Implementation
How To Use This Plan
Plan Purpose
This Plan proposes a medium-term vision, recommendations, and strategies for improving and developing the Highway 151 and Loop 1604 Area Regional Center Plan over the next ten years. The Plan is an implementation component of the City of San Antonio’s SA Tomorrow Comprehensive Plan. Adopted in 2016, the Comprehensive Plan is the City’s long-range land use and policy plan that is intended to be a blueprint for future growth and development through the year 2040. In addition to implementing the Comprehensive Plan, the Highway 151 and Loop 1604 Area Regional Center Plan aims to improve quality of life for San Antonio residents and guide growth and development to accommodate projected housing and employment increases. The Highway 151 and Loop 1604 Area Regional Center Plan provides an equitable path for all neighborhoods to participate in planning, to create priorities, and to advocate for implementing their priorities in the future.
Intent of the Plan
The Highway 151 and Loop 1604 Area Regional Center Plan will be the essential tool to guide future development and City investment in the plan area. The community-based planning process resulted in achievable recommendations and strategies that will be used by City Departments, partner agencies, private entities, and community partners to support livable, complete neighborhoods.
How to Use This Plan
The vision for the Highway 151 and Loop 1604 Area Regional Center Plan can be realized through implementation of the Plan Framework and Implementation Priorities, with recommendations and strategies related to the following topics: Land Use, Focus Areas, Mobility, Amenities and Infrastructure, Housing, and Economic Development. These recommendations and strategies include policy and regulatory matters, partnerships, and investments. Plan recommendations are written to provide actionable specificity while still allowing the flexibility needed to adapt to unforeseen challenges or opportunities.
Coordination with Adopted Plans
The Highway 151 and Loop 1604 Area does not encompass any areas that have a previously adopted Neighborhood or Community Plan. However, the Highway 151 and Loop 1604 Area Regional Center Plan was developed to complement and contribute to the implementation of the following regional and city-wide plans:
- SA Tomorrow Multi-modal Transportation Plan
- SA Tomorrow Sustainability Plan
- VIA’s Vision 2040 Plan
- SA Corridors Strategic Framework Plan
- San Antonio’s Housing Policy Framework
IIn implementing the Highway 151 and Loop 1604 Area Regional Center Plan, further consideration should be given to the recommendations of emerging and ongoing planning processes, including but not limited to:
- VIA’s Rapid Transit Corridors planning
- SA Climate Ready
- San Antonio’s Housing Policy Framework implementation programs
- San Antonio Parks System Strategic Plan
- San Antonio Sidewalk Master Plan
- Vision Zero San Antonio Initiative
- ConnectSA
Statutory Requirements
Once adopted by City Council, the Highway 151 and Loop 1604 Area Regional Center Plan becomes a component of the City’s SA Tomorrow Comprehensive Plan. Where the previously adopted West Sector land use plan is contained within or partially overlaps the Highway 151 and Loop 1604 Area Regional Center Plan, the Sub-Area Plan will be the plan of reference for land use designations. Similarly, where a previous plan and the Highway 151 and Loop 1604 Area Regional Center Plan have conflicting policies or priorities within the adopted boundary of the Highway 151 and Loop 1604 Area Regional Center Plan, the Sub-Area Plan will be City policy.
By virtue of the plan adoption process, all proposed projects must be found to be consistent with the SA Tomorrow Comprehensive Plan, and as such, the Highway 151 and Loop 1604 Area Regional Center Plan must be consulted when proposing a public investment or a land use project that requires deviation from current entitlements.
Plan Framework Recommendations
Focus Areas
Recommendation #1:
Preserve and enhance the character and identity of established neighborhoods.Strategy #1
Explore creation of development incentives to encourage parks, plazas, or other open space in new private developments in regional centers that lack adequate park space. The Focus Areas identified within the Highway 151 and Loop 1604 Area Regional Center are all vacant parcels. This means that there are considerable opportunities for investment and new development projects. As new developments occur, special consideration should be given to those that increase the amount of publicly accessible space within the area. Especially in Regional Centers that are encouraged to have increased population and jobs growth, active efforts should be taken to provide adequate open space opportunities as they grow.
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Strategy #2
Explore creation of park dedication requirements for large parcels in areas without adequate park space. As San Antonio continues to grow, and given that the Regional Centers are the areas expected to absorb much of this growth, the city should explore ways in which to ensure Regional Centers have adequate park space for the existing and future people who might live, work, or play in the area. For the Highway 151 and Loop 1604 Area Regional Center in particular, there are many large parcels with areas of floodplain or other suitable land where developers could be encouraged to dedicate land toward park space.
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Recommendation #2:
Protect the established character of the Regional Center in each Focus Area by providing landscaped buffers and screening, and encouraging low impact development.Strategy #1
In the planned development for the area, the developer, Marty Wender, worked to ensure that there were regulatory mechanisms in place to create a cohesive identity for the area through the creation of the Highway 151 Gateway Corridor overlay zoning district. This district requires certain development characteristics, such as screened parking lots, maintenance of trees, and sign regulations. This overlay applies to parcels within 1,000 feet on either side of Highway 151 – but new developments outside of this buffer are not required to follow the overlay requirements. To maintain the character of the area, this overlay could be extended to Focus Areas or major roads within the study area.
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Strategy #2
Coordinate with the San Antonio River Authority (SARA) to identify priority areas for green infrastructure and prioritize projects that encourage green infrastructure and other natural stormwater best management practices. There are endangered species of karst invertebrates in the limestone underground in many parts of the Regional Center who are susceptible to changes in rainwater runoff. Additionally, Planning Team members and community members often cited examples of flooding concerns in their neighborhoods after new development. There are considerable opportunities to encourage Low Impact Development (LID) and other natural stormwater best management practices within the Regional Center, which would lessen the amount of rainwater runoff from new developments. This type of development could be encouraged through coordination with SARA, and would allow for less runoff of rainwater, while also encouraging the maintenance of the natural character of the study area.
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Recommendation #3:
Support the unique vision for each Focus Area and emerging industries within the Regional Center by creating high-quality places with a mix of uses, vibrant public spaces, and appropriate transitions to surrounding uses.Strategy #1
Amend the Unified Development Code (UDC) to create new zoning districts that will support mixed-use, pedestrian-friendly development at a variety of scales within the Focus Areas. In order to allow the types of mixed-use development identified for the Focus Areas, the UDC will need to be amended to create new zoning districts that allow for this type of development. Then, these spaces desired for mixed-use can be rezoned to accommodate the desired vision.
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Strategy #2
Coordinate with VIA Metropolitan Transit to explore opportunities for transit connections within the Regional Center and identified focus areas. Transit is essential to the success of this Regional Center, and Planning Team members identified potential sites for transit hubs and connections through the Focus Area exercise. Continued coordination should be pursued with VIA Metropolitan transit to ensure adequate transportation options are available in the area, especially to proposed mixed-use zones.
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Strategy #3
Embrace emerging industries within the Regional Center such as healthcare, hospitality, finance services/back office support, and retail. New focus area developments should serve existing employees, and also work to support these specializing industries coming to the Regional Center. This could be achieved through new mixed-use spaces for employees to go to lunch, or through additional developments that included these industries.
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Land Use
Recommendation #1:
Preserve and enhance the character and identity of established neighborhoods.Strategy #1
Review current zoning to ensure that the zoning within established neighborhoods is consistent with existing Residential Estate, Low Density Residential, and Urban Low Density Residential uses. Rezone properties that are not zoned consistently with these existing uses where designated to ensure that undeveloped lots are not over-built in the future.
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Strategy #2
Where commercial corridors abut existing residential neighborhoods, ensure that use and development of adjacent non-residential and mixed-use properties do not have a negative impact on the character of the neighborhood, or create a nuisance for its residents. Heights above two stories should be stepped back to avoid views into back yards of residential homes. Fences, buffers and screening should be required to mitigate nonresidential noise, light, traffic and activity. Where non-residential uses occur next to an existing residential use, front yard setbacks should be consistent with the yard space of the adjacent residences. Where commercial properties abut neighborhoods with a rural form and a dark night sky, parking lot lighting should be shielded so as to avoid light trespass into the neighborhood space.
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Strategy #3
Regardless of future rezoning, do not waive requirements for sidewalks, pedestrian connectivity, and parkland dedication in the areas within or adjoining existing neighborhoods.
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Recommendation #2:
Encourage efficient density patterns with commercial and mixed-use development at appropriate scales.Strategy #1
Review current zoning for consistency with the patterns in development intensity reflected in the future land use map. In particular, ensure that properties in areas designated Regional Mixed-Use or Business/Innovation Mixed-Use have been zoned to accommodate the range of uses anticipated for these respective land use categories.
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Strategy #2
Rezone large mixed-use parcels as needed to provide necessary flexibility, while ensuring complementary uses and site design including density, building heights, set-backs, and on-site amenities. In the areas designated as Urban Mixed-Use, ensure that zoning allows for vertical mixed-use development, limited setbacks, and increased density in order to create walkable areas connected to transit and to commercial corridors.
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Strategy #3
Promote rezoning for Transit-Oriented Development and Mixed-Use and encourage site design that includes bike parking, ride sharing, temporary parking and loading areas (for passengers and for freight), and temporary uses and popup activity such as cart vendors and food stands in areas near transit facilities.
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Recommendation #3:
Strengthen the identity of the Highway 151 corridor as an area for innovation and technology-oriented employment.Strategy #1
Explore economic development and other tools available to incentivize campus scale development as this corridor is built out. Financial incentives and large-scale utility services are needed to attract uses that are consistent with the employment targets and long-range vision for this regional center.
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Strategy #2
Utilize the spaces created by buffer requirements for new office, industrial and large-scale commercial properties to create streetscape enhancements, greenbelts, public art opportunities, pedestrian pathways and other improvements that will differentiate this area and create attributes of destination.
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Strategy #3
Amend/Revise the Highway 151 Gateway Corridor Overlay District to address design requirements in segments rather than corridor wide. Because of the length of the designated corridor, it is difficult to promote place-making through design requirements. The development patterns and uses vary considerably from one end to the other. One way to create greater definition for the Highway 151 corridor in this plan area would be to amend the overlay district to address design in segments, so that the section of Highway 151 passing through this plan area could more adequately accommodate the scale of development and uses of public spaces envisioned by the residents and property owners in this community.
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Recommendation #4:
Increase the amount of public park land, open spaces, and recreational areas wherever possible.Strategy #1
Identify and acquire available land for public neighborhood, community, and/or regional parks.
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Strategy #2
Identify and acquire available land located within stream corridor buffers, floodplain areas or land with steep slopes in order to provide public greenbelts, trails, and natural areas, particularly connecting Leon Creek Greenway through Culebra Creek.
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Strategy #3
Explore opportunities for joint-use park and recreational facility planning with schools in the area, as this is a shared need between the City and the Northside Independent School District (NISD).
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Strategy #4
Foster more effective communication between the Parks and Recreation Department and Homeowners Associations in the area to ensure that existing neighborhood parks established through restrictive covenants are being adequately maintained.
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Strategy #5
For new nonresidential development, encourage the use of land available through setbacks, tree preservation requirements, floodplain and stormwater protection areas, and steep slopes to be designated for trails and publicly accessible open spaces.
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Strategy #6
Encourage the dedication of easements, either to the City or to a Private Conservation Organization, for future greenbelts and trails in the plan area.
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Mobility
Recommendation #1:
Continue implementing the San Antonio Vision Zero Action Plan.Strategy #1
Continue evaluating and implementing proven strategies and best-practice improvements, to potentially include traffic calming and “complete streets” principles, 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) on Potranco Road from Loop 1604 to Rousseau Street. Additional analysis of pedestrian, bicycle, and vehicle crash data and community input, also identified the following as priorities:
- Loop 1604 and Culebra Road; and
- Culebra Road and Easterling.
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Strategy #2
In anticipation of adding more density to land use classifications and due to current needs, invest in well-designed crossings that incorporate best practices for safety and placemaking at the intersections of:
- Loop 1604 and Culebra Road;
- Culebra Road and Easterling;
- Rogers Road and Wiseman Boulevard;
- Rogers Road and Rogers Run; and
- West Military Drive and Escala Parkway.
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Strategy #3
Partner with residents and business owners to identify opportunities to enhance the urban design of streetscapes, by consolidating driveways and/or relocating driveways to the back of buildings, to reduce the number of crashes and preserve the flow of traffic. The priority location for application of this strategy is Culebra Road from Rogers Road to Mountain View Drive.
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Recommendation #2
Complete the multimodal network by investing in critical corridors, leveraging existing assets, and establishing partnerships to implement critical connections.Strategy #1
Conduct a “complete streets” study to find opportunities to reduce pedestrian crossing time, increase pedestrian crossing opportunities, and reduce operational speeds. The following street segments are ideal for study and implementation: segments:
- Rogers Road from Culebra Road to West Military Drive;
- Wiseman Boulevard from west of Loop 1604 to Westover Hills Blvd; and
- North Ellison Drive from Loop 1604 to West Military Drive.
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Strategy #2
Implement on-road infrastructure and wayfinding projects to improve first/last mile connectivity to regionally significant trailheads such as the Terra Oak and Grissom trailheads.
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Strategy #3
Continue to complete the bicycle and sidewalk network by implementing priority Multi-Use Trail projects and adding facilities on streets identified for repaving or reconstruction. As shown on the Mobility Framework Map, priority locations to implement this strategy include the intersections of:
- Loop 1604 and W Military Drive;
- Loop 1604 and Wiseman Boulevard;
- Wiseman Boulevard from west of Loop 1604 to Westover Hills Blvd; and
- Loop 1604 and Culebra Road;
- Highway 151 and Wiseman Boulevard;
- Highway 151 and Westover Hills Boulevard; and
- Highway 151 and W Military Drive.
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Strategy #4
Update street design standards to be consistent with SA Tomorrow goals for safety, economic growth, development and city form, and to reflect the relationship between the built environment and the streetscape. Street design standards should consider all levels of interactions with the street including pedestrians, bicyclists, and motorists.
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Recommendation #3
Manage transportation demand through targeted employer-based solutions.Strategy #1
Partner with employers to incentivize residents, employees, and visitors to travel by transit, bicycle, rideshare, or carshare through incentives designed to shift commutes away from single-occupant vehicle trips. Avenue.
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Strategy #2
Support partnerships that provide a rideshare program or on-demand circulator between major employer campuses and major transit stops.
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Recommendation #4
Support VIA Metropolitan Transit service by prioritizing transit supportive policies and infrastructure near transit facilities, stations, and stops.Strategy #1
Implement first/last mile strategies, such as sidewalks, curb ramps, crosswalks, bicycle facilities, etc., at VIA Metropolitan Transit facilities, to promote access to transit by creating inviting, quality public space around transit facilities, stations, and stops where large numbers of people can benefit. The priority location for these investments is near Northwest Vista College on Wiseman Boulevard between N Ellison Drive and Highway 151.
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Strategy #2
Evaluate street and intersection design for transit reliability chokepoints, like vehicular traffic, and prioritize multimodal investments to ensure reliable alternatives to vehicular travel. Targeted interventions that could positively impact transit service reliability include:
- Loop 1604 from Military Drive to Wiseman Road;
- Wiseman Road from Loop 1604 to North Ellison Drive; and
- North Ellison Drive from Northwest Vista College to Westover Hills Boulevard.
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Amenities and Infrastructure
Recommendation #1
Create more public green space wherever feasible, including the continuation of the Howard W. Peak Trail System through Culebra Creek.Strategy #1
Coordinate with the Parks and Recreation Department to ensure completion of the Leon Creek Greenway system through Culebra Creek. The area around Culebra Creek is identified for the continued path of the Leon Creek Greenway system, but there are existing privately-owned parcels and other constraints. This greenway would be an incredible opportunity for recreation space within the Regional Center, and would provide an important link in the overall Greenway system, connecting many parts of the city and the Regional Center.
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Strategy #2
Explore the creation of development incentives and expanded park dedication requirements to encourage projects that increase publicly accessible open space (parks, plazas, trails, etc.) within the Regional Center, especially in areas designated for Regional Mixed-Use or Business Innovation Mixed-Use. As the Regional Center increases in population and employment, there will be a strong need for more community gathering spaces where residents can recreate, eat, or spend time with friends or coworkers. Both the SA Tomorrow Comprehensive Plan and the SA Parks System Plan have goals of ensuring that residents of the city of San Antonio are within a 10 minute walk of a park. This area does not meet that goal and there are currently no City-owned parcels in the area large enough to create a community or regional park. Two complementary strategies should explored to encourage land owners and developers to dedicate publicly accessible parks and open space in the area; incentives for park and open space dedication by large commercial or mixed-use developments; and expanded park dedication requirements for commercial and mixed-use development that supplement existing residential development requirements.
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Strategy #3
Work with the Parks Department to more fully convey opportunities for property owners and developers to dedicate land for parks, plazas, or other recreation space coordinated with the Parks Department’s mandates. The SA Parks System Plan has a goal of providing parks and trails within a 10-minute walk for residents. Since this Regional Center is not adequately served by parks, more coordinated efforts are needed to communicate to landowners the need for parks space, how that could align with their development goals, and incentives available for park or open space dedication. In addition, programs should be developed to increase awareness of Parks Department resources and programs related to park dedication and creation and to increase coordination between the Parks Department, property owners, and developers.
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Recommendation #2
Establish character defining elements unique to the Regional Center.Strategy #1
Encourage the adoption of further zoning regulations throughout the study area to encourage the type of development already occurring in the Gateway Corridor district. As part of the master planning for this study area, parcels within 1,000 feet on either side of Highway 151 must adhere to certain aesthetic requirements such as minimum setbacks and parking lot design standards. Planning Team members and residents stressed that they would desire more of these types of regulations for developments occurring within the Regional Center to maintain character. This should be further studied and explored, perhaps as an expanded overlay to encompass more major roads and designated Focus Areas within the Regional Center.
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Strategy #2
Coordinate with the Department of Arts and Culture, major anchor and tourism institutions within the Regional Center, and neighborhood associations to identify opportunities for public art or wayfinding signage. The Regional Center’s role as a major economic hub and tourist attraction creates valuable opportunities for public art or signage that create a cohesive identity for the area. This process should involve major anchor institutions and stakeholders as well as residents and visitors to the area to encourage a cohesive feel.
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Recommendation #3
Create more areas and opportunities for community gathering.Strategy #1
Prioritize mixed-use developments that include community gathering spaces such as public open spaces, plazas, or meeting rooms. As more developments occur within the Regional Center, priority should be given to those that increase the amount of publicly accessible space within the study area. This does not necessarily need to be a park space, but could be a public plaza or gathering area with shops or restaurants. Alternatively, the development could include community-accessible meeting rooms or other public community space.
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Housing
Recommendation #1
Encourage higher density multi-family uses in mixed-use centers near retail, services, and access to transportation systems.Strategy #1
Work with vacant property owners and developers to integrate multi-family developments into larger mixed-use projects or areas. Require projects to orient to streets and pedestrian paths and provide connections to adjacent and nearby commercial areas.
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Strategy #2
Promote higher density multi-family housing in a mixed-use environment near VIA Metropolitan Transit bus infrastructure to support transit-oriented development.
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Recommendation #2
Attract a greater diversity of housing products and affordable price points that can evolve with changing demographic conditions.Strategy #1
Partner with local affordable housing providers and developers to identify potential sites and projects for development of affordable and mixed-income housing. Prioritize sites in Focus Areas and along mixed-use corridors. Consider proactively purchasing sites for future affordable housing development through the use of a community land trust, and/or through partnership with San Antonio Housing Authority (SAHA) and other non-profit housing partners to ensure affordable units are available in the area.
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Strategy #2
Work with vacant property owners and developers to integrate a greater diversity of housing types in the Regional Center with a focus on attracting attached and small lot for-sale housing and senior-oriented housing options.
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Economic Development
Recommendation #1
Support the growth of the plan area’s and San Antonio Economic Development Foundation’s target industries including cyber security, technology, financial services, and tourism.Strategy #1
Work with area businesses and other economic development entities to explore options and interest in the formation of a place management organization, transportation management association, and/or economic development partnership to support the future growth and economic health of the plan area with a focus on transportation issues, economic and workforce development, and placemaking.
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Strategy #2
Support partnerships and programs between Northwest Vista College and area businesses to create and tailor opportunities for workforce education and training that support target industry businesses in the Regional Center.
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Recommendation #2
Attract mixed-use destinations with a focus on entertainment, retail, and services oriented to area workers and residents.Strategy #1
Encourage the creation of mixed-use centers along Highway 151 with retail and entertainment uses oriented to the plan area workforce and residents. Explore potential development incentives (such as density bonus and other regulatory benefits) for mixed-use developments that provide public gathering spaces, entertainment attractions, and/or increased mobility options and connectivity.
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Recommendation #3
Maintain Hill Country aesthetic and office campus opportunities for employers within a more integrated land use pattern that better connects campuses to mixed-use destinations and mobility options. surrounding mixed-use areas serve students and workers.Strategy #1
Encourage office campuses to orient buildings near surrounding retail/services and major intersections with parking and open spaces oriented away from major connection/access points.
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Strategy #2
Explore the creation/expansion of design guidelines for developments along Highway 151 to support increased connectivity and orientation of buildings that support mixed-use or better integrated developments but still allow for flexibility to address security concerns.
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Recommendation #4
Provide opportunities for smaller scale, multi-tenant office and employment spaces and buildings to allow for a wider variety of types and sizes of businesses to locate in the plan area.Strategy #1
Proactively interact with area businesses, developers, and property owners to identify opportunities for the development of multi-tenant office buildings by helping developers identify potential tenants for multi-tenant projects; encouraging large businesses and users to include additional rentable space within large campuses; and working to attract flexible workspace and co-working companies to the plan area.
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