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SAN MARCOS CITY COUNCIL
The local trail system is growing, increasing connectivity and recreational opportunities for residents. The San Marcos City Council approved three zoning changes for one applicant on three connected properties, and each property involved the development of an upcoming trail system. One property was an open space only, and the other two would involve mixed and muli-family uses in addition to the trail system; the applicant said that there were no development plans at this point. The council approved a zoning change in an area that will house a future project deemed South End that was approximately 20 acres northeast of the intersection between Wonder World Drive and South Stagecoach Trail and northwest of the intersection between Dutton Drive and South Stagecoach Trail. The applicant John David Carson was requesting a zoning change from Light Industrial and General Commercial to Character District-5, which San Marcos Planning and Development Services Director Amanda Hernandez said incorporated mixed use and multi-family. The council also approved a second zoning change from the same applicant by rezoning approximately 56 acres of land generally located west of the Union Pacific Railroad between the southwestern end of Gravel Street and South Stagecoach Trail from Light Industrial District to Character District-4, which incorporates mixed use and multi-family. The applicant also had a third zoning change approved for approximately 16 acres of land generally located on Dutton Drive near the intersection with Corporate Drive from Light Industrial District, General Commercial District and Future Development District to Character District- 1, which Hernandez said allows open space and park uses.
“The next three items on your agenda are all connected,” Hernandez said. “They are being called the South End Project, which aligns with our previous and current comprehensive plan, which envisioned development in this area. All of the zoning change requests are actually for downzoning, which means a less intense district is being proposed for future development.”
The property near Wonderworld Drive and Stagecoach Trail is in the Edwards Aquifer recharge zone, and must therefore follow all applicable rules and regulations.
Carson said there are no current development plans, but he would like the zoning to match the city’s Preferred Scenario Map before he begins a trail project in the area. He said the city’s floodplain ordinance would apply to him regardless of zoning.
“We initiated these cases to downzone our properties after receiving a request from the city [of San Marcos], the River Foundation and the Greenbelt Alliance to consider conveying some property along Purgatory Creek for a proposed natural trail to link the river parks to the Purgatory Creek Natural Area. That trail segment is sometimes called Hundun, short for Hunter to Dunbar,” Carson said. “We have not previously sought to rezone because we do not currently have any development plans. However, we feel the property should be brought into compliance with and conformance with the comp plan and be made more compatible with an adjacent greenway.”
San Marcos Mayor Jane Hughson wanted to discuss flooding and impervious cover. Hernandez said there would need to be drainage with water capture, so that it isn’t sent downstream regardless of the amount of impervious cover.
“The General Commercial and Light Industrial allow 80% impervious cover. Character District- 5 allows 100%,” Hernandez said. “What the applicant was referencing is when you look at the project overall and you add the CD-1, CD-4 and CD-5 together, you have an overall reduction given that the property is currently zoned for commercial and industrial.”
San Marcos City Council Member Mark Gleason said he would be in support of the item because of the trail project.
For the property near Gravel Street, Gleason said it was already zoned light industrial, so he’d prefer the CD-4 zoning to that.
“Overall I think downzoning this from LI and GC is going to be a benefit, but also the 16 acres along Purgatory being … set aside for a trail will be beneficial,” Gleason said. “My reservations are that anything being built [in that area] is a problem… Trying to make the best of it is the best thing we can do. I have some confidence that a lot of this is not going to get built. There’s just no way when you look at that front section that you’re going to be able to put anything in there. If anything, there might be some additional retention to come out of that.”
San Marcos City Council Member Saul Gonzales was concerned that the Transportation Master Plan would require a new road in that area, and Gravel street is a narrow road.
San Marcos City Council Member Matthew Mendoza agreed, saying “Gravel Street is so thin, and I’d hate to see more traffic going through there.”
Hernandez said they could address that when the Transportation Master Plan comes before the council.
“In the next 18 months, we’ll have an opportunity to comprehensively look at that map,” Hernandez said. “Another way to change the Transportation Master Plan is through an applicant request, and I think the applicant is listening today. … That’s kind of later in the development process when they know what they are going to build versus zoning when we’re really looking at appropriate uses and appropriate locations.”
Carson said for the zoning change on Dutton Drive near Corporate Drive, there would be trail systems put in place by the San Marcos Greenbelt Alliance throughout the entire property. The other two properties would have trails systems running through them as well but could incorporate multi-family uses also if Carson were to ever develop.
Gleason pointed out that the zoning change and the future trail system that will run through these properties are positive steps toward mutli- modal connectivity.
