Implementation

Oversee large area rezoning efforts, especially in areas where current zoning districts are not allowable under land uses designated by the Brooks Area Regional Center Plan. Predominantly residential areas designated Low Density Residential and Urban Low Density Residential should be prioritized for such rezoning cases.

Oversee large area rezoning that facilitates implementation of mixed-use focus areas, corridor revitalizations, and VIA Primo or Rapid Transit station areas where existing zoning is not allowed in or does not support designated land uses or the community vision.

Support property owner-initiated rezoning of parcels located in focus areas or revitalization corridors identified by the Brooks 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. The Planning Department should develop a rapid response program to assist property owners with obtaining the necessary land use and zoning entitlements should a proposed project support the goals of the plan.

Develop new, mixed-use zoning districts tailored to implementing the mixed-use land use categories adopted into the UDC, including Neighborhood Mixed-Use, Urban Mixed-Use, Regional Mixed-Use, Employment/Flex Mixed-Use, and Business/Innovation Mixed-Use.

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.

The Planning Department should work with relevant City departments and community and private stakeholders to evaluate and update as needed tree preservation, stormwater, and parking ordinances for their impact on development patterns and urban form, particularly in SA Tomorrow designated focus areas, revitalization corridors, and VIA station areas.

Updates to the San Antonio Fee Waiver Program and CCHIP should facilitate consideration of SA Tomorrow focus areas, revitalization corridors, and VIA Primo and Rapid Transit station areas as designated target areas within these incentive programs.

Research and evaluate innovative mechanisms and programs that would ensure that stormwater fee in lieu of funds are reinvested in the Brooks Area Regional Center.

Pursue tools and options ‒ including conservation easements ‒ for permanently protecting sensitive lands and natural resources such as tree canopy, especially within stream buffers and in, and adjacent to, floodplains.

Regularly review land use and strategic plans with Brooks Development Authority and developers of large parcels disposed by the State Hospital to help identify policy, land use, and zoning changes necessary to facilitate desired developments that also fulfill SA Tomorrow goals.

Apply mixed-use land use designations in Focus Areas to ensure residential, commercial, and recreation uses will be developed in close proximity to one another.

Engage City staff from Parks and Recreation and Arts and Culture departments in planning decisions and development review to ensure appropriate siting, design and programming of public spaces in mixed-use centers.

Ensure streetscape, sidewalk, and transit infrastructure improvements are undertaken before or during construction of new focus area projects.

Develop and implement multimodal and transit plans throughout the Brooks Area Regional Center, prioritizing projects in the Focus Area.

Site taller buildings at intersections along mixed-use corridors and in other locations where they will minimally impact single-family homes.

Gradually decrease height and density of new buildings and developments as they transition towards single-family neighborhoods.

Enhance and expand public parks and open spaces, targeting underserved areas within the Brooks Area.

Use site design strategies for large projects, such as clustered subdivisions with a grid street pattern when possible, that maximize open space and land preservation within large-scale developments. Large-scale developments should also be walkable and human-scaled.

Pursue tools and options ‒ including conservation easements ‒ for permanently protecting sensitive lands and natural resources in redeveloping focus areas such as tree canopy, especially within stream buffers and in, and adjacent to, floodplains.

Continue evaluating and implementing proven strategies and best practices improvements, potentially including traffic calming and Complete Streets principles, which improve pedestrian, bicycle, and traffic safety and help achieve San Antonio’s Vision Zero goals. Highest priority areas are the identified Severe Pedestrian Injury Areas (SPIAs):

• Gevers Street from Fair Avenue to Minnetonka Street;
• Pecan Valley Drive from Goliad Road to Dollarhide Avenue; and
• Southeast Military Drive from City Base Landing to Goliad Road.

Additional analysis of pedestrian, bicycle, and vehicle crash data, along with community input, also identified as priorities the following:

• The intersection of Hot Wells Boulevard and South New Braunfels Avenue;
• Goliad Road from Southeast Military Drive to Pecan Valley Drive;
• City Base Landing from Southeast Military Drive to Research Plaza; and
• Southeast Military Drive from South Presa Street to Kennedy Hill Drive.

Coordination with bond projects, regular Improvement Management Plan (IMP) projects, and partner agencies such as TxDOT is encouraged.

Apply proven strategies to improve pedestrian and bicycle safety when redeveloping intersections and roadway segments throughout the Brooks 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. Southeast Military Drive and Goliad Road are priorities for this strategy.

Incorporate streetscape improvement best practices that include landscaping and shade elements, green infrastructure, public art, and other features that improve pedestrian and bicycle safety and comfort. Conduct Complete Streets studies and focus priority investments on key corridors that will have higher volumes from all modes of mobility as the Brooks Area grows and develops, in particular:

• Presa Street (ongoing Bond project),
• Hot Wells Boulevard,
• Kashmuir Place,
• Goliad Road, and
• Southeast Military Drive.

Develop trail connections to the Greenline, the Mission Reach, Pytel Park, and Salado Creek. Work with partners including CPS energy to develop a design manual with implementable strategies that identifies rights-of-way and easements that could create east-west multi-use trails through the Brooks Area, as well as access to/from Salado Creek, and construct new access points

Complete the bicycle and sidewalk network by implementing priority projects and adding facilities as streets are repaved or reconstructed. Based on input from the Brooks Area Regional Center Planning Team and other community stakeholders, priority improvements should include implementing bicycle routes along Pecan Valley Drive, Asylum Creek, Corpus Christi Highway, and streets through the Brooks campus, or parallel routes that would provide comparable connectivity for people who want to travel by bicycle.

Designate target areas, including Mission Trail Baptist Hospital, Brooks Development Authority, and the State Hospital to provide pedestrian, bicycle, transit, and where appropriate, vehicular connections through large parcels (especially east-west connections). The Planning and Development Services departments should work with property owners during redevelopment of parcels to designate easements or other right of way opportunities.

Improve crossings, access and connectivity to the Greenline and other pedestrian and bicycle paths, including new trails or on-road infrastructure, including where the Greenline intersects with Southeast Military Drive, South New Braunfels Avenue, Goliad Road.

Prioritize multimodal improvements and connections along major corridors in the study area, (including non-motorized and transit facilities) to reduce demand for vehicular travel. Key roadways for application of this strategy include Goliad Road, South New Braunfels Avenue, and Southeast Military Drive.

Seek funding for, and work with TCI, TxDOT, and other partners on a Corridor Plan for Southeast Military Drive.

For properties requesting incentives from the City for redevelopment, require site design that promotes more opportunities for vehicles to ‘park once’, enabling people to reach multiple destinations on foot after parking, thereby reducing vehicle trips. The application of this strategy should apply to all areas designated as Urban Mixed-Use or Regional Mixed-Use in the Brooks Area Regional Center Plan Future Land Use Plan.

As large parcels develop or redevelop, ensure future freight and delivery vehicle access needs are accounted for in site planning and road design, allowing freight and delivery vehicles to travel, turn, and park in appropriate areas.

While all transit service requires adequate pedestrian and bike connections, first/last mile improvements should be prioritized on VIA Primo, Rapid Transit Corridors, and at the Brooks Transit Center. Investments should also be made on connecting side streets that provide access to these transit corridors. Amenities like shade, seating, and safety lighting, as well as placemaking initiatives, simultaneously promote access to transit by creating inviting, quality public space at stations.

When VIA Rapid Transit Corridor Stations are designated, the Planning Department should complete studies determining the application of TOD zoning, and 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; 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.

Add or enhance pedestrian crossings along major thoroughfares throughout the Brooks Area.

• Prioritize crossings of South Presa Street, South New Braunfels Avenue, I-37, Goliad Road, Hot Wells Boulevard, Southeast Military Drive, and Juniper Street.
• Prioritize crossings in close proximity to schools, libraries, parks and trails.

Calm traffic in select areas including:

• Neighborhood nodes and main streets;
• School zones; and
• Near parks and open spaces.

Improve corridors to include separated sidewalks with street trees, landscaping, furnishings and other amenities.

• Prioritize improvements along South Presa Street, South New Braunfels Avenue, Goliad Road and Southeast Military Drive.

Enhance existing parks with updated and new amenities and features.

• Ensure all existing and new parks meet ADA standards for accessible and universal design.
• Provide additional active and passive park features such as benches, sports fields, and off-leash areas for dogs in existing parks.
• Provide additional shaded picnic areas and play areas in existing parks.

Provide new open space as part of public and private investments in the Brooks Area Regional Center.

• Require the dedication of land for parks and open space as part of new development.
• Use unimproved right-of-way, remnant parcels and underutilized City-owned property to create parks and open space.
• Partner with other public agencies to help program underutilized parcels they may own.
• Identify locations for stormwater parks in site designs for parks and trail systems.

Explore opportunities for recreational amenities within the public rights-of-way.

• Develop multi-use paths within the public right-of-way where feasible.
• Include landscaping, recreational amenities and other features in streetscape design and construction.

Develop a system to catalogue, market and promote privately-owned public spaces.

• Work with the development community to establish parameters for privately-owned public spaces.
• Establish a system of bonuses for entitlements in return for community benefits such as the provision of publicly available open spaces.
• Identify available space that is available by donation or purchase.

Integrate separated sidewalks and street trees in all new thoroughfare designs. Update street design standards to improve pedestrian environment requirements along major thoroughfares.

• Fund street trees and landscaping for new streetscapes.

Establish guidelines for removal of existing trees during new development and redevelopment, with a particular emphasis on protecting the tree canopy within stream buffers and in, and adjacent to, floodplains.

Require planting of new trees when properties are developed or redeveloped.

Identify locations for community gardens and work with the community to establish a volunteer program to manage them.

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 Brooks Area cooperative.

Establish a farmers’ market in the Brooks 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 Brooks Area farmers’ market.
• Develop a plaza space that is designed to host the Brooks Area farmers’ market.

Implement catalytic projects identified in this plan.

• Work with Transportation and Capital Improvements (TCI) Department to program portions of catalytic projects as part of the Infrastructure Management Plan (IMP) and as candidates for future bond projects.
• Seek grant funding to implement catalytic projects.
• Establish partnerships to implement catalytic projects.

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

• 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 the State Hospital, potential buyers and developers to facilitate the sale and development of surplus parcels.

Provide planning and design guidance to site owners and developers to ensure consistency with the Brooks Area Regional Center Plan, including:

• Evaluating potential impacts on the surrounding neighborhood;
• Developing a site plan that preserves green space, water quality, and encourages outdoor recreation;
• Encouraging thoughtful site design;
• Supporting an appropriate mix of land uses and community amenities; and
• Consult the SA Parks System Plan when devising site plans.

Implement relevant recommendations and strategies in the Focus Area and Mobility plan elements to support the transformation of surplus State Hospital land.

Identify priorities for the revitalization plan.

• Use stakeholder input to shape the scope of work for the revitalization plan.
• Consult with City staff from the Northeast Corridor Revitalization Project to carry forward lessons learned and replicate successes from that project.
• Identify “quick wins” and short-term projects that can be implemented in the near term, before the plan is complete.

Secure funding and resources to complete the Goliad Road Revitalization Plan.

• Identify resources needed to supplement City staff and engage partners and consultants as needed.

Ensure the Goliad Road Revitalization Plan reflects Brooks Area planning input. Specifically, the plan should consider:

• Traffic-calming measures appropriate for the average daily volume of vehicles on Goliad Road;
• Operations, geometry and signalization at the intersection of Hot Wells Boulevard and Goliad Road to develop options for pedestrian and bicycle safety;
• New public open spaces or plazas that can be used for markets, community events, and other programming;
• Stormwater management techniques, low-impact development, and green infrastructure;
• Support for neighborhood-serving commercial uses;
• Shaded and/or sheltered transit stops;
• Streetscape improvements that include and/or allow for public art; and
• Prioritization of pedestrian and bicyclist infrastructure, including additional and improved pedestrian crosswalks and on-street bike lanes;

Proactively market existing homeowner assistance programs, such as the minor repairs program and home buyer down payment assistance program, through the city’s neighborhood associations to raise awareness of these programs.

Implement mechanisms and tools‒including those that may emerge from implementation of the 2018 Housing Policy Framework‒ that reduce negative impacts (including displacement) of significant increases in property values on homeowners by mitigating property tax increases and other impacts of escalating property values for lower-income homeowners or owners on fixed incomes.

Incentivize and remove barriers to the development of medium- and high-density for-sale housing units at Brooks and in other Brooks Area focus areas and mixed-use corridors.

Promote economic stabilization of neighborhood households by increasing awareness and education among homeowners about options such as Accessory Dwelling Units (ADUs) that can supplement household income (and thus improve ability to afford continued home ownership) and also support incremental and moderate increases in affordable residential density. Remove barriers and evaluate City codes related to ADUs to make them a more attractive option for housing.

Incentivize rental and for sale medium- and high-density housing development within walkable, mixed-use environments. Designated focus areas (such as the State Hospital and Brooks) and mixed-use corridors have been identified as the most appropriate areas in the Brooks Area Regional Center for this type of development. City staff should work with developers to create incentives that result in developments that are financially feasible and meet the goals of the SA Tomorrow Comprehensive Plan.

Convene a roundtable of housing providers to develop strategies to encourage investment in the development of medium and higher density housing (preferably in mixed-use and mixed-income developments) near VIA Primo and Rapid Transit stations to provide diverse housing options near the area’s best transit opportunities.

Identify opportunity sites for both existing and new residential neighborhoods to accommodate additional housing by allowing for smaller lots, accessory dwelling units and middle-density housing types (e.g. duplex, townhomes) where appropriate, particularly in areas of transition between established low-density residential neighborhoods and higher density neighborhoods.

Create a neighborhood infill, middle-density housing development toolkit to encourage these new “missing middle” housing types in the Brooks Area. The toolkit could be used by City staff and neighborhood advocates when working with property owners and developers.

Discourage single-use development (i.e. strictly commercial zoning) along transit corridors, especially at intersections that could provide an opportunity for future mixed-use development. Incentives and support for new development along corridors should go to mixed-use developments that are designed to support future transit investments and good urban form.

Target creation of affordable housing units within the Brooks campus through partnership with the Brooks Development Authority to attract mixed-income residential single-family and multifamily developments using affordable housing financing tools including low-income housing tax credits, private activity bonds, public facility corporations, Brooks-City Base Tax Increment Reinvestment Zone (#16), and the City’s Neighborhood Improvements Bond.

Develop a set of incentives to encourage development of affordable housing units in regional centers through the use of the San Antonio Fee Waiver Program financial incentives, and through regulatory incentives such as density and height bonuses and parking reductions.

Work with the San Antonio State Hospital and prospective buyers/developers to incorporate the inclusion of affordable rental and ownership units within areas sold for development.

Proactively identify development sites to purchase for future affordable housing development in focus areas and along mixed-use corridors through the use of a community land trust, and through partnership with San Antonio Housing Authority and other non-profit housing partners.

Develop a citywide program to incentivize the preservation of existing affordable housing projects that are near the end of their required affordability term, with a prioritization of projects in regional center focus areas, mixed-use corridors, and near VIA transit stations.

As the programs, funding sources, and policies recommended in San Antonio’s Housing Policy Framework are established, support their use and implementation in the Brooks Area Regional Center.

Establish walkable, mixed-use centers within Focus Areas and along Mixed-Use Corridors identified on the Plan Framework Diagram.

Incentivize the development of office space and collaborative workspaces within Focus Areas.

Promote the proximity of Stinson Municipal Airport to prospective employers and improve connectivity and wayfinding between the Brooks Area and Stinson.

Increase recreation areas and amenities that support formal and informal play throughout the Regional Center, with a particular emphasis on designated Focus Areas. Focus also on improving safe and comfortable access to these areas, including enhanced connectivity to the San Antonio River and future Salado Creek Trail extensions.

Continue to invest in attractions and amenities that will appeal to a range of users including younger, creative, and technical workers who may be attracted to the area’s target industries. Unique, local restaurants; increased multimodal connectivity; more diverse entertainment options; and services such as childcare will help attract a more diverse workforce and offer desired amenities to existing residents and workers.

Develop a consistent business attraction message and approach specific to the Brooks Area Regional Center.

Continue the use of existing and expanded use of public financing tools and incentives to attract target industry employers for the Brooks Area, including incentives that tie workforce training to incentives, use of public financing and improvement district tools outside of the Brooks campus, and promotion of incentives/tools (e.g., enterprise zone incentives) that are available for use in the Brooks Area.

Create a business incubation, accelerator and/or co-working center to support small business creation within the Brooks Area.

Promote and expand the availability of resources to support small business creation through the City’s existing efforts and in partnership with area economic and community entities.

Create regular networking events for area employers, workers, and educators.

Attract vocational workforce education providers to the Brooks Area with training and education relevant to Brooks Area Regional Center target industries.

Identify potential ways to provide future job training and/or mentoring to area high school students.