The purpose of this chapter is to establish the Zones applied to property within the City and to adopt the City's Zoning Map. Zones are intended to implement orderly classification and regulation of uses of land and buildings. Use of Zones promotes the development of the built environment in an orderly, aesthetically appropriate, safe, and healthy manner through the regulation of height, bulk, yards and other open spaces, lots and parcels, and density.

The City Council hereby adopts the City of San Marcos Zoning Map, herein referred to as the "Zoning Map." All Zoning Ordinance regulations shall be applied and implemented based on the Zone designations delineated by the Zoning Map. This Zoning Ordinance uses Zones to implement the goals and policies of the General Plan. Each Zone contains the development standards and regulations to implement the Land Use Plan.

A.

Zones Established. The City shall be divided into Base Zones and Overlay Zones, as established and delineated by the Zoning Map; all Zones and Overlays are identified in Table 20.200-1.

1.

Mixed Use Zones are delineated in further detail on and regulated by the "Regulating Plan" (Figure 20.225-2).

2.

Overlay Zones may be combined with any Base Zone, as determined by the applicable Chapter in this Zoning Ordinance (for base zones see Chapters 20.210 through 20.250, for overlay zones see Chapters 20.255 through 20.265).

3.

Specific Plan Area Zones identify areas of the City where a Specific Plan has been adopted by ordinance, or areas that require the adoption of a Specific Plan prior to development to implement the General Plan and regulate development through the land uses and standards established by the applicable Specific Plan. Refer to the applicable Specific Plan document on file with the City for further information.

B.

Zone Mapping. The Zoning Map and Regulating Plan may, for convenience, be divided into parts, and each part may, for purposes of identification, be subdivided into sections. Zoning Map sections may be separately and successively adopted by means of an amendment to this Zoning Ordinance; as adopted, such parts shall become part of this Zoning Ordinance. See Chapter 20.530 (Amendments) for amendment procedures.

C.

Planned Residential Development (land use). Planned Residential Development (PRD), as regulated by Chapter 20.435 (Planned Residential Development), can be used as a residential planning tool in conjunction with any R-1 Zone to achieve a compact development configuration at a density of one (1) to eight (8) dwelling units per acre (du/ac). The use of the PRD in a single-family residential Zone can achieve the General Plan land use designation Low-Density Residential (LDR).

Table 20.200-1
Zone Details and General Plan Consistency

Notes: All real property development, redevelopment, expansion, demolition, and remodeling shall be subject to the applicable Zone regulations as established by this table and the Zoning Map.

Where uncertainty exists about the location of any Zone boundary shown on the Zoning Map and Regulating Plan, the precise location of the boundary shall be determined by the Director. Generally, the following boundary guidelines shall be used as a guide for reading the Zoning Map and for interpretation, unless otherwise determined by the Director:

A.

General Boundaries. Zone boundaries approximately following property lines or right-of-way (ROW) lines shall be construed to follow proximate property lines or ROW lines.

B.

Scale. When Zone boundaries do not follow property lines or where a boundary divides a property, the scale of the Zoning Map shall be used to determine the location of the boundaries, unless the boundaries are indicated by dimensions.

C.

Centerline Boundaries. Zone boundaries shown within a ROW and not following the outside of the ROW(s) shall be construed to follow the centerline of such ROW.

D.

Unclassified Areas. Dedicated circulation ROW, utility, or maintenance easement/corridors; creek easements; railroad ROWs; or similar non-occupancy uses shown within a designated Zone shall be deemed to be unclassified and used only for purposes lawfully allowed. In accordance with the provisions of Chapter 20.340 (Off-Street Parking and Loading), off-street vehicle parking may be permitted within such unclassified street or railroad ROW(s).

E.

Vacated Areas. Vacated or abandoned non-occupancy uses identified in Section 20.200.030.D (Unclassified Areas) shall be treated in one (1) of the following ways:

1.

Revert to the identified Zone;

2.

Where no Zone is identified by the Zoning Map, the vacated ROW or non-occupancy use shall acquire the Zone classification of the adjacent property to which it reverts; or

3.

The Director may determine the applicable Zone, and City Council approval and adoption of such Zone by ordinance shall be required.