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Implementation

Sub-Area Planning

Sub-Area Plans

Sub-Area Plans are intended to provide a more coordinated, efficient and effective structure for neighborhood planning. Existing and future neighborhood planning will be integrated into the planning for regional centers and community planning areas. Neighborhoods will become integral sub-geographies of these sub-areas while also receiving special attention through chapters and/or sections reflecting specific opportunities, challenges, recommendations and priorities from each participating neighborhood. Neighborhood and community plans should be respected, as appropriate, as they are integrated into the sub-area plans. Following are the three categories of Sub-Area Plans which include: Regional Center Plans; Corridor Plans; and Community Plans.

REGIONAL CENTER PLANS

This section begins with an overview and definition of regional center parameters, followed by explanations of the planning process and the criteria used to prioritize regional center plans. Next, analysis that categorizes centers based on their development maturity and identifies the appropriate planning emphasis and techniques for each is presented. Finally, the major components of a regional center plan are outlined.

Overview

Regional centers are the major activity and employment centers in San Antonio. They are areas where the city will capture the expected new job growth and housing development over the next 20 to 30 years. To absorb and leverage this growth successfully, coordinated land use plans are needed for these regional centers that identify areas of change and stability; provide strategic approaches for transitions between incompatible land uses and densities; and incorporate subsections and action plans for neighborhoods located within regional center boundaries. Neighborhoods adjacent to regional centers will be invited to participate in the planning effort, but will not have subsections in the plan.

Parameters

The SA Tomorrow process identified 13 regional centers based on the following parameters: 1.5 to 15 square miles in size; currently have or are planned to have a total employment of at least 15,000 jobs; contain significant economic assets and/or major employers; and major city-initiated redevelopment or specific project plans. Other areas of the city have the potential to evolve into regional centers provided they meet these criteria.

Process and Prioritization

Development of a regional center plan is a 12 to 18-month process and San Antonio should strive to produce two plans per year. These plans should be updated every 10 to 15 years. The community and stakeholder engagement process should include a minimum of: a Steering Committee with representation from each neighborhood, including all registered neighborhood associations, within and adjacent to the Regional Center, major institutions, major property owners, major employers, City of San Antonio, and partner agencies; community meetings; an interactive project website; and an online survey or similar internet-based idea gathering and testing tool.

Criteria for determining prioritization will take into account the center’s stage of regional center maturity with emphasis placed on specializing centers (due to immediate infill conflicts) and emerging centers (in an effort to provide an appropriate framework for future development). Additional criteria include:

  • Projected growth;
  • Existing planning framework (i.e. Master Plans or Master Development Plans);
  • Degree of variation between existing uses and new development;
  • Role in larger regional efforts such as economic development or transportation; and
  • Economic and geographic diversity of regional centers.

Regional Center Plan Components

The following provides the major plan components and steps for a regional center plan.

Project Team and Initiation

  • Organize Planning Team and Key Stakeholders
    • Neighborhood Representatives, including all registered neighborhood associations, Major Institutions, Major Property Owners and Major Employers
    • Department of Planning & Community Development Lead
    • Economic Development Department Co-Lead
    • Plan Partners
      • Housing Commission Staff Liaison
      • Transportation & Capital Improvements Department
      • Development Services Department
  • Develop the boundary of the regional center, while ensuring that neighborhood boundaries remain intact.
  • Develop community engagement strategy

Areas of Change and Areas of Stability Analysis

  • Areas of Stability identification and stabilization and enhancement strategy
  • Areas of Change indentification and strategy
    • Economic development strategy
    • Housing strategy
    • Housing and job capture target development
  • Transition Areas strategy

Land Use Plan Develpment

  • Areas of Change land use plan
  • Areas of Stability plans (Neighborhood Plans)
  • Identification of zoning changes

Infrastructure and Amenity Improvement Plan

  • Identification of major issues and gaps
  • Identification of needed improvements

Implementation

  • Regional Center organizational structure and management plan
  • Update land use plan and zoning
  • Key Investments
    • Prioritization of needed improvements
    • Phasing strategy
  • Design guideline/standards development
  • Neighborhoods action plans

CORRIDOR PLANS

This section begins with an overview and definition of corridor plan parameters, followed by explanations of how these plans fit into San Antonio’s planning approach. It concludes by outlining the major components of a corridor plan.

Overview

Our major transportation corridors were identified within the SA Tomorrow process as key areas to attract new jobs and households, specifically higher- density development. As VIA and the city provide more frequent and high-capacity transit options, these corridors will increasingly connect employment centers to residential and recreation spaces. Many of these corridors have primarily auto-oriented, commercial uses that do not support transit, higher- density development or potential residential uses. In addition, they frequently have conflicting land use designations on either side of a major street.

These corridors often run through several neighborhoods, serve as central gathering places and provide amenities and a sense of identity. Corridor plans and the community plans described in the next section each have a vital and complementary role. While corridor plans should focus on establishing appropriate and compatible land use and zoning, and key infrastructure moves, community plans should drive public space design and investments. Ideally, corridor plans will be in place prior to a community plan process.

The recommended approach for San Antonio’s corridor and community planning highlights the importance corridors play at multiple levels; they link various parts of the city and are integral to the fabric of local neighborhoods. Corridor plans will support and enhance transportation operations while also ensuring that areas of change along priority corridors can accommodate new development. However, while the city’s major transportation corridors often serve as boundaries between neighborhoods, planned changes along corridors have often not been incorporated into neighborhood planning efforts.

In order to accommodate a change in the built environment and revitalize these areas, corridor plans are needed.

Parameters

Many of the city’s major arterials will benefit from corridor plans, especially those with existing or planned high frequency transit service. The study area of a corridor plan should include area within 1⁄4 mile of the arterial, expanding to 1⁄2 mile around high-frequency transit stops or stations.

Process and Prioritization

Development of a corridor plan is a six to nine-month process. The city should collaborate with VIA to determine appropriate deployment and scheduling of corridor plans. Criteria for determining prioritization will take into account the corridor’s adjacency to regional centers that are concurrently or have recently undergone a regional center plan. Additional criteria include: Projected Growth; Existing Plan Framework (i.e. Master Plans or master Development Plans; Degree of variation between existing uses and new development; Role in larger regional efforts such as economic development or transportation; and Disinvestment in the surrounding area. (Note: listed as bullets refer to pg. 17.9)

Corridor Plan Components

The following provides the major plan components and steps for a corridor plan.

Project Team and Initiation

  • Organize Planning Team and Stakeholders
    • Department of Planning & Community Development Lead
      • VIA Metropolitan Transit Authority Co-Lead
  • Plan Partners
    • Transportation & Capital Improvements Department
    • Development Services Department
  • Define boundary of study
    • General guidelines are 1⁄4 mile along corridor, expanding to 1⁄2 mile at high-frequency stops or stations
  • Develop stakeholder engagement strategy

Identify Areas of Stability and Areas of Change

  • Identify areas of change and stability
    • Areas of Stability to be addressed by community plan(s)
  • Areas of Change Analysis
    • identify needed land use changes
      • Market analysis of potential development opportunities
      • Develop targets for jobs and housing capture
      • Land use intensification strategy
    • Transitions and buffer areas strategy

Infrastructure Plan

  • Identify planned and needed major infrastructure improvements
  • Coordination with project partners in infrastructure improvement design and implementation
    • Guiding Plans: MTTP, Sustainability Plan, VIA’s Vision 2040

Implementation

  • Update land use plan and zoning
  • Major Investments Plan
    • Prioritization of improvements
    • Phasing strategy
  • Develop tools, incentives and financing options

COMMUNITY PLANS

This section begins with an overview and definition of community plan parameters, followed by explanations of how these plans fit into San Antonio’s planning approach. It concludes by outlining the major components of a community plan.

Overview

Community plans should protect and enhance our city’s neighborhoods. They are grass-roots driven plans intended to provide detailed strategies for land use, transportation, infrastructure and community facilities and amenities. These plans should establish community character and develop and enhance places through the designation of place types and community assets. As described in the previous section, the city’s corridors often serve as focal places within and between neighborhoods. While the corridor plans will establish compatible land uses and ensure infrastructure supports transportation and placemaking goals, the Community Plans should drive the creation of place along these corridors and focus on the scale and design of public spaces.

The Community Plans should integrate and willeventually incorporate two plan types from the 2009 CPP, neighborhood plans and community plans. The purpose of the Community Plans is to develop actionable strategies for the city’s neighborhoods at a manageable and implementable scale. In addition, developing a single plan that to develop actionable strategies for the city’s neighborhoods at a manageable and implementable scale. In addition, developing a single plan that represents multiple neighborhoods is a more effective way to elevate neighborhood-level issues for consideration of policy changes and funding priorities. These plans can also serve to protect specific communities within larger regional centers. For example, existing historic districts which would not benefit from certain types of development (such as polices promoting increased density) must be recognized in community plans to ensure the character of the historic district is protected.

Parameters

Community plans should generally cover areas including at least two or three large neighborhoods and as many as ten or 11 smaller neighborhoods. Most Community Plans will generally include five to eight neighborhoods and include an area of 5 plus square miles. They should include a diverse team of stakeholders and be community driven. They should be updated every 10 to 12 years.

Process and Prioritization

The planning process for community plans will generally range from nine to twelve months and should include a robust community engagement strategy. They should be updated every 10-12 years. Identification of areas needing a community plan should be driven by neighborhoods with incongruent land use issues or major infrastructure needs and should prioritize those neighborhoods that have an expressed interest in implementing the key objectives of the SA Tomorrow program. Plans should be completed within a five-year cycle, with approximately three plans per year, and should have a wide and equitable geographic diversity. Criteria for determining prioritization will take into account the community’s proximity to regional centers that are concurrently or have recently undergone a regional center plan. Additional criteria include: Projected Growth; Existing Plan Framework (i.e. Master Plans or master Development Plans; Degree of variation between existing uses and new development; Role in larger regional efforts such as economic development or transportation; and Disinvestment in the surrounding area.

Community Plan Components

The following provides the major plan components and steps for a community plan.

Project Team and Inititation

  • Organize Planning Team and Key Stakeholders
  • Neighborhood Representatives and Residents, Major Institutions, Major Property Owners and Major Employers
    • Department of Planning & Community Development Lead
    • Plan Partners
      • Neighborhood Groups
      • Housing and Social Services Partners
      • Economic Development Partners
      • TCI
      • Development Services Department (DSD)
      • Other Partners
  • Define boundary of the community plan area, while, ensuring that neighborhood boundaries remain intact.
    • Identify neighborhoods and areas within common challenges and assets
    • Community Plan Area standards
      • Area size of approximately 5 square miles
  • Develop community engagement strategy

Community Vision and Goals

  • Develop vision(s) for community area
  • Develop goals for achieving vision
  • Align vision and goals with Comprehensive Plan

Detailed Land use Analysis

  • Identify community focus areas
    • Identify and designate Place Types
  • Develop neighborhood land use plans
    • Review existing land uses and plans
    • Identify neighborhood opportunities
    • Identify land use issues and changes needed

Infrastructure and Amenities Direction

  • Identify planned and needed infrastructure improvements
  • Identify neighborhood assets and amenities
  • Develop list of desired assets and amenities
  • Coordination with project partners in infrastructure improvement identification, design and implementation
      Guiding Plans: MTTP, infrastructure plans, Sustainability Plan, VIA’s Vision 2040, Parks and Recreation Master Plan, other plans

Implementation

  • Update land use plan and zoning
  • Key Investments
    • Prioritization of needed improvements
    • Phasing strategy
  • Design guideline/standards development update (as needed)
  • Neighborhood action plans
  • Targeted Revitalization Plans

Implementation and Service Component

The SA Tomorrow Comprehensive Plan has an implementation plan and substantial set of plan indicators. The approach to implementation of the Comprehensive Plan and the use of plan indicators needs to be incorporated into the city’s CPP. The recommended implementation approach for the Comprehensive Plan is a five-year strategic action plan. An approach to implementation of the Comprehensive Plan versus the implementation of other planning efforts is needed. Furthermore, a large set of plan indicators were developed to measure the city’s progress in achieving its goals developed during SA Tomorrow. These indicators need to be further refined, then tracked throughout the duration of the five-year strategic implementation plan and subsequent implementation plans. A first major action item is to develop a coordinated approach to implementation for all SA Tomorrow planning efforts and tracking of indicators.

Planning at all levels delineated in the existing and proposed CPP establishes a level of trust and expectations with plan participants and the larger community. In order to ensure continued participation and buy-in from the community, City of San Antonio leadership, staff and partner agencies must utilize SA Tomorrow and subsequent plans at all levels as the guiding documents for decision-making and prioritization. Deviations from adopted plans should require a relatively rigorous process with meaningful community engagement. In addition, the process for granting variances and exceptions from SA Tomorrow policy and other more specific plans as articulated throughout this chapter, should be evaluated for transparency and efficacy.

Plan Hierarchy
Comprehensive Planning Program
Regional Planning
Implementation Strategy