AGENDA CAPTION:
Title
AC-25-09 (325 N. Comanche St. 7-Story Building Height) Hold a public hearing and consider a request by Shannon Mattingly, Drenner Group, on behalf of 202 Hutch, LLC, for an Alternative Compliance to the maximum building height requirements in Section 4.4.3.7 of the Land Development Code, increasing the permitted building height from five (5) to seven (7) stories, for the property located at 325 N. Comanche St. (L. Clanton)
Body
Meeting date: May 12, 2026
Department: Planning and Development Services
Amount & Source of Funding
Funds Required: N/A
Account Number: N/A
Funds Available: N/A
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Fiscal Note:
Prior Council Action: N/A
City Council Strategic Initiative: [Please select from the dropdown menu below]
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☒ Land Use - Direct Growth, Compatible with Surrounding Uses
☒ Neighborhoods & Housing - Housing Opportunities for Texas State Students in appropriate areas
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Master Plan: Vision SMTX Comprehensive Plan
Background Information:
The application is being submitted as part of a series of requests for redevelopment of an existing commercial site to a 7-story Purpose-Built Student Housing complex south of the Texas State University campus. In April, 2025, City Council approved a Conditional Use Permit (CUP-25-02) for Purpose-Built Student Housing and an associated Alternative Compliance (AC-25-02) to allow up to 7 stories in height for an adjacent block bounded by Pat Garrison St., N. Comanche St., W. Hutchison St., and N. Fredericksburg St. (see the “Nearby Approvals Map” for reference).The current request will represent Phase 2 of the abovementioned project.
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 a pedestrian plaza with seating at the intersection of Pat Garrison Street and N. Comanche Street 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-25-71)
• Replat of Lots 1, 2, and 3, Block 3 of P. C. Woods Addition (PC-26-01)
• Demolition Permit for 323 & 325 N. Comanche St. & 305 Pat Garrison St. (2024-52542) - issued
The surrounding neighborhood exhibits a range of building heights. Buildings to the south, including a church, converted single family homes, and H-E-B grocery store are 1 story. Nearby Balcones Hall to the west and Cypress Apartments to the north exhibit heights of 5 to 6 stories. The subject property sits at the transition between the University and historic Downtown and requires sensitivity to the unique neighborhood context.
Council Committee, Board/Commission Action:
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Alternatives:
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Recommendation:
Due to varying factors including lack of clarity on incorporation of the metrics of Section 4.3.4.6 and on compatibility with the San Marcos Design Manual, staff is providing a denial recommendation.
Should the Commission choose to recommend approval of AC-25-09, 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, benches, lighting, 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 comply with all other Development Code regulations. Packet materials are provided for informational purposes only.