Bryan Planning & Zoning recommends rezoning for Miramont site, OKs gas station and several permits; denies two variances

The Bryan Planning & Zoning Commission on July 17 voted to recommend that City Council approve rezoning case RZ‑20‑53, a proposed rezoning of property at Boonville Road and Copperfield Drive to allow a planned‑development housing district for a multifamily apartment complex. The commission also approved a conditional use permit for a motor‑fuel retail site at West Villa Maria Road, several infill conditional use permits and a replat, and denied two planning variances related to driveway width and lot depth.

Staff presented RZ‑20‑53 as a request to change the site’s zoning from planned development mixed use to a planned development housing district to allow a multifamily development that staff said had been the subject of repeated applications since 2022. Senior planner Katie Williams told commissioners that floodplain studies and an updated traffic impact analysis had been submitted and accepted preliminarily and that staff recommended approval, finding the proposal consistent with the area’s long‑range plan and compatible with adjacent neighborhoods when mitigation measures were applied.

The developer and project team emphasized design controls, buffers and traffic mitigation. Casey Oldham of Adam Development said the site had been reserved in the Miramont master plan for multifamily uses and that the developer had negotiated protections with neighbors. Mark Stephenson of Slate Real Estate Partners described the proposal as “first‑class luxury” apartments and said Slate targets a higher‑end rental market. Slate partner Ryan Yeager summarized school impacts with third‑party figures, saying, "All in all, we estimate the impact would be roughly 35 students from our development." Civil engineer Preston Jacks described proposed driveway and turn‑lane work intended to prevent the project from reducing the intersection’s level of service.

Public testimony was mixed. Several neighbors who live closest to the site voiced support after negotiating a perpetual easement and enhanced landscaping that they said would protect trees and the creek; Greg Williams told the commission that, "For the people who live closest to it, we support this project." Other residents, including Copperfield HOA president Monica Palasota, urged the commission to keep the current zoning, warning the change would "disrupt" the neighborhood and exacerbate traffic and school capacity concerns: "On behalf of the neighbors, please hear us when we say keep the zoning as is," she said. Opponents also raised floodplain and emergency access concerns and cited the prior council denial of a similar proposal.

After questions and a short recess, the commission voted to recommend approval of RZ‑20‑53 to the Bryan City Council and adopted the staff report findings. The recommendation sends the matter to council for final action.

Other actions taken

- Motor‑fuel conditional use permit (CU24‑106): The commission approved a conditional use permit to allow a locally owned motor‑fuel retail site at West Villa Maria Road and Forestwood Drive with conditions requiring conformance to the submitted site plan, recorded easements and completion of the city’s engineering review. Applicant Ali Momen said the family‑owned business would use surveillance and maintenance practices to reduce risks; opponents, including adjacent resident Anna Bird, raised safety and traffic concerns near a school‑bus stop and local collision history.

- Community center (CU25‑1016): The commission approved reuse of a vacant church as a community arts center. Applicant Tamara Garza said the proposal would support collaborations with Texas A&M arts programs and community arts events.

- Accessory dwelling unit (CU25‑113): A conditional use permit for an accessory dwelling unit at 3909 Aspen Street in the Midtown Corridor was approved; the applicant said the ADU would reuse an existing carport foundation and preserve mature oaks. Commissioners discussed parking geometry but accepted staff’s analysis that required parking would be provided.

- Townhomes and replat (CU24‑103 and RP24‑113): The commission approved a conditional use permit for three townhome units at 308 Sulphur Springs and the associated replat, conditioned on site‑plan conformity, a privacy fence and a 17% landscape package.

- Variances (denied and approved): The commission approved a planning variance allowing a carport encroachment at 905 Chenaberry Drive (PV25‑08) to align with adjacent building lines. The commission denied a variance request that would have permitted an oversized secondary driveway at 292 Wilhelm Drive (PV25‑10) after finding the unpermitted driveway work had damaged public infrastructure and the application lacked special circumstances. The commission also denied a lot‑depth variance to split 707 East North Avenue into two undersized lots (PV24‑14), finding the proposed lots would be inconsistent with subdivision patterns and that neighborhood opposition was strong.

What happens next

The commission’s recommendation on RZ‑20‑53 moves the rezoning request to the Bryan City Council for final consideration; the council will schedule the item for its agenda and public hearing. Conditional use permits and plats approved by the commission (where applicable) proceed to administrative permitting and required engineering reviews; variances denied by the commission are not granted and the applicants may revise and reapply if they choose.

Meeting context and tone

The meeting featured extended public participation — multiple speakers for and against the largest rezoning item — and technical presentations from civil and traffic engineers. Commissioners repeatedly noted the tension between preserving neighborhood character and responding to projected housing and infrastructure needs in Bryan’s growth corridor.