San Marcos Development Code

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Chapter 1. General	7
Article 1: INTRODUCTION	8
Division 1: REFERENCE; AUTHORITY; CONSISTENCY; EFFECTIVE DATE	8
Division 2: PURPOSE AND INTENT	8
Article 2: APPLICABILITY AND COMPLIANCE	9
Division 1: APPLICABILITY	9
Article 3: COMPREHENSIVE PLANNING	10
Division 1: COMPREHENSIVE PLAN AUTHORIZED	10
Article 4: TERMS AND PROVISIONS	11
Division 1: GENERAL	11
Division 2: EFFECT OF MAPS, TABLES, AND ILLUSTRATIONS	11
Division 3: MINIMUM REQUIREMENTS	11
Division 4: DEFINITIONS	11
Division 5: TRANSITIONAL PROVISIONS	11
Division 6: SEVERABILITY	12
Article 5: Nonconformities	12
Division 1: General	12
Division 2: TERMINATION OF NONCONFORMING RIGHTS	15
Chapter 2. Development Procedures	19
Article 1: DEVELOPMENT APPLICATIONS	20
Division 1: CLASSIFICATION OF DEVELOPMENT APPLICATIONS	20
Division 2: SEQUENCE OF DEVELOPMENT APPLICATIONS	23
Article 2: AUTHORITY OF DECISION MAKERS	23
Division 1: GENERAL PROVISIONS	23
Division 2: CITY STAFF	24
Division 3: PLANNING AND ZONING COMMISSION	25
Division 4: CITY COUNCIL	26
Division 5: ZONING BOARD OF ADJUSTMENTS (ZBOA)	27
Division 6: HISTORIC PRESERVATION COMMISSION	27
Article 3: UNIVERSAL PROCEDURES	28
Division 1: APPLICATION PROCEDURES	28
Division 2: NOTICE REQUIREMENTS	29
Division 3: PUBLIC HEARINGS	31
Division 4: POST-DECISION PROCEDURES	31
Division 5: EXPIRATION AND EXTENSION	32
Division 6: INSPECTIONS	33
Division 7: ENFORCEMENT AND REVOCATION OF PERMITS	33
Article 4: GENERAL LEGISLATIVE PROCEDURES	35
Division 1: DEVELOPMENT CODE TEXT AMENDMENTS	35
Division 2: COMPREHENSIVE PLAN MAP AMENDMENTS	37
Division 3: DEVELOPMENT AGREEMENTs	38
Division 4: APPLICATION FOR UTILITY EXTENSION	41
Division 5: APPLICATION FOR WAIVER OR MODIFICATION OF DEVELOPMENT STANDARDS AS AN ECONOMIC DEVELOPMENT INCENTIVE	43
Article 5: ZONING PROCEDURES	44
Division 1: APPLICATION FOR ZONING MAP AMENDMENT	44
Division 2: APPLICATION FOR OVERLAY DISTRICT	47
Division 3: Application for an Existing Neighborhood Regulating Plan	47
Division 4: APPLICATION FOR HISTORIC DISTRICT Or HISTORIC LANDMARK	48
Division 5: CERTIFICATES OF APPROPRIATENESS	50
Division 6: REGULATING PLAN	53
Article 6: WATERSHED PROTECTION PLANS	54
Division 1: APPROVAL AND APPLICATION PROCESS	54
Article 7: SITE PLAN	57
Division 1: APPROVAL AND APPLICATION PROCESS	57
Division 2: COMMON SIGNAGE PLAN	59
Division 3: CONSTRUCTION PERMITS	59
Article 8: RELIEF PROCEDURES	61
Division 1: APPEALS	61
Division 2: VARIANCES	62
Division 3: CONDITIONAL USE PERMIT	64
Division 4: ALTERNATIVE COMPLIANCE	67
Division 5: ADMINISTRATIVE ADJUSTMENTS	69
Chapter 2. Tables	19
Table 2.1 Development Applications, Decision Authority, and Notice Requirements Table	21
Table 2.2 Permit expirations and extensions	33
Chapter 2. Figures	19
Figure 2.1 Historic District Applicability	51
Chapter 3. Subdivisions	73
Article 1: Provisions Applicable to all Platting Procedures	74
Division 1: GENERAL PLATTING PROCEDURES	74
Division 2: CERTIFICATIONS	77
Division 3: RELIEF PROCEDURES	78
Article 2: Plat Applications	78
Division 1: SUBDIVISION CONCEPT PLAT	78
Division 2: PRELIMINARY SUBDIVISION OR DEVELOPMENT PLAT	80
Division 3: FINAL SUBDIVISION OR DEVELOPMENT PLAT	81
Division 4: MINOR SUBDIVISION OR DEVELOPMENT PLAT	83
Article 3: REVISIONS TO RECORDED PLATS	84
Division 1: GENERAL REQUIREMENTS FOR PLAT REVISIONS	84
Division 2: REPLATS WITHOUT VACATION	84
Division 3: SPECIAL REPLAT REQUIREMENTS	85
Division 4: AMENDING PLATS	85
Division 5: WAIVER TO ALLOW BUILDING ACROSS LOT LINE	86
Division 6: PLAT VACATION	87
Article 4: Construction management	88
Division 1: PUBLIC IMPROVEMENT CONSTRUCTION PLANS	88
Division 2: SUBDIVISION IMPROVEMENT AGREEMENT	89
Division 3: INSPECTION AND ACCEPTANCE OF PUBLIC IMPROVEMENTS	90
Article 5: Adequate Public Facilities	91
Division 1: IN GENERAL	91
Division 2: DETERMINATION OF ADEQUATE PUBLIC FACILITIES	92
Division 3: WATER	96
Division 4: WASTEWATER	97
Article 6: Blocks, Lots, Access	98
Division 1: IN GENERAL	98
Division 2: BLOCKS	98
Division 3: LOTS	102
Division 4: ACCESS	102
Division 5: ALTERNATIVE COMPLIANCE	105
Article 7: New Streets	106
Division 1: GENERAL PROVISIONS	106
Division 2: STREET TYPES	107
Article 8: Existing Streets	124
Division 1: GENERAL PROVISIONS	124
Article 9: STORMWATER Collection AND DRAINAGE systems	129
Division 1: IN GENERAL	129
Article 10: Parks and open space	132
Division 1: IN GENERAL	132
Division 2: PARKLAND TYPES	136
Chapter 3. Tables	73
Table 3.1 Block Perimeters	99
Table 3.2 Driveway Dimensions	104
Table 3.3 Calculation of Population	132
Table 3.4 Parkland Types	136
Chapter 3. Figures	73
Figure 3.1 Residential Block	99
Figure 3.2 Commercial Block	99
Figure 3.3 Block with Dead-ends	99
Figure 3.4 Extended Block	100
Figure 3.5 Split Civic Block	100
Figure 3.6 Natural Obstruction	100
Figure 3.8 Eyebrow	101
Figure 3.9 Loop Lane	101
Figure 3.7 Measurement of Dead-End Street Length	101
Figure 3.10 Subdivision Access	102
Figure 3.11 Measurement of Streets	106
Chapter 4. Zoning Regulations	143
Article 1: General provisions and Establishment of Districts	144
Division 1: PURPOSE AND INTENT	144
Division 2: DISTRICTS ESTABLISHED	147
Division 3: ZONING DISTRICT MAP	154
Division 4: ZONING UPON ANNEXATION	155
Article 2: Building Types	156
Division 1: BUILDING TYPES	156
Article 3: General To All	160
Division 1: AFFORDABLE HOUSING	160
Division 2: MEASURING SITES AND LOTS	162
Division 3: PLACEMENT OF BUILDINGS	164
Division 4: BUILDING HEIGHT	167
Division 5: ACTIVATION	170
Article 4: Zoning Districts	179
Division 1: CONVENTIONAL RESIDENTIAL DISTRICT	179
Division 2: Neighborhood Density DistrictS	187
Division 3: CHARACTER DISTRICTS	197
Division 4: Neighborhood Transitions	214
Division 5: SPECIAL DISTRICTS	215
Division 6: BUILDING TYPE STANDARDS	226
Article 5: OVERLAY DISTRICTS	256
Division 1: ESTABLISHMENT AND PURPOSE	256
Division 2: HISTORIC DISTRICTS	256
Division 3: CORRIDOR OVERLAYS	261
Division 4: CORRIDOR FRONTAGE TYPES	263
Chapter 4. Tables	143
Table 4.1 Comprehensive Plan / District Translation	145
Table 4.2 Conventional Residential Districts	147
Table 4.3 Neighborhood density districts	148
Table 4.4 Neighborhood density categories	149
Table 4.5 Neighborhood Density District / Existing Zoning Translation Table	150
Table 4.6 Character Districts	151
Table 4.7 Special Districts	152
Table 4.8 Legacy Districts	153
Table 4.9 Designation within former smartcode districts	153
Table 4.10 Building types allowed by district	158
Table 4.11 Density Bonus	163
Table 4.12 Conventional Residential Districts	179
Table 4.13 character districts	197
Table 4.14 Planning Area District Allocation	210
Table 4.15 Special Districts summary	215
Chapter 4. Figures	143
Figure 4.1 Preferred Scenario Map	146
Figure 4.2 Single Family Preservation buffer	149
Figure 4.3 Measuring Sites and Lots	162
Figure 4.4 Lot Layers	164
Figure 4.5 Building Setbacks	165
Figure 4.6 Measuring Build-To Zone	166
Figure 4.7 Build-To Zone Additions	166
Figure 4.8 Build-To Zone New Buildings	167
Figure 4.9 Measuring Height	167
Figure 4.10 Average Grade	168
Figure 4.11 Stories Below Grade	168
Figure 4.12 Measuring Ground Floor Elevation	168
Figure 4.13 Measuring Story Height	168
Figure 4.14 Varied Upper Floor Massing	170
Figure 4.15 Blank Wall Area	171
Figure 4.16 Primary Material Changes	177
Figure 4.17 Setback Averaging interior lot	196
Figure 4.18 setback averaging corner lot	196
Figure 4.19 Setback Planes	197
Figure 4.20 Standard Pedestrian Shed	211
Figure 4.21 Linear Pedestrian Shed	211
Figure 4.22 Neighborhood Transition - Maximum Lot Width	214
Figure 4.23 Contextual Height Step Down Map	214
Figure 4.24 Contextual Height Step Down - Abutting Property	215
Figure 4.25 Contextual Height Step Down - across street	215
Figure 4.26 Historic Districts Map	257
Figure 4.27 Historic Landmarks map	258
Chapter 5. Use Regulations	269
Article 1: Allowable Uses	270
Division 1: INTERPRETIVE RULES AND LAND USE MATRIX	270
Division 2: AGRICULTURAL USES	275
Division 3: ACCESSORY AND TEMPORARY STRUCTURES AND USES	276
Division 4: RESIDENTIAL USES	281
Division 5: COMMERCIAL	285
Division 6: PUBLIC AND INSTITUTIONAL USES	292
Division 7: INDUSTRIAL USES	295
Division 8: UNDERGROUND UTILITIES	299
Chapter 5. Tables	269
Table 5.1 Land Use Matrix	272
Chapter 5. Figures	269
Figure 5.1 Accessory Dwelling Units	276
Figure 5.2 Drive-thru location	278
Figure 5.3 Downtown CBA Boundary	288
Chapter 6. Environmental regulations	301
Article 1: Stormwater Management	302
Division 1: GENERAL	302
Division 2: SITE PLANNING	305
Division 3: EROSION AND SEDIMENTATION CONTROL FROM CONSTRUCTION SITES	306
Division 4: POST-CONSTRUCTION STORMWATER PERFORMANCE STANDARDS	307
Article 2: Enhanced Protection Zones	308
Division 1: GENERAL	308
Division 2: ZONE DESIGNATION	308
Division 3: IMPERVIOUS COVER AND DEVELOPMENT LIMITATIONS WITHIN Water Quality and Buffer ZONES	310
Article 3: Development related to the Edwards aquifer	312
Division 1: GENERAL	312
Division 2: DEVELOPMENT DUTIES	312
Division 3: SITE IMPERVIOUS COVER LIMITATIONS	314
Article 4: Tree and habitat protection	314
Division 1: GENERAL	314
Division 2: TREE PRESERVATION AND PROTECTION DURING DEVELOPMENT	314
Chapter 6. Tables	301
Table 6.1 water Quality Volume and treatment level table	307
Table 6.2 Impervious cover on slopes outside the Edwards Aquifer	310
Table 6.3 Impervious cover on slopes inside the Edwards aquifer	311
Table 6.4 Impervious cover limits within the edwards aquifer recharge zone	314
Table 6.5 tree classifications	315
Table 6.6 Tree Mitigation Requirements	316
Table 6.7 Tree Credits	317
Chapter 6. Figures	301
Figure 6.1 Urban Stormwater management District Boundary	303
Figure 6.2 Environmental Protection zones	307
Figure 6.3 Measuring existing trees	315
Figure 6.4 Measuring Nursery stock	315
Figure 6.5 Tree Protection standards	316
Chapter 7. Supplemental Development Standards	319
Article 1: Parking	320
Division 1: GENERAL PROVISIONS	320
Division 2: MINIMUM PARKING REQUIREMENTS	321
Division 3: ALTERNATE PARKING REQUIREMENTS	324
Division 4: PARKING LOCATION AND DESIGN	326
Article 2: Landscaping and Screening	332
Division 1: GENERAL LANDSCAPING REQUIREMENTS	332
Division 2: TRANSITIONAL PROTECTIVE YARDS	333
Division 3: INTERIOR LOT LANDSCAPING	335
Division 4: INSTALLATION AND MAINTENANCE	336
Division 5: SCREENING	338
Division 6: WALLS AND FENCES	340
Article 3: Sign Permits	342
Division 1: GENERAL STANDARDS AND REQUIREMENTS	342
Division 2: ADMINISTRATION	345
Division 3: CONVENTIONAL DISTRICT SIGN STANDARDS	347
Division 4: NEIGHBORHOOD AND CHARACTER DISTRICT SIGN STANDARDS	351
Article 4: public health related performance standards	363
Division 1: GENERAL	363
Division 2: STANDARDS	363
Article 5: Lighting and glare standards	365
Division 1: GENERAL	365
Division 2: STANDARDS	365
Article 6: Manufactured home	368
Division 1: REGULATIONS AND REQUIREMENTS	368
Chapter 7. Tables	319
Table 7.1 general minimum parking requiremetns	321
Table 7.2 Minimum Mixed Use parking requirements	323
Table 7.3 Parking occupancy table	325
Table 7.4 Remote Parking distance requirements	325
Table 7.5 STANDARD VEHICLE PARKING SPACES - DIMENSIONAL STANDARDS	329
Table 7.6 Compact VEHICLE PARKING SPACES - DIMENSIONAL STANDARDS	329
Table 7.7 Type A and B Protective Yard standards	334
Table 7.8 Type C and D Protective Yard Standards	334
Table 7.9 Required Landscaping	336
Table 7.10 Environmental Performance Zones	366
Table 7.11 Specific Use exceptions	367
Chapter 7. Figures	319
Figure 7.1 semi-flush garage	326
Figure 7.2 Recessed Garage	326
Figure 7.3 Side-Loaded Garage	327
Figure 7.4 Detached Garage	327
Figure 7.5 Alley-Loaded Garage	327
Figure 7.6 parking space and parking aisle dimensions	329
Figure 7.7 Parking Lot Landscaping	330
Figure 7.8 Landscaping strip with shrubs	331
Figure 7.9Landscaping strip with berm	331
Figure 7.10 Landscape strip with a fence or wall	331
Figure 7.11 Landscape Strip with Grade Change	331
Figure 7.12 Type A and B Protective Yards	334
Figure 7.13 Type C and D Protective Yards	334
Figure 7.14 Location of Protective Yard	334
Figure 7.15 Grade Changes in protective yards	335
Figure 7.16 Service ARea Screening	338
Figure 7.17 Roof Mounted Utility Screening	339
Figure 7.18 Wall-Mounted Utility Screening	339
Figure 7.19 Ground-Mounted Utility Screening	339
Figure 7.20 Fence and wall Location standards	341
Figure 7.21 method of measuring a pole sign	348
Figure 7.22 monument sign measurement	349
Figure 7.23 Environmental Performance Zones Map	366
Chapter 8. Definitions	373
Article 1: Defined Terms	374
Chapter 9. Legacy Districts	395
Article 1: Development Standards	396
Division 1: General	396
Article 2: Zoning Districts	397
Division 1: RESIDENTIAL DISTRICTS	397
Division 2: Public, Special and Nonresidential districts	403
Article 3: Use Regulations	406
Division 1: INTERPRETIVE RULES AND LAND USE MATRIX	406
Division 2: Accessory Buildings and Use Regulations	415
Division 3: Home Occupations	416
Division 4: Requirements Applicable to Particular Uses	416
Article 4: Supplemental Standards	417
Division 1: AREA, BUILDING, AND HEIGHT REGULATIONS	417
Division 2: Exterior Construction and Design Requirements	417
Division 3: Multifamily Residential Design Standards	419

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