Implementation

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

Support and potentially initiate rezoning of parcels in the areas designated as Regional Mixed-Use south of Huebner Road and across Fredericksburg Road from the USAA campus to allow the type of vertical mixed-use projects (with first floor retail and commercial and residences above) compatible with and encouraged in this land use. These areas are currently zoned C-2, C-3, MF-25, and MF-33 which do not allow for vertical mixed-use projects.

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

Support and potentially initiate the rezoning of parcels in the southwest corner of the Plan area that are designated Employment/Flex Mixed-use in order to support the land use and development vision of the Medical Center Area Regional Center Plan.

Support and potentially initiate rezoning of parcels in areas designated Medium Density Residential and High Density Residential when such rezonings support the land use and development vision expressed in the Medical Center Area Regional Center Plan. Strategy.

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.

Utilize flexible zoning tools that are defined in the City’s Unified Development Code, such as density bonuses and Transfer of Development Rights, in the Medical Center Area, particularly in areas designated as Regional Mixed-Use, Urban Mixed-Use and High Density Residential. In some cases these tools could be used in lieu of rezoning.

Support and potentially initiate rezoning of undeveloped properties to C-2 or C-3 if the zoning district assigned to them is not one of the districts appropriate for Regional Commercial use.

Encourage the highest permitted intensity of commercial, office and residential uses for properties along the I-10 frontage. Properties along the I-10 frontage area are positions to capitalize on location; the highest and best uses are priority for these sites.

Amend the Unified Development Code (UDC) to create new zoning districts that will support mixed-use development at a variety of scales, encouraging this type of development as the standard within the focus areas.

Prioritize major amenity and infrastructure improvement projects that support multiple plan recommendations, including those related to mobility, creation of public space, provision of recreation and green spaces, and protection of natural resources.

Prioritize appropriate siting, design, and programming of public places in mixed-use focus areas during planning and development review processes.

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

Assess and recommend changes to the existing Major Thoroughfare Plan, street standards and development recommendations to shift focus from automobile-oriented requirements to multi-modal oriented standards that prioritize pedestrian, bicycle, and other non-automobile traffic.

Develop a multimodal transportation and transit plan for the Regional Center focus areas.

Provide opportunities for healthy food options and nutritional education by utilizing accessible open spaces as farmers markets.

Use underutilized drainage ways, creeks, and utility easements to connect the existing Howard W. Peak Greenway Trail System into the Medical Center Area. Additional green spaces and trail connectivity will increase overall activity, provide mobility options, and encourage recreational use within the Medical Center Area.

Design and develop green spaces with low impact development (LID) techniques that will help reduce regional flooding issues and mitigate the development impact on neighboring Leon Valley to the south.

Review the land use map and existing zoning of properties within focus areas and other important mixed-use areas to identify potential City-initiated rezoning needed to encourage mixed-use developments that include a variety of housing types.

Explore opportunities to offer development incentives for projects that incorporate mixed uses with various housing types.

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):

• Babcock Road from Snowden Road to Merton Minter;
• Callaghan Road from Horizon Hill Boulevard to Rock Creek Run Street;
• Fredericksburg Road from Bluemel Road to Cliff Oaks;
• Fredericksburg Road from Magic Drive to Lakeridge Drive;
• Wurzbach Road from Fredericksburg Road to Blumel Road; and
• Wurzbach Road from Von Scheele Drive to Medical Drive.

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

Invest in well-designed crossings that incorporate best practices for safety and placemaking at the intersections of:

• Babcock Road and Wurzbach Road;
• Babcock Road and Hamilton Wolfe Road;
• Babcock Road and Louis Pasteur Drive;
• Floyd Curl Drive and Wurzbach Road;
• Fredericksburg Road and Cinnamon Creek Drive;
• Fredericksburg Road and Wurzbach Road; and
• Fredericksburg Road and Medical Drive.

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. This should actively be done during Bond, property redevelopment, and other street reconstruction projects.

The Mobility Recommendations Map indicates priority locations for the application of this strategy at the following locations:

• I-10 frontage roads from Wurzbach Road to Medical Drive;
• Fredericksburg Road from Magic Drive to Mockingbird Lane and from Louis Pasteur Drive to Bluemel Road;
• Babcock Road from Huebner Road to McLennan Oak Drive; from Eckhert Road to Hamilton Wolfe Road; from John Smith Drive to Wurzbach Road; and from Newgate Drive to Loop 410; and
• Callaghan Road from Torino Drive to I-10; and Wurzbach Road from I-10 to Dean Pannill Drive.

These high-speed roadways have numerous curb cuts, creating unsafe conditions for bicyclists and pedestrians.

Conduct complete streets studies and focus priority investment on key corridors that will have higher volumes from all modes of mobility as the Medical Center Area continues to grow and develop. In particular, the studies should identify opportunities to reduce pedestrian crossing time, increase pedestrian crossing opportunities, and reduce operational speeds. The following street segments are ideal for study and implementation:

• Fredericksburg Road from Loop 410 to Wurzbach Road;
• Wurzbach Road from Babcock Road to IH 10;
• Louis Pasteur Drive from Babcock Road to Floyd Curl Drive; and
• Hamilton Wolfe from Babcock Road to Fredericksburg Road.

Implement on-road infrastructure and wayfinding projects to improve first/last mile connectivity to existing publically accessible trails within the Medical Center Area and to regionally significant trailheads such as the Leon Vista Trailhead north of the Medical Center.

Continue to complete the bicycle network by implementing priority projects and adding facilities as streets are repaved or reconstructed. As shown on the Mobility Recommendations Map, priority locations to implement this strategy include:

• Floyd Curl Drive from Huebner Road to Fawn Meadows;
• Wurzbach Road from Medical Drive to Evers Road;
• Eckhert Road from Huebner Road to Babcock Road; and
• Callaghan Road from Fredericksburg Road to Pinebrook Drive

Conduct a feasibility study of linear greenway development on creeks and tributaries within the Medical Center plan area.

Evaluate street and intersection design for transit reliability chokepoints (like school zones, at-grade railroad crossings, and vehicular traffic), and prioritize multimodal investments to ensure reliable alternatives to vehicular travel. Areas with recurring congestion that directly impact transit service reliability include:

• The intersection of Wurzbach Road and Fredericksburg Road;
• Fredericksburg Road from Loop 410 to Callaghan Road;
• Fredericksburg Road from USAA Boulevard to Huebner Road;
• Babcock Road from Wurzbach Road to Medical Drive;
• Wurzbach Road from Babcock Road to Medical Drive;
• Wurzbach Road from Gardendale to I-10; and
• Huebner Road from Research Drive to I-10.

Potential multimodal improvements that would require study before implementation include:

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

Comprehensively address major South Texas Medical Center corridors in the City’s traffic signal upgrade program. Improvements should be implemented on a corridor basis and take into account improvements to other corridors, as well as future improvements identified in the City’s Multi-modal Plan. Closed-circuit television (CCTV) should be provided at key intersections in and around the area. If the City’s traffic signal program budget is not adequate to provide these, Medical Center institutions may want to consider a partnership with the City to help fund them.

Initial considerations require a review of the current signal upgrade program, development of desired priorities for the Medical Center plan area, formation of a working group with City of San Antonio Traffic Systems Management and Operations (TSMO) personnel for the priority corridors listed below:

• Major north-south corridors serving the area, including Babcock and Fredericksburg roads and Floyd Curl Drive; and
• Major east-west corridors including Huebner, Wurzbach and Hamilton Wolfe roads, and Medical Drive.

Collaborate to develop a virtual subarea Transportation Management Center (TMC) in partnership with the City of San Antonio TSMO, TxDOT TransGuide, and VIA to include area CCTV feeds and dynamic message signs (DMS) messages provided in real time with additional CCTVs located within the Medical Center.

The key steps for this implementation include: forming a working group that includes personnel from Medical Center institutions, the City of San Antonio, VIA and TxDOT; conducting a peer review of similar Campus TMCs to identify operating strategies; and developing an operational concept for a virtual TMC.

Develop parking management strategies for the South Texas Medical Center area to provide information on parking availability and help route one-time or infrequent visitors to these parking areas more efficiently. The system would include information on parking availability at key locations, as well as traffic conditions, and utilization guide signs to help visitors find their way to desired parking areas. This system should be integrated with the virtual TMC and would require the following components:

• Form a working group including personnel from Medical Center institutions, parking vendors and the City of San Antonio;
• Compile data on current parking supply and demand;
• Conduct an analysis of similar parking management plans to identify operating strategies; and
• Develop an operational concept and specifications for a parking management system.

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

• Fredericksburg Road and Wurzbach Road;
• Fredericksburg Road and Medical Drive;
• Fredericksburg Road and Callaghan Road;
• Fredericksburg Road and Loop 410;
• Medical Drive and Wurzbach Road; and
• Medical Drive and Babcock Road, the location of the VIA South Texas Medical Center Transit Center.

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

• Density – Increased neighborhood amenities and destinations near stations and stops influence the type of transit services offered in an area. Transit frequency is directly dependent on density – 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 makes 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.

Collaborate to develop a virtual subarea Transportation Management Center (TMC) in partnership with the City of San Antonio TSMO, TxDOT TransGuide, and VIA to include area CCTV feeds and dynamic message signs (DMS) messages provided in real time with additional CCTVs located within the Medical Center.

The key steps for this implementation include: forming a working group that includes personnel from Medical Center institutions, the City of San Antonio, VIA and TxDOT; conducting a peer review of similar Campus TMCs to identify operating strategies; and developing an operational concept for a virtual TMC.

Develop parking management strategies for the South Texas Medical Center area to provide information on parking availability and help route one-time or infrequent visitors to these parking areas more efficiently. The system would include information on parking availability at key locations, as well as traffic conditions, and utilization guide signs to help visitors find their way to desired parking areas. This system should be integrated with the virtual TMC and would require the following components:

• Form a working group including personnel from Medical Center institutions, parking vendors and the City of San Antonio;
• Compile data on current parking supply and demand;
• Conduct an analysis of similar parking management plans to identify operating strategies; and
• Develop an operational concept and specifications for a parking management system.

Proactively market existing homeowner assistance programs, such as the minor repairs program and home buyer down payment assistance program, to residents to raise awareness of these programs.

Outreach to owners of existing multifamily housing complexes to provide information on existing grant opportunities for energy efficiency and other programs to help encourage reinvestment in these complexes.

Provide financial support for reinvestment as an incentive for providing or retaining a portion of units as income restricted affordable units.

Encourage the development of medium and high density housing products in and around commercial, employment, and transit nodes in the Medical Center Area.

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

Work with housing development partners to identify potential locations for senior-oriented housing projects, including projects with affordable senior units.

Provide incentives to, and consider aiding in the acquisition of, existing affordable housing projects nearing the end of the required period of affordability to maintain the existing affordable housing inventory.

Identify and incentivize the development of affordable housing projects affordable to homeowners earning less than 120% of AMI and affordable to renters earning less than 80% of AMI. Explore the acquisition and rehabilitation of older, market-rate multifamily projects as a strategy to increase the inventory of affordable units.

Invest in safe pedestrian and bicycle connections that increase the access of neighborhoods to the South Texas Medical Center.

Develop design guidelines and/or modify the Unified Development Code to allow new infill housing development in the Medical Center Area to better allow for walkable, compact housing development along arterial roads including more flexible development regulations including setbacks.

Work with property owners to dedicate the portions of Huebner Creek that run from the western City of San Antonio limits near Apple Green Road, to approximately 700 feet west of Babcock Road and approximately 700 feet east of Babcock Road to Valley Green Road as parkland. Include this parkland area in the City’s Howard W. Peak Greenway Trails System to plan to connect the creek with other San Antonio waterways.

Incorporate low impact development techniques in the Huebner Creek trail improvements to minimize local flooding risks.

Design improvements to Huebner Creek in line with existing greenway trails in the City. The connection of Huebner Creek to existing greenway trails will promote physical activity and beautification of underutilized spaces. Possible sources of funding include continuing the trail sales tax initiative or a bond measure.

Amend the City’s Unified Development Code to encourage larger setbacks along the areas and corridors identified as potential social or community gathering spaces with the specific intent that these spaces be used for social or community gathering activities.

Provide incentives for existing property owners or developers to incorporate public space for plazas, community gardens, or farmers markets.

Work with the Metropolitan Health District and the Mayor’s Fitness Council to provide incentives for new community markets with fresh produce or healthy restaurants. Incentives will be an ideal opportunity for a new or existing commercial business since increased utility and visitors is a means to generate more revenue.

Expand implementation of the South Texas Medical Center Master Plan’s Floyd Curl Green Street by extending the green street roadway improvements to Huebner Road. Improved landscaping and addition of street trees are two of the attributes included in the greenway improvements.

Incentivize additional visible green stormwater management practices in the Medical Center Area focus areas through incentives, density bonuses, or parking reductions.

Encourage native, drought tolerant vegetation recommended by the City of San Antonio’s Arborist. Ongoing education may also include coordination with the San Antonio Parks and Recreation Department and San Antonio River Foundation to organize and host a native tree giveaway event.

Educate the residents and businesses within the Medical Center Area about Oak Wilt disease and Oak Wilt prevention to help protect and preserve the existing tree canopy within the Regional Center.

During bond, property redevelopments, and other street reconstruction projects, actively work with property owners and partner agencies to apply proven strategies that improve pedestrian safety when redeveloping intersections and roadway segments in the Medical Center Area. These features should be implemented at notable intersections within the Regional Center including, but not limited to, the intersection of Gardendale Street and Wurzbach Road, Fredericksburg Road and Wurzbach Road, Fredericksburg Road and Donore Place, Babcock Road and Louis Pasteur Drive, Wurzbach Road and Babcock Road, and Wurzbach Road and Floyd Curl Drive.

Pedestrian safety improvements at the noted intersections in the Center should also include improved pedestrian lighting. As many parts of the Regional Center are active on a 24-hour basis, it is crucial that sidewalks are well lit with downward facing street lighting.

Implement a district brand for the core area of the Medical Center Area.

• Issue a Request for Proposal (RFP) to select a designer to create a cohesive district brand.
• Use bond funds or fundraising to add district themed wayfinding signage, public art, or district signage.

Partner with the San Antonio Medical Alliance and San Antonio Medical Center Foundation to continue the implementation of STMC Enliven, the Master Plan for the South Texas Medical Center.

Partner with the Medical Center health and education institutions to identify ways to provide classes, events, and programs within public spaces in the Medical Center Area.

Explore potential public financing tools that could be applied within the Medical Center Area to fund improvements identified in the STMC Master Plan.

Work with building and property owners to attract a more diverse mix of retail offerings with a focus on full-service restaurants, healthy food/grocery providers, entertainment, and fitness-oriented retailers.

Explore ways to attract additional conference and large event space available to multiple groups in the Medical Center Area.

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

Explore ways that older, underutilized medical office spaces can be repurposed and as opportunities for use as shared work spaces, incubator spaces, or to support additional medical education and training providers not present in the Medical Center Area currently.

Work with economic development partners to promote the Medical Center as a bio-tech innovation district to attract entrepreneurship activities and attract venture capital investment.

Support the testing and utilization of Smart City technologies, as part of the SmartSA program, to address issues in the Medical Center Area such as traffic congestion and parking demand management.

Work with partners to create a biotech oriented seed capital fund to support new business formation. Promote and connect the fund to the business community and research institutes in the Medical Center Area.