AGENDA CAPTION:
Title
Receive a Staff presentation and hold a Public Hearing to receive comments for or against Resolution 2025-77R, granting a request in Case No. AC-25-02 for Alternative Compliance to the maximum building height requirements in Section 4.4.3.7 of the Development Code to increase the permitted building height from five to seven stories, for a proposed development generally located between West Hutchison Street and Pat Garrison Street between North Comanche Street and North Fredericksburg Street; authorizing city staff to issue permits consistent with this resolution; and declaring an effective date; and consider approval of Resolution 2025-77R.
Body
Meeting date: April 15, 2025
Department: Planning and Development Services
Amount & Source of Funding
Funds Required: N/A
Account Number: N/A
Funds Available: N/A
Account Name: N/A
Fiscal Note:
Prior Council Action: N/A
City Council Strategic Initiative: [Please select from the dropdown menu below]
N/A
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Comprehensive Plan Element (s): [Please select the Plan element(s) and Goal # from dropdown menu below]
☐ Economic Development - Choose an item.
☐ Environment & Resource Protection - Choose an item.
☒ Land Use - Direct Growth, Compatible with Surrounding Uses
☒ Neighborhoods & Housing - Housing Opportunities for Texas State Students in appropriate areas
☒ Parks, Public Spaces & Facilities - Well maintained public facilities that meet needs of our community
☐ Transportation - Choose an item.
☐ Core Services
☐ Not Applicable
Master Plan: [Please select the corresponding Master Plan from the dropdown menu below (if applicable)]
Vision San Marcos - A River Runs Through Us
Background Information:
The application is being submitted as part of a series of requests for redevelopment of an existing commercial and residential site to a 7-story purpose-built student housing complex south of the Texas State University campus.
Alternative Compliance requests for additional stories in CD-5D should be considered against the criteria in Section 4.3.4.6 of the Development Code, the majority of which have quantifiable metrics including the provision of affordable housing, additional commercial space, childcare or publicly accessible open space in excess of the required parkland dedication requirements in Chapter 3 of the Development Code. The developer is proposing to meet these requirements by providing professional office/ commercial space and enhanced pedestrian amenities along Comanche St. with human-scale façade elements.
In addition to this Building Height request for 2 additional stories the following applications have also been submitted by the applicant for this site:
• Conditional Use Permit for Student Housing (CUP-25-02)
• Traffic Impact Analysis (2024-53317)
• Demolition Permit for 209 Pat Garrison St. (2024-52537)
• Demolition Permit for 213 and 215 Pat Garrison St. (2024-52540)
The requested 7-story building height is inconsistent with the context of the surrounding neighborhood, where 1 to 3-story building heights are typical for the nearby funeral home, churches, grocery store, and fraternity house. The Cypress student apartments lie to the north and represent the tallest building adjacent to the site at approximately 6 stories.
The project site is identified within the “Downtown Core” Design Context in the San Marcos Design Manual. Per Table 1.1 of the Design Manual, Additional Height in the Third Layer/ Downtown Core, “Additional height may be considered where it will not obscure key views, but additional height above five stories is discouraged in this design context.”
Council Committee, Board/Commission Action:
At their March 25, 2025, regular meeting, the Planning and Zoning Commission voted 8-1 to recommend denial of AC-25-02, Chair Case dissenting.
Alternatives:
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Recommendation:
Due to varying factors including conflict with the San Marcos Design Manual, staff is providing a denial recommendation.
Should the Council choose to approve AC-25-02, staff propose the following conditions:
1. The development shall comply with the activation and varied massing standards described in Chapter 4, Divisions 4 and 5 of the Land Development Code.
2. The development shall include an enhanced Pedestrian Gateway in the form of a publicly accessible plaza at the intersection of Pat Garrison St. and N. Comanche St. The plaza will incorporate amenities including: bike pump station, water bottle refill station, historic plaque in recognition of former San Marcos High School, benches, and shade canopy.
3. The building façade facing N. Comanche St. shall incorporate horizontal and vertical expression elements within the first three floors, including cornices, material changes, horizontal bands, vertical wall offsets, and recessed entrances, that are visually similar to the Perspective Views attached as Exhibit B.
4. The height of the building shall not exceed 75 feet.
5. The development shall include professional office or commercial space providing employment opportunities. The apartment lobby is not considered professional office or commercial space for the purposes of this requirement.
6. The development shall comply with all other Development Code regulations. Packet materials are provided for informational purposes only.