Plan Framework
Land Use
Introduction
The Highway 151 and Loop 1604 Area Regional Center land use plan supports the SA Tomorrow Comprehensive Plan, Multimodal Transportation Plan, and Sustainability Plan, it also draws on recommendations from the SA Corridors Strategic Framework Plan and implements the Vision, Goals, and Plan Framework for the Highway 151 and Loop 1604 area. The Future Land Use Plan encourages growth and increased density at various scales in mixed-use centers and focus areas and along key transit and community corridors.
In order to achieve the vision and goals of this Regional Center Plan, a comprehensive future land use map must be adopted to designate where future housing growth, commercial activity, and other uses will be located in the area. As shown in the map, the Highway 151 and Loop 1604 Area will continue to accommodate robust commercial activity, while also allowing for more mixed-use and respecting established single-family neighborhoods. Due to the significant amount of vacant land in this area, there is considerable opportunity to focus new development in appropriate places while also encouraging the creation of future opportunities for parks, trails, or open space in order to maintain the natural feel.
The following sections describe the general future land use patterns of the Highway 151 and Loop 1604 Area. Recommendations for implementing the land use plan follow, and the full catalogue of land use categories (including descriptions and allowable zoning districts) adopted in the Unified Development Code (UDC) are found at the end of this section.
Residential Areas
In shades of yellow are the existing single-family neighborhoods. Within this Regional Center, these neighborhoods are designated Residential Estate, Low Density Residential, or Urban Low Density Residential based on their existing zoning, and how that aligns with the adopted future land use categories. The lowest density category, Residential Estate, designates the majority of the North San Antonio Hills Neighborhood. The second lowest density category, Low Density Residential, designates Oak Creek, Stonegate Hill, Westover Valley, Estates at Westover Hills, Creekside (south of Culebra Creek), Mirabella, and small portions of the North San Antonio Hills Neighborhood. Based on existing zoning, Urban Low Density Residential designates single family homes north of Culebra Creek in the Creekside Neighborhood. These land uses are not intended to change, and instead are designed to be preserved by this land use plan.
The areas in shades of darker orange represent existing multi-family development that has recently occurred in the area, and are designated the categories of Medium Density Residential and High Density Residential. Areas of possible future multi-family development are designated as mixed-use, to allow for more flexibility. Based on recent market activity and rezoning in this area, multi-family development is expected to increase. This is aligned with the SA Tomorrow Comprehensive Plan’s goals to focus new housing growth within our regional centers. To accommodate this expected growth in housing, portions of the area have been designated as varying types of mixed-use, in shades of purple. Currently, most of these areas only allow commercial development, but with a mixed-use designation they will also allow for residential development, which is in accordance with observed recent rezonings and market activity. Mixed residential and commercial areas are discussed in more detail in the following section.
Mixed-Use Centers and Corridors
In shades of purple throughout the map, the plan designates specific areas for both residential and commercial activity. This could mean that future development may have “vertical mixed use” – where the ground floor might be commercial with residential above – or “horizontal mixed use” – where one building on the parcel might be purely residential, and another might be purely commercial. These mixed-use areas are intended to allow for flexibility in development, and encourage more space where people can live, work, and play. The highest intensity of use is the Regional Mixed-Use category (darkest purple), followed by Urban Mixed-Use (middle purple), and Neighborhood Mixed-Use (lightest purple).
Regional Mixed-Use
In the future, this area would like to have more options where people may park once, or take transit, to mixed-use destinations where there may be shops, apartments, or other activities. This type of development can occur in areas designated Regional Mixed-Use. The vacant parcels at the intersection of Wiseman Boulevard and Highway 151 was highlighted as a key area for this kind of activity both because of its proximity to Northwest Vista College, and its potential to be considered as a future transit hub location for VIA Transit.
Regional Mixed-Use has also been designated for SeaWorld and the Hyatt Hill Country, due to their existing special district zoning of Entertainment District (ED). The vacant parcels between these major anchor institutions could also see related development, and has seen recent multi-family development in recent years. For this reason, these parcels are also designated as Regional Mixed-Use to allow for higher density residential and/or commercial development. Regional Mixed-Use is an appropriate density for these areas due to their proximity to Highway 151, existing residential and commercial development, as well as their current zoning of C-3.
Urban Mixed-Use
Urban Mixed-Use areas will also allow for both commercial and residential development, but at lower densities than Regional Mixed-Use areas. These have been identified along Culebra Road, Rogers Road, North Ellison Drive, and Westover Hills Boulevard. Many of these parcels are vacant, and designating them as Urban Mixed-Use can help create a transition between existing commercial areas and more residential areas.
Neighborhood Mixed-Use
The lowest density category of mixed-use, Neighborhood Mixed-Use, also allows for both residential and commercial, but helps “step down” the intensity of use toward more residential areas. This has been identified along Rogers Road toward the Mountain View Acres Neighborhood.
Commercial Areas
While many portions of the Highway 151 and Loop 1604 Area are designated as mixed-use to allow for both commercial and residential development, certain portions of the area are desired as strictly commercial. These areas are either already developed and not expected to change in the near future, or are fronting Loop 1604 and may be best-suited for commercial development.
Two categories of commercial are designated in the area: Regional Commercial (higher density) and Community Commercial (lower density). Regional Commercial areas include the major shopping node at Loop 1604 and Culebra Road, which includes the Alamo Ranch Shopping Plaza among other major stores and restaurants. Additional Regional Commercial is designated along both Loop 1604 and Culebra Road. Community Commercial is designated as a buffer to more residential areas, to allow a step down of uses away from major intersections. An example of this is the commercial area along 1604 near the intersection with W. Military Drive. The properties at the intersection are designated Regional Commercial, and the properties between 1604 and residential neighborhoods are designated Community Commercial.
Employment Areas
In teal, the Business/Innovation Mixed-Use areas are intended to allow for many of the existing industries in this area to continue to locate here in the future, and to allow for both light manufacturing and commercial activity. By designating these uses, we can attempt to create a specialized economic hub in the area. Major employers have considerable corporate campuses within this Regional Center, in addition to anchor institutions such as Northwest Vista College, Christus Santa Rosa Hospital Westover Hills, and a forthcoming Methodist Hospital. Several companies such as Microsoft and Valero have located data centers in the area, and other companies such as Capital Group and Kohl’s have their call center operations located here. Additionally, high-tech manufacturers such as Joyson Safety Systems and TowerJazz have their operations here. These types of uses are expected to increase in the area due to its robust electrical and fiber internet infrastructure. The Business/Innovation Mixed-Use areas on the map identify existing both uses of this sort, and also highlight areas where this type of activity can be desirable in the future.
Parks and Open Space
Notably, no land is allocated for Parks/Open Space within this Regional Center. While there are plans to expand the Leon Creek Greenway through Culebra Creek, at the northern border of the Regional Center, the future land use plan cannot designate an area as a park unless it is currently operated as such by the City of San Antonio Parks and Recreation Department. For this reason, city-owned land along Culebra Creek is currently designated as City/State/Federal Government. These properties, and other privately-owned properties throughout the area, are located within the floodplain. Perhaps there is a future opportunity for parks and open space in these flood-prone areas that cannot have commercial or residential developments.
Recommendation #1
Preserve and enhance the character and identity of established neighborhoods.Land use patterns for the Highway 151 and Loop 1604 Area Regional Center preserve the character of established neighborhoods by providing exclusive low-density residential designations in appropriate areas; by concentrating higher intensity uses in designated areas and along major area roadways; and through the use of intermediate-intensity land uses as buffers and transitions between more active areas and residential areas.
Recommendation #2
Encourage efficient density patterns with commercial and mixed-use development at appropriate scales.Mixed-use development is preferred in areas where higher density residential or commercial already exists, or in designated areas near major intersections or transit opportunities. Encourage higher capacity commercial, business, and mixed-uses along highways and major arterials, while designating more local-serving uses to streets nearer to neighborhoods. High density residential development should be encouraged in this Regional Center. High density residential and vertical mixed-use projects are appropriate for areas with land use designations of Urban Mixed-Use, Regional Mixed-Use and High Density Residential. In areas designated as Regional Mixed-Use, trip generation will likely be high, therefore transit-supportive uses and transit-oriented development will help to alleviate traffic problems.
Recommendation #3
Increase the amount of public park land, open spaces, and recreational areas.While no land is currently allocated for parks and open space within the Highway 151 and Loop 1604 area, there could be future opportunities for open space based on the complicated topography in the area and considerable floodplain coverage of vacant sites. There are plans to expand the Leon Creek Greenway through Culebra Creek, at the northern border of the plan area. Other similar natural assets that are difficult to build on could be utilized for open spaces, trails or park land.
Future Land Use Categories
As described above, the Highway 151 and Loop 1604 Area Regional Center includes a range of land use designations that represent the unique character of the area, while encouraging and supporting development patterns that reflect the goals of the SA Tomorrow Comprehensive Plan and the preferences of the Highway 151 and Loop 1604 Area community stakeholders. Listed below is the full list of land use categories adopted by City Council into the Unified Development Code (UDC), Chapter 35, on October 11, 2018. Each category listed includes a description, general guidance on where the land use designation is most appropriate, and a list of allowable zoning districts.
Residential Estate
Residential Estate includes large lot single-family detached houses on individual estate-sized lots or in conservation subdivisions. This form of development should be located away from major arterials, and can include certain nonresidential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access. Permitted zoning districts: FR, R-20, RE, and RP.
Typical densities in this land use category would be up to 2 dwelling units per acre.
Low Density Residential
Low Density Residential includes single-family detached houses on individual lots, including manufactured and modular homes. This form of development should not typically be located adjacent to major arterials. This land use category can include certain nonresidential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access. Permitted zoning districts: R-4, R-5, R-6, NP-8, NP-10, and NP-15.
Typical densities in this land use category would range from 3 to 12 dwelling units per acre. IDZ and PUD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Urban Low Density Residential
Urban Low Density Residential includes a range of housing types including single-family attached and detached houses on individual lots, small lot residences, duplexes, triplexes, fourplexes, cottage homes, manufactured homes, low-rise garden- style apartments, and manufactured home parks. This land use category may also accommodate small scale retail and service uses that are intended to support the adjacent residential uses. Other nonresidential uses, including, but not limited to, schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy accessibility. Permitted zoning districts: R-3, R-4, R-5, R-6, RM-5, RM-6, MF-18, MH, MHC, MHP, and NC.
Typical densities in this land use category would range from 7 to 18 dwelling units per acre.
IDZ, PUD, MXD, and TOD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Medium Density Residential
Medium Density Residential accommodates a range of housing types including single-family attached and detached houses on individual lots, manufactured and modular homes, duplexes, triplexes, fourplexes, and low-rise, garden-style apartments with more than four (4) dwelling units per building. Cottage homes and very small lot single-family houses are also appropriate within this land use category. Higher density multi-family uses, where practical, should be located in proximity to transit facilities. Certain nonresidential uses, including, but not limited to, schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy accessibility. Permitted zoning districts: R-3, R-4, RM-4, RM-5, RM-6, MF-18, MF-25, MF-33, MH, MHC, and MHP.
Typical densities in this land use category would range from 13 to 33 dwelling units per acre.
IDZ, PUD, MXD, and TOD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
High Density Residential
High Density Residential includes low-rise to mid-rise buildings with four (4) or more dwelling units in each. High density residential provides for compact development including apartments, condominiums, and assisted living facilities. This form of development is typically located along or near major arterials or collectors. High density multi-family uses should be located in close proximity to transit facilities. Certain nonresidential uses, including, but not limited to schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy accessibility. This classification may be used as a transitional buffer between lower density residential uses and nonresidential uses. High density residential uses should be located in a manner that does not route traffic through lower-density residential uses. Permitted zoning districts: RM-4, MF-25, MF-33, MF-40, MF-50, MF-65, MH, MHC, and MHP.
Typical densities in this land use category would range from 25 to 50 dwelling units per acre.
IDZ, PUD, MXD, and TOD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Neighborhood Commercial
Neighborhood Commercial includes smaller intensity commercial uses such as small-scale retail or offices, professional services, and convenience retail and services that are intended to support the adjacent residential uses. Neighborhood commercial uses should be located within walking distance of neighborhood residential areas. Special consideration should be given to pedestrian and bicycle facilities that connect neighborhoods to commercial nodes. Permitted zoning districts: O-1, NC, and C-1.
IDZ, PUD, MXD, TOD, and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Community Commercial
Community Commercial includes offices, professional services, and retail uses that are accessible to bicyclists and pedestrians and linked to transit facilities. This form of development should be located in proximity to major intersections or where an existing commercial area has been established. Community commercial uses are intended to support multiple neighborhoods, have a larger market draw than neighborhood commercial uses, and attract patrons from the neighboring residential areas. All off-street parking and loading areas adjacent to residential uses should include landscape buffers, lighting and signage controls. Examples of community commercial uses include, but are not limited to, cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops and medical clinics. Permitted zoning districts: O-1.5, NC, C-1, and C-2.
IDZ, PUD, MXD, TOD, and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Regional Commercial
Regional Commercial includes high intensity uses that draw customers from both adjacent communities as well as the larger metropolitan region. Regional commercial uses are typically located in general proximity to nodes along expressways or major arterial roadways and incorporate high-capacity transit facilities. Regional Commercial uses should incorporate well-defined entrances, shared internal circulation, limited curb cuts to expressways and arterial streets, sidewalks and shade trees in parking lots, landscaping between the parking lots and roadways, and well- designed monument signage. Examples of regional commercial uses include, but are not limited to, movie theaters, plant nurseries, automotive repair shops, fitness centers, home improvement centers, hotels and motels, mid- to high-rise office buildings, and automobile dealerships. Permitted zoning districts: O-1.5, O-2, C- 2, C-3, L, and BP.
IDZ, PUD, MXD, TOD and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Neighborhood Mixed-Use
Neighborhood Mixed-Use contains a mix of residential, commercial, and institutional uses at a neighborhood scale. Within mixed-use buildings, residential units located above first floor are encouraged. Typical first floor uses include, but are not limited to, small office spaces, professional services, and small-scale retail establishments and restaurants. The mix of uses may be vertically or horizontally distributed, and there is no requirement that a single building contain more than one use. Live/work housing options are permissible in Neighborhood Mixed-Use area to ensure access to housing options and services within close proximity for the local workforce. Where practical, buildings are situated close to the public right-of-way, and parking is located behind buildings. Parking requirements may be minimized using a variety of creative methods, such as shared or cooperative parking agreements, to maximize land available for housing and community services. Pedestrian spaces are encouraged to include lighting and signage, and streetscaping should be scaled for pedestrians, cyclists, and vehicles. Properties classified as Neighborhood Mixed-Use should be located in close proximity to transit facilities. Permitted zoning districts: RM-4, RM-5, RM-6, MF-18, O-1, NC, C-1, MH, MHC, MHP, FBZD, AE-1, and AE-2.
IDZ, PUD, MXD, TOD and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Urban Mixed-Use
Urban Mixed-Use contains a mix of residential, commercial, and institutional uses at a medium level of intensity. Urban Mixed-Use development is typically larger-scale than Neighborhood Mixed-Use and smaller-scale than Regional Mixed-Use, although many of the allowable uses could be the same in all three categories. Building footprints may be block-scale, but could be smaller depending on block configuration and overall development density. Typical first floor uses include, but are not limited to, professional services, offices, institutional uses, restaurants, and retail including grocery stores. The mix of uses may be vertically or horizontally distributed, and there is no requirement that a single building contain more than one use. Live/work housing options are permissible in Urban Mixed-Use areas to ensure access to housing options and services within close proximity for the local workforce. Structured parking is encouraged in Urban Mixed-Use category, but is not required. Parking requirements may be satisfied through shared or cooperative parking agreements, which could include off-site garages or lots. The Urban Mixed-Use category should be located in proximity to transit facilities. Permitted zoning districts: RM-4, RM-5, RM-6, MF-18, MF-25, MF-33, MF-40, O-1, O-1.5, C-1, C-2, MH, MHP, MHC, FBZD, AE-1, AE-2, AE-3, and AE-4.
IDZ, PUD, MXD, TOD and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Regional Mixed-Use
Regional Mixed Use contains residential, commercial and institutional uses at high densities. Regional Mixed-Use developments are typically located within regional centers and in close proximity to transit facilities, where mid-rise to high-rise buildings would be appropriate. Typical lower floor uses include, but are not limited to, offices, professional services, institutional uses, restaurants, and retail including grocery stores. The mix of uses may be vertically or horizontally distributed, and there is no requirement that a single building contain more than one use. Live/work housing options are permissible in Regional Mixed-Use areas to ensure access to housing options and services within close proximity for the local workforce. Where feasible, development is ideally built at the block scale, with minimum building setbacks. Parking requirements may be satisfied through shared or cooperative parking agreements, which can include off-site garages or lots. If parking requirements are satisfied on-site, structured parking is encouraged. Pedestrian spaces are encouraged to be generous in width and lighting, with streetscaping and signage scaled to pedestrians. Regional Mixed-Use projects encourage incorporation of transit facilities into development. Permitted zoning districts: MF-33, MF-40, MF-50, MF-65, O-1.5, O-2, C-2, C-3, D, ED, FBZD, AE-1, AE-2, AE-3, and AE-4.
IDZ, PUD, MXD, TOD and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Employment/Flex Mixed-Use
Employment/Flex Mixed-Use provides a flexible live/work environment with an urban mix of residential and light service industrial uses. Uses include smaller-scale office, retail, art studio warehouses, art-oriented fabrication, creative businesses and work spaces, and cottage industrial and fabrication uses. Adaptive uses of vacant or underutilized structures are encouraged to provide residential urban infill and appropriate employment opportunities within or in close proximity to neighborhoods. Buildings have a smaller footprint and can closely resemble campus-like development across multiple sites or with several multi-functioning buildings on one site. Permitted zoning districts: RM-4, MF-18, MF-25, MF-33, O-1, O-1.5, C-1, C-2, L, AE-1, AE-2, AE-3, and AE-4.
IDZ, PUD, MXD, TOD and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Business/Innovation Mixed-Use
Business/Innovation Mixed-Use accommodates industrial uses with office, commercial, and residential uses, all within a cohesive setting, on a larger scale and within larger footprints than the Employment/Flex Mixed-Use category. Industrial arts workshops, high tech fabrication, processing and assembly, and other industrial uses are permitted, in addition to commercial uses. Vocational training, technological learning centers, medical campuses, and research/development institutions are also appropriate for these spaces. Additional environmental performance standards should be employed for properties designated as Business/Innovation Mixed-Use, such as hours of activity, loading, noise levels and lighting, to ensure that the intensity of the industrially oriented uses is comparable to that of the other non-residential uses. The mix of uses may be either vertically or horizontally distributed. Live/work housing options are permissible in Business/Innovation Mixed Use areas to ensure access to housing options and services within close proximity of business innovation areas for the local-workforce. Business/Innovation mixed use should incorporate transit and bicycle facilities to serve the training and employment base. Permitted zoning districts: RM-4, MF-18, MF-25, O-1.5, O-2, C-2, C-3, L, I-1, MI-1, BP, AE-1, AE-2, AE-3, and AE-4.
IDZ, PUD, MXD, TOD and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Light Industrial
Light Industrial includes a mix of manufacturing uses, business park, and limited retail/service uses that serve the industrial uses. Industrial uses should be screened and buffered from adjoining non-industrial uses. Any outside storage should be under a roof and screened from public view. Examples of light industrial uses include drug laboratories, furniture wholesalers, lumberyards, food production, and warehousing. Permitted zoning districts: L, I-1, MI-1, and BP.
IDZ, TOD, and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Heavy Industrial
Heavy Industrial includes heavy manufacturing, processing and fabricating businesses. Heavy industrial uses shall be concentrated at arterials, expressways, and railroad lines. This category is not compatible with neighborhood-scaled categories or those that permit residential zoning. Heavy Industrial should be separated from non-industrial uses by an allowable land use or a significant buffer. Examples of heavy industrial uses include auto manufacturing, battery manufacturing, and petro chemical bulk storage. Permitted zoning districts: I-1, I-2, MI-1, MI-2, QD, and SGD.
Agricultural
Agricultural includes crop agriculture, ranching, and related agribusiness practices. Single-family detached houses and detached accessory dwelling units are permitted on agricultural and ranch lands at very low densities or in conservation subdivisions that will not interfere with agricultural operations. Limited commercial uses directly serving agricultural and ranching uses, such as farmers markets, nurseries, stables, bed and breakfasts are permitted. To maintain scenic qualities, natural vegetative buffers, deeper setbacks, increased signage control, earthen drainage channels, and more restrictive access management standards are desired along major scenic corridors. Floodplain protection and buffer zones along creeks and rivers are instrumental in retaining rural character. Permitted zoning districts: RP and FR.
Parks/Open Space
Parks/Open Space may include, but is not limited to, large, linear, or unimproved land where conservation is promoted, and development is not encouraged due to the presence of topographic constraints or institutional uses on the site. Parks/Open Space may include utility corridors and public or private land uses that encourage outdoor passive or active recreation. Examples include city owned and/or operated pocket, regional, or linear parks, as well as private parks associated with subdivisions and neighborhood associations.
City/State/Federal Government
City/State/Federal Government includes areas owned and operated by a federal, state, or city agency. Examples may include government offices, public service facilities such as libraries and police stations, military bases, state colleges, and federal courts. This category does not apply to properties owned by a public agency but leased to and operated by another party.