San Marcos P&Z Approve Zoning Changes For Two Residential Projects

By Terra Rivers | Managing Editor

The San Marcos Planning and Zoning Commission approved two zoning requests by Vantage at San Marcos for property along Hwy 123 Tuesday night.

Vantage at San Marcos submitted a request for a zoning change of approximately 12.5 acres to Character District 3 and approximately 18.5 acres to Character District 5.

During the public hearings, several residents of Cottonwood Creek Neighborhood expressed concerns about the projects’ impact on traffic on Hwy 123 and the connectivity between the Cottonwood Creek neighborhood and the CD-3 Development.  

The properties are located within the San Marcos Extraterritorial Jurisdiction across from San Marcos High School and are currently being used for agricultural purposes.   

Commissioner Travis Kelsey said his main concern was the lack of occupancy restrictions in the CD-3 zoning.

“You know what happens in San Marcos when there are no occupancy restrictions,” Kelsey said. “And I’m not comfortable putting that next to an existing neighborhood where it is. There is no way I could support it because we know what is going to happen.”

According to staff, Missouri Trail was always intended to connect to the neighboring property when it was developed; the city has regulations in its code to prevent communities from not being connected.

Commissioner Mark Gleason said the city has run into similar cases in the past where people did not realize that the stubbed streets in their neighborhoods were meant at some point for connectivity.

“I think he has a legitimate point on traffic on 123,” Gleason said. “Hwy 123 has only gotten worse. It becomes a problem of where do we say yes and no on everything; we just lock everything down because of traffic. But it does concern me to add three more entrances to the area.”

Commissioner Gabrielle Moore said she felt it was a good location to add variety to housing options in San Marcos.

Commissioners noted the developer intends to build single-family lots under the CD-3 zoning to provide a buffer between the CD-4 multi-family project. The two developments will not be connected.

“I see us continue to put up roadblocks for housing for people,” Moore said, “And this is another one to me. I feel like this is a really good solution; I like the cottage courts, and we haven’t really been able to try it out.”

The proposed zoning district, CD-3, allows six building types, including House, Cottage, Cottage Court, Duplex, Zero Lot Line House, and Civic Building.

The maximum building height allowed within this district is two stories. Any lots proposed to be 45 feet or less in width will require alley access.

According to staff, the most substantial difference between CD-3 and the zoning districts within the Cottonwood Creek development is that the single-family occupancy restrictions.

The developer said they plan to build 16 units per acre for a total of 288 in the CD-4 project; the units are expected to be market price for San Marcos.

Commissioners approved the zoning change request to CD-3 with a 5-3 vote; commissioners Kelsey, Gleason and Kate McCarty voted against approval. Commissioner Mike Dillion was absent.

Commissioners also approved the zoning change request to CD-4 with a 5-3 vote with commissioners Kelsey, McCarty and William Agnew voting against.

In other news, the meeting ended with a collective farewell and expression of gratitude to Commission Chair Jim Garber, who has completed six years of service.

Tuesday Garber’s last meeting as a member of the planning and zoning commission, but he promised commissioners they would see him regularly, most likely, at the podium as a member of the community. 

Griffin Spell has been appointed to the commission, according to officials, and will join the dais for his first meeting on March 10.