San Marcos Planning and Zoning

Welcome to Ultraground. We prep the zoning brisket and watch the Traeger all night.

January 10

• 14-Acre Apartments

• 5-Acre Townhomes

• Denied Heavy Commercial

You saved: 10h 10m

Blanco Riverwalk Apartments

Northeast San Marcos | 14 Acres | 9 Buildings | Denied

Despite 14 months of meticulous planning and collaboration with the city, Paravel Capital, a boutique Austin-based investment firm, received a denial.

But what went wrong?

Analyst Garrison Welch pointed out that the tract in question was the only one within the business park PDD that was adjacent to multifamily housing and that heavy commercial use was currently allowed on the site. Furthermore, Principal Curtis Thigpen highlighted that home prices in San Marcos had risen 75% in the past two years.

The proposed plan included a mixed-use component, with 14 acres designated for multifamily and the remaining eight acres reserved for commercial use.

Welch emphasized that the chosen site was situated away from the Blanco River and provided a buffer from I-35 and that the proposed use was compatible with surrounding sites. However, the conversation took a turn when the commissioners brought up the issue of it being in the 100-year floodplain.

Commissioner Case highlighted the existing apartment complex in the area and the difficulties of overcoming the flooding issue, while Commissioner Koscidia expressed her concerns for the safety of residents and the need for affordable housing. Ultimately, the proposal was voted down unanimously.

Developer:  Paravel Capital Curtis Thigpen LinkedIn, Garrison Welch [email protected]

Developer Slides

Staff Report

Rollingview

Southwest San Marcos | 5 Acres

The objective is clear: develop townhouses on the property, with a focus on affordability and compatibility with the existing single-family homes. The potential for developing the property as condos were also considered, with the intention of incorporating it into the Trace HOA and implementing CC&Rs to ensure it aligns with the aesthetics and standards of Trace.

A commendable comment was made regarding the developer:

"Everything we've discussed about ethical development and proactivity, long-term stewardship, and harmonious relationships with the land and neighbors, has been exemplified by (the developer) in their work with Trace."

The commission deliberated on the possibility of recommending to the City Council that a restrictive covenant be implemented to prevent the development of three-story apartments in the area. It was agreed that townhomes, condos, and single-family homes would be permitted, with the majority of participants concurring that single-family homes should be included in the development.

Developer: High Pointe

Staff Report

Sunset Oaks Section V Ph 1A Final Plat

Northeast San Marcos | 68 Acres | 228 Units

Single-family final plat approved on consent with no discussion or pushback.

Developer: Brookfield

Staff Report

Northeast San Marcos Heavy Commercial

Northeast San Marcos | 16.23 Acres | Denied

A bold move was made to change the zoning from manufactured housing and future development to heavy commercial for 16.23 acres of land, located at 2700 North IH 35. The proposed use was a multitenant flex building, designed for small office uses that require warehousing and regular distribution services.

However, concerns were raised about the potential impact on the neighboring Saddlebrook Manufactured Housing Community. Therefore, a motion was made to deny the project due to its potential negative impact on the quality of life in Saddlebrook, an innovative and unique development.

Applicant: Kimley Horn

Staff Report

Thank you for being a part of Ultraground.