Planning commission recommends downzoning two Highway 95 lots to residential after neighborhood comments

The Bastrop Planning & Zoning Commission on Sept. 26 recommended that two nearby parcels east of Highway 95 be rezoned to P‑3 residential, a move applicants said would keep the properties in family ownership and residents said would protect neighborhood character.

Miss Kennedy, the city planner presenting the concept schemes, said the applicants sought to downzone one 2‑acre parcel at 1101 S. Highway 95 (from P‑5 commercial to P‑3 residential) and a neighboring 2.2‑acre horseshoe‑shaped parcel (from P‑4 mixed to P‑3). Kennedy said 20 surrounding property owners were notified and staff received four written responses in favor of the downzones.

Several nearby residents spoke during the public hearing in favor of residential zoning. Vannish Johnson, who said she was born and raised adjacent to the site, said she hopes to return and build a family homestead there: “I intend on coming back here one day. I’d like to have a homestead here.” Carol Reynolds, who owns multiple parcels on Farm Street, told the commission she supports residential use and urged sensitivity to long‑standing family ownership.

Other commenters framed the request as a defense of neighborhood character. Kendrick Williams, a resident of CP Johnson Lane, told commissioners that P‑5 is designed for tightly built, walkable commercial corridors and is unsuitable next to Highway 95, raising concerns about traffic and runoff: “This is property on Highway 95. Nobody’s walking there… Business has no business here.” Several speakers also described a history of family ownership stretching generations and urged the commission to preserve that pattern.

Commissioners asked staff to clarify adjacent zoning and nonconforming residential uses. Staff confirmed some neighboring lots remain zoned P‑5 but are used as residences and noted the applicants plan to replat the vacated lots after the zoning change. Residents raised a separate survey dispute about an adjacent house whose footprint appears to cross lot lines; staff said that property was not part of the advertised rezoning and could be brought forward at a future meeting.

After discussion, a motion to recommend the downzone for the two lots at 1101 S. Highway 95 and the adjacent Building Block 111 lots passed by unanimous roll call. Commissioners recorded David Barrow, Gary Moss, Jordan Scott, Keith Alborn and Joshua Bingaman as voting in favor. The commission’s recommendation will go to the Bastrop City Council for final action.

The commission’s packet shows the proposed uses would allow single‑family development; staff said applicants have indicated a likely single‑family residence for personal use and that any future development would return for appropriate permitting and platting.