Garden Acres Community, Bryan, Texas

The Beginning- November 24, 1943: Setting  A Course

Garden Acres Subdivision  is a charming and historic old residential addition  located southeast of downtown Bryan.  Century old oak trees and softly curved streets contribute to its old-fashioned  charm and showcase numerous smallish wooden structure  houses.  The addition was established  in 1943 following  an earlier  sale of farmland known as the South Family Farm. The legal  transfer of the property, a portion of  a 174.85 acre tract, was deeded from C. H. Andrews to B.F. Vance and recorded in the Brazos County courthouse records on November 24, 1943. Plats in the files of the Garden Acres Deed Restriction Committee reflect the division of  lots and their size and location within the addition.  There were detailed  directions  for proposed house construction  projects including square footage size and setback lines between adjoining properties.  

Included in the subdivision description was an area designated  for park space.   Within the park was the beautiful  little South Family Cemetery  with monuments  and cedar trees  guarding the graves of several members of the  South Family.  

A committee composed of B.F.Vance, Mrs. B.F.Vance and Walter Sayers acted to approve or disapprove construction plans during the early days.  The three person committee stressed that no dwelling costing less than $2,500.00 would be permitted on any lot in the tract and the ground floor square foot  area would not be less than 1,200 square feet for a one-story structure and not less than 1,000 square feet for a one and one-half or two-story structure.  Commercial structures were to be allowed only on the two lots fronting onto Texas Ave at the Garden Acres, Edgemore and Inwood Drive street entrys.

The covenants put in place   were to run with the land   and be binding until January 1, 1965 at which time they would be automatically extended for successive periods of 10 years unless  a majority vote of property owners agreed to change the covenants in part or whole.  The original instrument for the Garden Acres Addition was filed for record on July 13, 1944  and duly  recorded on July 14, 1944.

The committee of Mr. and Mrs. Vance and Walter Sayers  was authorized to act for compliance of subdivision rules until at least 10 resident owners were living in the addition, after which time the lot owners could elect a committee.  On September 29, 1947 there were more than 10 lot owners  owning and living on tracts in Garden Acres.    At time of September 29, 1947 B.F.Vance and his wife Vonnie Ray Vance were living in Greece and could not serve on the committee provided for in the restrictions.  A meeting was held to include all property owners .  Thirty-eight property owners  were present  to elect a restrictions committee.  R. T. Price, J.H.Southern and Joe E. Vincent were chosen to serve for a period of two years from September 29, 1947 or until successors were elected.  Truman Allen and C.E. Sperry were elected to serve for one year terms  from September 29, 1947 or until their successors were elected.  Joe E. Vincent was elected  secretary of the meeting.  A committee was up and running.

The Purpose: People, Plans and Projects

Dedicated and committed People have been the heartbeat of the Garden Acres Deed Restriction Committee from its inception.  Through the years numbers of neighbors and property owners have stepped forward to assume leadership roles to protect and administer the values of property ownership. .Among  those who volunteered time and expertise  to serve as deed committee leaders  were the groundbreakers  R.T. Price, J. H. Southern, and Joe E. Vincent.  Following in their steps were Dr. H.T. Kennedy, Milton Franklin, Mrs. Clyde Porterfield, Floyd Lynch, Ivan Berry, Kyle Davis, M.R. Herron, Bill Cawley, Don Gardner and Gary Wolff.  Deed restrictions records show that Jack Keese served as secretary of the committee for almost 30 years.

Development in the Garden Acres addition was very evident in the l950’s and 1960’s.  Families   separated by military duty were looking for the stability of a home, many Aggie soldiers were ready to return to  Texas A&M as students.   In Garden Acres they found large  lot sites, accessible distance to the A&M campus and downtown Bryan, and Bryan schools.  R.T.Price  moved forward in that environment to pursue  subdividing  lots he owned and began building houses.

A passionate defense of restrictions  occurred in 1966 when a meeting  was called in the backyard of Dr. H.T. Kennedy.  Residents were asked to vote on a proposal  to extend for 30 years the restrictions listed in an instrument filed April 16, l937 between W. J. Andrews and B.F. Vance stating that the grantees, nor their heirs or representatives ever use or permit their described property as a place for sale of spirituous, vinous or malt liquors or beverages or for a place of public dancing.  Records show a vote of 29 to 4  approving the extension.

The 1970’s saw major  decision-making   issues  come before the  restriction committee. In 1972, Anthony Caporina, builder-developer,  requested a waiver of deed restrictions  be  made to allow  for development of a  townhouse project  on 4 acres he owned at the end of Vine Street.  His request was disapproved.   The project was named  Pin Oak Cottages.  Other projects  proposed by  Mr. Caporina  in 1974 and 1976 failed to receive approval because they did not comply with deed restrictions regarding single family housing.   Commercial projects however  received favorable votes as the committee approved blueprints proposed by M.L. Cashion in 1974 for construction of an office building on the corner lot of Texas Ave and Edgemore Street. 

On August 2, 1974, construction plans for a 20,000 square foot  office building, Bryan Place, on the corner of Texas Ave and Inwood  Drive were approved.   An important and landmark decision was  made in l980 when the deed restriction committee agreed to approve plans for the construction of the Metro Centre office complex, a 50,000 square foot commercial office building  at  Garden Acres  Street  frontage onto Texas Ave.  Dr. M.R.Herron, Committee Chair, notified developers of the complex of  approval  for the project on January 10, 1980.  

Most plans and projects were of a more commonplace  nature such as reviewing new home construction plans, plans for enlargement of existing house space or  taking a stand regarding replatting of  lots. Some involved seeking  approval for building garages and workshops .   However, on several occasions, project plans were brought before the committee asking permission for startup of  childcare businesses.  None were approved.    In 1989 much discussion centered around the opening of a bookstore, BCS Books and Comics and Videos,  on the corner of Texas Ave and Inwood Drive.  Citizens expressed concern for the type of books and movies content to be sold and rented from that store. Considerable discussion resulted in the committee issuing a  conditional approval to allow the store to open for business.

 In February, 2004, a petition  by Burl Richardson was successful in getting  Bryan Engineering   and BTU to place  street lights on Inwood Drive providing a safer  environment for after- hours walkers and joggers.    A more current issue in Garden Acres history involved the presence of coyote activity in Garden Acres neighborhoods  as well as in  the Beverly Estates Subdivision early in  the spring of 2012. USDA Wildlife Services and AgriLife Extension Service at Texas A&M  worked with the two subdivision bodies to provide education about  coyote behavior  and procedures to remove them from  neighborhood back yards.   The most current change in the neighborhood was the placement of speed bumps on Inwood Drive in 2024.    The bumps have met with both  approval and disapproval by residents as well as nearby neighbors who use Inwood Drive as a cut-through from Texas Ave to Tanglewood and Carter Creek neighborhoods.

Through the years there have been complaints  brought to the committee concerning pets, mobile homes , cars, boats and playhouses.  The committee has listened, observed and acted to help resolve most issues without legal intervention. 

The Vision – Ideas that worked – some that didn’t – Review

New Technology, Continued Commitment

The Garden Acres Deed Restrictions Committee has been a cornerstone supporting many changes- particularly during the years 2007 through 2009.  On November 13, 2007 the Bryan City Council approved  Garden Acres Subdivision becoming a partner of Bryan’s Neighborhood Association Partnership program.  It was a step forward in connecting  the  City of Bryan governance and Garden Acres neighborhood to provide informed clarification of city codes and ordinances, street maintenance issues, emergency notifications, neighborhood signage for the subdivision as well as promote neighborhood pride and encourage maintaining property values.    The most noticeable change within the subdivision was the appearance of “Garden Acres”  signage  on the various streets entering into the subdivision.   Original boundary streets in the subdivision included Garden Acres, Edgemore, Edgewood, Inwood, Vine ( to the cul-de-sac), Tanglewood ( to the creek)  and Stanfield Circle.  Under guidelines of the Bryan Neighborhood Association Partnership Program and Bryan Planning and Zoning, the Garden Acres Subdivision area map reflects Garden Acres plus five smaller divisions – R.H. Douglas, Burton Creek, Tanglewood, Pin Oak Creek and South Garden Acres.

During the spring of 2008, several home break-ins prompted the committee to pursue establishing a Neighborhood Crime  Watch Program.  Members of the committee worked with the Bryan Police Department “Neighborhood Enforcement Team”  led by Officer J.P. Ingram to get a crime-watch program in place.  Officer Ingram spoke at a neighborhood meeting at Tanglewood Park and assisted in recruiting block captains as volunteers to watch the neighborhood.  The block captains  were to report suspicious activity, watch neighbors’  homes, encourage engraving of valuables.  Among the first  block captains in 2008 were Brad Hollas, Darby Meier, Rina Dudley, Kelly Erwin, Todd Menn, Trey Corry, Burl Richardson, John Colvin, Joe Hensley, Jesse Stanfield, and Mrs. William Smith.  Don Gardner served as the Block Captain Coordinator.

In March of 2009 the committee responded to an interest in establishing Garden Acres as a Residential Neighborhood Conservation District (R-NC).   Intent of the R-NC would restrict future rentals throughout

the neighborhood protecting the single family status of Garden Acres.  Processing the petition to rezone the subdivision and presenting the plan to the residents was a challenging procedure.  The   “get out the vote”  campaign was organized and intense with the primary benefit of being R-NC the means to reduce numbers of tenant-occupied properties.   The petition, sent to all 109 homeowners to be affected by the change, was to be  notarized as each homeowner expressed  a positive or negative vote regarding the  change.  A petition signing event was held on March 28, 2009 at the Garden Acres Park.  The petition failed to receive the necessary votes totaling 66% of the 109 lot owners  to provide for the zoning change and giving Garden Acres the status  of being a Residential Neighborhood Conservation District addition. 

Goals of the Garden Acres Deed Restrictions Committee remain the same as in the beginning-“ protect the integrity of a choice old neighborhood and make a positive impact on the safety and well-being of the neighborhood citizens.”  The Garden Acres  Deed  Restrictions Committee is all about communicating as well as maintaining its role  as watchdog for the neighborhood.   Technology is  providing new and more  efficient means of communication for residents  of the neighborhood and the Garden Acres Deed Restrictions Committee.  Members of   the current   committee are studying significant methods of communication  – it is expected that the committee will also continue to promote the old-time campaign –  “Knock on your neighbor’s door – Get to Know Your Neighbors.” 

A Footnote – Remembering Garden Acres

The neighborhood continues to change – some small frame houses with original wood floors are giving way to large beautiful brick and stone structures.  Vacant lots are choice real estate and are snapped up quickly.

The nostalgic sounds of yesteryear are still present –  a rooster crowing in a neighbor back yard, the  cadence beat  of Aggie drums during early morning band  practice  while one  walks  around the Metro Centre,  endless hours of hearing  lawn mowers running , and – of course the lonesome horn of the locomotives  as they come through the College Station rail  crossings.

Garden Acres wildlife is still prevalent – a small grey fox on the back patio and the usual skunks, coons and possums looking for a handout of cat food.   Plenty of squirrels and birds to enjoy.

And – sadly  – no longer a neighborhood Christmas party at 724 Inwood.   The spirit is present  but physical ability to make it happen is not. 

Remembering wonderful families and neighbors who  loved their homes and the camaraderie of the  subdivision.  Many have moved away – some have moved to Heaven. 

Thanks for the memories –

Linda, Former secretary of Garden Acres Deed Restriction Committee