it as a parking lot or convert it or half of it to a grassed park with a covered performance stage on one end where budding artists could play on football and other weekend. Put in a lot of wood/concrete table and benches where persons could sit and have a drink and just enjoy themselves.

Everything does not have to be developed into the maximum commercial possibility and the maximum revenues generated.


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Buford T. Justice
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In reply to woodiewood • 11:30a, 3/20/25
AG
Like Discovery Green in Houston?
"Gimme a diablo sandwhich and a dr. pepper...to go"
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maroon barchetta
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In reply to doubledog • 11:32a, 3/20/25
doubledog said:
If there is too be construction, then a high-rise building is appropriate for that area. Perhaps a mixed use facility, retail on the first floor, parking on the 2nd and apartments above, similar to what we have, except a full grocery store would be nice. I would prefer an Aldis


We have been over this numerous times.

The list of mixed-use/retail on first floor/apartments above developments that have actual success with the retail portion is short. The list of these developments that have failed is much longer.

The city wants to kill Northgate. By pretending to be interested in what the citizens want (absent a vote on the subject, we will never see proof that a majority wanted whatever they end up doing), they can kill Northgate and say "hey, this is the will of the people. We are but your loyal and respectful servants."

Leave it. The retailers there need parking. The city is not good at these sorts of things, no matter how many former city employees working for developers will say otherwise.
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CS78
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11:45a, 3/20/25
1. Leave it as is.

2. Open container green space.
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AC Hopper
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12:10p, 3/20/25
S
Public parking, city owned, maintained, & policed.
Improve it ... make it nice, landscaped, easily maintained, safe & well-lit.
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Captn_Ag05
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12:27p, 3/20/25
AG
There are a lot of great potential uses for the space. Northgate needs a nice community space and a grocer. A hotel would likely do well there, particularly during game weekends, graduations, etc. But, outside of maybe offering economic incentives to a developer, the city needs to get out of this and let private developers handle it.
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TXCityGirl
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12:32p, 3/20/25
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befitter
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12:36p, 3/20/25
What do the local business in the area want? What do they think they need?
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doubledog
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In reply to maroon barchetta • 1:56p, 3/20/25
maroon barchetta said:
doubledog said:
If there is too be construction, then a high-rise building is appropriate for that area. Perhaps a mixed use facility, retail on the first floor, parking on the 2nd and apartments above, similar to what we have, except a full grocery store would be nice. I would prefer an Aldis


We have been over this numerous times.

The list of mixed-use/retail on first floor/apartments above developments that have actual success with the retail portion is short. The list of these developments that have failed is much longer.

The city wants to kill Northgate. By pretending to be interested in what the citizens want (absent a vote on the subject, we will never see proof that a majority wanted whatever they end up doing), they can kill Northgate and say "hey, this is the will of the people. We are but your loyal and respectful servants."

Leave it. The retailers there need parking. The city is not good at these sorts of things, no matter how many former city employees working for developers will say otherwise.
Does that list include Northgate?
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AggiePhil
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2:02p, 3/20/25
AG
High-rise parking garage and police substation.
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Bob Yancy
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In reply to Captn_Ag05 • 4:00p, 3/20/25
Captn_Ag05 said:
There are a lot of great potential uses for the space. Northgate needs a nice community space and a grocer. A hotel would likely do well there, particularly during game weekends, graduations, etc. But, outside of maybe offering economic incentives to a developer, the city needs to get out of this and let private developers handle it.


Agreed
My opinions are mine and should not be construed as those of city council or staff. I welcome robust debate but will cease communication on any thread in which colleagues or staff are personally criticized. I must refrain from comment on posted agenda items until after meetings are concluded. Bob Yancy 95
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woodiewood
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In reply to Captn_Ag05 • 4:14p, 3/20/25
Captn_Ag05 said:
There are a lot of great potential uses for the space. Northgate needs a nice community space and a grocer. A hotel would likely do well there, particularly during game weekends, graduations, etc. But, outside of maybe offering economic incentives to a developer, the city needs to get out of this and let private developers handle it.
If they would put a grocery store there the store will raise the prices double as CVS did in their drug store there.
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woodiewood
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In reply to Bob Yancy • 4:20p, 3/20/25
Bob Yancy said:
Captn_Ag05 said:
There are a lot of great potential uses for the space. Northgate needs a nice community space and a grocer. A hotel would likely do well there, particularly during game weekends, graduations, etc. But, outside of maybe offering economic incentives to a developer, the city needs to get out of this and let private developers handle it.


Agreed
I disagee. Either leave it as is, or make a nice green space with numerous sitting areas and allow open consumption of alcohol.

If we need to let developers develop it, let's sell Brison Park, Thomas Park and Hensel park and let developers build highrise rentals in each. Look at the extra property taxes that can be collected.

Everything in a city doesn't have to be commercial buildings and concrete walkways.

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UmustBKidding
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In reply to woodiewood • 4:46p, 3/20/25
Don't disagree with you but Hensel is a TAMU property, not that would stop COCS from trying to put it in the market. But expect that it will be covered with TAMU buildings soon enough.
Personally think they should sell Crompton park, don't name things after living people.
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Scruffy
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5:38p, 3/20/25
AG
Grassed park with no open container laws.
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mason12
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8:47p, 3/20/25
AG
3 but if you do sell just make sure the police get their new substation and can you just open it up to the highest bidder/public auction.
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maroon barchetta
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In reply to mason12 • 8:55p, 3/20/25
And if the highest bidder is a local, don't kill the deal at the last minute and lose millions of dollars.
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australopithecus robustus
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In reply to woodiewood • 8:57p, 3/20/25
woodiewood said:
Either leave it as a parking lot or convert it or half of it to a grassed park with a covered performance stage on one end where budding artists could play on football and other weekend. Put in a lot of wood/concrete table and benches where persons could sit and have a drink and just enjoy themselves.

Everything does not have to be developed into the maximum commercial possibility and the maximum revenues generated.



Where will everyone park? There's already not enough parking.
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Bob Yancy
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In reply to australopithecus robustus • 9:00p, 3/20/25
australopithecus robustus said:
woodiewood said:
Either leave it as a parking lot or convert it or half of it to a grassed park with a covered performance stage on one end where budding artists could play on football and other weekend. Put in a lot of wood/concrete table and benches where persons could sit and have a drink and just enjoy themselves.

Everything does not have to be developed into the maximum commercial possibility and the maximum revenues generated.



Where will everyone park? There's already not enough parking.


I research a lot but I've never inquired about the relative utility of the parking garage. Is it constantly full, or no?
My opinions are mine and should not be construed as those of city council or staff. I welcome robust debate but will cease communication on any thread in which colleagues or staff are personally criticized. I must refrain from comment on posted agenda items until after meetings are concluded. Bob Yancy 95
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australopithecus robustus
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9:00p, 3/20/25
No open container law is a really bad idea. It's an enforcement nightmare and will work against making the area more desirable. Leave the alcohol business to those who are licensed to conduct it.
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australopithecus robustus
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In reply to Bob Yancy • 9:04p, 3/20/25
Bob Yancy said:
australopithecus robustus said:
woodiewood said:
Either leave it as a parking lot or convert it or half of it to a grassed park with a covered performance stage on one end where budding artists could play on football and other weekend. Put in a lot of wood/concrete table and benches where persons could sit and have a drink and just enjoy themselves.

Everything does not have to be developed into the maximum commercial possibility and the maximum revenues generated.



Where will everyone park? There's already not enough parking.


I research a lot but I've never inquired about the relative utility of the parking garage. Is it constantly full, or no?


It's a matter of supply and demand. The demand exceeds the supply during business surges (weekends, big events etc.). For visiting tourists it's insufficient during those times when they visit. During Christmas break there's plenty to go around lol.

That's why it seems a good idea to develop in a way that will level or normalize the business year round as much as possible
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maroon barchetta
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In reply to Bob Yancy • 9:05p, 3/20/25
Bob Yancy said:
australopithecus robustus said:
woodiewood said:
Either leave it as a parking lot or convert it or half of it to a grassed park with a covered performance stage on one end where budding artists could play on football and other weekend. Put in a lot of wood/concrete table and benches where persons could sit and have a drink and just enjoy themselves.

Everything does not have to be developed into the maximum commercial possibility and the maximum revenues generated.



Where will everyone park? There's already not enough parking.


I research a lot but I've never inquired about the relative utility of the parking garage. Is it constantly full, or no?


You are on here asking for input on possibly eliminating a parking lot, but don't know if the nearby city-owned parking garage is constantly full, as multiple high-rise student living buildings have sprouted and campus has swelled to 70,000+ students, with a large percentage of those being engineering students, whose classes are mostly on north campus?
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Bob Yancy
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In reply to australopithecus robustus • 9:05p, 3/20/25
australopithecus robustus said:
Bob Yancy said:
australopithecus robustus said:
woodiewood said:
Either leave it as a parking lot or convert it or half of it to a grassed park with a covered performance stage on one end where budding artists could play on football and other weekend. Put in a lot of wood/concrete table and benches where persons could sit and have a drink and just enjoy themselves.

Everything does not have to be developed into the maximum commercial possibility and the maximum revenues generated.



Where will everyone park? There's already not enough parking.


I research a lot but I've never inquired about the relative utility of the parking garage. Is it constantly full, or no?


It's a matter of supply and demand. The demand exceeds the supply during business surges (weekends, big events etc.). For visiting tourists it's insufficient during those times when they visit. During Christmas break there's plenty to go around lol.

That's why it seems a good idea to develop in a way that will level or normalize the business year round as much as possible


Helpful thanks!
My opinions are mine and should not be construed as those of city council or staff. I welcome robust debate but will cease communication on any thread in which colleagues or staff are personally criticized. I must refrain from comment on posted agenda items until after meetings are concluded. Bob Yancy 95
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Brian Alg
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In reply to Bob Yancy • 10:26p, 3/20/25
I asked for parking utilization info a little over a month ago. I missed the one Tuesday, maybe they were planning on giving the info then. But the only information I have been given so far is that the parking garage was only full on the t.u. and LSU game days. But the manager of the bar next to the garage indicated that on at least one occasion there were malfunctioning gates, so people were lined up down the block even though it wasn't full.

Staff may have the info we need, but as far as I know, they haven't given it to me or anyone else on the NG committee. Really tough to make a good assessment of what needs to happen without information about what is going on in the garage, street parking, lot, and TAMU's Northside garage.
Brian Alg

My words are not intended to be disrespectful to any of the staid and venerable members of College Station City Council
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PS3D
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In reply to Bob Yancy • 11:04p, 3/20/25
Bob Yancy said:

1) a niche grocer like "Market Street" with fast food and a bar inside?


If you're talking about the supermarket chain found in Dallas-Fort Worth and points north, that's neither really niche or small, they're owned by United Supermarkets (which is owned by Albertsons).
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NotJPMorgan
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11:31p, 3/20/25
AG
The Oldham Goodwin proposal was a perfect solution. Made a connection to campus via the old gas station property, met the public parking/police substation/public restroom requirements, and left plenty of open/green space.

The fact that city officials screwed this up so royally while also screwing a local company is mind boggling.
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Captn_Ag05
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In reply to NotJPMorgan • 12:13a, 3/21/25
AG
NotJPMorgan said:
The Oldham Goodwin proposal was a perfect solution. Made a connection to campus via the old gas station property, met the public parking/police substation/public restroom requirements, and left plenty of open/green space.

The fact that city officials screwed this up so royally while also screwing a local company is mind boggling.


Yep. When I saw it compared to the one staff recommended, I lost any confidence I had left in city leadership. All the more reason I say the city needs to sell and quit trying to play Sim city.
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woodiewood
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In reply to australopithecus robustus • 6:05a, 3/21/25
australopithecus robustus said:
Bob Yancy said:
australopithecus robustus said:
woodiewood said:
Either leave it as a parking lot or convert it or half of it to a grassed park with a covered performance stage on one end where budding artists could play on football and other weekend. Put in a lot of wood/concrete table and benches where persons could sit and have a drink and just enjoy themselves.

Everything does not have to be developed into the maximum commercial possibility and the maximum revenues generated.



Where will everyone park? There's already not enough parking.


I research a lot but I've never inquired about the relative utility of the parking garage. Is it constantly full, or no?


It's a matter of supply and demand. The demand exceeds the supply during business surges (weekends, big events etc.). For visiting tourists it's insufficient during those times when they visit. During Christmas break there's plenty to go around lol.

That's why it seems a good idea to develop in a way that will level or normalize the business year round as much as possible
Sounds like the garage is operating well if it is full or near full at peak times and open spaces during the slow times.

LIke restaurants, you build for about 70% of max demand so that you don't have half empty dining areas during the slow times.
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