Bandera Land Use Master Plan

Bandera Land Use Master Plan
“…..I have always found that plans are useless, but
planning is indispensable.”
Dwight David Eisenhower
Community Workshops
Throughout Spring 2008, a series of
community workshops were held in
Bandera to flush out an
understanding of the key issues of
concern to residents of Bandera.
Results of these workshops are
reflected in the ideas and
recommendations on the following
pages.
While reviewing them, recall
Eisenhower’s wise words: city
planning is a continuous
conversation among citizens that
expresses core values and priorities.
These values provide a framework
for decision makers.
Community values and priorities
change in response to external
pressures and opportunities;
therefore plans need to be flexible,
the dialogue needs to be kept alive.
Most importantly there needs to be
an evident, direct connection
between the most current values
and priorities expressed by citizens
and decisions being made by local
government.
Bandera Strengths
-
Strong music culture
-Authentic Western Heritage
-
Natural Beauty
-
Small Town Atmosphere
-Historic Buildings
-Special Events and Festivals
-
Global Tourist Destination
-
Diversity of Cultures/Friendly People
The 11th Street District was seen
to be one of Bandera’s key assets
in the level of visual quality and
appeal to tourists. At the same
time, its closeness to residential
neighborhoods poses some
threats to residents’ quality of life.
Public events, such as parades on
Main Street, were seen as a
strong asset in Bandera, but at the
same time the physical setting has
shortcomings that detract from the
experience.
Bandera Weaknesses
-Lack of Quality Tourism Amenities
-Scarcity of Water Resources
-Vulnerability to Peripheral Development
-Lack of Cooperation between City and County Stakeholders
-Poor Pedestrian Environment
-Parking
-Quality of the Built Environment
-Excessive traffic on Main Street
-Lack of Opportunity
-Lack of Room to Grow
-Lack of Economic Diversity
-Equitable Governance
-City Park Poor Quality Development
People travel great distances to enjoy the
shops, restaurants and bars on Main Street, but
the streetscape, particularly to the north of the
Courthouse, could be made more appealing,
and also more accessible through better
sidewalk environments.
Additional Threats
-
Litter, billboards, poor quality in built environment
-
Impacts of tourism on neighborhood life: noise, traffic & parking
-
Overtaxing of water resources
-
Loss of authenticity through low quality tourism development
-
Special Events Fatigue
-
Motorcycle Inundation
-
Lack of Housing Options
Opportunities
-Become the “greenest” city in Texas - through energetic recycling, alternative
energy provision, recruitment of ecological industries, landscape conservation,
emphasis upon eco-tourism, rainwater harvesting, etc.
-
Control new growth outside city
-
Increase efforts to protect and make use of City Park
-
Improve water and wastewater facilities
-
Develop more music venues
-
Develop additional hotel rooms
-
Develop a vastly improved pedestrian and parking plan
-
Create a mounted police force
-
Facilitate the building of the bypass for Highway 173
-
Increase efforts to protect and make use of historic resources
-
Use economic development funds more strategically
Bandera’s Guiding Principles
-
Protect Bandera’s Western Heritage Character While Staying Authentic and
True to its Historic Roots
-
Focus Tourism and Marketing on Family-Oriented Activities
-
Protect the Small Town Feeling of Bandera’s Neighborhoods
-
Protect the Natural Environment, Be Environmentally Conscious in all Areas of
Life & Emphasize Sustainability
-
Manage Growth & New Development Outside City Limits
-
Actively Seek City/County Cooperation for the Betterment of the Community
-
Enhance the Main Street District
-
Seek to Diversify the Local Economy
The Bandera Land Use Master Plan
The most effective and comprehensive way to address Bandera’s land use planning needs is to consider
the city’s challenges at three different scales: regional, city-wide, and district.
Regional Plan: This section contains recommendations for land areas outside the city limits, but
within Bandera’s extra-territorial jurisdiction. It addresses annexation, land conservation,
development and non-development agreements, and changes to Bandera’s subdivision
ordinance.
Downtown Plan: This section looks at the area on and surrounding the Main Street area, defines five
concise districts, and contains recommendations for each district and for linking them together to create
an connected, meaningful pedestrian experience. This section also recommends particular changes to
the city land use plan.
Main Street Plan: This section focuses on detailed redevelopment recommendations specific to Main
Street.
Medina River City Park Plan: This section provides an updated approach to the revitalization of City
Park, reflecting the core values and guiding principles of the planning workshops.
Regional Plan: Growth Management in Bandera’s Extra-Territorial Jurisdiction
Recommendations
a. Work hand in hand with Bandera County, which shares the city’s concerns about excessive growth in the county
and has greater jurisdictional power, to develop a joint statement of commitment to promote protection and
restoration of the county’s ecological assets, in particular its ranchlands and the Medina River, while at the same time
respecting private property rights.
b. Initiate a county-wide task force, involving representatives from each jurisdiction and private property owners, to
initiate a county-wide, voluntary growth management plan. This effort should focus on determination of the most
valued ecologically and cultural assets of the region, and developing a plan for development management that seeks
to protect these assets through a combination of transfer of development rights, conservation easements, tax
incentives, and development agreements. Equally essential is an educational thrust that promotes growth
management as the single most effective tool for elevating property values, while at the same time protecting the
property rights of all citizens, and keeping taxes low as long as property remains undeveloped.
c. Develop an Annexation Plan It is of critical importance that landowners in Bandera’s ETJ, and beyond be
educated to understand that the primary purpose of Bandera’s annexation activities is to protect the quality of the
environment, and therefore the quality of life for all residents in the county. The purpose is not to stop growth, but to
manage growth that threatens the integrity of Bandera and Bandera County’s ecotourism – which is its primary
livelihood and economic base. The city should develop an updated annexation plan that first and foremost
communicates this intention.
d. Conservation Easements Work in collaboration with Bandera County and the Medina River Protection Fund to
develop conservation easements for all portions of the Medina River floodplain that are in private ownership. These
agreements do not allow public access; they protect private property rights; they can result in lower property taxes;
and they enhance property values. Most critical to Bandera are the sections of the river floodplain within the ETJ.
However, to enhance the river experience throughout Bandera County, and to promote optimal conditions for wildlife
habitat, all areas of the river floodplain in Bandera County are critical.
The next series of slides illustrate the
basic infrastructure that exists in the
Bandera extra-territorial jurisdiction, and
recommendations for maintaining the
character of the natural environment, as
seen in this photograph, to the greatest
extent possible. This is essential to
protect Bandera’s tourism industry. It is
based upon the idea that retail will
naturally develop along the main access
roads, but this type of commercial growth
should be carefully controlled through
design guidelines to minimized its visual
impact on the Bandera’s scenic beauty.
Basic Infrastructure of Bandera
commercial nodes
commercial node
scenic roadway
commercial node
scenic roadway
river park
conservation easement
The following maps illustrate recommendations for action Bandera can take to
minimize negative impacts of development outside the city limits.
These actions include:
Development Agreements* with Property Owners in the ETJ
Conservation Easements** within the Medina River Floodplain
Limited Annexation within the ETJ
*Development Agreements are legal agreements between private property owners and the City of
Bandera that protect the landowners from annexation as long as they refrain from developing or
subdividing their land.
** Conservation Easements are legal agreements registered with the County on property deeds that
protect land from development and/or clearing, while preserving all other private property rights.
Conservation Easements do not allow public access to private land.
Development Agreements
Bandera Regional Plan
Bandera Regional Plan
Conservation Agreements
Medina River City Park
Bandera Regional Plan
Annexation
Development Agreements
Conservation Agreements
Medina River City Parks
Annexation
Bandera Regional Plan
The Bandera Land Use Master Plan
The most effective and comprehensive way to address Bandera’s land use planning needs is to consider
the city’s challenges at three different scales: regional, city-wide, and district.
Regional Plan: This section contains recommendations for land areas outside the city limits, but within
Bandera’s extra-territorial jurisdiction. It addresses annexation, land conservation, development and
non-development agreements, and changes to Bandera’s subdivision ordinance.
Downtown Plan: This section looks at the area on and surrounding the Main Street area, defines
five concise districts, and contains recommendations for each district and for linking them
together to create an connected, meaningful pedestrian experience. This section also
recommends particular changes to the city land use plan.
Main Street Plan: This section focuses on detailed redevelopment recommendations specific to Main
Street.
Medina River City Park Plan: This section provides an updated approach to the revitalization of City
Park, reflecting the core values and guiding principles of the planning workshops.
Downtown Plan: Bandera Town Center
The best cities in the U.S. and elsewhere are loved because they are composed of identifiable districts and
neighborhoods. Examples of successful districts would be the River Walk in San Antonio, the French Quarter in New
Orleans, Greenwich Village in New York. These districts are identifiable because they have rich layers of character,
high visual quality, and a distinct identity within the city. When a city has multiple high quality districts, they work
together to create a network of interesting places that encourage both exploration and lingering. They become
strong tourist attractions.
This plan recommends revitalizing and building stronger linkages between five distinct downtown districts in Bandera:
Town Gateways
Historic District
Courthouse District
Cabaret District
Medina River Park
Highway 16
Main Street
Main Street
25
n
Bandera Downtown District Plan
Gateway Districts
Park
Floodplain/Conservation Easement
Medina River
North and East Gateways
The North and East Gateways in Bandera extend from the current city limits along Highways 16 and173. In their current
form, these areas could almost be called “sacrifice” zones – they are the location of unplanned, uncoordinated
commercial development. They provide economic activity that is essential to life in Bandera, but they are unsightly, and
they surely do not project an image of the city that promotes cultural or nature tourism. Yet many visitors to the city must
pass through them to gain access to the city.
Recommendations
1
Develop a coordinated strategy to systematically annex the gateway areas along Highway 16 and Highway 173,
from the city limits, a distance of approximately five miles. This will ultimately provide a gateway zone of controlled
development before entering Bandera, where the city could control signage, landscaping, site clearing, parking, lighting,
etc.
2
Develop site development standards for commercial zoning that address improved visual quality in gateway
commercial areas, landscaping, lighting, signage, pedestrian and bicycle access, setbacks and parking.
3
Plan for coordinated development of these areas, so that future developments are linked to each other.
4
Provide developers with architectural standards to improve the quality of buildings along the entryways to Bandera.
This need not cause buildings to be more expensive, but rather is aimed at avoiding lowering the overall value of the
Bandera experience.
Highway 16
Main Street
n
Main Street
Bandera Downtown District Plan
Historic District
Gateway District
Park
Floodplain/Conservation Easemen
Medina River
Old Courthouse & Jail
The most significant buildings in the
Historic District – a perfect setting
for City Hall and associated offices.
Also a perfect opportunity for a
secondary public square, more
passive in nature, with shade,
benches; a place for residents to
have casual encounters with each
other, share news and enjoy an
improved view overlooking the river.
Historic District
This area, which includes the original courthouse, jail, line of shops adjacent to and across from the
OST Restaurant, and along 11th Street, is what visitors come to see in Bandera. In its current
condition, much of the district is in poor physical quality, underused, lacks pedestrian amenities and
shade, and is not connected one part to the other.
Recommendations
1
Revitalize the historic courthouse and jail, and marketplace, and filling them with activity,
interpretive exhibits, etc. Open the Visitor Center to the rear to participate in the life of this district.
Plan for future connections to the river.
2
Fill gaps in the rest of the historic area, including the parking lot at the northeast corner of
Main and Highway 16, and improving the image and contributing character of newer buildings, such
as the corner bank.
3
Actively recruit appropriate businesses to keep the district alive and avoid empty buildings
that do not contribute to the life of the district.
4
Construct a network of shaded pedestrian walkways that provide universal access, but
respect the historic character of the district.
Highway 16
Main Street
n
Main Street
Bandera Downtown District Plan
Historic District
Courthouse District
Gateway District
Park
Floodplain/Conservation Easement
Medina River
Courthouse Square
The streets surrounding the County
Courthouse provide another
significant “place” for special events
in Bandera.
Courthouse Square
Redevelopment of the blocks
surrounding the County Courthouse
provides ample opportunity to
increase retail space; diversity
housing options; create a pleasant
sidewalk environment for residents
and tourists; and greatly increase
the property tax and sales tax
revenue of the city. This illustration
shows a typical small town retail
development: shops on the ground
floor; apartments or offices or bed &
breakfasts above. Buildings are
limited to two to three stories.
Sidewalk is wide enough to
accommodate cafes and display of
retail goods. Street trees and/or
canopies can be added for shade.
Building facades can be traditional
or contemporary, but should have a
similar relationship between wall
and window as this illustration. The
Texas Historical Commission has
many publications that help guide
new development in historic town
centers.
Courthouse Square
Further examples of the scale of new buildings that
could frame the County Courthouse Square and at
the same time create a stronger sense of place in
downtown Bandera. There is demand for
apartments and quaint hotel accommodation in such
a setting for weekenders in Bandera – attracting
visitors and residents who pay taxes, but do not
place full demand upon services.
Courthouse District
The “new” courthouse is a handsome building within a green square. This is the heart of both the
county and the city. However, the building and its square sit in isolation and disconnection from the
city, and gain little benefit from the surrounding buildings or uses, except for the public library.
Construction of the new county complex in the north gateway area provides opportunity to bring greater
benefit to the blocks surrounding the courthouse.
Recommendations
1
Relocate municipal offices to the old courthouse area in the Historic District, perhaps in the Old
Jail.
2
Facilitate the redevelopment of all four street fronts that face the courthouse square, including
Main Street, through creation of a special zoning district with design guidelines. These should allow for
two to three story structures, perhaps with housing or office space above ground floor retail, with wide
canopies and a high quality sidewalk environment that invites lingering, outdoor cafes, etc. On the
Main Street side, redevelopment should include the blocks that currently house the small outdoor
square, the fire station, and the municipal office building.
3
Provide pedestrian crossings that encourage circulation on foot.
4
Develop a streetscape design that unites the Historic district, the Courthouse District and the
Cabaret District, including design of street furnishings, lighting, and paving materials.
Highway 16
Main Street
n
Main Street
Bandera Downtown District Plan
Historic District
Courthouse District
Cabaret District
Gateway District
Park
Floodplain/Conservation Easement
Medina River
Cabaret District
At one time among the busiest of commercial areas, this area currently holds little attraction for visitors, - it
is not surprising that retailers complain about the lack of tourists, and disconnection to the busier area to
the south. Redevelopment of the Cabaret will go a long way towards improving the attraction of the district.
The significance of this district lies in its potential to extend the tourism attraction of Bandera – as it
did in the past.
Recommendations
1
Develop a high quality pedestrian system.
2
Implement signage control.
3
Develop a coordinated marketing effort that actively seeks to attract appropriate mix of businesses.
4
Develop architectural standards for buildings in the district that are flexible, but aim to improve quality
of the physical environment.
The Bandera Land Use Master Plan
The most effective and comprehensive way to address Bandera’s land use planning needs is to consider
the city’s challenges at three different scales: regional, city-wide, and district.
Regional Plan: This section contains recommendations for land areas outside the city limits, but within
Bandera’s extra-territorial jurisdiction. It addresses annexation, land conservation, development and
non-development agreements, and changes to Bandera’s subdivision ordinance.
Downtown Plan: This section looks at the area on and surrounding the Main Street area, defines
five concise districts, and contains recommendations for each district and for linking them
together to create an connected, meaningful pedestrian experience. This section also
recommends particular changes to the city land use plan.
Main Street Plan: This section focuses on detailed redevelopment recommendations specific to
Main Street.
Medina River City Park Plan: This section provides an updated approach to the revitalization of City
Park, reflecting the core values and guiding principles of the planning workshops.
Main Street Plan
Main Street in Bandera is the spine that links all of the districts in the downtown. It is the
connection between all Bandera’s parts, but at the same time, it lacks continuity. This
can be seen in the range of building quality, the lack of sidewalks, and the disconnection
between the parts to the south of the Courthouse (Historic District) and the parts to the
north (Cabaret District).
Recommendations
1
Form a Main Street Merchants Association that focuses on the health of the street
and its environment. This Association should be open to merchants from adjacent
districts who will be affected by the quality of development on Main.
2
Develop the Town Square at the south end of the street.
3
Develop a parking plan to serve businesses along Main Street and in adjacent
districts.
4Develop a streetscape improvements plan that will address sidewalk design and
selection of furnishing such as benches, litter barrels and lighting.
5Develop a programming plan for special events on the street, and ensure that the
streetscape design meets the needs of events planners.
The conceptual diagram and urban design plan on the following two pages represent the
beginning of the dialogue for Main Street’s future. They illustrate concepts that were
discussed in the workshops. They need to be refined through planning further efforts, led
by the City of Bandera Planning Commission and the Main Street Merchants Association.
gateway
gateway
courthouse square
town square
n
Schematic Diagram of Main Street
gateway
n
Schematic Urban Design Plan for
Main Street
Town Square
This is an illustration of the ways a
new town square, in the current
parking lot at the northeast corner of
Highway 16 and Main Street could
enhance the experience of the
historic district – with the simple
addition of quality paving and
planting. This space could be used
for parking when not needed for
gatherings – a common multi-use
practice in many town squares.
Town Square
Another illustration of
the use of the
proposed Town
Square. Note close
relationship to
adjacent retail, and
multi-purpose paving
that allows parking
when not in use as a
public space. Also,
note greenery that
provides shade and
beauty at a very low
cost.
Main Street
Main Street as a walking, shopping,
and special event venue (parades,
etc.) is enhanced through
improvement of the sidewalks, and
also some infill where there is low or
no commercial activity.
Three streetscape configurations are
presented here for Main Street. These
are preliminary designs, pending more
exact determination of the Main Street
right-of-way width. They present three
options to maximize pedestrian comfort,
retain parking, and facilitate highway
traffic.
The Bandera Land Use Master Plan
The most effective and comprehensive way to address Bandera’s land use planning needs is to consider
the city’s challenges at three different scales: regional, city-wide, and district.
Regional Plan: This section contains recommendations for land areas outside the city limits, but within
Bandera’s extra-territorial jurisdiction. It addresses annexation, land conservation, development and
non-development agreements, and changes to Bandera’s subdivision ordinance.
Downtown Plan: This section looks at the area on and surrounding the Main Street area, defines
five concise districts, and contains recommendations for each district and for linking them
together to create an connected, meaningful pedestrian experience. This section also
recommends particular changes to the city land use plan.
Main Street Plan: This section focuses on detailed redevelopment recommendations specific to Main
Street.
Medina River City Park Plan: This section provides an updated approach to the revitalization of
City Park, reflecting the core values and guiding principles of the planning workshops.
This photograph
represents the values
that make the Medina
River City Park so
special, and it also
reflects some of the
threats to its survival.
Medina River Park
The City Park is the green oasis that provides contrast to Bandera’s city features. It is as
significant an attraction as the historic district. It has the potential to wrap around the city to the
west, as the river flows, closing the circle that links the Cabaret District to the historic district, and
wraps around the tree-filled west side neighborhood. Further up the river is the loop that
surrounds the Mayan Ranch. This is an area of equal beauty that also contributes greatly to
Bandera’s attraction.
Recommendations
1
Revise the park plan to place an emphasis on natural, ecologically-sensitive use of the
park from the dam to the Middle School – for picnicking, swimming, walking and jogging,
horseback-riding, bicycling. Special events can also be accommodated in the park, but should
be occasional so as to not threaten the environment or adjacent neighborhoods, and should not
require construction of permanent, hardscape facilities.
2
Undertake active stewardship of the natural resources of the park in collaboration with the
Medina River Protection Fund.
3
Remove vehicular traffic from the park, and provide parking along the periphery of the
park.
4
Development of a conservation easement on the Mayan Ranch river loop land to protect its
scenic beauty.
n
Medina River Park Plan
This draft plan is intended to
illustrate an approach to park
development that highlights the
park’s natural features, and keeps
more intense uses, such as traffic
and concessions, to the edges.
The plan also encourages passive
recreation uses such as walking,
cycling, horseback riding, and
swimming.
Recreational Opportunities in the Park
Parkside Hotel Elevated above Floodplain
Views from Hotel to the River
n
hotel & stables
Medina River Park Plan
Horseback Riding Trails
n
hotel & stables
Medina River Park Plan
Walking Trails
n
hotel & stables
Medina River Park Plan
Bicycling Trails
Keeping the Plan Alive
As a city with high spirit, community engagement, and limited financial resources, the best approach to achieving
citizens’ goals and visions for Bandera, and keeping the master plan process alive, is the creation of short-term,
task-oriented work groups to address key areas of action. These task forces should be part of a coordinated
network, reporting directly to the Planning Commission.
The following pages contain recommendations for Master Plan Task Groups, as well as recommendations for Task
Group tasks. It is important to understand that once underway, these might be updated or otherwise changed in
the process of further planning. The final slide contains a proposed schedule for the upcoming Year of Action.
Each Task Group is charged with developing its own Compact Plan – an outline plan containing the following:
Short Term Goals
Achievable with existing resources, within three months
Medium Term Goals
May require realistic elevation of resources, achievable within a year
Long Term Goals
Setting priorities for the next two to five years; may require major infusion of new resources
From these goals, the Task Group develops a set of actions that can be directed to specific responsible parties, for
example the Economic Development Commission, the City Council, the Planning Commission, etc.
The proposed schedule provides opportunity for the Task Groups to present their plans and action strategies in a public
forum. This provides further opportunity for refinement in line with community values, and to ensure
communication occurs among the Task Groups whose areas of responsibility overlap.
TASK GROUP 1: MEDINA RIVER in BANDERA
The river is the city’s strongest natural resource and attraction. Its value can be threatened by inappropriate intrusion and
development. Recommendations:
1
A revised design for the park should be developed that more closely reflects the community’s guiding principles, primarily a
desire for greater environmental protection. All vehicles and inappropriate structures should be removed from the park. A “pay and
display” parking lot should be created along Maple Street to First Street. This design should also reflect opportunities for eco-tourism
in Bandera.
2
There are key sections of the river that require proactive protection because of their potential to greatly enhance the quality of
the river experience, and the ecology of Bandera, in the future. There are three options for gaining control over development along
the river: ownership, annexation, and conservation easement. Wherever possible, annexation should be the last option along the
river; its value is much greater in controlling development quality alongside roadways. It should be possible to put into place
conservation easements in the floodplain, but within the city limits, particularly across the river from the city park, it would be
desirable to have ownership, which would permit use of the land for recreation. Between the dam and Highway 16, immediately
below the Old Courthouse and Jail, the city should attempt outright purchase of both sides of the river, in the floodplain, to return this
area of the river to a more natural condition and open it up to use, tied into the historic district. The RV parks should be relocated to a
less visible location.
3
Riding, walking, biking, swimming are each activities to be accommodated alongside the Medina River, as well as a range of
more passive activities. This has value, not only to tourism in Bandera, but also to promoting opportunity for healthy lifestyles for
Bandera citizens. River trails should be natural and attractive, and recreation areas (for picnicking, swimming, etc.) well integrated
with the natural environment. A footbridge across the river should be considered in the proximity of 6th Street, to allow use of the
opposite bank.
4
Enterprises in support of the park: café, sports club, bed and breakfasts, stables, bike hire, fishing supplies, Bandera style
hotel, camping, etc. should each be encouraged to the north of Maple Street, but always in a style and manner that respects the
natural setting.
5
A scheme of indigenous grassland and tree planting should be implemented as part of the park design.
6
The Medina River Task Group should work closely in collaboration with the Special Events/Tourism Task Group to monitor use
of the park for special events.
The aim is to create and protect a natural haven, a delight to residents and visitors alike, supported by income from parking and new
business enterprises. Particular emphasis should be placed upon conservation easements; reinstituting natural conditions, creating
new accommodation and building a world-class riding school.
TASK GROUP 2: BANDERA GATEWAYS & TOWN SQUARE
Every city needs a significant central space for celebrations and gatherings. At the same time, the entry into the city from the east (the
primary access point) should be a more memorable, welcoming event. Creating a town square as a point of major identity at the
northeast corner of Cypress and Main, in place of the current parking lot, could serve as a central gathering point for the historic
district, and play a more significant role as the major gateway to Bandera. Recommendations:
1
This task group should oversee creation of high quality, hand-crafted gateway signage into Bandera. Efforts should be made
to minimize all other billboards to the greatest extent possible, and to control the quality of development at the entry to the town to the
extent possible under current zoning laws. Welcoming signs should be designed to represent the values that are significant to the
community: authenticity, cowboy culture, ecology, the River.
2
A design for a town square at vacant lot at the northeast corner of Cypress and Main should be initiated to give Bandera a true
central focus and gathering place. A row of small shops could form the eastern boundary, with the two sides to the roadways left
open. The square can be a place of gathering and resting, but also used for community celebration, parade kickoffs, interpretive
exhibits, craft fairs – it needs programmed activity and a cowboy “story”. Suggestions include: placing the blacksmith here with forge
and horseshoe service, interpretive exhibits about cattle trails, pioneers, early life, monuments of important past figures, performances
of cowboy songs, etc.
3
The primary focus area for annexation and extension of the city limits should be east of the city along Highway 16, on both
sides, all the way to the point where the future bypass will intersect. The city should proceed to annex along this roadway as quickly
as possible, given the city’s ability to provide services to these areas (and realizing annexation will generate additional revenue as it
moves forward). This is where most visitors first experience Bandera, where the majority of first impressions are formed, where the
city is most vulnerable, and where quality of development is most in need of guidance.
4
It is essential that Highway 16 as it enters Bandera remain two-lane and rural in character, to continue to serve as an
appropriate gateway into Bandera. This task group should form design guidelines for new development that frames the entrances to
the city, from the bypass intersections into the city.
In summary, the gateway zones form the first impression of the city, and can make or break a visitor’s experience – is Bandera like
everywhere else in Texas (i.e. sprawl and billboards on wide highways), or is it a place with a difference? The quality of development
alongside the roadways into the city should be controlled through annexation, zoning, and guidelines. The vacant lot at the central
intersection should become a central square, offering a point of arrival and a place for gathering and celebration.
TASK GROUP 3: OLD COURTHOUSE & JAIL DISTRICT
The old courthouse, jail and ancillary buildings could be a beautiful enclave, opening up significant history and interest.
Linking this district to the historic buildings on Main Street will enhance the depth of the visitors’ experience, particularly linking Main
Street to the River. Recommendations:
1.
A preservation action plan should be prepared for the restoration and occupation of this significant grouping of buildings and
trees.
2.
The street and outdoor space in this district should become a place of quality through streetscape enhancement, presenting
high quality interpretive exhibits illustrating Bandera’s cowboy life and history.
3.
New appropriate uses for the buildings in this district should be developed, including relocation of city hall, history museum, art
galleries, restaurants, and other retail shops.
4.
Care should be taken to link this district to the other historic attractions with pedestrian trails, such as the OST Restaurant
block, the 11th St. district, and the river with good pedestrian connections.
5.
This task group should work with the Medina River Task Group to find a desirable location for the RV Park, so that the current
location can be returned to a natural river environment, and be linked to the Old Bandera buildings. This linkage can bring greater
economic opportunity to the current property owner through development of tourism amenities that are more attractive, and of greater
interest to a broader base of tourists.
The character of this district could become one of a small historic district, bordered by original buildings, and become both the
administration showpiece and history center of Bandera.
TASK GROUP 4: MUSIC & ENTERTAINMENT
Bandera is a city known for music and dance. This should be encouraged and developed further, while respecting the quality of life of
residents. Recommendations:
1
Identify significant music and dance venues, and work with owners to enhance the overall ambience of that facility and to
control noise at source. Have clear agreements with all stakeholders, including local law enforcement, on allowable noise levels and
a noise curfew.
2
Facilitate the reopening of the Cabaret, which has the potential to revitalize the north end of Main Street.
3
Consider an outdoor amphitheater for music and dancing as a part of the Medina River Park, being mindful of potential
environmental and neighborhood impacts.
4
Schedule performances in the proposed town square.
5
Promote local musicians as part of marketing for the city; provide plenty of venues and opportunities for performance and
showcasing.
In summary, the Bandera music scene can continue as a source of attraction, pleasure and income, but without irritation to residents.
TASK GROUP 5: SPECIAL EVENTS AND FESTIVALS
Bandera has a tradition of festivals and rodeos, but suffers from competing events and burnout. There is a need for overall
coordination of annual events so that they complement each other, rather than compete. Recommendations:
1
The newly linked districts from the Medina River, through the new central square, along Main Street, around the Courthouse
Square, and to the Rodeo should become the physical setting of a rich calendar of festivals and events. This calendar can be central
to tourism marketing. To optimize the city as a special events venue, the state highway must be diverted to the bypass as soon as
possible (coordinate with work of Task Group 7).
2
This task group should take responsibility for monitoring impacts of special events on citizens and neighborhoods, and be the
“go to” group when conflicts develop. It should provide overall management of issues such as parking and staging areas – develop a
plan for staging special events, making use of existing facilities rather than seeking to build anew. The Middle School parking lot can
act as a staging area for horse trailers, vendors, and performers. Parades can take place along 11th Street, linking to Main Street and
the Rodeo Ground. Once the bypass is in place, Main Street could be closed to traffic for special events.
3
Bandera’s western heritage provides many themes for parades, performance, competition, and event – Round UP, Youngest
Rider, Fall Festival, Christmas and Spring Fests, Best of Breed Shows, Rodeos, Craft Markets, Cowboy memorabilia exchange, cart
and buggy riding, farm machinery, cowboy biker gatherings, marching bands, water events, are some of the many ideas to be
explored. Special events should remain true to Bandera’s roots, rather than dilute its flavor.
4
This task group should also examine the financial impacts of festivals and special events on the city – and work to ensure
financial benefit from use of its streets, police, parking areas, city park, etc. Develop a fair pricing plan for events.
In summary, a regular series of unique events is orchestrated in the middle of town, by the River, and out at the Rodeo grounds that
not only pay for themselves, but bring financial benefit to the city.
TASK GROUP 6: COURTHOUSE SQUARE
If the new gateway square becomes the living heart of the City of Bandera, then the courthouse and its square have the potential to
become a lively center for Bandera County. Recommendations:
1
Develop a plan for revitalization of the Courthouse District. This should acknowledge the district’s role in linking pedestrian
traffic up and down Main Street. Redevelopment of this district, combining mixed-use infill buildings, new businesses, good sidewalks
and shade trees is paramount.
2
Return the courthouse to its original architectural distinction – inappropriate buildings, structures, and details should be
removed. The building should remain a hub to the county, but could also be used for city council meetings, community meetings,
marriages, community theater performances, committee meetings, and a visitor destination.
3
Consideration should be given to relocating City Hall and the fire station, as they do not contribute to the historic or commercial
character of Main Street, and are a hindrance to attracting pedestrians to walk the length of Main Street. Replacement plans for the
city hall block should consider gardens, memorials, extension of the library, or new buildings that edge the sidewalk.
4
Develop a plan for redevelopment of the blocks surrounding the Courthouse, on Hackberry, 13th Street, and Pecan. Two-story
structures lining the blocks could provide space for housing, shops, and canopied sidewalks facing onto the courthouse square. This
would provide yet another district for visitors to explore.
The Courthouse Square District holds possibly the greatest potential for redevelopment and construction of new buildings in the city,
bringing economic benefit in the form of increased property and sales tax revenue. Redevelopment should not be piecemeal, but
rather result from an urban design plan and proactive recruitment of businesses and developers.
TASK GROUP 7: ACCESSIBILITY: STREETS, SIDEWALKS AND PATHWAYS
Neighborhood-scaled streets and good pedestrian linkages make for good towns. To encourage walking, the level of comfort and
beauty offered at street level becomes critically important. Recommendations:
1
Work with other Task Groups towards construction of the state highway bypass, which can act as a new city limit along its
north and east edges, and move trucks and through traffic out of Bandera. Assist the city and county in negotiating with the state,
without delay, to design and build a sensitive and well-integrated bypass.
2
Develop a series of urban landscape enhancements (canopies, decks, trees, benches) along the length of a pedestrian
linkage between the Medina River, northwest along Main Street, through the Town Square, the Historic District, the Courthouse
District and the Cabaret District, offering shade, comfort and attraction to pedestrians.
3
Implement a tree-planting scheme along 11th Street from the Medina River to the Middle School, adding landmarks and
attractions, to create an alternative, green pedestrian corridor in contrast to Main Street’s more urban character, but also linked at
frequent intervals to Main Street.
4
Develop a special spur trail that links St. Stanislaus, along Cypress Street to Main Street and the proposed Gateway Square.
5
Coordinate with the Medina River Task Group to develop the River Trail along the entire length of the western edge of the city.
In summary, each of the different street places should encourage walking and develop a particular identity to the city.
TASK GROUP 8: INFILL AND TOWN CHARACTER
A town is only as good as its buildings and places. So many locations have been harmed by the demolition of significant buildings or
intrusion of an ugly development. Recommendations:
1
Identify buildings and districts for historic landmark designation and also other buildings and features that specially contribute
to Bandera’s local character. Obtain the support of the Texas Historic Commission in undertaking this work.
2
Suggest a series of ways that commercial buildings might be made more attractive. Develop incentives that encourage
building owners to make improvements in the quality of their buildings. Provide a guidance manual for construction of new
commercial buildings, and work to ensure enforcement.
3
The argument has been made that Bandera would actually benefit from carefully planned infill and additional density in the
main center of the city. However, this needs to be sensitive, well-scaled and compatible. A guidebook of compatible infill should be
developed indicating suitable sites and desirable building types for new development.
In summary, new buildings are not to be feared if well integrated and designed as a complement to the existing character of the town.
TASK GROUP 9: GROWTH MANAGEMENT
The responsibility of this group is to look beyond the city limits to design a strategy that addresses the impacts of external growth on
Bandera. Recommendations:
1
Gain clarification from TXDOT on the exact status of the proposed 173 Bypass.
2
Develop a critical path for extension of the city’s limits that considers willingness of adjacent property owners to voluntarily
protect critical land that impacts the visual and environmental quality of Bandera – to the extent that annexation is not necessary. The
highest priorities for annexation are the gateway roads into Bandera. Make every effort to gain protection of lands along the Medina
through conservation easements and development agreements, rather than annexation.
3
With the advisement of utility service staff, development a plan for extension of utility services that is tied to the annexation
plan and that considers funding sources for operating costs for current system in addition to development costs for expansion.
4
Work with county officials towards development of joint policies and regulation of subdivisions within a ten-mile radius of the
City of Bandera, as governed by the rules of the State of Texas. For example, this policy could request that the County allow City of
Bandera approval of subdivisions, as well as County approval, within this zone.
5
Develop a system of incentives for developers in the ETJ to voluntarily comply with a predetermined code for development that
will protect and enhance the natural environment of Bandera.
6Closely monitor and support the activities of the Hill Country counties lobbying the state legislature to increase scope of subdivision
regulations.
In summary, the work of this task group is directed towards Bandera’s extraterritorial jurisdiction (and beyond) to develop strategies
for protection of the scenic beauty and environmental quality upon which Bandera’s economy is dependent.
TASK GROUP 10: GREEN BANDERA
The responsibility of this group is to make Bandera the “greenest city in Texas.” Recommendations:
1
Develop a comprehensive, community-wide recycling plan, available to both city and county residents. Ideally this can be a
profit-making endeavor, and potential youth enterprise. Recycling facilities should be visible everywhere in town, including for visitors
on Main Street. Work with local newspapers to engage every business, school and home in a community-wide effort.
2
Create a community compost center. This should be developed in coordination with the city so that city brush clearance can
contribute. This can be run as an enterprise by local youths, and provide home collection and delivery.
3
Review city ordinances to find any elements that might disallow conservation or alternative energy use by homeowners
(including rain water harvesting).
4
Investigate funding sources available to both individual residents and to the municipality for investing in alternative energy
technologies, such as communal wind farming and rainwater harvesting.
5
Develop a strategy with local tourism agencies and businesses to promote Bandera’s green image to visitors. This should
involve hotels, motels, guesthouses, dude ranches, cafes, bars, and restaurants. Encourage use of recycled materials; water
conserving devices; locally produced foods; alternative energy sources; etc.
6Work with the Economic Development Commission to recruit green businesses, including manufacturers of green energy products
and eco-tourism businesses.
In summary, this task group is presented with reforming the way citizens of Bandera dispose of resources that could otherwise bring
benefit to the community, plus looking for ways to enhance the city’s attraction for new businesses by presenting a theme of
environmental awareness and conservation.
Recommended Schedule for Master Plan Task Groups:
Workshop 1: January 2008
Kickoff - Beginning of Year of Action
Review Comprehensive Land Use Plan
Task Group Formation
Workshop 2: February 2009
Setting of Task Group Goals & Objectives: Short, Medium & Long Term
Begin Formation of Compact Plans (brief plans of action for each task group)
Workshop 3: March 2009
Presenting Compact Plans
Workshop 4: June 2009
Progress Reports
Workshop 5: September 2009
Progress Reports
Workshop 6: December 2009
Celebration: End of Year of Action
Reflection on Achievements/Resetting of Goals