San Marcos City Council approves Code SMTX


After nearly four years of work, San Marcos City Council members on Tuesday approved the city’s new land development code, Code SMTX.

Calling it a “true compromise,” Mayor John Thomaides said Code SMTX—which city staff has marked as a tool to guide growth and be in line with the city’s vision for growth—could not have been completed without citizen input and the work of city staff.

“Not everybody in this community is happy with every part of this code, and that’s exactly how it should be,” he said.

The 6-1 vote—with council member Ed Mihalkanin voting against it—comes after several delays, a slew of council amendments, dozens of community workshops and hours of council meetings.

The new code will make it easier for development that is aligned with the city’s comprehensive plan to be approved, according to Abby Gillfillan, the city’s planning manager. Where the current code guides development based on land use, Code SMTX will use the comprehensive plan as a guidepost to determine where certain uses are allowable.

Among the changes are higher and—in some cases—new water quality standards, better protections for green space, more building types, different zoning districts, a more strict zoning change process in existing neighborhoods and lower parking ratios in some high-growth areas.

“This code really affects new development,” Gillfillan said, emphasizing the city is not overhauling current zoning.

The code encourages infill development and redevelopment in primarily single-family, existing neighborhoods and more pointed growth in medium -and high-intensity zones as outlined in the city’s Preferred Scenario Map, a land-use map that directs growth.

Those areas include downtown, midtown, and areas east and west of the I-35 corridor in the southern and northern parts of the city.

Mihalkanin, the lone no vote, said he thought allowing more housing types in existing neighborhoods “would be destructive to neighborhoods”.

City Council members have repeatedly heard from citizens advocating for the preservation of existing neighborhoods and calling for the creation of neighborhood character studies before Code SMTX is approved.

Now that Code SMTX is approved, City Council and staff will work on completing neighborhood character studies and small-area plans, documents that provide guidelines for specific policy actions in concert with the city’s overall comprehensive plan and with the community vision for the area, according to city documents. Those involve speaking to the community, scheduling workshops, gathering data and reviewing policies.

Prior to the vote, council member Lisa Prewitt called Code SMTX a living, breathing document that could change.

“It’s definitely not perfect, and its not perfect for everyone, but it’s a perfect start to getting it right,” she said.

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  1. Tom / Landlord

    Big Brother in action here again down to the local level!! Follow the money trail and the city has found a way to penalize the working tenants instead of correcting the abusive landlords. I have seen time & time again with the Code of (no) Enforcement that instead of doing their job know they need a money pool from everyone which will be passed down to the tenants unfortunately just like the property taxes, thanks to the Hays Appraisal Board. There are a lot of slum lords and I’m not one of them. Shame on City Council running on a ticket to help the locals and tax everyone except the big corporations who get 10 years of a free ride and then move somewhere else. The City Council is a joke

Marie Albiges
Marie Albiges was the editor for the San Marcos, Buda and Kyle edition of Community Impact Newspaper. She covered San Marcos City Council, San Marcos CISD and Hays County Commissioners Court. Marie previously reported for the Central Austin edition. Marie moved to Austin from Williamsburg, Va. in 2016 and was born in France. She has since moved on from Community Impact in May 2018.
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