[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6103848,"mediaKeyId","2793077-205a106cfdc979322b7b61962287c033","parentId",2793077,"title","Commission recommends Nixon Tract PDD to city council with traffic‑study requirement","audioSeconds",5136,"startMs",1014000,"endMs",6150000,"viewUrl","/Search/View?dp=1&key=2793077-205a106cfdc979322b7b61962287c033&start=1014&end=6150","thumbnailUrl","https://assets.pipeline.soar.com/2793077-205a106cfdc979322b7b61962287c033/thumbnail_1014000.jpg","articleUrl","/articles/6103848/Bastrop/Bastrop-County/Texas/Commission-recommends-Nixon-Tract-PDD-to-city-council-with-trafficstudy-requirement","mediaUrl","https://secure.pipeline.soar.com/6103848-59afce1acf2d5ae94b9835fd8a749112/orig.mp4?Expires=1771152732&Signature=n~plVTli-UgyukbkS0hXCEcOM91U320IAJKgDzcCqZqDeO272q7-5t3tmvNDiCUgrcZq0sDkN6By~3N37JbKP65A8G2Ktu-qOggBlVM-Ny2LkOzDPNIUPDtr~W65vXZUK59VLnBxLg248lXwfCMziHdavgR-TmGfm-x0fb7oGaT3ROsOZ6Kws8nF~FJWA2TMHn4X1RF0Nim9HrSxiAwx5kKFjeWjV0~RRFkmN8lYDic~EPn1cKYNibPSAdtVJ54nLXlSWkfm5BI6G4L2BAcRZRiRUabCGTSqwhPTo19LwP-lEbQQDsorPOahIna5-8-kpLBtgBUK9PeR3YuwDMYO8g__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Bastrop","date","2025-03-13T00:00:00Z","article","The Planning and Zoning Commission recommended the City Council consider rezoning the 43.18‑acre Nixon Tract (540 West South Highway 71) to a Planned Development District (PDD) after a public hearing and a developer presentation. The commission’s recommendation included an explicit requirement that the developer perform a traffic impact study as part of subsequent development review.

City staff described the PDD concept and presented technical background. Staff said the site is currently zoned P‑5 (core) and lies inside the city limits. The developer, represented by Ferris Design planners and Wilson Capital, proposed a mixed‑use scheme that would place commercial uses along Highway 71, garden‑style apartments and mixed‑use frontage near Agnes Street, and a range of residential forms (including townhomes and clustered detached housing) toward the rear of the tract.

Staff and the developer emphasized parkland and tree mitigation commitments. An arborist survey submitted with the application counted 1,271 pecan trees on the 43‑acre site; staff reported the arborist concluded many trees are dead or in advanced decline and “untransplantable.” Staff said the developer agreed to a mitigation arrangement that covers 50% of the trees the arborist identified as in a recoverable state (325–335 trees were discussed in the meeting); staff described a mitigation escrow of roughly $100,500 to be held and applied toward replanting or credits as plantings are verified.

The PDD would dedicate contiguous parkland along Agnes Street; staff said the developer had agreed to provide not only land but also a form of vertical improvement (amenities or facilities) at the time of dedication. The PDD text proposes a minimum parkland dedication consistent with city standards and the developer’s current concept allocates about 3.88 acres of park space, though staff said exact location and extent could shift in later site‑planning steps.

Commissioners’ discussion focused on density, traffic, drainage and building height. The PDD document proposes maximum unit counts — up to 370 units in the mixed‑use portion and about 200 units in the mixed‑residential portion, for a total cap of approximately 570 units. The PDD also requests up to 70% impervious cover and a maximum building height of 60 feet in portions of the site. Several commissioners asked whether apartments could be limited to the front portion of the site and whether rear portions could be limited to townhomes or attached single‑family. Developers and staff said those details would be refined at the site‑plan stage and that the PDD establishes the overall density and form ranges the commission would be approving.

After public comment (no speakers registered during the hearing), a commissioner moved to recommend the PDD to council as submitted; commissioners accepted a friendly amendment to include a traffic impact study requirement at the appropriate development stage. The roll call recorded unanimous support for the recommendation to forward the PDD to council with that condition.

What this means: The PDD recommendation restricts the maximum unit counts and general forms that may be built on the Nixon Tract, and it secures dedication of parkland and a tree‑mitigation escrow; the next step is city council consideration, which will review the PDD language and any recommended conditions before final zoning action.","mediaType","Video","parentTitle","Bastrop Planning & Zoning Commission - March 13, 2025","oneSentenceSummary","The commission voted to recommend the Nixon Tract Planned Development District (PDD) to City Council and added a requirement that a traffic impact study be completed at the appropriate stage of development.","taxTitle","Bastrop, Bastrop County, Texas","taxId",69403,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6103852,"Residents press commission on tree removals as staff outlines new tree-survey rules",135,420000,555000,"/Search/View?dp=1&key=2793077-205a106cfdc979322b7b61962287c033&start=420&end=555","https://assets.pipeline.soar.com/2793077-205a106cfdc979322b7b61962287c033/thumbnail_420000.jpg","/articles/6103852/Bastrop/Bastrop-County/Texas/Residents-press-commission-on-tree-removals-as-staff-outlines-new-tree-survey-rules","https://secure.pipeline.soar.com/6103852-80208d01441445fd63f205aa34d1aec7/orig.mp4?Expires=1771152732&Signature=V3i0BsnfQXtVFzkJaGkSmJaNSrMm5zY2V3~UA9d2DKCZVf53kfCeVB3R5k37lyJF2B7ZGhYlyo9Auon5NqyGtUT77vfw~jaWgQIU1jV9s2lD1W95kBWdddJvREG-pQoBnYpyOaWAtzMSVr9iga0BSPFLP6A6doToeFPdvSw~81ZTu9hdn7xDVgFiILBp9gzAK8cRRqAQ-CejtJgHjg--t1EPl7H3yEB4g2Mho8t79y7OuZ4CNBUPwJRJZ3kmg4Z3F7UDxe2d3EvWbHInVN9nT28btsjqdcDAy2FgabE~0WHnTZvqI40R0mag5KUPAWVNdFrReZVCpe0TPBYy0HC4iw__&Key-Pair-Id=KUT5TJCACFTXG","At a Planning and Zoning Commission meeting, a resident and staff clashed over recent tree removals and how a revised city tree ordinance will be enforced.

Resident Ron Whipple, who said he lives on the edge of Tahitian Village, told the commission he had observed “clear cutting of about 6, 7 lots just wiped out every tree on the place.” He said deed restrictions in Tahitian Village prohibit clear cutting and require surveys, and he planned to raise the issue with the subdivision’s property‑owners association.

City staff explained the city is in the process of updating its tree ordinance and said the changes include a requirement for a tree survey for future building permits, including infill lots, and a reduction in the protected-trunk-size threshold from 13 inches to 10 inches. Staff said the new survey requirement will require applicants to identify protected trees at the building-permit stage; trees below the protected threshold are not regulated under the tree ordinance.

Staff also described a recent on-site staff inspection in which inspectors determined many removed trees were below the protection threshold at the time the work occurred; staff emphasized that private deed restrictions and homeowner‑association covenants are separate instruments and that the city does not enforce private covenants. “They’re deed restrictions which take precedence over zoning,” a resident countered, adding he intended to pursue the HOA process.

Commissioners asked when enforcement of the revised ordinance would begin. Staff said the ordinance had moved to city council for consideration (it had been tabled once and subsequently had a first reading) and that enforcement would start after council completes the adoption process. Staff said the city will need to conduct outreach and education about the permitting and survey process.

Commissioners asked staff to investigate several recent tree removals in public-facing locations, including a row of trees removed in front of the First National Bank on Highway 71; staff said code enforcement would follow up and report back.

The item was presented as discussion only; the commission did not take formal action to approve or deny permits during the meeting.","A Bastrop resident described recent clear‑cutting in Tahitian Village while staff explained changes to the city's tree ordinance, including a lower protected-trunk-size threshold and a new tree-survey requirement for permits; commissioners and staff discussed enforcement and timing.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6103857,"Planning commissioners approve two West Bastrop Village final plats",199,152000,351000,"/Search/View?dp=1&key=2793077-205a106cfdc979322b7b61962287c033&start=152&end=351","https://assets.pipeline.soar.com/2793077-205a106cfdc979322b7b61962287c033/thumbnail_152000.jpg","/articles/6103857/Bastrop/Bastrop-County/Texas/Planning-commissioners-approve-two-West-Bastrop-Village-final-plats","https://secure.pipeline.soar.com/6103857-bc58326779cfdc7616582c738f44829a/orig.mp4?Expires=1771152732&Signature=aAen36GXE5filuF5P600L3zPcPXdxdecUkOjxzZN~TMtWshoAZ9bZL7CvKSM8OFpsiZ~rljqPiJr--hjIBEvz1wf9G8Jl7GcM97p9-IJpienP5IPFjsZvsXr8rQSMn8K6BavO-BSeZANZ6GceeclJBQQYFs~59BwdU3ZlJb8uN3R4N27x1AFQEKfb8mEkL73ftDzZnrAgHDSuIJa4E5vXhVutkshbwVV~AIBLJceumWYY9JXeaGlZ0NPlZaoHVEz65EWj~3TkPa~o29nUQi14RDzg4fKdYqTolizKPCZb63-4AnIo8DgAZMpOS1chh-kpUP7IyLOzbmzhIbSEM5RaQ__&Key-Pair-Id=KUT5TJCACFTXG","The City of Bastrop Planning and Zoning Commission voted to approve two final plats for separate sections of West Bastrop Village in the city's extraterritorial jurisdiction.

The commission approved the West Bastrop Village Phase 1 Section 3 final plat, a 57.97-acre parcel that will contain 58 single-family lots, a school site and a detention pond, and later approved a 22.036-acre final plat for an additional phase expected to contain 60 single-family lots and a lot dedicated for a lift station. Both plats are located west of FM 20 and south of Highway 71 and are within the city’s statutory extraterritorial jurisdiction.

City staff summarized the Phase 1 Section 3 filing as a continuation of the ongoing West Bastrop Village development. “There’s a total of 58 single family lots, which are the smaller lots there to the south. You have the larger lot dead center, which is the school site under construction right now,” Development Services staff said in the meeting.

Commission discussion was brief. One commissioner asked whether recently updated tree rules could be applied to the plats; staff replied the properties are outside the city limits and the review was limited to the planning process, with maintenance of streets and utilities handled by the MUD district.

Votes at a glance
- West Bastrop Village Phase 1 Section 3 final plat (57.97 acres): Motion to approve as written; outcome: approved. Roll-call recorded: Christopher Toth — yes; Jimmy Crouch — yes; Keith Alborn — yes; Gary Moss — yes; Jeffrey Estes — yes; Patrice Parsons — yes; Jordan Scott — yes; David Burrow — yes.
- West Bastrop Village Phase 1 final plat (22.036 acres): Motion to approve as written; outcome: approved. Roll-call recorded: Christopher Toth — yes; Jimmy Crouch — yes; Keith Alborn — yes; Gary Moss — yes; Jeffrey Estes — yes; Patrice Parsons — yes; Jordan Scott — yes; David Burrow — yes.

Both plats were described by staff as being maintained by the MUD district for streets and utilities. Staff said the plats comply with applicable platting requirements and that the projects will advance through the city’s normal permitting and construction phases. The commission’s approvals forward the plats to the administrative and plat-recording steps required before construction continues.

Commissioners and staff noted that tree-protection rules adopted by the city apply differently to property inside city limits versus property in the extraterritorial jurisdiction; commissioners asked staff to clarify enforcement pathways for tree protections on properties with private covenants or HOAs.

The meeting then moved on to other agenda items.","The Planning and Zoning Commission voted unanimously to approve two final plats for phases of West Bastrop Village in the city's extraterritorial jurisdiction, clearing the way for a combined 118 single-family lots, a school site and utility infrastructure maintained by the MUD district.","actionData","errors"]

Article not found

Commission recommends Nixon Tract PDD to city council with traffic‑study requirement

Residents press commission on tree removals as staff outlines new tree-survey rules

Planning commissioners approve two West Bastrop Village final plats