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Hopkins Street in early evening (Photo by Melissa Millecam)
Downtown Revitalization
Feb. 2010 Council Presentation
Feb 2010 Streetscape Options
Feb 2010 Streetscape Video
You are invited to attend and participate in an Information Session
On
The SmartCode and the implementation of
The Downtown Master Plan
Monday, March 8th
6 to 8 p.m.
Dunbar Community Center
801 Martin Luther King Drive
San Marcos, Texas
The 2-hour Information Session will talk through how the SmartCode will implement The Downtown Master Plan, addressing the components of the SmartCode, and how the SmartCode and the Downtown Master Plan will drive value locally. We'll also talk about the charrette process, and how the community can join us in the coding effort. Finally, the economists on the team will speak briefly about local market fundamentals, and outline next week's interview process and goals.
Contact Development Services-Planning at planning_info@sanmarcostx.gov or 393-8230 or visit codingsanmarcos.com
On August 5, 2008, the City Council and Planning & Zoning Commission held a joint workshop to hear a presentation from Broaddus & Associates and discuss the Downtown Master Plan. On September 9th, the Planning & Zoning Commission will hold a public hearing and consider a recommendation on the adoption of the Plan. On September 16, the City Council will hold an additional public hearing and 1st reading of an ordinance adopting the Downtown Master Plan. You may click the links below to download the Downtown Master Plan.
 Presentation
Downtown Master Plan - Final
Appendix - Downtown Market Analysis
Appendix - Fiscal Analysis
Downtown Master Plan Work Session -
November 2007
The downtown master plan consultants conducted a three day work session last November 26-28, 2007, with various department staff, community members, and the general public. The format of the meetings were small informal group meetings intended to create a dialogue with Department staff on issues or projects (i.e., capital improvements plan, etc.) related to downtown and how they might impact the overall master plan recommendations. The master plan consultants also met with community members in small groups, an open house, and through a general public meeting that enabled continued discussion on a variety of issues such as parking, downtown development, and traffic circulation.
The evening open house was an opportunity for the public to talk to staff and consultants one-on-one about the future of the downtown and see drawings that illustrate emerging preliminary ideas for downtown development.
A “dot exercise” was conducted during the general public workshop meeting where attendees were encouraged to select projects or policies they’d like the City to undertake related to downtown development.
Overall, the three day work sessions served as an opportunity to continue public outreach, test ideas, and maintain a dialogue on best approaches to ensure Downtown’s continued success. The entire slide show presentation can be viewed from the following link.
The end of the 2008 first quarter will mark one year since the City executed the consultant contract with Broaddus & Associates. To date approximately six community workshops have been held and several hundred people have attended. We anticipate receiving a draft downtown master plan document by January/February 2008, at which point staff will evaluate and distribute to City Council and Planning & Zoning Commission for review.
The Mayor invited members from Texas State’s University Council, Hays County Commissioners Court, San Marcos Consolidated Independent School District, and representatives from Texas State University Associated Student Government. Approximately 144 people attended the public presentation. This evening was an opportunity to expand the downtown master plan dialogue and get additional input from other community interests.
The evening included significant discourse about the City’s development and prominence along the IH-35 Corridor. Several key issues continue to be raised about the Downtown’s economic role and an appropriate commercial mix. Several retail developments along the IH-35 Corridor have been built or are planned. Retail development in downtown might be viable to a certain level as the University continues to grow and the number of residential units increase, but the success of the Outlet Mall and two pending developments at either end of the City would likely make retail development difficult without other types of development and certain conditions.
TIP Strategies—market analysis subconsultants to Broaddus & Associates—reports that San Marcos real estate prices are lower relative to those found in downtown Austin and San Antonio, and in general lower overall. This might be an opportunity to attract other business interests to operate from San Marcos. The challenge to accomplish this is that currently San Marcos and other surrounding smaller cities along the Corridor are not viewed as primary “corporate office” locations compared to the two bigger cities of Austin and San Antonio.
However, over time this could change if San Marcos strategically continues to make quality of life improvements and focuses on certain industries that can benefit from what San Marcos has to offer. Specifically, consultants emphasized that a talented workforce is attracted to places that offer a better quality of life. These talented and creative individuals have their pick of job opportunities and likely decide on a career move to a city that offers rich diverse cultural and entertainment amenities.
Other issues discussed included creating gateways for the City and improving signage and way-finding. In particular comments were made about the lack of signage leading people to downtown from the interstate highway. Broaddus also proposed the idea of making CM Allen a gateway into downtown for those traveling south bound. CM Allen has the potential to be developed as an attractive tree lined street entry to downtown and may offer river view amenities through limited development.
Additional issues discussed included Hays County government vacating current downtown office space, transportation and pedestrian mobility, Downtown & University connectivity, height restrictions, and parking. Next steps will involve further developing recommendations for many of the issues previously discussed and others including:
- Creating Connections Between Downtown and the San Marcos River
- Creating Connections Between Downtown and the University
- Improving CM Allen as a “River Gateway and Parkway”
- Promoting Residential Riverview Development West of CM Allen
- Exploring Alternate or Varying Height Restrictions
- Creating a Transit Oriented Development (TOD) District/Commuter Rail Stop
- Improving Vehicular Gateways at IH-35 and Hwy 123/Guadalupe (“Downtown Gateway”) and IH-35 and Hopkins (“Civic Gateway”)
- Rethinking How Alley Ways are Used (Pedestrian Connectivity/Commercial Development)
- Creating Villages (Downtown, University, Arts, Mercado, etc.)
Broaddus & Associates received considerable input from those in attendance and will continue to refine recommendations and develop new ones. Staff anticipates completing the master plan in late 2007. For more information contact the Planning Department at 512-393-8230.
City of San Marcos
Downtown Master Plan Task Force Members
- Amy Kirwin (Chair), Dunbar Neighborhood
- Nancy Nusbaum (Vice Chair), Texas State University-San Marcos
- Ruben Becerra, Planning & Zoning Commission
- Elliot Bazan, Historic Preservation Commission
- Michelle K. Johnson, Century Tel
- Scott Gregson (appointment pending), Main Street Advisory Board
- Larry Rasco, Downtown Association
- Steve Cline, Heritage Neighborhood
- Jeff Laws, appointed by Hays County
May 2007
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