Council narrows accessory-dwelling rules and tightens parking and impervious-cover standards after public outcry over Pecan Street infill

The Bastrop City Council on Monday advanced a suite of changes to the city27s B3 land-development code aimed at restricting high-density infill in older neighborhoods and reducing street parking overflow.

Councilmembers spent significant time discussing parking ratios, lot standards, and accessory dwelling units (ADUs) after a string of public comments urging protection of historic homes — most notably a campaign of residents opposing demolition and proposed duplex/townhome development at 1005 Pecan Street.

Members of the public and preservation professionals told the council that Pecan Street and the adjacent Con Street hold high historic integrity. Susan Long, who identified herself as a Bastrop native, urged the council to watch for demolition activity and protect “historic neighborhoods. They don’t have to be embellished with anything, they just have to be old,” she said. Sahila Casper, a licensed historic preservationist, called the stretch “one of the most beautiful historic streets in all of downtown” and warned that a proposed two-story multiunit infill would “disturb that charming feel.” Pablo Serna, deputy chief architect with the Texas Historical Commission, reminded the council that the B3 code was intentionally written to shape future development with traditional historic patterns.

On the ordinances, the council voted unanimously to adopt several second-reading ordinances and amendments that staff said clarify driveway/ alley and garage-placement rules and require on-site parking in the first layer of lots so garage facades start in second layers. Council also approved updated technical standards on building placement. Those items were recorded as: second reading of ordinance 2024-46 (driveway and alley location), ordinance 2024-47 (parking standards), and ordinance 2024-49 (building placement); each passed unanimously.

On ADUs the council approved, on first reading, changes that scale back how many accessory units may be added without further review. Planning staff proposed reducing the number of ADUs allowed "by right" and requiring an additional step to permit more than one ADU on a lot — specifically, ADUs may be limited to one by right with up to two allowed subject to meeting impervious-cover, on-site parking and other infrastructure requirements. Planning staff said permits for ADUs will continue to be reviewed for compliance with setback, parking and impervious-cover standards; staff and council amended the ordinance language on the dais to clarify that all ADUs must meet those development standards, not only the second unit.

City planning staff and councilmembers debated the best way to measure required on-site parking. Planners had proposed a standard tied to bedrooms; some councilmembers and preservation consultants urged using dwelling-unit counts instead, noting that bedroom definitions can be gamed or differ by builder. The council adopted new parking language that requires more on-site parking than the prior code and ties relief to administrative processes and matching neighborhood character.

On impervious cover, council adopted first-reading amendments reducing maximum impervious cover percentages in several place types (P3, P4, P5) to lower values (for example: P5 lowered from 80% to 65% in the package discussed). Councilmembers and staff said the change is intended to reduce runoff risk and bring allowances closer to the built stormwater capacity.

Council also approved an amendment giving staff limited discretion to reject cross-access connections where they would create undesirable drive-throughs or unsafe traffic patterns, with such exceptions to be handled through the development review committee process.

Supporters of the changes said the package will protect Bastrop27s historic character and reduce parking spillover on neighborhood streets. Opponents — primarily developers and some homeowners — had argued higher parking minimums and tighter impervious limits increase building costs and constrain property owners. Councilmembers said they sought a middle path: stronger neighborhood protections while allowing reasonable infill where infrastructure can support it.

The council directed staff to return with related lot-size minimums and clarified procedures for garage conversions and administrative relief. The changes on parking, driveway placement and building placement were adopted in final form; ADU and impervious-cover language advanced on first reading with the council directing further refinement and future Planning & Zoning work.