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San Marcos Historic Preservation Plan - HPC Steering Committee

HPC Steering Committee Review of Draft Recommendations

Welcome, and thank you for your interest in preserving the rich history of San Marcos. The below draft plan, using input gathered from the community, will shape preservation policies for the next 5 to 10 years. The Public Review Period was open from June 27 - July 27, 2025.The below comments reflect those received from the Historic Peservation Commission Steering Committee which consisted of Commissioner Rogers (HPC Chair), Commissioner Baker, and Commissioner Speed.
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Summary Full Document

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Welcome

San Marcos is a special place - important to many people. The San Marcos River and abundant springs, which run through Hays County, attracted the first inhabitants of San Marcos. Underwater archeological digs in Spring Lake in the 1979 and 1980s uncovered artifacts dating back over 12,000 years to the Clovis people, indicating a long history of human habitation in the area.

The ultimate goal of historic preservation is not to prevent change, but to manage it thoughtfully. San Marcos has a valuable opportunity to grow its preservation program in a way that honors the city’s rich and diverse history. To do this effectively, a clear and practical roadmap is needed—not just for City staff and preservation commissioners, but also for elected officials.

The Historic Preservation Plan will serve as that roadmap. Once adopted, it will become a vital tool for guiding decisions in urban design, economic development, land-use planning, heritage tourism, and place-making—ensuring that San Marcos’s unique character is celebrated and sustained for generations to come.

 

 

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Commenting is closed for this document.

Diana Baker Jul 27 2025 at 9:25PM on page 153

Suggestion
Our HOA and planning staff will need additional staffing to implement these goals.

Diana Baker Jul 27 2025 at 9:20PM on page 152

Comment
Agree with 5, 6,7

Diana Baker Jul 27 2025 at 9:20PM on page 152

Comment
yes

Diana Baker Jul 27 2025 at 9:19PM on page 152

Comment
yes

Diana Baker Jul 27 2025 at 9:19PM on page 152

Suggestion
The COSM should develop a short 10-15 minute video about responsibilities and benefits of owning historic building if one is to be purchased, and this video should be watched before the act of sale and new owner should have to sign documentation acknowledging the need for and requirements for getting COAS.

Diana Baker Jul 27 2025 at 9:14PM on page 152

Comment
yes

Diana Baker Jul 27 2025 at 9:12PM on page 149

Comment
yes

Diana Baker Jul 27 2025 at 9:11PM on page 149

Comment
yes

Diana Baker Jul 27 2025 at 9:11PM on page 149

Comment
I agree with this. Savanah has an excellent.

Diana Baker Jul 27 2025 at 9:10PM on page 149

Comment
yes

Diana Baker Jul 27 2025 at 9:10PM on page 149

Comment
yes

Diana Baker Jul 27 2025 at 9:09PM on page 148

Comment
yes

Diana Baker Jul 27 2025 at 9:09PM on page 148

Comment
yes

Diana Baker Jul 27 2025 at 9:08PM on page 148

Comment
No, bad idea.

Diana Baker Jul 27 2025 at 8:58PM on page 148

Comment
Monuments and sculpture only. No murals!!

Diana Baker Jul 27 2025 at 8:51PM on page 148

Comment
NO!

Diana Baker Jul 27 2025 at 8:48PM on page 145

Comment
I agree with all three solutions.

Diana Baker Jul 27 2025 at 8:46PM on page 145

Comment
yes

Diana Baker Jul 27 2025 at 8:46PM on page 145

Comment
Yes

Diana Baker Jul 27 2025 at 8:46PM on page 144

Suggestion
All local historic marker proposals need to have the history reviewed and verified by Hays County Historic Commission and the Texas Historic Commission.

Diana Baker Jul 27 2025 at 8:42PM on page 144

Comment
Monuments are good, but too much signage could clutter the district and distract from the historic properties themselves.

Diana Baker Jul 27 2025 at 8:32PM on page 144

Comment
Yes

Diana Baker Jul 27 2025 at 8:28PM on page 142

Comment
Good idea.

Diana Baker Jul 27 2025 at 8:28PM on page 142

Comment
yes

Diana Baker Jul 27 2025 at 8:27PM on page 142

Comment
This needs to be ongoing.

Diana Baker Jul 27 2025 at 8:27PM on page 142

Suggestion
Yes, Lamar School should be at the top of the list.

Diana Baker Jul 27 2025 at 8:24PM on page 141

Comment
I think registration of vacant buildings is a good idea.

Diana Baker Jul 27 2025 at 8:23PM on page 140

Comment
These numbers do not look accurate.

Diana Baker Jul 27 2025 at 8:22PM on page 140

Comment
Parking situation is the elephant in the room. There will continue to be vacancies as long as there is a parking problem. Downtown needs to have a parking garage.

Diana Baker Jul 27 2025 at 8:06PM on page 138

Comment

The COSM cannot afford to rehabilitate all historic age properties. I think the rehab incentives will need to be limited to historic districts, landmarks, cultural districts and conservation districts.

Diana Baker Jul 27 2025 at 8:04PM on page 138

Comment
yes

Diana Baker Jul 27 2025 at 8:04PM on page 138

Comment
yes

Diana Baker Jul 27 2025 at 7:56PM on page 137

Comment
This would be good for homeowners, not rental properties.

Diana Baker Jul 27 2025 at 7:54PM on page 137

Comment
This is unclear.

Diana Baker Jul 27 2025 at 7:52PM on page 137

Comment
Yes, this will make people want to be part of a historic district.

Diana Baker Jul 27 2025 at 7:52PM on page 137

Comment
Yes, this will encourage people to form conservation districts.

Diana Baker Jul 27 2025 at 7:47PM on page 137

Comment
IF this is an exemption that only reduces the taxable value of the property, this would not be a significant incentive. If tax credits were developed that may be significant.

Diana Baker Jul 27 2025 at 7:40PM on page 136

Comment
Yes, and it needs to be a clear financial incentive.

Diana Baker Jul 27 2025 at 7:39PM on page 136

Comment
We need to develop incentives to build around a historic property instead of just demolishing it. Zoning flexibility should not disrupt the neighborhood character.

Diana Baker Jul 27 2025 at 7:37PM on page 136

Comment
Yes

Diana Baker Jul 27 2025 at 7:37PM on page 136

Comment
yes

Diana Baker Jul 27 2025 at 7:34PM on page 136

Comment
Yes. Historic homes make up the vast majority of the properties in historic districts, and they are very expensive to maintain. Many new home buyers are leery of purchasing historic homes for this reason. Historic properties that are maintained are a benefit to the entire city and enhance the attractiveness of the city to potential businesses. Tax incentives are helpful to attract people willing to be stewards for the properties that will outlive them. There are many middle and low income properties that could benefit from a tax incentive plan as in Fort Worth: Fort Worth Historic Tax Exemption link. The City Council needs to pass a similar ordinance! San Marcos is behind the times on this. If there is worry that this could go to millionaires, then limit the program to families with income of less than $200,000.

Diana Baker Jul 27 2025 at 7:05PM on page 135

Suggestion
There is a real need for a plaza built on the vacant land surrounding El Centro . Many concerts and cultural events could be hosted in this place.

Diana Baker Jul 27 2025 at 7:00PM on page 134

Suggestion
The vacant land next to El Centro , now being sold by the school board, would be a great place for a cultural district. The city could eventually develop a beautiful plaza and memorial in this place.
in reply to Diana Baker's comment

Diana Baker Jul 27 2025 at 6:52PM on page 134

Comment
Main Street would also make a good partner.

Diana Baker Jul 27 2025 at 6:51PM on page 134

Comment
I like involving other commissions and partners.

Diana Baker Jul 27 2025 at 6:50PM on page 134

Comment
Goos start.

Diana Baker Jul 27 2025 at 6:46PM on page 133

Comment
A key aim would be rehabilitation. I like the San Antonio plan.

Diana Baker Jul 27 2025 at 6:44PM on page 131

Suggestion
There should be financial incentives for both Character Districts and Corridor Overlay Districts. Keep people in their owner-occupied houses. Allow families to pass on generational wealth in for form of property ownership. This might also apply to mom-and-pop businesses.

Diana Baker Jul 27 2025 at 6:37PM on page 131

Comment
Yes.
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