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• <br />TABLE OF CONTENTS <br />I. INTRODUCTION ......................................................................... ..............................1 <br />A. <br />SUMMARY ........................................................................... ..............................1 <br />1. <br />Project Location and Description ......................................... ............................... <br />2 <br />2. <br />Site History .......................................................................... ............................... <br />2 <br />3. <br />Existing Uses /Zoning ........................................................... ............................... <br />2 <br />4. <br />Surrounding Uses /Destinations ........................................... ............................... <br />3 <br />5. <br />Existing Site Conditions ....................................................... ............................... <br />3 <br />II. DEVELOPMENT PLAN ............................................................... ..............................8 <br />A. <br />LAND USE PLAN ................................................................ ............................... <br />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 .......... .............................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 ................................................... ............................... <br />20 <br />5. <br />Transportation ...................................................................... .............................21 <br />6. <br />Street Design ..................................................................... ............................... <br />22 <br />7. <br />Maintenance of Streets and Common Areas ....................... .............................22 <br />8. <br />Schools ............................................................................... .............................22 <br />9. <br />• 10. <br />Other Civic Uses ............................................................... ............................... <br />Parks and Open Spaces ...................................................... .............................23 <br />22 <br />III. DEVELOPMENT <br />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 ........................................... .............................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 .................................................................. ............................... <br />70 <br />A. <br />PURPOSE ........................................................................... .............................70 <br />B. <br />PHASING PROGRAM ......................................................... .............................70 <br />C. <br />GENERAL ADMINISTRATION AND AMENDMENTS ........ .............................70 <br />• <br />