The plan outlines goals and opportunities for the Blanco Gardens neighborhood over the next 10 to 20 years and identifies projects and programs identified by various stakeholders, according to agenda documents.
The overview
Opportunities for input included Steering Committee meetings, a walking tour, two community open houses, pop-up events, one-on-one conversations, and presentations at city-sponsored events in the neighborhood, according to council documents.
The plan seeks to balance the preservation of Blanco Gardens' existing and historical assets while addressing challenges, opportunities, and gaps identified by the community, according to the agenda item.
According to the draft neighborhood area plan overview, the seven key topics of the plan include:
- Getting around: expanding transportation options within and beyond the neighborhood
- Public spaces and amenities: enhancing parks, trails, playgrounds, athletic fields and indoor recreation facilities
- History, arts and culture: preserving and celebrating the neighborhood’s identity by highlighting histories and lived experiences of longtime residents
- Streetscapes: improving public rights-of-way, including streets, sidewalks, key intersections and neighborhood gateways
- Business and economic development: supporting local businesses and identifying desired commercial services not yet available
- Housing: addressing diverse housing needs, including single-family homes, duplexes, triplexes, accessory dwelling units and multifamily housing
- Building form and development: maintaining the neighborhood’s physical character by evaluating lot coverage, building height, materials and orientation to the street
City staff outlined public safety highlights for six of the seven key topics, excluding housing.
The first concept—getting around—focused on evaluating pedestrian and bike connections across Hwy. 80 and under I-35. Staff proposed working with the Texas Department of Transportation to improve lighting, signage and bike/pedestrian safety.
The second concept—public spaces and amenities—emphasized that if lots within the Blanco Gardens neighborhood go up for sale, the city should consider purchasing land in key locations for flood mitigation, public amenities, or inclusion in a potential land bank. This would encourage the occupancy of vacant lots and ensure regular maintenance.
The third concept—history, art and culture—focused on approaching residents or businesses in the plan area about “adopting” nearby pieces of public art. Adopting would involve observing the art’s condition and reporting any vandalism, deterioration or damage.
The fourth concept—streetscapes—would encourage additional streetlights and pedestrian-oriented lights in areas that are dimly lit or lack lighting infrastructure. These lights would be compatible with the neighborhood's character, create a unique brand for Blanco Gardens, reduce dark spots along streets and enhance safety.
The fifth concept—business and economic development—emphasizes communicating the business and employment opportunities within and adjacent to the plan area to the Greater San Marcos Partnership. This would help promote low vacancy rates of existing retail spaces and commercial buildings.
The sixth concept—building form and development—explores partnerships to create a community land trust, land bank or a similar model to facilitate transforming vacant lots into new homes or other productive land uses.
The background
City Council directed the creation of seven area plans in 2020 as part of the city's Comprehensive Plan effort. The boundaries for these plans were approved in August 2022, with work on the Blanco Gardens Neighborhood Area Plan beginning in October 2022, according to City Council documents.
Blanco Gardens currently encompasses 296 acres and has an estimated 4,482 residents, though this number is likely higher when including students living in the area during the academic year, according to the city's existing conditions analysis.
What’s next?
The next steps for city staff include evaluating and updating the development code and integrating the area plan into the capital improvement project selection process, according to previous Community Impact reporting. After this, officials would evaluate projects and plans for short-term implementation.
