SketchUp Picture By: Carolyn Kauth

Transit-Oriented
Development Plan for the
City of San Marcos, Texas
Carolina A. Duncan, Efrain
Suniga, Carolyn Kauth, and
Derek Garcia

Texas State University

5/12/2015

Edited By: Carolina A. Duncan

Table of Contents

I.

Vision Statement

Carolina A. Duncan

II. Background Information

Carolina A. Duncan
Photos of Actual Project Area
Inspirations

3
3-4
5

III. Transportation

Derek Garcia

6-12

IV. Residential

Derek Garcia

13-15

V. Public Spaces
Efrain Suniga
Garden and Solar Panels
Above-ground Handicap Parking
Playground

16
17
18
19

VI. Commercial Use

Efrain Suniga

20-21

VII. References
Photo Citations

Carolina A. Duncan

22
23-24

e.g. Image 1

Vision Statement

The impact of a proper transit-oriented development in the city of San Marcos, Texas
would be of great proportions. Developing a remarkable building and space could
congregate people to one area to convene. This plan will consist of strategies for a multimodal transportation hub, housing in the form of offices with a conference center,
commercial areas, and public spaces to accommodate citizens of all ages. The values of
sustainability held a great importance throughout implementations that were constructed.
The values of sustainability involve environment, equity, economy, and livability. These four
values will enrich the development and equip it to be a welcoming atmosphere. There were
additional influences on how to assemble a TOD plan that would allow San Marcos to
prosper. From the form-based code of San Marcos, the SmartCode, to a TOD plan in
Canada, ideas were selectively chosen to apply them to the TOD plan for San Marcos. The
primary goal is to make all residents from San Marcos and its surrounding areas, which
comprise of all kinds of cultures and occupations, be able to make use of the redesigned
area. Families, businesspeople, kids, elderly, people inspired by modern technology, those
inspired by San Marcos history, and everyone in between should feel at ease with the new
transit-oriented development. Furthermore, the plan should not only reflect the San Marcos
area, especially the courthouse square, but it should also reflect the guidelines of the San
Marcos SmartCode.

e.g. Image 2

Background Information
San Marcos is roughly twenty-five minutes from Austin, the capital of Texas, and an
hour away from San Antonio. A transit-oriented development is mixed-use residential and
commercial areas with the objective to maximize access to public transport, along with
promote multi-modal transportation. Employing a transit-oriented development in San
Marcos may revolutionize the area with bringing the community together, as well as allow
people to get where they need to go. The site of the project is at 110 E Martin Luther King Dr.
in downtown San Marcos. The lot is in between the corridor to Texas State University
campus, S LBJ Dr., and the corridor from the universitys campus, S. Guadalupe St. Prior to
the conception of a suitable plan, there were measurements taken all around the perimeter
of the lot of the recommended development.

Photos of Actual Project Area

e.g. Image 3

Photo Taken By: Carolina A. Duncan

This is the northwest corner of the lot, looking southeast. This will be the front facing
of the development. In the plan of the development, you would also be able to sight a
playground and a plaza from this view. The two-way street on the left is E Martin Luther
King Dr. The one-way street on the right is S. Guadalupe St., where there will be
accommodations for bicyclists, including bike sheds.
3

Photo Taken By: Carolina. A. Duncan

This is the southeast corner of the lot, looking northwest. The train tracks, on the
left, are behind the building. This corner is planned to be an exclusive parking site for
handicap spots and for lease holders of the development. This one-way street is S LBJ Dr. in
a corridor to the Texas State University campus.

e.g. Image 4

This is the map of the proposed Lone Star Rail and its route, connecting riders from
Georgetown to San Antonio. Destinations would not only involve major cities and
businesses, but also major universities, such as University of Texas and Texas State
University. This rail would alleviate traffic along one of the most congested highways in the
nation, Interstate Highway 35. The rail would run right behind the building of the new
transit-oriented development, where citizens from everywhere would be more influenced to
utilize all the transit options than use their automobiles.
4

Inspirations
The plan of this future development has been inspired through a few different
channels. A motivational insight for the plan was the San Marcos SmartCode, which is a
form-based code that was derived from the Downtown Master Plan, to incorporate mixeduse development and compactness. The general principles for new developments that follow
this modern code include celebrating the Courthouse Square. This means that the properties
that are in close proximity to the Courthouse Square should be valued as such. Also, any
improvements to the area may link other places to it, as far as views, for it to be pedestrianfriendly, and the buildings orientation. Along with the intention to promote creativity,
other principles involve to design new developments in San Marcos with authenticity,
consistency, durability, and for sustainability.

Proposed
Site of SM
TOD

This map (e.g. Image 3), is

from the City of San Marcos
website, is focused on the area of
the lot of the proposed new
transit-oriented
development.
Here, it can be seen that the
SmartCode has designated the
area, that the lot is located on, to
be set as a T5 Urban Building
development.

e.g. Image 5

Other inspirations include the transit-oriented development plan for the city of
Calgary in Alberta, Canada. The integrated public systems, thought to be essential to ensure
a fully integrated station area, are the very similar to the systems implemented in this plan;
compromising of bicycle routes, primary and secondary pedestrian routes, roads, regional
pathways and local walkways, public open spaces, bus stops, and a transit station. Calgary
used a design that could be comfortable every season. Likewise, it was important to consider
the Texas heat for the transit-oriented development plan of San Marcos and to make
everyone feel comfortable. In Calgarys TOD plan, there were values placed on using the
open space creatively, to create a focus for the local community, and to provide community
amenities. This was applied for San Marcos to bring the community together and to
incentivize passengers to utilize the area. The parking design in Calgary was set to minimize
the interference between different forms of transportation. This will be executed in the TOD
for the city of San Marcos to ensure safety. One of the TOD guidelines for Calgary was to
complement the existing developments and help to enhance the character while creating a
walkable area. Where the TOD site is in San Marcos, by parks and the historical downtown
district, this guideline was employed to allow the development to aesthetically fit into the
city. Out of many TOD plans, Calgary is the one of the few that reflected the qualities
wanted for the city of San Marcos for similar reasons.
5

Transportation
We envision San Marcos to have a connected network of efficient, safe and convenient
multi-modal transportation options while protecting the environment. code SMTX

e.g. Image 6

Transportation is one of the main components of development to consider.

Implementing an effective and efficient transit-oriented development plan will allow San
Marcos to become less reliable on automobiles. The transportation design will be multimodal, modifying and integrating existing transportation routes with an emphasis on
pedestrian walkways, bus stops and a bicycle friendly community. Image 5 & 6 shows a
before and after shot of what a new multi-modal transportation system would look like.

e.g. Image 7

The focus will be on non-vehicular transportation improvements to integrate a

network of accessibility and mobility that minimizes congestion and reduces pollution.
Street trees and vegetation buffers will be implemented to improve street aesthetics and
decrease pollution.

It is understood LBJ and downtown are major intersections of traffic flow due to the
location of the university and commercial shops. This plan aims to relieve some of the traffic
congestion with a few modifications to transportation design. The goal is to make the
intersection of Martin Luther King and South LBJ Street more enjoyable for pedestrians and
non-vehicle users alike. Before addressing transportation lets take a moment to
acknowledge the Achilles heel and one of the most significant issues of any urban
development plan, parking. This transportation plan aims to develop a parking plan with
other activity nodes that support and implement incentives such as parking reduction for
mixed-use developments near transit or employment centers. From an urban planning
perspective we can agree that space and sustainability are two important concepts for a
transit-oriented development plan to be efficient and successful. Underground parking aims
to address both these concepts through resource utilization and environmental
conservation. There will be only three underground levels of parking due to limitations
brought on from the San Marcos SmartCode.

e.g.8

SketchUp Picture By: Carolyn Kauth

Underground parking is sustainable as it eliminates storm water runoff, controls

liquid pollution and solid waste, increases more green space, reduces obstruction of sunlight
and views, and eliminates street noise. From a safety perspective, underground parking
garages prevent weather related damages to vehicles, eliminate environmental damages
from oil run off, and provide more vehicle security with well- defined access points
inhibiting the effects of criminal behavior. Although costly, underground parking provides
many long term benefits such as sustainability through the preservation of prime real estate
by offering convenient and centrally located parking that does not take away from the
aesthetic value of the community with the addition of parking structures or signage.
7

e.g.9 & e.g.10

Lighting is the largest component of energy consumption for underground parking

garages. During the day natural light will flow from an open stair case through an enclosed
glass roof. At night, light will be generated from low energy consumption fixtures that will
run on solar energy converted to electricity from the numerous solar panels that run
alongside the building or on top of the roof. Access points will be available via covered stair
case and elevator. Numerous handicap spaces will be available on the street level to
accommodate our senior community.

e.g.11

Transportation design will also aim to implement a more efficient bus route for
university students arriving or departing from the train station. A consistent bus loop will
flow in a counter clock wise circle from Martin Luther King to South LBJ up to the UAC bus
loop and back down to Martin Luther King. Three smaller more fuel efficient smart buses
running in 15 minute intervals will provide transportation services for this bus loop as the
volume of students may not be as dense as other routes. The plan will not change the flow
of traffic, but we will modify and decrease street space for vehicles by expanding sidewalks
and providing safer bike lanes.

SketchUp Picture By: Carolyn Kauth

The reduction of street frontage allows for wider sidewalks and safer bike lanes which
promote a more active community and a healthier lifestyle. Environmentally, wider
sidewalks allow for a better use of space, while economically developing sustainability by
allowing more pedestrians to utilize walking space when exploring the downtown area.

e.g. 12

SketchUp Picture By: Carolyn Kauth

More space for walking pedestrians translates into more commerce, more
communication and community interaction amongst residents, shoppers and vendors. To
ensure pedestrian safety the plan will have textured crosswalks featured with brick and
stone speed tables to effectively reduce vehicle speeds. The brick and stone improve the
aesthetic appearance of the speed tables, drawing attention, enhancing safety, and reducing
speed.

e.g.13

10

e.g. 14

Speed tables are also an excellent alternative to speed bumps as they effectively
reduce traffic speed by 12 % and are known to reduce collisions by 45%. The cost of this
design will range from $2,000-4,000, but as a community we believe the safety of our
community members is priceless.

e.g. 15

As part of the Green Street program, in the San Marcos SmartCode, sidewalks and
bike lanes will be divided by a buffer of vegetation which provides a safe quality and
aesthetic value to street development. Additional street space modification will provide
safer bike lanes with safe hit posts. Bike safe hit posts will be implemented five feet from the
vegetation buffer allowing both bikers and drives to be visually fully aware of each others
presence. Additional features of the bike lane will include color and surface pavement to
differentiate between the sidewalk and road, both physically and visually.

e.g. Image 16

e.g. Image 17

11

A bike lane will be placed on the corridor to and from the Texas State University
campus. The design used was inspired by the facility types in Arlington County in Virginia.
The bike lane will be designated by a vibrant green color and the sidewalk will be a light
concrete color. The road will keep its traditional dark asphalt color, but will be resurfaced
with quiet asphalt to reduce traffic noise. There will be compact and covered bike racks
located in the southwest corner of the lot, on the S Guadalupe St. side. It will be available to
citizens and the developments consumers.

e.g. Image 18

e.g. Image 19

SketchUp Picture By: Carolyn Kauth

The compact bike racks have a specifically narrow footprint. There will be
accommodations for bicyclists such as bicycle repair stands with air pumps and tire gauges.
The side panels of the bike racks will provide additional opportunities for promotional
graphics of local bike shops or local transit communication. With underground parking to
ensure sustainability and the implementation of pedestrian friendly street design based off
new urbanism, the plan for multi-modal transportation design will be more efficient. There
will be adequate functionality for all members of the community whether on foot or bike.
The bike rack will be located on the vertical side of our building allowing and
accommodating more space for pedestrian walkways.

12

Residential
In compliance with the San Marcos SmartCode, there will only be three floors above
grounds. The second floor of the building will consist of residential use through the
expansion of mixed space. In addition to the use of commercial space downstairs the
building will also provide sustainable equity from commercial leasing of six office spaces and
a conference room on the second floor. The goal of the office and conference room space is
to attract existing and emerging local businesses, community groups, and commercially
established enterprises to create relationships that generate quality, entrepreneurship, and
employment opportunities.

e.g. 20

The leasing of second floor space will increase the amount of Class A office and
industrial space that attracts community businesses and corporate enterprises. The
development policy will allow the building to financially incentivize local businesses to
identify gaps in utilities for employment by reprioritizing capital investments geared toward
local businesses like doctors, therapists, lawyers, dieticians, or any entrepreneurs. Having
offices in mixed use space will also provide equitable opportunity for the retail shops
located on the first floor.

e.g. 21

SketchUp Picture By: Carolyn Kauth

Employees of the office space will be able to conveniently walk downstairs for
refreshments, breaks, or meals without having to leave the building or use their car. Some of
the best potential customers are those who pass by the location on a daily basis. Being
located on the second floor of a mixed use commercial building allows the business offices
to become immediately exposed to a larger customer base and the residential tenants that
already exist around it. As opposed to a traditional rental property that stands alone, the
mixed use can result in a more immediate increase in foot traffic and overall public interest
by creating brand visibility. To combat external noise variables the newly renovated offices
and conference room will be specifically designed with sound proof insulation to reduce
noise from the train station and commercial shops on the floor beneath it. Like any
additional featured benefit there are financial expenses associate with sound proofing.
13

In short term, the costs of sound proof installation may run from $1,600-4,000. The
long term effects however, are more significant as soundproofing benefits the buildings
energy efficiency by reducing heating and cooling expenses due to tighter seals and greater
insulation.

e.g. 22

The other half of the second floor will consist of a conference room dedicated to
providing quality open space for local businesses or community groups which seek to hold
meetings or fundraisers. From a business perspective to retain sustainability and equity, one
of the most attractive and valuable ways of meeting with new or potential clients is by using
a professional conference room. Depending on the nature of the meetings, most meeting
should take place in a private setting. Hosting a meeting in an open environment such as a
caf or restaurant can provide risks when it comes to sensitive or confidential information.
The conference room will offer a comfortable environment for current and outside
companies to have the ability to host private meetings in a professional location. The
conference room attracts out of town companies by providing a conveniently located space
to hold meetings without having to travel away from the train station.

SketchUp Picture By: Carolyn Kauth

14

e.g. 23

Many conference rooms can be over priced and charge for every additional feature
required. The affordable pricing offered with the conference room provides everything a
client would need: Fiber optic internet access, organic coffee, white boards, black boards,
high definition presentation televisions and projectors. Renting the conference room can be
by the hour, day or days. The going rates will be $50 per hour, $375 for a full day consisting
of 8 hours, and $1,075 for three full days. Any time longer than three days will need to be
requested in advanced and is also open to varying rates. A financial discount of 20 % will be
provided to local community or sporting groups to encourage the use of rental space in the
conference room. The building aims to encourage and build active and strong relationships
with all our community members. The conference room will also aim boost equity with the
provided assistance of services from local restaurants or catering companies if requested. A
well maintained conference room equipped with state of the art technical equipment will
allow clients to enjoy their meetings with peace of mind and convenience. The importance
of this conference room and the quality it puts forth will leave a long lasting impression on
existing and potential customers impressed with the time, effort and cost needed to meet
their needs and requirements. In the long term, this is a positive correlation of sustainability
in creating personal and business relationships with local communities that impact the very
success of any commercial or residential structure.

e.g. 24

15

Public Spaces

SketchUp Picture By Carolyn Kauth

The public will have many different places to feel relaxed to sit down or have a break
outside. The plaza has chairs and tables the people can sit to watch their kids in the
playground or take their food and beverages outside since the plaza is in the middle of
everything. The gazebo can also be a good way to go read a book and create a home-awayfrom-home feel when youre outside with the fresh air. The plaza is right next to the bike
sheds so you can put your bike up and go hang out in the plaza or gazebo. This will add to
the livability value from the values of sustainability. Due to the immense Texas heat during
the summer and sunshine throughout most of the year, shade is an important addition to
the development. That is why there were umbrellas added to the tables outside, as well as
trees surrounding the area. These ideas are very similar to the transit-oriented development
in Calgary, Canada, where they used a design that could be comfortable every season.
Furthermore, in Calgary, there were values placed on using the open space resourcefully, to
create a focus for the local community and to provide community amenities. This was
applied for San Marcos to bring the community together and to incentivize passengers to
utilize the area. The parking design in Calgary was set to minimize the interference between
different forms of transportation. This will be executed in the TOD for the city of San
Marcos to ensure safety. One of the TOD guidelines for Calgary was to complement the
existing developments and help to enhance the character while creating a walkable area.
Where the TOD site is in San Marcos, by parks and the historical downtown district, this
guideline was employed to allow the development to aesthetically fit into the city.

SketchUp Picture By: Carolyn Kauth

16

Garden and Solar Panels

There will be a community garden that will be located on the roof on the building, as
a third floor. The roof will have ample space for the people to so see and grow all types of
agriculture on it. The garden will serve as a place where anyone can come to grow their own
fresh fruits, herbs, and veggies. The roof will have a lot of the green space and create a
healthier
environment
for
the
people
visiting
it.

SketchUp Picture By: Carolyn Kauth

Solar panels will also help with keeping the train station energy efficient. The train
station will have the solar panel in the west and the east side of the roof to have a best
chance of catching sunlight. Some of the plants will be under the solar panels so when it
rains the rainwater will go towards the plants and not have water go to waste.

SketchUp Picture By: Carolyn Kauth

The whole third floor embodies the goal for sustainability, along with the values of
environment and livability. Families, hobbyists, or anyone who wants to try gardening for
their first time would feel welcomed at the transit-oriented development in San Marcos.
While people waited for their next bus or train, they would be able to be productive in this
area, and support a local cause. This area would allow the community to be brought
together on a daily basis. Also, the area could be rented out for a small event, such as star
gazing or professional photography. Being able to rent out the green space would allow
further support of equity and economics for the development.
17

Above-Ground Handicap Parking

SketchUp Picture By: Carolyn Kauth

Easy access is a very important theme to get the elderly and the disabled. The Parking
will be on the east corner of the building. The parking will be right next the building and
have easy drop off and have ample space for wheelchairs. The goal is to create a fast and easy
in and out way out of the station.

e.g. Image 25

The handicap parking will be mostly by itself any and not create a problem with any
of the other people that are not handicap parking. The underground parking will also have
handicap parking for people that do not have parking on the first floor. The parking design
in Calgary, Canada was set to minimize the interference between different forms of
transportation. This should also be used in the TOD for the city of San Marcos to ensure
safety.

18

Playground

e.g. Image 26

SketchUp Picture By: Carolyn Kauth

The kids are also a big part of creating a friendly and cozy feel for the parents and the
people that would occupy the development. The play space gives people a chance to spend a
great time with their kids, while they wait for the train. They can get a snack in the
commercial area then go play, and at the same time give the station a family view from the
outside. This will support the environment and livability values from the values of
sustainability. The goal is to make families comfortable to use the development as much as
possible, which would support the economics and equity values of sustainability in the long
run.

e.g. Image 27

19

Commercial Use

e.g. Image 28

Much of the bottom floor will be used to lease out to local businesses. Having a place
to eat and drink or have some coffee or even have a convenient store are some of the
business that fit in the goal for the train station.
The goal is to enhance a local theme by creating an environment that says we want
the business to stay in the city of San Marcos. To help local businesses grow is a big part of
what type of business that would be wanted in the train station. Having a cafe or a bistro in
bottom floor can help people get a bite to eat and maybe go outside to enjoy the view or go
with their kids to the playground. Through the local lease holders of the commercial and
retail areas, the economic and equity values of sustainability would be implemented. The
lease holders would be financial support for the development.

e.g. 29

Having a stress free environment is one of the goals to having people come back.
Having a book store or having a place the people can come and read while they are waiting
is a kind of business that is wanted. This would be useful for many students that are close by
and for Texas State University.
20

e.g. Image 30

The convenient store can have many of the common necessities that people may
need. This would allow them to not have to go somewhere else. It would be useful for people
who want a quick bite or grab a drink, rather than waiting at a restaurant. This would be an
additional lease holder supplying finances in support of the development.

e.g. Image 31

With all these businesses being placed in the transit-oriented development for San
Marcos, the lease holders will want their business to succeed, as well as the development.
Therefore, the lease holders would support the success of the development overall.

21

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e.g. Image 31 http://www.cree.com/lighting/applications/indoor-and-outdoorapplications/petroleum-convenience-store/circle-k-columbus-in (last accessed
5/10/15)

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