A plan to develop portions of a 235-acre ranch on Lime Kiln Road in San Marcos drew criticism from members of the city's Planning and Zoning Commission on April 24.

The Windemere subdivision is a proposed single-family development about a mile north of Spring Lake, where the San Marcos River begins.

"I don't think this is a good choice for a place to develop," said Bill Taylor, the commission chairman. "This is right at our headwaters, and this is just a really scary project."

Developers Robert Haug and Vinson Wood are asking the City of San Marcos to rezone about 20 acres of the property to allow for more intensive development near the intersection of Lime Kiln Road and Windemere Street. In exchange, they are offering to reduce construction on a more environmentally sensitive 65-acre portion of the tract near the Sink Creek floodplain.

The plan would increase the impervious cover on the 20-acre parcel by 2.3 acres while reducing the impervious cover by the same amount on the 65 acres. Taylor compared the proposed transfer unfavorably to the project to build apartments on riverfront property known as Cape's Camp, which drew vocal opposition from residents before it was approved in December.

"The environmental sensitivity of this makes Cape's Camp look like it's out in the Sahara Desert," he said.

Taylor said he would not consider the transfer unless Windemere's developers agreed to grant the entire 65-acre parcel for parks and open space.

The 20-acre parcel is currently zoned for very low density, but the developers are asking to rezone it for low density, allowing for 45 homes, or 2.25 homes per acre.

"This proposal will result in a lower impervious cover for the entire tract than would normally be entitled," said Ed Theriot, a consultant for the developers.

The discussion item did not require a vote by commissioners at their April 23 meeting. For a zoning change to take effect, the developers would have to seek the commission's approval at a future meeting.

The Planning and Zoning Commission approved the project's first phase, to develop 150 acres, in September 2011.