AGENDA CAPTION:
Title
Consider approval of Ordinance 2024-15, on the second of two readings, approving an amendment to the preferred scenario map of the city’s Comprehensive Plan to change the designation for approximately 1.139 acres of land generally located southwest of the intersection between Lindsey Street and North Street from “Existing Neighborhood” to “High Intensity”; including procedural provisions; and declaring an effective date.
Body
Meeting date: April 16, 2024
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: At their April 2nd meeting, City Council voted 6-1 to approve PSA-23-02 on the first of two readings.
City Council Strategic Initiative: [Please select from the dropdown menu below]
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Comprehensive Plan Element (s): [Please select the Plan element(s) and Goal # from dropdown menu below]
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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:
This subject property is currently “Existing Neighborhood” on the Preferred Scenario map. Per the current Comprehensive Plan, Existing Neighborhoods are “Established, primarily residential areas intended to maintain their existing character and to follow development and redevelopment patterns that are compatible with the existing character.” The applicant is requesting a change to “High Intensity - Downtown” in order to request Character District 5 Downtown (CD-5D) Zoning for a larger student housing development.
Currently, the property is zoned Multifamily-12 and Multifamily-18 which allow 12 and 18 multifamily units per acre respectively. Student Housing is a “Conditional” Use under these zoning districts.
The Comprehensive Plan includes a tool called the Land Use Suitability Map. Staff noted that in general, the majority of the property is located on land considered to be minimally constrained. There is no floodplain or floodway on the property, and the property is not located within the Edwards Aquifer Recharge Zone.
The property contains several existing residential structures identified on the Historic Resources Survey; 419 North St is identified as “High Priority”, and 409 North St and 413 Lindsey St are classified as “Medium Priority.” These structures would be subject to the City’s Demolition Delay Ordinance. A condition requiring the relocation of the High Priority structure is proposed as part of the associated CUP (CUP-23-22).
The nearest lots which are zoned Conventional Single Family (SF-6) are west of Moore Street, over 600 feet from the subject property. Nearby zoning consists of Character District 5 Downtown, Multifamily 24, 18, and 12, Mixed Use, and Public. To the south, the property zoned Public is used as a sorority house and to the north is Texas State University. The remainder of properties in the vicinity are multifamily and student housing.
This Preferred Scenario Amendment request is for a portion of a larger project, and the following applications are being processed concurrently:
• Zoning Change from MF-12/MF-18 and MF-24 to CD-5D (ZC-23-19)
• Conditional Use Permit for Student Housing (CUP-23-22)
• Alternative Compliance request to allow an increase from 5 to 7 stories (AC-23-09)
The City is currently in the process of re-writing the Comprehensive Plan. If the new Comprehensive Plan is adopted while this amendment is in process, the property would be given a “Mixed Use Medium” designation. Mixed Use Medium is the only classification on the new Preferred Scenario Map which would allow CD-5D zoning.
Council Committee, Board/Commission Action:
At their February 27th meeting, the Planning and Zoning voted 9-0 to recommend denial of PSA-23-02.
Alternatives:
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Recommendation:
Staff recommends approval of PSA-23-02 as presented.