Commission backs limiting duplexes: P2 ban, P3 allowed only by conditional use permit

The Planning and Zoning Commission voted unanimously Feb. 24 to recommend two related changes to the Bastrop B3 code: remove duplexes as a permitted building type in P2 and P3 zones, and add a conditional‑use permit (CUP) tool that would allow duplexes in P3 only if the applicant meets specified conditions and neighbors are notified.

Staff explained the steps: removing duplexes from the permitted list prevents duplexes from appearing by right in single‑family place types; the CUP process allows the neighbor notification, public hearing and specific conditions (for example, no additional ADUs, parking and impervious‑cover limits) that staff and commissioners said protect surrounding blocks. Sylvia (City Manager) emphasized the goal of avoiding “erosion” of single‑family areas while preserving a path for sensitive infill that neighbors accept.

Commissioners said the CUP would include public notice to adjacent property owners, and noted the process differs from a rezone because it ties conditions to the approval and can include revocation criteria if the conditions are violated. Commissioners also discussed limiting ADUs on lots where a duplex is approved (staff said the CUP can explicitly prohibit ADUs in lieu of or alongside a duplex).

Two separate motions carried unanimously: to add section 2.4.0051 (conditional use permits) that could allow duplexes in P3 under conditions, and to remove duplexes as an allowable building type in P2 and P3. Staff said P4 and other non‑residential place types remain governed by separate rules.

Ending: The commission forwarded both recommendations to City Council for first reading on March 4.