Implementation

Encourage future rezoning and the application of incentives for a full range of housing types, from low-density detached residences to higher density multi-family units with both for-purchase and rental options.

Encourage strong residential components within mixed-use developments that are oriented toward, and provide access to, adjacent amenities such as trailways and parks.

Review the land use map and existing zoning of properties to identify potential City-initiated rezoning to encourage the development of new housing options.

Develop mixed-use zoning regulations to implement the Neighborhood, Urban, Regional, Employment/Flex, and Business/Innovation Mixed-Use land use categories.

Support rezoning along UTSA Boulevard and Babcock Road to allow for lower density, smaller scaled, mixed-use projects, in accordance with the future land use plan.

Support rezoning to allow neighborhood-scaled retail and service uses near key campus entry points and major pedestrian connections to the campus.

Review the land use map and existing zoning of properties to identify potential City-initiated rezoning to encourage mixed-use development around the UTSA Campus.

Ensure campus and mixed-use development is harmonious with existing neighborhoods and residential uses by developing guidelines to ensure compatibility and appropriate transitions between uses that vary in intensity and scale. Mitigate the impact of non-residential uses on residential areas by increasing noise, code, and parking enforcement measures.

Continue to coordinate efforts between the City of San Antonio and Joint Base San Antonio (JBSA) to ensure military missions and operations are protected.

Collaborate with Joint Base San Antonio (JBSA) to review and update, as necessary, the Camp Bullis Joint Land Use Study (JLUS) to ensure that zoning of properties near the base are consistent with joint planning efforts. Particular areas to be examined should include those along Camp Bullis Road east of I-10, along NW Military Highway north of Loop 1604, as well as any potential redevelopment of the Beckmann Quarry.

Support and potentially initiate rezoning of parcels located in focus areas or along mixed-use corridors as identified by the UTSA Area Regional Center Plan, or in VIA Primo or Rapid Transit station areas when such rezoning supports the land use and development vision of the plan.

Revise the Transit-Oriented Development (TOD) Special District in accordance with the recommendations made in Chapter 4 of the SA Corridors Transit-Supportive Land Use Framework to incentivize use of the district in support of denser, compact walkable areas around VIA transit stations.

Ensure new projects are designed to promote walkable communities and relieve vehicular congestion. This includes generous pedestrian spaces, limited building setbacks, less-intrusive parking configurations, and improved access to transit options and the trail system.

Reevaluate the use of and redevelopment plans for Beckmann Quarry whenever updates and amendments are made for this Regional Center. This quarry is not anticipated to be decommissioned for some time but will eventually be used for another purpose. Land use planning and redevelopment guidance for this site will be necessary in the future, but not at this time.

Support rezoning of property that is designated as Employment/Flex Mixed-Use surrounding the Tradesman Quarry in order to accommodate the desired mixture of light industrial, residential, craft industries, and small-scale commercial uses, while ensuring compatibility with existing development.

Support rezoning and development plans on the undeveloped properties located at the intersection of Lockhill Selma Road and Loop 1604 to create a gateway to the Employment/Flex Mixed-Use area.

Explore the development of a special district or set of design standards for the Employment/Flex Mixed-Use area that includes Tradesman Quarry. Potential place-making improvements would allow this area to serve the “downtown” purposes that community members desire.

Amend the Unified Development Code (UDC) to create new zoning districts that support a range of mixed-use development types, and allow these types of developments to be the standard within the focus areas and mixed-use corridors.

Codify new zoning districts and development standards that allow pedestrian friendly and mixed-use environments that support public transit.

Review and revise, if necessary, existing stormwater management, tree planting, and access management standards to increase the presence of landscaping and street trees so as to enhance sidewalks and increase pedestrian usage.

Assess the existing major thoroughfare plan, street standards, and development recommendations and identify those policies that shift focus from automobile-oriented requirements to multimodal-oriented standards.

Develop a multimodal transportation and transit plan for the focus areas and mixed-use corridors.

Invest in the expansion of and connections between the City’s existing greenway trail system within the UTSA Area Regional Center.

Identify opportunities to use underutilized drainage ways, creeks, and utility easements to expand the greenway trail system in the UTSA Area.

Propose new key access locations that will increase connectivity and create capital improvements initiatives to develop these locations.

Review the land use map and existing zoning of properties within focus areas and along mixed-use corridors to identify potential City-initiated rezoning that encourage mixed-use development.

Create development standards and zoning districts within the UDC that will permit mixed use development and discourage single-use and suburban-style developments.

Continue evaluating and implementing proven strategies and best practices , potentially including traffic calming and Complete Streets principles,including use of bioswales between pedestrians and/or cyclists and vehicular traffic, which improve pedestrian, bicycle, and traffic safety and help achieve San Antonio’s Vision Zero goals. The highest priority area is the identified Severe Pedestrian Injury Area (SPIA)

• UTSA Boulevard from Roadrunner Way to Ximenes Avenue.

Additional analysis of pedestrian, bicycle, and vehicle crash data, along with community input, also identified the following intersections as priorities, particularly as these areas are developed with more intensity and serve a greater number of users:

• I-10 and La Cantera Parkway;
• Loop 1604 and Chase Hill Boulevard;
• Loop 1604 and Babcock Road;
• Loop 1604 and Vance Jackson Road;
• Vance Jackson Road and UTSA Boulevard;
• UTSA Boulevard and I-10;
• Babcock Road and Hausman Road;
• Hausman Road and JV Bacon Parkway; and
• De Zavala Road and Vance Jackson Road.

Coordination with Bond projects, regular Improvement Management Plan (IMP) projects, and partner agencies such as Texas Department of Transportation (TxDOT) and the San Antonio River Authority (SARA) is encouraged.

Apply proven strategies and invest in well-designed crossings to improve pedestrian and bicycle safety when redeveloping intersections and roadway segments throughout the UTSA Area, using best practices for crash reductions in safety improvements. Prioritize the specific areas noted in Strategy 1.1, as well as planned redevelopment and focus areas where higher numbers of walkers and bicyclists are anticipated.

During Bond, property redevelopments, and other street reconstruction projects, actively work with property owners and partner agencies on access management strategies and best practices to reduce and consolidate the number of driveways and curb cuts that can be potential points of conflict between pedestrians, bicyclists and vehicles.

The Mobility Recommendations Map indicates priority locations for application of this strategy, for example, De Zavala from I-10 to Vance Jackson Road and from West Golden Lane to Cimarron Path; and I-10 Frontage Roads from University Heights Boulevard to De Zavala Road. These high-speed roadways have numerous curb cuts, creating unsafe conditions for bicyclists and pedestrians.

Conduct Complete Streets studies and focus priority investments on key corridors that will have higher volumes from all modes of mobility as the UTSA Area continues to grow and develop. In particular, the studies should find opportunities to reduce pedestrian crossing time, increasing pedestrian crossing opportunities, reduce operational speeds, and identify opportunities for stormwater management that serves multiple functions including traffic-calming and promoting safety barriers between pedestrians and/or cyclists and vehicular traffic. The following street segments are ideal for study and implementation:

• Babcock Road from Loop 1604 to De Zavala Road;
• UTSA Boulevard from Babcock Road to Vance Jackson Road;
• Vance Jackson Road from Loop 1604 to De Zavala Road; and
• Hausman Road from Babcock Road to I-10.

Implement on-road infrastructure projects to improve first/last mile connectivity and reduce parking demand at significant regional trailheads, including those connecting to the existing Leon Creek Greenway and Huesta Creek Greenway and the future northern extensions connecting Leon Creek Greenway to Salado Creek Greenway at Eisenhower Park.

Continue expanding the bicycle network by implementing priority projects and adding facilities as streets are repaved or reconstructed. Based on input from the UTSA Area Regional Center Planning Team and other community stakeholders, priority improvements to be evaluated should include implementing bicycle routes to provide east-west connections along Loop 1604; on Babcock Road from north of Loop 1604 south to Bamberger Nature Park; Brenan and Brackenridge Avenues through the UTSA Campus; JV Bacon Parkway; La Cantera Parkway, and the Presidio Parkway/Vance Jackson Road/UTSA Boulevard loop on the east side of I-10.

Evaluate street and intersection design for transit reliability chokepoints and prioritize multimodal investments to ensure reliable alternatives to vehicular travel. Areas with recurring congestion that directly impacts transit service reliability include:

• De Zavala Road from Autumn Vista Street to Vance Jackson Road;
• I-10 Northbound Frontage Road at Loop 1604; and
• Loop 1604 Frontage Roads from I-10 to La Cantera Parkway.

Potential multimodal improvements that would require study before implementation include:

• Peak hour or school zone bus-only lanes that give priority to buses in times of heavy traffic;
• Special event priority lanes that prioritize buses during traffic surges of planned events;
• Grade separated railroad tracks; and
• Bus bulbs to allow buses to pick up passengers without entering/exiting traffic.

Implement first/last mile strategies, such as sidewalks, curb ramps, crosswalks, bicycle facilities, etc. at VIA Metropolitan Transit Transfer areas and Primo and Rapid Transit Corridor station areas, in order to promote access to transit by creating inviting, quality public space at stations where large numbers of people benefit from amenities like shade, seating, and safe lighting, as well as placemaking initiatives. Investments focused in station areas should consider the implementation timeline and prioritize areas of both rapid transit and fixed-route services. Based on current analysis, these station areas might include:

• I-10 Frontage Road and Hausman Road;
• UTSA Boulevard at the future University Village Development;
• UTSA Campus on Bauerle Road; and
• La Cantera Parkway and I-10 Northbound Frontage Road.

When VIA Rapid Transit Corridor Stations are designated, studies determining the application of TOD zoning should be completed. Future developments in these station areas will require consistency with the VIA Urban Design Guidelines for Transit Station Areas, including:

• Density - Increased neighborhood amenities and destinations near stations and stops influence the type of transit services offered in an area. Transit frequency is directly dependent on density as the more people and jobs within an area, the more transit frequency is justified.
• Design - Buildings designed for the pedestrian; placed and oriented along the front of the street with parking on-street, placed behind or structured, and with direct access to first floor building activities are vital components of transit-supportive design.
• Mix of Uses - Providing a mix of residential, employment, and retail uses within walking distance of a transit stop or transit station is beneficial to the community and make walking and riding transit more efficient choices for meeting daily needs.
• Walkability - Pleasantly designed, walkable places are attractive areas where people desire to travel on foot or by mobility device. Active streets that have development that is continuous along many blocks encourages economic activity. Investments to improve the pedestrian realm include streetscape enhancements in public spaces, such as continuous level surfaces, street furniture, lighting, landscaping, and shading devices, where applicable.

Enhance existing open spaces and greenways with updated and new amenities and features while protecting the floodplain.

• Ensure all existing and new open spaces meet ADA standards for accessible and universal design to the extent possible.
• Provide additional active and passive recreation features such as benches, view overlooks, and picnic areas in existing open spaces.
• Provide shade at and near picnic areas and play areas in existing and new open spaces.

Explore opportunities for green infrastructure within the public rights-of-way.

• Develop multi-use paths within the public rights-of-way where feasible.
• Include native plants, bioswales, other landscaping and shade features, and recreational amenities in streetscape design and construction.
• Enhance areas where “green streets” and natural drainage ways intersect to improve water quality and tell the story of integrated stormwater management in San Antonio and the UTSA Area Regional Center.

Develop a program to better integrate privately-owned open spaces into the larger network of publicly owned parks and open spaces.

• Work with the development community to establish parameters for privately-owned open spaces.
• Establish a system of incentives in return for community benefits such as the provision of publicly accessible, but privately owned open spaces.
• Investigate risk mitigation strategies for private property owners granting public access to their open space.

Integrate public art, monument signage and landscaping in all new thoroughfare designs.

• Fund street trees and landscaping for new streetscapes, encouraging the use of native plants.
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• Incorporate “grow zones” where mowing is avoided along creeks to maintain a buffer, allowing stormwater runoff to be filtered before it enters the creeks.
• Update street design standards to improve pedestrian environment requirements, art, and identity features along major thoroughfares.

Establish requirements and/or incentives for private development to include public art and landscaping that is visible from the public rights-of-way and publicly accessible open space.

• Determine location requirement(s) for eligible projects.
• Explore appropriate entitlement bonuses, infrastructure offsets, or other incentives.

Work with property owners and developers on protecting the tree canopy and native vegetation within stream buffers and in, and adjacent to, floodplains.

Establish new community gardens in the UTSA Area Regional Center.

• Identify locations for community gardens.
• Purchase properties or establish joint use agreements for use as community gardens.
• Work with UTSA Area stakeholders to establish a volunteer program to manage community gardens.

Explore the creation of a community food cooperative.

• Survey the community to gauge interest in contributing to, volunteering for, and shopping at a food cooperative.
• Identify a location for a food cooperative.
• Engage members of a successful cooperative to provide education and guidance for a UTSA Area.

Establish a farmers’ market in the UTSA Area Regional Center.

• Determine whether an existing farmers’ market is willing to take on a new location and additional market day.
• Identify and secure a temporary location for a UTSA Area farmers’ market.
• Develop a social gathering space (see Recommendation #4 below) that is designed to host the UTSA Area farmers’ market and other community events.

Establish requirements and/or incentives for private development to include trail connections and public gathering spaces within future development plans.

• Determine location requirement(s) for eligible projects.
• Explore appropriate entitlement bonuses, infrastructure offsets, or other incentives.
• Work with the Parks and Recreation Department and Transportation and Capital Improvements (TCI) to program trail connections and public gathering spaces as part of the Infrastructure Management Plan (IMP) and as candidates for future bond projects.

Identify locations for public spaces within areas with a mixed-use future land use designation.

• Perform a land suitability analysis for land designated as future mixed-use.
• Map potential public spaces and investigate mechanisms to secure and improve public spaces.

Collaborate with UTSA in the development and refinement of their Master Plan update to ensure that the critical aspects of the design intent articulated in the conceptual design process are considered in the actual planning and design of new development on the campus.

Collaborate with other City departments and affordable housing developers to identify and incentivize the development of mixed-income residential projects with units affordable to homeowners earning less than 120% of AMI and affordable to renters earning less than 80% of AMI, as recommended in San Antonio’s Housing Policy Framework Report – Action Item #3.

Identify opportunities for and prioritize the creation of housing units near transit routes and commercial/employment centers.

Identify and remove regulatory barriers to the development of medium density for-sale housing units in areas designated as urban low density residential, medium density residential, or mixed-use in the UTSA Area Regional Center land use plan.

Design a program to help educate developers on how to build more compact, walkable residential neighborhoods. Utilize the place types developed in SA Tomorrow, such as the Green Neighborhood, Trail Oriented Development, and Community Corridor place types, to encourage new neighborhood designs and approaches.

Work with UTSA to identify ways to better integrate housing areas on the edges of the campus and provide new and enhanced multimodal connections to campus.

Encourage the development of student-oriented housing near or within commercial areas, in close proximity to transit stops, and along major transportation routes. Discourage the development of large, isolated student housing apartment complexes, especially when adjacent to single-family neighborhoods.

Establish walkable, mixed-use centers within focus areas and along mixed-use corridors identified on the Plan Framework Diagram.

Invest in complete streets, trails, and public spaces that help connect institutional campuses with each other and with nearby residential and mixed-use areas."

Work with property owners and developers to identify improvements and amenities that appeal to a wide range of potential employees and that can also serve the surrounding community.

Identify value capture financing tools to help fund infrastructure and other desired public improvements and amenities that contribute to the development and success of mixed-use centers and corridors.

Identify small and mid-sized support and auxiliary industries and businesses of the university and large employers that could be targeted to locate in the area.

Encourage and incentivize community- and student-serving small and mid-sized businesses in emerging mixed-use areas in the UTSA Area.

Attract and partner with shared office space and co-working space providers to increase the amount and availability of smaller office spaces.

Collaborate with UTSA to identify opportunities to support research activities and attract investment by highlighting and locating university activities in mixed-use areas.

Partner with UTSA and the Northside Chamber of Commerce to connect students with career guidance, internship and employment opportunities within the Regional Center.

Support the development and implementation of the UTSA Campus Master Plan and identify partnership opportunities between the City and the university.

Collaborate with UTSA in the development and refinement of their Master Plan update to ensure that the critical aspects of the design intent articulated in the conceptual design process are considered in the actual planning and design of new development on the campus.

Provide planning and design guidance to UTSA and potential development partners to ensure consistency with the UTSA Area Regional Center Sub-Area Plan, including:

• Evaluating potential impacts of increased traffic on the surrounding neighborhoods;
• Engaging with local partners such as the San Antonio River Authority (SARA) and other City departments to develop a site plan that preserves green space, protects water quality, encourages preservation of the floodplain and encourages outdoor recreation, especially along Babcock Road;
• Identifying and engaging partners to further develop the concept for an outdoor education space that can be used by the University and the community; and
• Supporting an appropriate mix of land uses and community amenities.

Implement relevant recommendations and strategies in the Focus Area and Mobility plan elements to support the transformation of the site into a campus and community amenity.

• Conduct market analysis to determine the feasible scale of commercial development that can serve the student and community audiences;
• Develop comprehensive parking and transportation demand management (TDM) strategies for the development to optimize provision of parking and ensure emerging transportation technologies are considered and integrated; and
• Encourage the integration of public art and gateways into the development.

Engage with the property owners and potential development partners to further discuss priorities for the development plan and design of individual projects.

• Use the exercise performed during the planning process to communicate community priorities for this important piece of land;
• Identify “quick wins” and short-term projects that can be implemented in the near term, before the overall plan for development is complete (e.g., green infrastructure, trails, etc.).

Provide funding and resources to better connect the site to the north and east.

• Identify resources needed to supplement City staff and engage partners and consultants as needed; and
• Identify specific capital projects and determine estimated cost and best mechanisms to fund priority projects or portions of projects.

Work to ensure that new development at the southeast corner of La Cantera is a model for future development in the area and encourage inclusion of the critical aspects of the design intent articulated in the conceptual design process for the final development plan, including:

• Take cues from existing nearby development to ensure appropriate and attractive transitions and context sensitive design.
• Use site planning, building programming, native landscaping and/or parking to mitigate the impacts of the freeways;
• Utilize dense development with smaller footprints in order to preserve the maximum amount of adjacent greenspace and necessary flood areas;
• Maximize views for tenants without blocking views for others entirely, by exploring a variety of strategies that may include point or needle towers;
• Integrate podiums within new development with green roofs and other amenities;
• Ensure stormwater runoff is managed utilizing green stormwater infrastructure and low impact development (LID) best management practices; and
• Integrate trail and pathway connections through the existing open space, as well as to and through the development site.