San Marcos, TX zoning districts
36 districts, 36 with a written citation. Each row says what the district permits by primary use.
Zoning in San Marcos, Texas is governed by the San Marcos Land Development Code / Development Code, readopted and consolidated as Ord. No. 2026-08 (effective June 16, 2026) and codified in Municode (Subpart B - Land Development Code). The city runs a HYBRID district system: (1) current-code base districts whose permitted uses are set by the master Land Use Matrix in Chapter 5, Section 5.1.1.2 (Table 5.1) - Conventional Residential (FD, SF-R, SF-6, SF-4.5, MH), Neighborhood Density (ND-3, ND-3.2, ND-3.5, ND-4, N-CM), Character Districts (CD-1, CD-2, CD-2.5, CD-3, CD-4, CD-5, CD-5D) and Special Districts (BP, HC, LI, HI, CM); and (2) LEGACY districts (Sec. 4.1.2.8 Table 4.8) - AR, MR, D, DR, TH, PH-ZL, MF-12, MF-18, MF-24, MU, P, OP, NC, CC, GC, VMU - which existed in the FORMER Chapter 4 and have been re-established in Chapter 9 with their own Land Use Matrix (Sec. 9.3.1.2, Table 9.1). No new legacy district may be added and existing ones may eventually be replaced by a current-code district. Planned Development Districts (Sec. 9.2.2.8) predating this Code remain governed by their own adopting ordinance (site-specific). Both use matrices use the same key: P = permitted by right, L = limited (by right with use standards), C = conditional (CUP), blank = not permitted. The full code PDF is hosted by the City of San Marcos at sanmarcostx.gov and browsable on Municode.
How to read the permissions
By right — allowed without discretionary approval. Conditional use — allowed only with a specific approval. Not permitted — not allowed as a primary use. Not resolved — the ordinance does not settle it in a way we would state as fact.
These describe the district. A specific parcel can also be affected by overlays, corridors, flood zones and site conditions.
| District | Residential | Commercial | Industrial |
|---|---|---|---|
|
AR
Agricultural Ranch District (Legacy)
agricultural
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. AR column: 'Single Family Detached House = P'; 'Farms, General (Crops) = P'; 'Farms, General (Livestock/Ranch) = P'; 'Barns and Farm Equipment Storage = P'; 'Stables = P'; 'Offices (Professional) = --'; retail/industrial rows = --. Per Sec. 9.2.1.1 AR preserves agricultural usage; agricultural and single-family residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
CC
Community Commercial District (Legacy)
commercial
|
Conditional use | By right | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. CC column: 'Offices (Professional) = P'; 'Restaurant/Prepared Food Sales = P'; 'Retail Store (under 10,000 s.f.) no outside sales = P'; 'Department Store = P'; 'Loft Apartments = C' (Single Family Detached House = --); 'Micro Brewery = C' (other manufacturing rows = --). Commercial by right; residential limited to conditional loft apartments; industrial limited to a conditional accessory micro-brewery. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
CD-1
Character District-1 (Open Space / Conservation)
special
|
Not permitted | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. CD-1 column: 'Single Family Detached / Tiny Home = --'; 'Community Home = --'; 'Professional Office = --'; 'All Retail Sales = --'; 'Light Manufacturing = --'; district permits open-space/agricultural/civic uses only (Community Garden = P; Urban Farm = P; Civic = L; Golf Course = C). Per Ch.4 Table 4.5 / Sec. 4.3.3.1 CD-1 is 'intended for the preservation of open space and to protect the most sensitive natural resources'. As a form-based character district, dwelling entitlement (if any) is governed by Ch.4 building-type tables; no residential/commercial/industrial USE is permitted by right in Table 5.1 (category-judgment-call). Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
CD-2.5
Character District-2.5
residential mid
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. CD-2.5 column: 'Single Family Detached / Tiny Home = P'; 'Two Family = P'; 'Single Family Attached = P'; 'Professional Office = --'; 'All Retail Sales = --'; 'Light Manufacturing = --'. Per Sec. 4.3.3.3 CD-2.5 accommodates single-family detached / two-family; residential by right, commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
CD-3
Character District-3
residential mid
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. CD-3 column: 'Single Family Detached / Tiny Home = P'; 'Two Family = P'; 'Single Family Attached = P'; 'Professional Office = --'; 'All Retail Sales = --'; 'Light Manufacturing = --'. Per Sec. 4.3.3.4 CD-3 is 'primarily intended to accommodate one and two family houses'; residential by right, commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
CD-4
Character District-4
mixed use
|
By right | By right | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. CD-4 column: 'Single Family Detached / Tiny Home = P'; 'Multi-family (10 or more units) = P'; 'Professional Office = L'; 'All Retail Sales = P'; 'Eating Establishment = P'; 'Light Manufacturing = --'; 'Warehouse & Distribution = --'. Per Ch.4 CD-4 accommodates a variety of residential (single-family, two-family, multifamily) with limited commercial; residential and commercial by right, industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
CD-5
Character District-5 (Urban Core Mixed-Use)
mixed use
|
By right | By right | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. CD-5 column: 'Multi-family (10 or more units) = P'; 'Professional Office = P'; 'All Retail Sales = P'; 'Eating Establishment = P'; 'Light Manufacturing = P'; 'Warehouse & Distribution = C'; 'Research and Development = C' (single-family detached = --). Residential (multifamily) and commercial by right; industrial marked conditional as the conservative aggregate (light manufacturing = P but warehouse and R&D = C, heavy industrial not permitted). Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
CD-5D
Character District-5D (Downtown)
mixed use
|
By right | By right | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. CD-5D column: 'Multi-family (10 or more units) = P'; 'Professional Office = P'; 'All Retail Sales = P'; 'Eating Establishment = P'; 'Light Manufacturing = P'; 'Warehouse & Distribution = --'; 'Research and Development = C' (single-family detached = --). Downtown mixed-use: residential (multifamily) and commercial by right; industrial conditional (light manufacturing = P, R&D = C, warehouse/heavy industrial not permitted). Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
CM
Commercial District (Special)
commercial
|
Not permitted | By right | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. CM column: 'Professional Office = P'; 'All Retail Sales = P'; 'Eating Establishment = P'; 'Light Manufacturing = C'; 'Warehouse & Distribution = C'; 'Research and Development = C'; dwelling USE rows (Single Family Detached, Multi-family) = --. Per Sec. 4.3.4.1 CM is a commercial gateway whose building-type options include live/work and mixed-use buildings (residential may occur within a mixed-use/live-work building type per Ch.4, but no standalone dwelling use is permitted by right in Table 5.1). Commercial by right; industrial conditional. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
D
Duplex Residential District (Legacy)
residential mid
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. D column: 'Single Family Detached House = P'; 'Duplex/Two-Family = P'; 'Single Family Townhouse (Attached) = --'; 'Multifamily (Apartments) = --'; commercial and industrial rows = --. Single-family and duplex residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
DR
Duplex Restricted District (Legacy)
residential mid
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. DR column: 'Single Family Detached House = P'; 'Duplex/Two-Family = P'; 'Single Family Townhouse (Attached) = P'; 'Multifamily (Apartments) = --'; commercial and industrial rows = --. Single-family, duplex and townhouse residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
FD
Future Development District
special
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. FD column: 'Single Family Detached / Tiny Home = P'; 'Professional Office = --'; 'All Retail Sales = --'; 'Eating Establishment = --'; 'Light Manufacturing = --'; 'Warehouse & Distribution = --'. FD is a temporary holding district (Ch.4 Table 4.3 / Sec. 4.1.2) permitting low-intensity residential and agricultural uses (Barns=P, Stables=P) pending rezoning; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
GC
General Commercial District (Legacy)
commercial
|
Conditional use | By right | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. GC column: 'Offices (Professional) = P'; 'Restaurant/Prepared Food Sales = P'; 'Retail Store (under 10,000 s.f.) no outside sales = P'; 'Department Store = P'; 'Loft Apartments = C' (Single Family Detached House = --); 'Electronic Assembly/High Tech Manufacturing = P'; 'Micro Brewery = C'; 'Machine Shop = C'; 'Warehouse'-type = C. Commercial by right; residential limited to conditional loft apartments; light manufacturing conditional. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
HC
Heavy Commercial District (Special)
commercial
|
Not permitted | By right | By right |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. HC column: 'Single Family Detached / Tiny Home = --'; 'Community Home = --'; 'Professional Office = P'; 'All Retail Sales = P'; 'Eating Establishment = P'; 'Light Manufacturing = P'; 'Warehouse & Distribution = P'; 'Research and Development = P'. Per Sec. 4.3.4.3 HC accommodates auto-oriented and heavy commercial uses; commercial and light industrial by right, residential prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
HI
Heavy Industrial District (Special)
industrial
|
Not permitted | Not permitted | By right |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. HI column: 'Professional Office = --'; 'All Retail Sales = --'; 'Eating Establishment = --'; 'Light Manufacturing = P'; 'Warehouse & Distribution = P'; 'Research and Development = P'; 'Wrecking/Junk Yard = P' (single-family detached = --). Heavy industrial by right; commercial and residential prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
LI
Light Industrial District (Special)
industrial
|
Not permitted | By right | By right |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. LI column: 'Professional Office = P'; 'Gym/ Health club = P'; 'All Retail Sales = --'; 'Eating Establishment = --'; 'Light Manufacturing = P'; 'Warehouse & Distribution = P'; 'Research and Development = P' (single-family detached = --). Per Sec. 4.3.4.4 LI accommodates manufacturing and light industrial uses; industrial by right, office/service commercial by right (general retail prohibited), residential prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
MF-12
Multiple-Family Residential District (12 units) (Legacy)
residential mid
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. MF-12 column: 'Single Family Detached House = P'; 'Duplex/Two-Family = P'; 'Single Family Townhouse (Attached) = P'; 'Multifamily (Apartments) = P'; 'Offices (Professional) = --'; retail/industrial rows = --. Multifamily residential (12 u/ac) by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
MF-18
Multiple-Family Residential District (18 units) (Legacy)
residential high
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. MF-18 column: 'Single Family Detached House = P'; 'Duplex/Two-Family = P'; 'Single Family Townhouse (Attached) = P'; 'Multifamily (Apartments) = P'; 'Offices (Professional) = --'; retail/industrial rows = --. Multifamily residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
MF-24
Multiple-Family Residential District (24 units) (Legacy)
residential high
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. MF-24 column: 'Single Family Detached House = P'; 'Duplex/Two-Family = P'; 'Single Family Townhouse (Attached) = P'; 'Multifamily (Apartments) = P'; 'Offices (Professional) = --'; 'Restaurant/Prepared Food Sales = --'; retail/industrial rows = --. Multifamily residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
MH
Manufactured Home District
residential low
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. MH column: 'Manufactured Home = P'; 'Mobile Home Community / Manufactured Home Park / Tiny Home Village = P'; 'Single Family Detached / Tiny Home = P'; 'Professional Office = --'; 'All Retail Sales = --'; 'Light Manufacturing = --'. Residential (manufactured/mobile home) by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
MR
Manufactured Home Residential District (Legacy)
residential low
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. MR column: 'Single Family Detached House = P'; 'HUD code-Manufactured Home = P'; 'Community Home = P'; 'Offices (Professional) = --'; retail/industrial rows = --. Manufactured-home and single-family residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
MU
Mixed Use District (Legacy)
mixed use
|
By right | By right | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. MU column: 'Single Family Detached House = P'; 'Single Family Townhouse (Attached) = P'; 'Loft Apartments = P'; 'Multifamily (Apartments) = C'; 'Offices (Professional) = P'; 'Restaurant/Prepared Food Sales = P'; 'Retail Store (under 10,000 s.f.) no outside sales = P'; 'Micro Brewery = C'; 'Mini-Warehouse/Self Storage Units = C'. Residential and commercial by right; light manufacturing conditional. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
N-CM
Neighborhood - Commercial / Mixed District
mixed use
|
By right | By right | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. N-CM column: 'Community Home = P' and 'Single Family Attached = P' (single-family detached = -- but attached/multi residential permitted); 'Professional Office = P'; 'All Retail Sales = P'; 'Eating Establishment = P'; 'Light Manufacturing = C'; 'Warehouse & Distribution = --'. Residential and commercial by right; only light manufacturing conditional, heavier industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
NC
Neighborhood Commercial District (Legacy)
commercial
|
Conditional use | By right | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. NC column: 'Offices (Professional) = P'; 'Restaurant/Prepared Food Sales = C'; 'Retail Store (under 10,000 s.f.) no outside sales = C'; 'Single Family Detached House = C'; 'Loft Apartments = C'; manufacturing rows = --. Neighborhood-scale commercial: office by right / retail conditional; residential conditional; industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
ND-3
Neighborhood Density-3 District
residential mid
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. ND-3 column: 'Single Family Detached / Tiny Home = P'; 'Single Family Attached = P'; 'Professional Office = --'; 'All Retail Sales = --'; 'Eating Establishment = --'; 'Light Manufacturing = --'. Neighborhood-scale residential (detached and attached) by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
OP
Office Professional District (Legacy)
office
|
Conditional use | By right | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. OP column: 'Offices (Professional) = P'; 'Offices (Medical Office) = P'; 'Loft Apartments = C'; 'Restaurant/Prepared Food Sales = --'; 'Retail Store (under 10,000 s.f.) no outside sales = --'; 'Single Family Detached House = --'; manufacturing rows = --. Office by right; general retail prohibited; residential limited to conditional loft apartments; industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
P
Public and Institutional District (Legacy)
special
|
Conditional use | Not permitted | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. P column: 'Community Home = P'; 'Single Family Detached House = C'; 'Multifamily (Apartments) = C'; 'University or College = P'; 'Place of Religious Assembly/Church = P'; 'Airport = P'; 'Aircraft Support and Related Services = P'; 'Electrical Generating Plant = C'; general 'Offices (Professional) = C' and retail rows = -- (blank). Public/institutional district: institutional residential (community home) by right / general residential conditional; commercial prohibited; institutional-industrial (airport, utilities) conditional (category-judgment-call). Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
PA
PA (unresolved GIS zoning code)
special
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| No zoning district with the abbreviated designation 'PA' appears in the San Marcos Development Code (Ord. No. 2026-08) district tables: Conventional Residential (Table 4.3), Neighborhood Density (Table 4.2), Character Districts (Table 4.5), Special Districts (Table 4.7), or Legacy Districts (Sec. 4.1.2.8 Table 4.8). The Ch. 5 (Sec. 5.1.1.2) and Ch. 9 (Sec. 9.3.1.2) Land Use Matrices contain no 'PA' column. This single GIS-layer feature could not be grounded to any adopted district's use provisions; permissions left null per cited-or-null (listed in unresolved_districts). Source checked: https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced | |||
|
PDD
Planned Development District
planned development
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Sec. 9.2.2.8 Planned Development Districts: 'Planned Development Districts in existence at the time of the adoption of this Code shall remain in effect until they expire subject to the provisions of the previously adopted Code.' Each PDD's permitted uses are fixed by its own adopting ordinance and are site-specific; no by-right permission can be inferred from the district code (PUD handling: never permissive-by-default). Permissions left null pending the specific PDD ordinance. City-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced | |||
|
PH-ZL
Patio Home, Zero-Lot-Line Residential District (Legacy)
residential low
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. PH-ZL column: 'Single Family Detached House = P'; 'Single Family Zero Lot Line/Patio Homes = P'; 'Single Family Townhouse (Attached) = --'; 'Duplex/Two-Family = --'; commercial and industrial rows = --. Patio-home / zero-lot-line single-family residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
SC
SC (unresolved GIS zoning code)
special
Lower confidence — verify against the ordinance before relying on it.
|
Not resolved | Not resolved | Not resolved |
| No zoning district with the abbreviated designation 'SC' appears in the San Marcos Development Code (Ord. No. 2026-08) district tables (Conventional Residential Table 4.3, Neighborhood Density Table 4.2, Character Districts Table 4.5, Special Districts Table 4.7, Legacy Districts Sec. 4.1.2.8 Table 4.8), and no 'SC' column exists in the Ch. 5 (Sec. 5.1.1.2) or Ch. 9 (Sec. 9.3.1.2) Land Use Matrices. This single GIS-layer feature could not be grounded to any adopted district's use provisions; permissions left null per cited-or-null (listed in unresolved_districts). Source checked: https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced | |||
|
SF-4.5
Single Family-4.5 Residential District (Conventional)
residential low
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. SF-4.5 column: 'Single Family Detached / Tiny Home = P'; 'Professional Office = --'; 'All Retail Sales = --'; 'Eating Establishment = --'; 'Light Manufacturing = --'. Single-family residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
SF-6
Single Family-6 Residential District (Conventional)
residential low
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. SF-6 column: 'Single Family Detached / Tiny Home = P'; 'Professional Office = --'; 'All Retail Sales = --'; 'Eating Establishment = --'; 'Light Manufacturing = --'; 'Warehouse & Distribution = --'. Single-family residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
SF-R
Single Family Residential District (Conventional)
residential low
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 5 Use Regulations, Sec. 5.1.1.2 Table 5.1 Land Use Matrix; city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. SF-R column: 'Single Family Detached / Tiny Home = P'; 'Professional Office = --'; 'All Retail Sales = --'; 'Eating Establishment = --'; 'Light Manufacturing = --'; 'Warehouse & Distribution = --'. Single-family residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
TH
Townhouse Residential District (Legacy)
residential mid
|
By right | Not permitted | Not permitted |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. TH column: 'Single Family Detached House = P'; 'Duplex/Two-Family = P'; 'Single Family Townhouse (Attached) = P'; 'Single Family Zero Lot Line/Patio Homes = C'; 'Multifamily (Apartments) = --'; commercial and industrial rows = --. Single-family, duplex and townhouse residential by right; commercial and industrial prohibited. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
|
VMU
Vertical Mixed Use District (Legacy)
mixed use
|
By right | By right | Conditional use |
| San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026), Ch. 9 Legacy Districts, Art. 3 Sec. 9.3.1.2 Table 9.1 Land Use Matrix (district names per Sec. 4.1.2.8 Table 4.8 Legacy Districts; dimensional standards Sec. 9.1.1.1); city-hosted full code PDF https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced. VMU column: 'Single Family Detached House = P'; 'Single Family Townhouse (Attached) = P'; 'Loft Apartments = P'; 'Multifamily (Apartments) = C'; 'Offices (Professional) = P'; 'Restaurant/Prepared Food Sales = P'; 'Retail Store (under 10,000 s.f.) no outside sales = P'; 'Micro Brewery = C'. Residential and commercial by right; light manufacturing conditional. Legend: P = Permitted Use, L = Limited Use (by right subject to use standards), C = Conditional Use (conditional use permit), -- (blank) = Uses Not Permitted. | |||
Sources
- San Marcos Development Code (Ord. No. 2026-08, effective June 16, 2026) - full adopted code PDF, hosted by the City of San Marcos: https://www.sanmarcostx.gov/DocumentCenter/View/47048/ORD-2026-08-Development-Code-Effective-20260616_reduced (used for Ch.4 district tables 4.2/4.3/4.5/4.7/4.8, Ch.5 Sec. 5.1.1.2 Table 5.1 current-code Land Use Matrix, Ch.9 Legacy Districts incl. Sec. 9.1.1.1 dimensional table, Sec. 9.2.2.8 PDDs, and Sec. 9.3.1.2 Table 9.1 legacy Land Use Matrix)
- City of San Marcos - Development Code landing page: https://www.sanmarcostx.gov/3419/Development-Code
- City of San Marcos - Codes & Ordinances: https://www.sanmarcostx.gov/1289/Codes-Ordinances
- San Marcos Land Development Code Chapter 5 Use Regulations (prior Nov 3, 2021 amendment PDF, cross-check of the Table 5.1 structure): https://www.sanmarcostx.gov/DocumentCenter/View/35142/Land-Development-Code-Chapter-5
- Municode Library - San Marcos, TX Code of Ordinances, Subpart B Land Development Code (codification mirror; blocks automated fetch): https://library.municode.com/tx/san_marcos
Table verified against the sources above on 2026-07-21. Ordinances change, so check the current code before relying on any row for a decision.
Which district applies to your parcel?
This table describes the districts. To find out which one covers a specific address, and what else affects that site, run the address on the home page.