A zoning ordinance typically includes a set of land use regulations by zone that describe where certain land use activities may occur and what the character of those land uses looks like. The zoning ordinance generally consists of a map and text. The zoning map shows the locations and boundaries of the different zoning districts. The text describes those zoning districts, density standards, allowable and non-allowable uses, development standards and the administration of the process. Common zones for most cities include residential, commercial, industrial and open space. Since its adoption in 1964, this is primarily how the City’s zoning ordinance functions.

More recently, zoning ordinances of some cities have placed a much greater emphasis on shaping the character of an area by regulating building form and how buildings relate to the street and adjacent structures, rather than emphasizing land uses. This type of zoning is known as “form based coding" or "form based zoning.” The San Marcos Creek Specific Plan and the proposed University District Specific Plan contain form based coding principles that strive to create a certain look and feel or “character” for these places.

Whether a traditional or form based zoning ordinance, the zoning ordinance is the primary regulatory tool in San Marcos to implement the General Plan. The zoning ordinance provides for orderly development to protect property values and to avoid significant negative impacts on adjacent properties. Regulations in the zoning ordinance address:

• allowable and conditional uses of property
• the number and size of buildings on a parcel of land (i.e. the intensity or density of development)
• standards for height, setbacks, parking, landscaping, signage, etc.
• procedures for reviewing and approving development proposals.

The San Marcos Zoning Ordinance will be updated concurrently with the General Plan and will be more user friendly for the public, staff and decision-makers. The updated ordinance will contain standards and regulations to implement the policies and programs of the updated General Plan including sustainability strategies. In addition, the zoning ordinance update will incorporate form based coding, where applicable, to shape the character of future development in certain areas of the City.