Planning commission approves wording change to let on-site parking sit in front yards, keeps setback protections

The Bastrop Planning and Zoning Commission on Nov. 21 approved an amendment to the city—s B3 form-based code to clarify that on-site surface parking may be allowed in the area between the street and a home—s front facade while preserving front-yard setbacks for structures such as garage facades.

Staff presented a package of changes to sections including 6.3.005 and 6.3.006 aimed at clarifying the code—s intent, removing language that called alley entrances the "preferred" method of entry, and allowing flexibility for residents and developments on where to locate parking. "The proposal is, again, to allow parking in the front of the home," the planner told the commission during the presentation.

Public commenters split on the changes. Architect and longtime resident Pablo Serna urged the commission to maintain the form-based code—s historic intent, saying the code was written to "replicate a traditional historic pattern" where garages are set back from a building—s primary face. Cecilia Cernai, who lives on Hill Street, told the commission, "Parking is allowed. It's just ... the building structure," urging clearer agenda language so commissioners and the public can read the code correctly.

Commission discussion focused on a specific drafting problem: the original proposed text said garage facades could "begin in the first layer," language several commissioners warned could be read to allow structures to be built directly at the property line and effectively eliminate setbacks. Commissioner Jordan Scott proposed, and the commission adopted, an amendment to the amendment that rewords the item to allow "residential garage facades to begin in the second layer and allow parking in the first layer." Scott said the change preserves the code—s intent to keep substantial building mass back from the sidewalk while permitting surface parking where appropriate.

The commission took a roll-call vote after the amendment was offered; the chair announced the motion passed unanimously. Commissioners and staff said the change is intended to give homeowners flexibility while maintaining design controls that protect Bastrop—s historic character.

Several related B3 items were discussed together and further technical clarifications (frontage versus build lines, precise setback measurements, and distinctions between surface parking and structural parking such as a carport or garage) were deferred to staff edits and follow-up packets. The commission also asked staff to clean up cross-references to the technical manual and pattern book so the code text matches the stated design intent.

The commission closed the public hearing on the package and moved several more technical items to future packets for additional refinement.

The commission is expected to consider the cleaned-up ordinance language and technical edits at a future meeting before any final adoption by the City Council.