College Station planning commission approves multifamily land-use change near Harvey Mitchell Parkway over flood concerns

The College Station Planning and Zoning Commission voted 4–2 on June 18 to recommend changes to the comprehensive plan and zoning that would allow multifamily development on roughly 7.2 acres of vacant land along Harvey Mitchell Parkway South between Dartmouth Street and the Earl Rudder Freeway.

Staff had recommended denial, saying the proposal would remove a stretch of preserved commercial frontage established in 2016–2017. "Staff is recommending denial of the future land use designation and the rezoning request," Jeff Howell of the Planning and Development Services Department told the commission during the public hearing, citing prior corridor-preservation efforts and five public calls of opposition concerned about drainage, flooding and tree removal.

The applicant, Steven Grove of CTX Land Investments, told the commission the parcel has been marketed for about a decade without meaningful commercial interest. "The market has clearly demonstrated to us that this commercial hasn't come to this site," Grove said, describing a proposed "town home"-style rental product aimed at young professionals and citing the city's housing‑needs report.

Key details: the request would change the comprehensive-plan designation from general commercial to urban residential for about 7.2 acres, rezone approximately 7.2 acres from general commercial and OV corridor overlay to MF (multifamily), and designate about 0.829 acres as NAP (natural areas protected) to correct a mapping error. Staff said drainage and floodplain issues would be addressed during platting and site‑plan review, when developers must meet the city's drainage ordinances.

During public comment, Emerald Forest resident Cheryl Wink warned the commission that the tract sits within a major Bee Creek tributary and described repeated flooding in the area, urging the city to require on‑site detention for flood‑prone parcels. "This is a major arm of Bee Creek," Wink said, and she argued recent nearby developments have inadequate detention.

Howell told commissioners the city has been working with Emerald Forest residents and the HOA for about a year-and-a-half to two years and that City Council recently designated roughly $750,000 to assist remediation efforts on private property. He also said the city completed a drainage master plan for the corridor and is working with the Texas Water Development Board on a study of the area due later this year or next.

Commissioners questioned whether impervious cover or runoff would differ materially between commercial and multifamily development. Howell said the outcome depends on site design but emphasized both uses must meet drainage requirements; staff noted impervious cover rates for multifamily and commercial are often similar.

The commission recorded the 5.1 motion (comprehensive-plan amendment) as passing 4–2 and then separately approved 5.2 (rezoning to MF/NAP) by the same margin. Both items will be heard by City Council on July 9.

The commission's approval reflects a mix of deference to property-owner arguments about market demand and commissioners' judgment about housing needs, while residents and staff flagged unresolved flood-management concerns that will be addressed in subsequent development reviews.

Next steps: the council will consider both the comprehensive-plan amendment and the rezoning request at its July 9 meeting; any required platting and site plans would follow and must address drainage and floodplain requirements.