Promote Mixed Use Development Type: development code or policy Target: community Status: existing Description: Existing LDC mixed use district is not particularly effective or popular due to low impervious cover permitted and restricted residential density. Most effective mixed use has a PUD overlay, which makes the process less predictable and appealing to developers. Improvements: Consider changes to the LDC to promote mixed uses. Could consider form-based, as an additional option rather than use-based zoning. In addition to downtown could create 1-2 more intense mixed use districts. Incentives for mixed use, such as reduced on-site parking, density bonuses, increased height, etc. might help. A stronger move would be to adopt form-based zoning as a replacement, which gives the citizens the ability to regulate the impact of the use more than use-based zoning. Alternative Infill Development Standards Type: development code or policy Target: community Status: new Description: Similar to promoting mixed use development. LDC is designed mostly for greenfield, suburban-style development. Infill redevelopment is difficult as a result. Improvements: Establish alternative parking standards, zoning, lot coverage, setbacks, etc. Promoting Transit Oriented Development Type: development code or policy Target: community Status: new Description: Similar to promoting mixed use development. Used near transit stations, allows much higher densities and mixed uses, less focus on car and more on pedestrian. Improvements: Only way this is currently possible is through using a PUD. This is a problem as many infill sites are less than two acres. Establish TOD as a base zoning or as an overlay district.
Promoting Conservation Development Type: development code or policy Target: community Status: new Description: Similar to current form of cluster development permitted in LDC, but stronger. At least 50% of the property would be set aside in a conservation easement. Urban densities would then be used where houses are developed, but surrounded by large open spaces. Imagine a golf course community, but with green space instead of a golf course. Council should consider making this a requirement for developments over the recharge zone, as a condition to utility extension, etc. If the council would like to take the carrot approach this could be done as an incentive with a density bonus. Improvements:
City of San Marcos Environmental Stewardship Policy