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TABLE OF CONTENTS <br />I. INTRODUCTION......................................................................................................1 <br />A. <br />SUMMARY.......................................................................................................1 <br />1. <br />Project Location and Description.......................................................................2 <br />2. <br />Site History........................................................................................................2 <br />3. <br />Existing Uses/Zoning.........................................................................................2 <br />4. <br />Surrounding Uses/Destinations.........................................................................3 <br />5. <br />Existing Site Conditions.....................................................................................3 <br />II. DEVELOPMENT PLAN............................................................................................8 <br />A. <br />LAND USE PLAN.............................................................................................8 <br />1. <br />Proposed Uses and Densities...........................................................................8 <br />2. <br />Phasing Program............................................................................................10 <br />3. <br />Benefits and Advantages for the City of San Marcos ....................................... <br />11 <br />B. <br />SERVICES AND INFRASTRUCTURE............................................................19 <br />1. <br />Water..............................................................................................................19 <br />2. <br />Wastewater.....................................................................................................19 <br />3. <br />Other Utilities and Services............................................................................. <br />20 <br />4. <br />Detention / Water Quality................................................................................20 <br />5. <br />Transportation................................................................................................. <br />21 <br />6. <br />Street Design.................................................................................................. <br />22 <br />7. <br />Maintenance of Streets and Common Areas ................................................... <br />22 <br />8. <br />Schools........................................................................................................... <br />22 <br />9. <br />Other Civic Uses.............................................................................................22 <br />10. <br />Parks and Open Spaces.................................................................................23 <br />III. DEVELOPMENT REQUIREMENTS.......................................................................24 <br />A. <br />PURPOSE AND INTENT................................................................................24 <br />B. <br />GENERAL PROVISIONS................................................................................24 <br />C. <br />DEFINITIONS.................................................................................................29 <br />D. <br />GENERAL COMMERCIAL BASE DISTRICT..................................................30 <br />E. <br />MIXED USE BASE DISTRICT........................................................................ <br />39 <br />1. <br />Residential Development Standards within MU Base District ..........................44 <br />2. <br />Non- Residential Development Standards within MU Base District..................45 <br />F. <br />SCHOOL / PARK / COMMUNITY CENTER AND UTILITY ZONE <br />DEVELOPMENT STANDARDS......................................................................48 <br />G. <br />IMPERVIOUS COVER REGULATIONS.........................................................48 <br />H. <br />OTHER IMPROVEMENT STANDARDS.........................................................50 <br />I. <br />STREET STANDARDS AND SIDEWALK REQUIREMENTS ..........................51 <br />IV. IMPLEMENTATION...............................................................................................70 <br />A. <br />PURPOSE......................................................................................................70 <br />B. <br />PHASING PROGRAM....................................................................................70 <br />C. <br />GENERAL ADMINISTRATION AND AMENDMENTS.....................................70 <br />