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Commission adopts parking minimum: two spaces per home, one per ADU after heated debate
Summary
After public comment and internal debate about housing affordability, the Bastrop Planning & Zoning Commission adopted a minimum of two parking spaces per primary dwelling and one parking space per accessory dwelling unit (ADU). Supporters argued it prevents street congestion; opponents said it could block small affordable ADUs.
The Bastrop Planning and Zoning Commission voted Nov. 21 to require a minimum of two on-site parking spaces for each primary dwelling and one on-site parking space for each accessory dwelling unit (ADU), a change the commission said is intended to reduce street congestion and encourage on-site solutions.
The parking minimum was proposed during discussion of a broader package of parking and impervious-cover edits to the B3 technical manual. Staff presented options including a minimum of "two spaces per lot" and described alternatives such as mixed-media surfacing (crushed granite, permeable pavers) to reduce impervious cover. "Create an on-site parking requirement that allows mixed media such as crushed granite ... or permeable pavers," staff said in the presentation.
Public speakers raised strong objections. Jody Smith told the commission she is "not a fan of adopting a parking minimum" and argued a flat two-space minimum for all homes would be disproportionate and harmful to housing affordability: "The proposal right now... is to require 2 parking spaces minimum regardless of the size of the home," she said, urging a formula-based approach tied to bedrooms or square footage instead. Jen Lucas, who had earlier advocated for ADUs as small affordable housing options, said requiring two spaces for an ADU would create a "huge barrier" for small-unit development.
Supporters, including architect and resident Pablo Serna and staff, argued a simple rule would be easier to administer and better ensure parking is provided off-street. Staff reiterated that many ADUs and small units still house two people who will likely have two cars. After debate, a commissioner moved "two for each primary dwelling and one for the ADU;" the motion was seconded and the chair called for the vote; the motion carried.
Commissioners and staff discussed implementation details such as whether tandem parking counts and what constitutes an improved surface; staff said tandem parking and simple driveways would count and that the city will consider alternative materials and credits for permeable solutions in future edits.
The commission adopted the requirement during the meeting and instructed staff to reflect the change in the redlined code language to be returned for final review.
