Converse Economic Development Corporation - IIS Windows ...

Converse Economic Development Corporation

9639 McCullough San Antonio, Texas 78216

(210) 340-2400

MDN ARCHITECTS

1604 Commercial Corridor Plan

1604 from FM-78 to IH-10

12940 Country Parkway San Antonio, Texas 78216

(210) 349-3271

VICKREY & ASSOCIATES

January 23, 2014 Revised November 2014

1604 Commercial Corridor Plan Report

2015 -

2025 The 1604 Commercial Corridor from FM-78 to IH-10 provides an opportunity to capture a portion of the Converse area’s increased spending power and using it to preserve the flavor and character of Converse as it continues to grow and expand its horizons.

Converse Economic Development Corporation

City of Converse, Texas

January 23, 2014

Revised: November 2014

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R:\2278‐038\Office\001\2015\Converse Loop 1604 Corridor Study R01‐2015.docx

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Acknowledgements

1604 Corridor Plan Report City of Converse, Texas

Mdn Architects 9639 McCullough, San Antonio, Texas 78216 210 340.2400 - 210 340.2449 fax Vickrey & Associates 12940 Country Parkway, San Antonio, TX 78216 210 349.3271

JANUARY 23, 2014

CITY COUNCIL & ELECTED OFFICIALS

Al Suarez (Mayor) Kathy Richel Renee A. Paschall Andy Selko Randy Pannell (Mayor Pro Tem) Joe Guastella Steve Brown Tommy Adkisson, Bexar County Commissioners Court ECONOMIC DEVELOPMENT CORPORATION (EDC)

Roy Schauffele (President) Fernando Aranda Oswaldo Camarena Marc Gilbert Mark Papich Robert Ayala Katherine E. Silvas (Executive Director) Le Ann Piatt (Treasurer)

PLANNING AND ZONING COMMISSION

Robert Browning (Chairman) Donnie West (Vice Chairman) Richard Fink, Sr. Cynthia Turner Robert Raney Michael Robert Randy Pannell (Mayor Pro Tem | Liaison) John Quintanilla (AC Manager) Odie Martinez (Secretary) CONSULTANTS

Vickrey & Associates, Inc. Mdn Architects Inc. The University of Texas at San Antonio

(Institute for Economic Development) STAKEHOLDERS Citizens of Converse Neighborhood Representatives Business Community Richard Cole (Community Planner|

Randolph AFB) Converse/1604 Land Owners Judson I.S.D. Texas Department of Transportation Bexar County MPO San Antonio River Authority

NOVEMBER 2014

CITY COUNCIL & ELECTED OFFICIALS Al Suarez (Mayor) Kathy Richel Renee A. Paschall Deborah James John Lindgren Rick Davis Steve Brown Tommy Adkisson, Bexar County Commissioners Court ECONOMIC DEVELOPMENT CORPORATION (EDC)

Marc Gilbert (President) Dennis Foose Matthew Moog Rick Jamison Rosa Gary Eric Gonzalez Mary Riley Katherine E. Silvas (Executive Director) Le Ann Piatt (Treasurer) PLANNING AND ZONING COMMISSION

Robert Browning (Chairman) Donnie West (Vice Chairman) Jeff Beehler Richard Fink, Sr. Cynthia Turner Robert Raney Michael Robert John Quintanilla (AC Manager) Odie Martinez (Secretary) CONSULTANTS

Vickrey & Associates, Inc. Mdn Architects Inc. The University of Texas at San Antonio (Institute for Economic Development

STAKEHOLDERS

Citizens of Converse Neighborhood Representatives Business Community Lt. Col. Robin Baldwin (Community Planner |

Randolph AFB) Converse/1604 Land Owners Jusdon I.S.D. Texas Department of Transportation Bexar County MPO San Antonio River Authority

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Table of Contents



I. Introduction ................................................................................................................. 7

II. Executive Summary .................................................................................................... 10

III. Public Involvement ..................................................................................................... 15

IV. Existing Conditions ...................................................................................................... 28

V. Gateways..................................................................................................................... 40

VI. Conceptual Strategies and Development Alternatives ....................................... 44

VII. Master Plan .................................................................................................................. 47

VIII. Land Use Plan along the 1604 Corridor ................................................................... 49

IX. Plan Sectors ................................................................................................................. 51

X. Corridor Conceptual Design Principles – Urban Design Standards .................... 58

XI. Streets, Infrastructure & Utilities ................................................................................. 69

XII. Parks & Open Space .................................................................................................. 81

XIII. Implementation Plan .................................................................................................. 84

XIV. Economic Analysis ...................................................................................................... 92

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Introduction



The Converse Story Converse, Texas is founded on a rich

history that has, in its making, intertwined with the larger tapestry of American development despite its humble origins and small footprint. The city, named after the chief engineer of the Galveston-Harrisburg railroad, Major James Converse, is located within the Northeastern Greater San Antonio Area. Founded in 1877 as a result of railroad construction, Converse provided an economical means to ship cotton to eastern markets. In its early days, Converse was almost exclusively a community of hard-working and prosperous German cotton and corn farmers who were often aided by willing Mexican laborers.i The train passing through the town became a site to see, as well as a boost to the business of the farmers, and the formation of businesses followed the bustle of the cotton industry in Converse. As a result, the rail brought in visitors caught up in Converse for the cotton but who meanwhile enjoyed their time at the plaza fruit stands or by the nightly saloon entertainment.ii The town takes a lot of its character from these early beginnings and from the culture brought by the German and Mexican

populations that worked the farms.

In addition to its contribution to the cotton industry of America, Converse was also home to a small but important group of German Scientists that were brought to the United States as part of Operation Paperclip, following WWII. Their contributions were instrumental in the first manned space flights, and their works remain relevant in the field of medicine today. Some believe that the community’s connection to the space frontier is the reason that the first students of the Judson Rural School District in 1958 would choose the Rocket as their mascot.iii

In recent years, the City has experienced rapid growth. Many of the small buildings that sprung up as a result of its early growth are still in Converse today, still alive with the stories of their past owners, but set amidst a changing context. From the 2000 census to the 2010 census the city has

City of Converse Location Map in relationship to San Antonio city limits (gray)

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Introduction



experienced a 58% population increase.iv The People of Converse today are mostly made up of families with school age children. The Hispanic and Latino population has also grown, increasing from 29.44% in 2000 to 37.7% in 2010.v With its changing demographic Converse looks at a future that needs to accommodate for the needs of its shifting and growing population. However, it is important that these accommodations be made while preserving the flavor of community and opportunity that Converse was founded on as it continues “expanding horizons”. i “The Town of Converse is Founded” 50th celebration PDF. Pg.21 ii Ibid pg.24 iii http://ourlittlecorner.org/ iv Al Suarez, “A Word From Our Mayor” 50th celebration PDF Pg.3 v http://www.zip-codes.com/city/tx-converse-2010-census.asp

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Introduction



Focus Area Revitalization and Development of the 1604 Commercial Corridor from FM-78 to IH-10 (All undeveloped areas along 1604 from FM-78 to Graytown Rd. and all undeveloped areas along 1604 from Graytown Rd. to IH-10 within a 1,000 ft. buffer on both sides).

Maranatha Bible Church (Lower Seguin Rd @1604E)

Gas Station, Propane Filling Station, Macarthur Park Subdivision, AST Tank (Between Lower Seguin Rd & Ware Seguin Rd @ 1604W)

New Quiet Creek Subdivision (Between Graytown Rd & Binz-Englman Rd @ 1604W)

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Executive Summary



City of Converse 1604 Commercial Corridor Plan

The City of Converse Economic Development Corporation (the “Converse EDC”) has entered into a contract with Vickrey & Associates, Inc., MDN Architects and the UTSA Institute for Economic Development to engage the community and develop a policy document that will serve to guide the physical and general revitalization and development of the 1604 Commercial Corridor from FM 78 to IH 10. The design framework and economic strategy developed in this Plan includes a strategy to develop a vibrant center that balances city-wide economic objectives with the community’s vision.

The Plan is a policy document that will serve to guide physical improvements, design, economic strategies and general revitalization efforts in 1604 Commercial Corridor and adjacent areas. The design framework and economic strategy recommended by the Plan enhances a vibrant community and commercial corridor that embraces the community’s vision. In addition, The City of Converse has not traditionally marketed itself effectively. A moratorium on zoning was adopted by the City through September 2013 pending completion and approval of this 1604 Corridor Plan Report.

Exploration was initially started by immersing ourselves within the potential corridor, through site visits, reviewing existing documents, exhibits, drawings and historical research on The City of Converse. Additional information was gathered through numerous meetings with various parties to gain a more complete understanding of Converse’s needs and requirements. This newly gained knowledge was then incorporated into our initial concepts for the corridor to develop a complete “Plan” for The City of Converse’s use.

Community Participation & Public Involvement:

The Corridor Plan (the “Plan) included a 4 month public participation process in 2013 and again in 2015 with the expertise of professionals to provide decision makers with information and tools for making long-term decisions regarding a plan along the 1604 Corridor from FM 78 to I-10. This plan will assist in the development of the quality of life for current and future generations.

Stakeholders and partners in the process included citizens, neighborhoods, businesses, property owners, the Converse EDC, Public Officials, the Texas Department of Transportation, Bexar County MPO, Bexar County, RAFB, Judson ISD and others who participated in over 5 Meetings and Corridor Vision Workshops to provide input into the development of the Corridor Plan. Preliminary strategies and alternative development scenarios along the corridor over the next 5 to 10 years were developed based upon community and stakeholder input.

The Plan is intended to match city-wide economic development objectives with urban design strategies that will provide a framework for the community and the City to enhance the quality of life for city residents. The plan will serve as a guide to promote future development in a

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Executive Summary



way that maintains the character of the area and leads to enhanced internal economic development.

The Plan recommends the development of a cohesive design theme that provides recognizable gateways and both aesthetic and practical connections along 1604. A combination of market opportunity, land use changes, targeted capital improvements and design regulation will allow the 1604 Commercial Corridor to develop into an amenity that benefits the entire community.

The Economics

Growth in the Converse area presents both challenges and opportunities. While growth may require expanded services and infrastructure, an opportunity exists to capture a portion of the surrounding area’s increased spending power and use it to maintain and enhance the character of the City. The Team analyzed available demographic and socio-economic characteristics, trends, and projection. An Industry Gap Analysis was utilized to assess market conditions and identify demands for industry along the corridor. The evaluation of the existing corridor conditions, market position, and gap analysis was reviewed along with all other economic data, previous plans and studies, and other available data. Visitor activity, residential activity, office vacancy rates, industry mix, and commuting and spending patterns were studied. By use of the Location Quotient, RBG Gap Analysis, SWOT Analysis and the Economic Analysis performed by the University of Texas at San Antonio Institute for Economic Development, data was utilized support the professional identification by MDN Architects of the highest and best land use along the corridor.

1604 Commercial Corridor will play a key role in building a positive image that will help the community expand its commercial, retail, professional office, light industrial and housing markets. With a stronger market position, the community will be better able to attract desirable businesses and development while ensuring a more sustainable public revenue stream.

The City portion of the additional sales tax revenue could be used to provide additional infrastructure and expand City services for a growing population. While 1604 Commercial Corridor should continue to reflect the rural charm of the City of Converse that first attracted residents to the area, it is imperative that the area in and around the 1604 Corridor change and grow with a rapidly expanding community. Finally, in the implementation phase, regulatory changes and public improvements should be considered as an investment in future quality of life and economic sustainability.

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Executive Summary



Plan Sector Descriptions: (REVISED)

The proposed Master Plan for the 1604 Commercial Corridor was strategically divided into 7 sectors. These sectors were formed based on numerous existing conditions, such as:

Available property sizes and depths Existing and proposed R.O.W.s Adjacent property uses / zoning

Economic needs / requirements for proposed amenities and services as depicted by UTSA’s analysis.

This idea of “sectors” first came to fruition through one of our many Vision Workshops, where it was recommended that to better market the community to a more diverse population that we rebuild different areas into “Neighborhoods” and/or “Sectors” which would additionally act as a way finding measure throughout the region. This concept also allowed Mdn Architects to cluster similar uses within flexible “zones” that would ultimately locate potential tenants giving them more ideal surroundings.

Sector 1: RETAIL / MIXED-USE

Sector 2: RETAIL 1 / OFFICE

Sector 3: RETAIL 2 / INDUSTRIAL / RE-LOCATED FUELING STATION

Sector 4: HOSPITALITY

Sector 5: RETAIL 3 / HEALTH CARE / MEDICAL OFFICE PARK

Sector 6: RETAIL 4 / ENTERTAINMENT

Sector 7: RECREATIONAL / FUTURE E.T.J

The 1604 Corridor Plan:

Establishes land use areas that support the Plan Vision. Plan to increase annual sales tax revenue at build-out. Recommends the development of gateway features to denote key entries. Provide enhanced business opportunities Provides for potential public facilities and amenities in the Plan area. Establishes parks, open space and linear paths Creates areas for community venues and conference center. Establishes Corridor design guidelines. Establishes a vibrant commercial corridor

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Public Involvement



The Voice of Converse Mdn Architects, along with the rest of our team, met five times with the assembled Steering

Committee to conduct Visioning sessions & workshops. Through these meetings we were able to develop a better understanding of Converse’s ‘fabrics’ and uncover crucial commercial, economic and social factors. This provided us with a more complete picture of the 1604 corridor and its surrounding areas (including downtown Converse) and allowed us to further develop an extremely viable conceptual master plan that provides for the region’s needs, while encompassing the interests and values of community.

MEETING 1 April 15, 2013

The initial work session began with the discussion of the ETJ releases with MBA (Confidential), and the stated intent that an Executive Session was to be held on Thursday, April 18, 2013 at 6:30 PM with the Mayor and City of Converse Economic Development Corporation to discuss the possibility of extending the Converse City limits to IH-10 along the 1604 corridor.

The attendees aided by Mdn Architects and Vickrey & Associates, Inc. then determined suitable representatives to participate as a Steering Committee for future meetings, and a consensus was agreed upon for the following members:

Judson High School Randolph Air Force Base 1 or 2 members from the business community EDC (Kate, Roy, Elizabeth) City Council Liaison (Renee) Neighborhood Associates (4) Randolph Metro Com Planning & Building (City of Converse) MPO, TxDOT Bexar County (Tommy Adkisson, Mario Llano) UTSA/Tom Kennelly

Discussion then moved forward to working out a rough schedule for the scope of work that was to be done on the 1604 Commercial Corridor Plan. A timeline was then established where dates for Workshops and tentative dates for Presentations to Council. Public Workshop dates were then set, with the first to be held on May 15, 2013 at 10:00 AM and the second on June 19, 2013 at 10:00 AM. The tentative date for an initial presentation to the City Council was scheduled for July 16, 2013.

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Public Involvement



The group then reviewed existing base maps that were being developed, however the confirmation of the current & future ROW boundaries along 1604 needed to be addressed within these drawings. This was one aspect leading to the Zoning moratorium that had been established in September of 2012 and expires in September 2013, unless extended by the City Council. A new initial Base map was required with findings on rezoning within 500’ of 1604 on either side, with the additions of the new R.O.W. as planned in the current TxDOT 1604 toll road improvements, along with updated traffic counts.

Additional sessions were held after meetings with Utility Companies, TxDOT, and UTSA. UTSA’s gap analysis and economic studies will be integrated into the team’s plan in order to more accurately fill gaps in uses and services needed by the community. Additional information was then brought to the team’s attention, which motivated us to arrange a meeting with Randolph Air Force Base on possible gate closures, openings (said to be 5-7 years out), and air rights inside 35 along 1604, to verify current plans and incorporate them into our new corridor plan.

The team then discussed some of its overall goals for the corridor such as the “Green Build” identity following the San Antonio Green Initiative (whom Converse was the first city to pass this resolution), the possibility of a VIA park and ride, and possible uses: Hotel, Convention Center, and Anchors. To better envision this criteria, our team began a demonstration project of Converse’s 1604 corridor to help direct possible economic incentives that could be utilized.

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Public Involvement



MEETING 2 May 15, 2013

The second meeting, first public work session, began with the introduction of all of the Steering Committee Members to “Scope” of the planning task, along with the current maps and studies to give them a background on the existing condition.

Our team then introduced the new Loop 1604 Plan. Information was then gathered as to Randolph Air Force Base’s flight path restrictions on adjacent properties, as well as confirmation on Randolph’s Gateway plans and participation in the planning process. Further information was then provided in regards to an empty parcel at Ware Seguin Rd. was in planning as a new Elementary School.

A presentation to the group was then given by Tom Kennelly with UTSA of their findings from the GAP Study and Demographics.

After the presentation by UTSA, the Steering Committee Members then refocused on the 1604 Corridor again. Discussion began on possible Gateway locations and Design Themes, where we addressed the 2 main gateway locations at the intersections of 1604 and FM-78 and 1604 and Graytown Rd. (current Converse City Limits); with an ideal Gateway at 1604 and IH-10 (pending proposed ETJ expansion). Secondary Gateway locations were also discussed at the intersections of 1604 and Rocket Ln. and 1604 and Lower Seguin Rd. A spin off of this discussion lead to the possibility of a branding/design contest with Judson High School in September.

A List of Requirements and Uses was then developed as such: List of property owners along 1604 Corridor. Update from TXDOT/MPO on traffic counts for intersections/nodes. Consider design guidelines for Corridor. (Building, Landscape, etc.) Lacking conference centers in area (Embassy Suites?) Need for Data Centers/ Conference facilities. At nodes (major intersections): Pharmacies, Neighborhood Retail Centers, Restaurants. Need furniture and clothing stores. (per regional study) Need for Urgent care, Nursing, Dialysis, etc. Not really a need for Industrial, perhaps Light Industrial. Entertainment venues, Dave and Busters, Theatres, Main Event, Incredible Pizza. Show Residential in future for assessing future demographics and traffic counts. South of Graytown, utilize flood plain for Recreational needs, golf course, soccer fields, hike

and bike connections into Converse via Salitrillo Creek. Major retail development in future at IH10 and 1604.

EXHIBIT

I. Sign-In Sheet 05-15-13.pdf 16.1-16.2

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Public Involvement



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Public Involvement



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Public Involvement



MEETING 3 June 26, 2013

The third work session, commenced with the overview of new analysis within the zip code of 78109 (on existing businesses/ data) by UTSA. Key facts from this analysis that stood out were that 96% to 98% commute out of Converse, while 1,900 commute into Converse and $54,414 median income (largest percentage of population 0-15 and 24-45 years). This study also including suggested uses:

Entertainment/Recreational Anchors (Commodities different from that of all other metro cities.

Industrial expansion at IH-10 and 1604. Trade-School (possibly nursing) could thrive in this area. Interest was expressed in the concept of “New Urbanism” (especially within a hierarchy of

transportation: walk, bike, ride and drive).

A review of UTSA’s next phase was reviewed. UTSA also suggested that they perform a Strategic Planning Process (1 year) and generate an analysis plan to track development improvements. Suggestions of additional requirements were:

Look at commuter patterns, census tract, to determine where employees live. 2-5 mile radius estimate for bullet point. Maps, basic demographics, consumer expenditures needed. Need breakdown of population by age for uses. Converse has 2 or 3 census tracts. (smallest) Mosaics by techno-graphic profile on website. (update) Behavioral Lifestyle analysis to be done. Further forecasting to be calculated with collaboration/information received.

With the aid of our team the group then went into a Workshop on Converse Branding, Slogans and Logos. The following list was developed:

BRANDING CONCEPTS 1. Rocket 2. Airplane 3. Star 4. Expanding Horizons (“The Hills”)

5. Bridge to the Future: Old (1890s) > Rockets (1950s) > New/ Green/ Sustainable (Today)

6. Heart of the Northeast (Metro Com) 7. Connect in Converse

Converse Key Words- Cotton Gin - Old Town - Wagon - Old West

- Trading Posts - Chili Stands - Farmers Market - Entertainment

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Public Involvement



- Small Business - “Friendly” Railroads - “The Wrestler” - Fishing - American Legion - Flag Day - Sports - Connectivity/Links - First Train - Train Station - Sugarland Express - Operation Paperclip/ Space

Medicine/ Mercury Station - Space City - First Rocket Engine

- Digital Bridging - Family Richness - Diversity - Youth - Recreation - Districts - Neighborhoods - Old Buildings - Passage - Conversion (Converse) - Conversation (Converse &

technology) - Movement - Re-create “through” Recreation

Mdn Architects then presented their latest Master Plan and suggested uses for the sites. The group was then broken up into 4 smaller tables, where one of our team members led each table through the plan more precisely and focused on any comments, questions or concerns that they had. The list of comments taken is as shown below:

Zachary Graham with MPO to do new traffic counts for the Converse area. o Traffic Expansion predictions for next 5 yrs ~63%.

For 2011, 31,000 towards Randolph, 20,000 towards IH10 and for 2015, 45,000 for Randolph and 40,000 for IH10 estimated.

Recreational Fields @ Lower Seguin and Thornton Lane being planned. o Where in relationship to the Treatment plant is this?

Verify Master Plan/1604 Commercial Corridor Overlay District Plan with that of existing City of Converse and Randolph Air Force Base ordinances.

o Setbacks / Height Restrictions/ No electro-magnetic interference o Zoning (AP2 #1/ AP2 #2)

Concern with noise levels next to Randolph A.F.B. was brought up (particularly during air shows).

Interconnection of a linear park system throughout the expansive flood plain regions. o Looking at connection to currently expanding San Antonio park systems & linear

greenways. o Safe and easy pedestrian/bike traffic across 1604.

Concern was voiced about making Rocket Lane a major thoroughfare and increasing traffic on a 2-lane road in front of 2 schools (through 2 school zones) with the current infrastructure.

Need for a VA clinic in the area. High-Tech, high paying job anchor.

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Public Involvement



o Possible locations @ Graytown Rd. and Boenig Dr. A planned subdivision was mentioned on FM 1516 (just North of Crestway and Valley View

Church). Peterbilt or Freight Liners example of truck service. Factory or Distributions centers Summary of Recommendations Phase 2. (Industry Mix Proposal)

Mdn Architects then presented the proposed Design Standards and District Overlay Plan for the Converse 1604 Commercial Corridor, where we left handouts for the Steering Members to take and come up with comments.

We concluded the meeting as very beneficial, especially within the “Branding” portion of our meeting as the City of Converse hasn’t traditionally marketed itself effectively, however now that “The Plan” would be a viable tool to use Converse’s target development years of 2015-2025 is coming to fruition.

Converse Branding “Story Board” from June 26 Steering Committee Workshop

EXHIBIT

I. Sign-In Sheet 06-26-13.pdf 21.1-21.2

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Public Involvement



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Public Involvement



II.

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Public Involvement



MEETING 4 July 30, 2013

The fourth meeting was at Vickrey & Associates to meet with Kate Silvas to discuss the City of Converse’s Building Official comments regarding to the team’s proposed District Overlay Plan. Refer to the following exhibit (revised). The following comments, alterations and additions were discussed.

EXHIBIT

I. 1604 Corridor Study – Building Official Comments

1. Recommendations only (Exhibit I) 2. To retain the drive towards a Green Initiative provide incentives on varying impact fees,

SAWS and/or CPS cost/credits to encourage for: a. Rain Harvesting (Numbers? Ratios for total financial impact? Get baseline from

Cesar) b. Additional Landscaping (Roadway / Property line vegetation: trees and cluster

planting) c. Drip Irrigation d. Solar Power

3. Low Impact Development (LID) manual for Converse? a. Improvements done before re-zoning is granted… (Rain gardens, bio-swales, etc.)

4. Item 3 of Exhibit is already incorporated within the code. 5. LEED certification shall not be required for all projects. COM or RES checks are already a

part of the code (Verify energy efficiency rating per these checks of 20% or better is applicable).

6. New Drainage Ordinance for Converse just passed (refer to this in District Overlay Plan). 7. Discussion of 3 possible areas for detention as provided by Vickrey. 8. Hotel site is optimum location for regional detention. 9. Option “Fee in Lieu of” (FILO) ordinance with drainage study per each development was

recommended for additional flexibility. 10. Per Traffic Impact Analysis (TIA) developer might incur cost for public improvements. 11. Maximum allowable decibels, pre-existing boundaries/zoning? (Use appropriate glass) 12. Noise conditions and flight patterns from Richard Cole. (‘Noise Reduction Coefficient’)

a. Get noise topos from Vickrey. 13. Item 6, add: “or otherwise required by federal/governmental regulations”.

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Public Involvement



14. Are there currently any landscaping ordinances and/or a points system set for calculations?

15. Sidewalk standards along the 1604 corridor, walks to be at the property line (where grading and drainage allow)

16. No requirements for curb and gutter on state highways. 17. Drip irrigation vs. standard ‘pop-up’ sprinkler on available systems. 18. Irrigation/Water standards to comply with SAWS? 19. Traffic Impact Analysis Study – Proportionality Study: In addition to the impact fees. (~$2500

per trip). Should not be used (questionable legality). 20. Requirements for ‘decel’ / left or right hand turn lanes? Reference TxDOT Streets &

Infrastructure; “Streets Site”. 21. Language from Steve to place in documents to meet TxDOT requirements. 22. City of Converse needs a street cut ordinance. 23. Vickrey to send language on “decel” lanes. 24. Who is going to be drafting the ordinances? (Ortiz) 25. UTSA to give final recommendations in GAP analysis, adding Schertz. 26. Industrial mix on IH-10 / S. 1604 corridor development, with proximity to Eagle-Ford-Shale. 27. Land-Use maps and plans may change slightly depending on the final economic and GAP

findings of UTSA. 28. Information for presentations to Planning & Zoning (8/19/13) and City Council (8/20/13)

must be submitted by “Thursday morning prior” (8/12/13). 29. “Draft” to be submitted for approval and mark-ups on Monday August, 5 2013.

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Public Involvement



EXHIBIT : 1604 Corridor Study – Building Official Comments (REVISED)

Observations

1. No drainage retention/detention allowances are visible. 2. Not all drainage channels are shown. See below.

3. All roofing should be required to be FM I-90 rated and Class A roof coverings. PER CODE 4. Rain Harvesting to reduce water use and run off should be mandatory. 5. This is in the over flight area. Should we require noise reducing construction techniques? 6. All sign and property lighting shall not allow .2 foot-candles of illumination beyond the

property lines onto adjacent properties or right a ways. Federal Light Pollution Standards 7. Elevated walkways should be considered for pedestrian access across 1604. 8. Road way and property line vegetation (trees and cluster planting) should be required. 9. Solid 6 foot high masonry or solid approved decay and traffic resistance fencing should be

located between all residential and commercial locations to prevent headlight impact. 10. Drip irrigation should be the only allowed USED ON THE MAJORITY OF THE SITE AS AN

irrigation system from the proposed rain harvesting systems. 11. All building in this area should be required to be LEED certified or have an DESIGNED FOR

SUSTAINABILITY AND PASS energy efficient rating using the COM or RES check of 20% or better. To encourage this permit cost reductions should be considered.

12. Costs for improvements to secondary roads should be borne by the developers after traffic studies are done.

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Existing Conditions



EXHIBITS

I. Converse City Limits 27.1

II. Converse 1604 Corridor – Study Limits Map 27.2

III. Major Thoroughfare Plan 27.3

IV. Zoning Map 27.4

V. Future Expanded City Limits Map 27.5

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Existing Conditions



Kitty Hawk

@ 1604 W (W.1)@ 1604 E (E.1)

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Existing Conditions



Kitty Hawk @ Toepperwein Rd. (I.1)

FM-78

@ 1604 E (E.2)

@ 1604 W (W.2)

@ 1604 E (I.2)

@ Colina Way (I.7)

Rocket Lane

@ 1604 E (E.3)

@ 1604 W (W.3)

@ 1604 E (I.3)

Lower Seguin Rd

@ 1604 E (E.4)

@ 1604 W (W.4)

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Existing Conditions



Ware Seguin @ 1604 W (I.4)

Graytown Rd

@ 1604 E (E.5)

@ 1604 W (W.5)

Gibbs Sprawl Rd

@ Park Meadows (I.5)

@ Crestway Drive (I.6)

FM-1516

@ Crestway (I.8)

IH-10

@ 1604 E

@ IH-10 W (looking over 1604)

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Existing Conditions



Traffic Counts

2035 Projected Traffic Counts for Converse and 1604 Commercial Corridor from IH-35 (top-yellow) to IH-10 (bottom-yellow) ***Information provided by Travel Demand Modeling | San Antonio Bexar County MPO***

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Existing Conditions



Fabric’s of Converse

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Gateways



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Gateways



CONCEPT SLOGANS / LOGOS

GATEWAY DESIGN COMPETITION

A design competition was agreed upon, by the Steering Committee, to be implemented within the Judson ISD this coming semester (Fall 2013). This competition would be geared to work off of a selected number of different themes (already developed within our public workshops) in order to gain additional ideas and/or further develop conceptual designs for both Gateways and new Slogans/Logos for The City of Converse.

Figure 1: Recommended/Preferred Slogan & Logo based on previous workshops and numerous renditions.

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Gateways



CONVERSE PRIMARY CITY ENTRANCES

CONCEPT GATEWAY DESIGNS

Figure 2: Gateway Scheme 1

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Gateways



JUDSON I.S.D DESIGN COMPETITION FLYERS

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Conceptual Strategies and Development Alternatives



PLANNING PRINCIPLES

Site Analysis of Existing Conditions /Developments in relationship to the proposed focus areas for commercial development within the 1604 Corridor.

Incorporation of the proposed TxDOT 1604 Corridor improvements and altered Right of Ways for 2020.

Adjacency Studies incorporating existing land uses to compatible proposed land uses within the same proximities, which began to evolve into individual “sectors / districts”. This concept was fortified per the public Work Sessions with the Steering Committee members as there was a consensus to break Converse up into new neighborhoods/districts for marketing purposes.

Division of extremely deep sites was necessary to optimize frontage for all commercial sites from 1604, while allowing for greater variety of uses. These uses, in the heart of the commercial corridor, were primarily separated by secondary arterial roads (ring roads) that would allow cross traffic to move freely in both directions (extremely important with the future implementation of the TxDOT 1604 Corridor improvements and one way frontage roads) in addition to acting as a service road.

o Industrial Division: Provides a key “Barrier” (sound/sight) from the existing Randolph Air Force Base’s runway and hanger’s to the rear of “Retail Sector 2”.

o Residential/Multi-Family Division: Allows the Commercial development fronting 1604 to act as the “Barrier” (sound/sight) in order to shelter residential sites, while still providing amenities within their immediate surroundings.

Divisions of Commercial sites were done with efficiency, flexibility and convenience in mind.

o Pad sites were sub-divided at the front of developments to allow for better frontage for the “smaller” retail tenants, while the anchors would be pulling the majority of the traffic behind the pad sites. This sequencing of users allows both tenants to work off of each other and also provides visual separation from the field parking that large anchors require.

Noise Contours for Randolph Air Force Base

44




o Traffic flow through these sites are predominantly organized through a hierarchy of streets and drives. With main arteries being implemented at the perimeter of parking fields, as well as subdividing large lots for ease of access.

o Driveway throat lengths were also examined within the planning process to ensure ample queuing and run-on/off spacing, especially at intersections between a site and the high speed 1604 frontage roads.

TENANT POSSIBILITIES ANCHOR

- Wal-Mart / Sam’s Club - Costco - IKEA - Target - Lowe’s Home Improvement / Home Depot

GROCERY

- HEB - Aldi’s (Only 3 in DFW area) - GFC (Only in Mid-West/Florida) - Brookshire Brothers / Brookshire Grocery Co. - Lowe’s Supermarket - Market Street - United Supermarkets

FUEL-CENTERS

- Bucee’s - Wal-Mart/Sam’s - HEB Gas Station - Stripes - Valero - Stop N’ Serve - Pilot (“Flying J”) Travel Centers

ENTERTAINMENT

- Dave & Busters - Main Event

45




- Top Golf (In all major Texas cities…San Antonio’s next) - Dance Hall (Western Theme / Saloon: back to history…)

o Look at Raw Hide Western Town and Steakhouse in Scottsdale, AZ as case study? FITNESS

- LA Fitness - Gold’s Gym

SPORTING GOODS

- Academy - Dick’s - Sports Authority

FURNITURE

- Ashley Furniture - Rooms To Go - Star Furniture

HOTEL/CONFERENCE CENTER

- Embassy Suites, similar to San Marcos HEALTHCARE

- Urgent Care Center - Surgical Center - Medical Professional Offices

AUTOMOTIVE

- Automobile / Truck Dealership OFFICE / INDUSTRIAL

- Office Building - Office Park for individual Office Site Purchase - Oil and Gas Service Facilities (Existing) - Warehouse / Manufacturing

46

Master Plan



Revised 11/2014

47

Master Plan



48

Land Use Plan along the 1604 Corridor



Revised 11/2014

49

Land Use Plan along the 1604 Corridor



PROPOSED ZONING CHANGES

This exhibit represents the proposed zoning changes that would be required to the City of Converse’s current Zoning Map to accommodate the Proposed Land Use Map (See previous page) to maximize the potential for a vibrant and cohesive 1604 Commercial Corridor.

Revised 11/2014

50

Plan Sectors



SECTOR 1 : RETAIL / MIXED-USE

Total Acreage:

39.47 AC

Total Frontage (1604):

1,540 LN. FT.

K

E

Y

Revised 11/2014

51

Plan Sectors



SECTOR 2 : RETAIL 1 / OFFICE

Total Acreage:

36.84 AC


2,844 LN. FT.

K

E

Y

Revised 11/2014

52

Plan Sectors



SECTOR 3 : RETAIL 2 / INDUSTRIAL / RE-LOCATED PROPANE FUELING STATION

Total Acreage (Commercial):

91.49 AC

Total Frontage (1604-Commercial):

3,541 LN. FT.

Total Acreage (Industrial):

7.23 AC

***Relocated Propane Filling Station***

K

E

Y

Revised 11/2014

53

Plan Sectors



SECTOR 4 : HOSPITALITY

Total Acreage:

19.74 AC


1,226 LN. FT.

K

E

Y

Revised 11/2014

54

Plan Sectors



SECTOR 5 : RETAIL 3 / HEALTH CARE / MEDICAL OFFICE PARK

Total Acreage:

45.6 AC


3,920 LN. FT.

K

E

Y

Revised 11/2014

55

Plan Sectors



SECTOR 6 : RETAIL 4 / ENTERTAINMENT

Total Acreage:

67.08 AC


3,170 LN. FT.

K

E

Y

56

Plan Sectors



SECTOR 7 : RECREATION / PROPOSED FUTURE E.T.J.

Total Acreage (Commercial/Industrial):

365.04 AC

Total Acreage (Residential):

174.20 AC

Total Acreage (Multi-Family):

120.85 AC

Total Frontage (1604 *out of flood plain*):

1604E bound: 5,414 LN. FT. 1604W bound: 4,116 LN. FT.

Total Frontage (IH-10):

10,826 LN. FT.

K

E

Y

CURRENT CITY LIMITS

PROPOSED FUTURE E.T.J.

57

Corridor Conceptual Design Standards



Revised 11/2014

Standard Description Images

Wall Signs Maximum allowable sign area, as a percentage of the area of each building elevation:

15% cabinet sign; painted or flat sign 20% channel letters raised or incised

On-Premises Signs

Expressway: 35’ Height / 200 square feet single tenant 40’ Height / 250 square feet dual tenant 40’ Height / 300 square feet multiple tenant

Arterial A: 25’ Height / 65 square feet single tenant 30’ Height / 150 square feet dual tenant 40’ Height / 200 square feet multiple tenant

Up to an additional 10 feet of height may be added if the adjacent grade is elevated. 200’ spacing between signs.

Sign Master Plan Development Agreements are permitted.

Signs prohibited by Chapter 34 of the Municipal Code shall be prohibited within this Overlay District Plan.

Any signage lighting shall not allow .2 foot candles of illumination beyond the property lines or right of ways (Federal Light Pollution Standards).

Off-Premises Signs

No off-premises sign is permitted within 660 feet of the right of way of Loop 1604

58




Revised 11/2014


Lighting Exterior lighting fixtures for entrances, parking lots or walkways shall be shielded with a cut-off of less than 90⁰. Any structural part of the fixture providing this cut-off angle shall be permanently affixed.

Lighting of building exteriors (uplighting or downlighting) that is positioned to highlight a building or outdoor artwork shall be aimed at the object to be illuminated, not pointed into the sky. Flood lamps should be shielded so that the light sources are not visible from a public right-of-way. (Max .2 foot candles)

All canopy lighting shall be fully shielded. However, indirect uplight is permitted under an opaque canopy provided that no lamp or vertical element of a lens or diffuser is visible from beyond the canopy and such that no direct up light is emitted beyond the opaque canopy.

Notes Single family residential structures in platted subdivisions shall not be subject to the standards of the City of Converse, Texas Loop 1604 Commercial Corridor Overlay District.

In the event of a conflict between this section and other provisions of the Municipal Code, the most restrictive provisions shall apply.

Definitions Earth Tone Colors – colors that are predominant in the surrounding landscape including desert and woodlands and shall be low reflectance, subtle or neutral colors. Earth tone colors shall not include primary colors, black, metallic, or fluorescent colors.

Native plants and trees – (those species listed)

Pedestrian Circulation System – improved trails, sidewalks, and/or crosswalks that facilitate pedestrian movement within a site.

Protected Trees – Significant or heritage trees

Understory – assemblages of natural low level woody, herbaceous and ground cover species.

59




Revised 11/2014


Building Setbacks

25 foot minimum front setback along Loop 1604 and side setback for lots facing another street but whose side setback is along Loop 1604 minimum front setbacks shall only apply to those properties with frontage on the roadway used to designate the Corridor District.

15 foot minimum side and rear setbacks for all uses except single family residential.

Side and rear setbacks not required where a non-residential use abuts another non-residential use but shall be required where the side or rear of a lot abuts a dedicated public street right of way.

The requirements set by this overlay district plan shall not supersede the ordinances as set forth by Chapter 50 – ZONING.

Landscaping (General Provisions)

The regulations contained within Section 48-18 (Purpose) of Landscape Ordinance, City of Converse are necessary to enhance the community’s ecological, environmental, and aesthetic qualities.

Landscape installation shall be required within off-street paved surface areas to regenerate oxygen and to reduce heat, glare, water runoff, and other conditions connected with the construction of structures or paved areas within the parcel.

Land Use Percent

Landscaping Required

Townhouses 20 Duplexes, Triplexes 20 Apartments 20 Office & Professional Uses

15

Commercial Uses 10 Industrial or Manufacturing Uses

10

Landscaping (General Provisions) - continued

On large tracts of land of ten acres or more, exceptions to this article may be granted by the zoning commission to require a lesser amount of landscaping if the aesthetic, buffering and environmental intent of this article is met, and it is not located along rights-of-way or in strategic environmentally sensitive areas.

The landscaping required by this article shall be placed upon that portion of a tract, or lot that is being developed. Seventy-five percent of the minimum amount of landscaping required by this article shall be installed in between the front and/or side property lines and the building being constructed. Undeveloped portions of a tract, or lot shall not be considered landscaped.

60




Revised 11/2014


Tree Preservation – Refer to Section 48-22 of Converse Landscape Regulations. Whereas trees contribute greatly to the quality of the community’s environment and aesthetic

qualities, and whereas the extent of the above positive contributions are a function of the size of the tree rather than of the planting area in which the tree is planted.

Application to new development - Refer to Section 48-23 of Converse Landscape Regulations Application to existing development and reconstruction – Refer to Section 48-24 of Converse Landscape Regulations.

Landscaping General Requirements

Section 48-25

Key Points a) Installation. All landscape materials shall be

installed according to Texas Association of Nurserymen (TAN) standards.

b) Maintenance. The owner of the building, or the manager or agent as the owner, shall be responsible for the maintenance of all landscape areas. Said areas shall be maintained so as to present a healthy, neat, and orderly appearance at all times.

c) Planting criteria. (See Ordinance) d) Drainage. Drainage ways shall be

maintained in their natural state insofar as possible.

e) Construction phase. (See Ordinance) f) Removal of diseased or dangerous trees

and vegetation. (See Ordinance) g) Water conservation. All landscape design

and planting shall take into consideration the importance of water conservation. Water conservation practices which are encouraged include the following.

1) Proper irrigation design. 2) Selection of plants that have a low

rate of water usage.

Water Reclamation

Rain Harvesting & Drip Irrigation shall be utilized to meet the City of Converse’s “Green City” sustainable goals.

Water reclamation is required for buffer and landscape irrigation where applicable to reduce water use and run-off, especially within pattern of drought.

Drip irrigation is encouraged for the majority of the site.

Exceptions and variances

Section 48-27

The zoning commission and the city council shall have the power to grant variances in special cases where the paved area is less than 10,000 square feet, and where there are unusual and practical difficulties or unnecessary hardships created in meeting the requirements of this article.

In cases where retention of natural or existing trees in open space, setback, buffer areas or drainage ways would create unusual hardship or unusual development problems, planted trees may be required in lieu of retention.

The city manager or his designated representative shall advise the zoning commission when such hardship or development problem exists. The guidelines to be used in determining whether a variance should be granted are as follows: 1) That meeting requirements of this article would prohibit an owner of property from using

land for a use that the zoning ordinances expressly permit.

61




Revised 11/2014


2) That the hardships or difficulties of meeting the requirements of this article are peculiar to that property and not general in character.

3) That the lack of landscaping will not be detrimental to adjoining property or the health, safety, and welfare of the general public.

4) That the hardships and difficulties of the landscaping and/or buffering are greater than the benefits derived by the general public.

Financial hardship due to meeting the requirements of this article is not alone sufficient to grant an exception.

Enforcement Section 48-28

The city manager or an official designated by the city manager shall be the enforcing official. The enforcing official is charged with the duty of administering the provisions of this article and securing compliance therewith. In furtherance of this responsibility, the enforcing official shall:

The enforcing official or the agent of the enforcing official is authorized and directed to lawfully enter upon all premises at reasonable times to determine their condition insofar as the provisions of this article are applicable.

Whenever the enforcing official determines that a violation in this article exists, the official shall take action as follows: 1) Service of the written notice required by this article shall be deemed complete if

personally delivered to the person required under the provisions of this article to be served with such notice, and if the same cannot be personally delivered within the city, then service shall be deemed complete upon sending same by certified mail, return receipt requested, to the last known address of such person and by posting a copy of such notice in a conspicuous place on the premises.

2) If such order is not complied with within the time specified in the order, then the enforcing official shall use all available means of enforcement in order to secure compliance with the provisions of this article as well as to secure punishment for its violation.

Screening Activities such as outside storage, refuse storage areas air conditioning and heating equipment, utility boxes, utility pillars, utility cabinets, solar systems and components and microwave and satellite antennas (greater than 2 meters in diameter) are required to be located behind the minimum building setback line and shall be completely screened from public view at ground level at a minimum height of six (6) feet. In lieu of screening, solar systems and components may be integrated into the design of the structure.

Screening may be achieved by construction of a solid wall of rock, stone, stucco, or brick with wooden or metal gates, evergreen plant materials with irrigation, or landscaped earthen berm. Walls are encouraged to remain unpainted and natural in appearance, however if painted, painting shall be limited to earth tone colors.

All dock height opening and loading doors shall be to the rear or sides of

62




Revised 11/2014


buildings and screened from public view from the street(s) that directly abuts the property.

Building Materials

All building elevations facing a dedicated public street right-of-way within the Corridor District shall be of finished masonry or its equivalent. Exterior wall finishes shall be constructed of concrete, brick, stone, glass or their equivalent (including hardiplank, stucco and brick veneer) and should feature earth tone colors. Concrete masonry units (CMU) and/or Exterior Insulation and Finish Systems (EIFS) may be used for up to twenty-five percent (25%) of the front facade visible from a dedicated public street right-of-way when used in combination with other approved building materials.

Concrete finish shall be profiled, sculptured, fluted, textured, exposed aggregate, of varied design depths and shapes, integral colors, deep relief designs or other architectural concrete finish approved by the Planning Director.

Metals may be used on roofs, canopies or awnings; balconies and railings; windows, doors and their framing; and in areas not visible form a dedicated public street right-of-way. Metals may also be used to provide accents to the primary building materials on the structure, such as exposed structural members.

Mirrored glass with a reflectance of more than twenty percent (20%) is prohibited.

Exterior Design & Construction Standards – Material Requirements

At least thirty percent (30%) of the front façade shall provide, on the ground level floor, windows and doors that allow for visibility into the commercial building or store. Industrial buildings located within the commercial zoning districts may have fifteen percent (15%) of the front façade as windows and doors.

All structures shall have a front façade constructed of a minimum of one-hundred percent (100%) masonry, excluding doors and windows. All other facades shall be constructed of a minimum of seventy-five percent (75%) masonry, excluding doors and windows.

63




Revised 11/2014


Masonry material shall be defined as that form of exterior construction material consisting of brick, stone, stucco, cementitious fiberboard, split-faced concrete masonry units (CMU), concrete with stucco or an aggregate finish. Faux stone or brick is prohibited.

Sidewalks – right of way

Sidewalks along Loop 1604 shall be at least 5 feet in width.

Sidewalks should meander to protect trees and native understory and in general should not be constructed continually parallel with the adjacent roadway.

To protect pedestrians from high speed vehicles, a minimum planting strip of 5 feet shall be maintained between the curb and sidewalk except where to preserve existing trees and understory.

Sidewalks shall conform to the Americans with Disabilities Act (ADA).

Sidewalks should meander to avoid the interruption of a clear path of travel, in general to avoid utility, electrical, or drainage.

64




Revised 11/2014

Randolph Air Force Base Considerations Randolph Air Force Base (RAFB) representatives participated in public meetings in 2013 and provided Vickrey & Associates, Inc. (V&A) the RAFB Air Installation Compatible Use Zone (AICUZ) Study, dated October 2007 related to building restrictions near RAFB runways. On April 2, 2014, RAFB provided the City of Converse and the Study Team with the AICUZ Study, dated April 2008. This report is being revised based on the April 2008 RAFB AICUZ Study. The building structures and height restrictions imposed for the benefit of the RAFB runway are established by Title 32, National Defense CFR CH-1, and (7-1-11 edition). These restrictions are discussed in the Air Installation Compatible Use Zone Study (AICUZ) for RAFB, Texas, dated April 6, 2008. The primary areas in Converse, affected by the RAFB building and height restrictions are along the area of the West Perimeter Road for the Air Force Base and the south end of the westerly runway. This is located generally near the south westerly corner of RAFB. There are several regulating surfaces defined within the 2008 AICUZ study. To determine noise restrictions, building height restrictions, clear zones, accidental potential zones, transitional surface zones, land use prohibitions, and other restrictions, please refer to the most recent AICUZ Study by RAFB and/or the Joint Base San Antonio (JBSA) Joint Land Use Study (in progress) and City of Converse Code of Ordinances.

Clear Zone Area One surface that affects development and building construction, is the Clear Zone surface. This is defined as an obstruction-free surface (except for features essential for craft operations) on the ground symmetrically centered on the extended runway centerline beginning at the end of the runway and extending outward 3,000 feet. The Clear Zone surface width is 3,000 feet (1,500 feet to either side of the runway centerline and 3,000 feet in length). The Clear Zone has been enlarged by an additional 500 feet on either side of the centerline of the runway compared to the Clear Zone previously established circa 1977 by the Air Force, who purchased property for a Clear Zone at the end of the runway. The Clear Zone at that time was established as 2,000 feet wide by 3,000 feet in length from the end of the runway. This is an area where essentially only agricultural use is allowed. In the 1980’s the Clear Zone requirement was widened to 3,000 feet wide by 3,000 feet long. The increase in the Clear Zone surface, of 500 feet by 3,000 feet, on both sides of the original Clear Zone, has not been purchased by the Air Force. Therefore, until the added restricted area is purchased, the Air Force cannot prohibit construction in the additional Clear Zone area; however, the Air Force would strongly object to any development.

Transitional Surface The transitional surface is a second restrictive surface where buildings are allowed in the vicinity of the runway. This restrictive surface is defined in the 2008 AICUZ study that limit the height of buildings and other structures depending on the distance from the runway. This is the imaginary surface which extends outward and upward at right angles to the runway centerline and the extended runway centerline, at a slope of 7 to 1, (7 feet horizontal to each 1 foot vertical). The beginning elevation of the 7 to 1 slope is the runway elevation which, for the westerly runway, is

65




Revised 11/2014

761 feet above mean sea level elevation on the north end and 727 on the south end. These elevations are based on WGS 84 Vertical Datum.

Commercial property located along the west line of RAFB, West Perimeter Road, where the property line is approximately 750 feet from the runway, would have a maximum building height of approximately 100 feet above the existing ground. Building height allowance can increase, based on the 7:1 slope, to a distance of 1,050 feet from the runway.

Inner Horizontal Surface At 1,050 feet from the runway, a third restrictive surface begins which is the Inner Horizontal Surface. This imaginary surface is an oval plane at a height of 150 feet above the runway elevation. The outer boundary of the Inner Horizontal Surface is formed by scribing arcs with a radius of 7,500 feet from the centerline at the end of each runway and interconnecting these arcs with tangents that are 7,500 feet on either side of the centerline of the runway. In the Inner Horizontal Surface, structures must be no higher than 150 feet above the runway elevation.

Noise Contour Restrictions The 2008 AICUZ Study has modified the noise contours in both shape and extent of coverage compared to the noise contours in the 2000 AICUZ Study. The 2008 AICUZ Study provides the average busy day noise contours for 2008 and based on the identified decibel levels the AICUZ Study has established land use compatibility guidelines with noise level guidelines for specific uses. The City of Converse will be considering Codes and Ordinances for Noise Restrictions and Mitigation Requirements for the various land uses in the AICUZ noise contour area.

Note: These restrictions are subject to revision after completion of the Joint Land Use Study currently underway by Joint Base San Antonio for RAFB area.

66




Revised 11/2014

Energy Requirements Comments in the 2013 Public Involvement Phase included consideration to be given by the City of Converse to adopt the most current version of the IECC (International Energy Conservation Code) and consider reductions in permit costs and other incentives to encourage additional energy savings (per % pass efficiency on COM/RES checks).

67

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68

Streets, Infrastructure & Utilities



Thoroughfare Plan

69




1604 Planned Improvements & ROW Requirements The Bexar County MPO 2035 Mobility Plan includes four separate highway improvement projects for the section of Loop 1604 from IH-35 to IH-10.

The first segment is scheduled in 2013 to expand Loop 1604 from Lower Seguin Road to IH-10 East from two lanes to four lanes, divided. Funding is shown to be provided by Bexar County. This project is currently underway.

The second segment, which is programmed for 2014, is for the section of Loop 1604 from Lower Seguin Road to IH-10 East with funding shown to be provided by Bexar County. The improvements will include:

Expand the existing two lanes to four lanes, divided with a grass median. Revise traffic signals at Autumn Run Lane and Graytown Road. Improve bridge at Salitrillo Creek. Construct turn-around lanes at four locations.

The third segment of Loop 1604 to be improved is programmed by Texas Department of Transportation (TxDOT) for 2018 and includes the segment from Redland Road to Kitty Hawk. Improvements will include:

Expand to eight-lane expressway – four non-toll lanes and four managed lanes.

The Alamo RMA has the fourth project programmed for the year 2030, for improvements for Loop 1604 from Kitty Hawk to IH-10 East. The schematic plans show:

Expand to a four-lane expressway section with four managed lanes (toll lanes). Bridge overpass improvements will be required to add the additional lanes at Kitty Hawk

and FM-1976. A new overpass at Rocket Lane over Loop 1604 will be constructed, including elevated U-

turn lanes. A new overpass for the toll lanes will be constructed, with four at-grade lanes and U-turn

lanes over Lower Seguin Road. Autumn Run intersection will be upgraded with an overpass for toll lanes and the at-grade

crossing of Autumn Run will be improved with six lanes to include turn lanes and Loop 1604 U-turn lanes for each direction of travel.

Graytown Road intersection will be improved with an overpass for toll lanes and the at-grade crossing of Graytown Road will be improved with six lanes to include turn lanes and Loop 1604 U-turn lanes for each direction of travel.

Improvements will be made to existing connectors at Kitty Hawk, FM 1976, Knuepper Road, and Thornton Lane.

70




Typical sections along Loop 1604 range from 100 feet to 400 feet in some areas (see next page). Converse will require setbacks and right-of-way restrictions on future development plans and plats along Loop 1604. TxDOT has obtained right-of-way commitments from Randolph Air Force Base (RAFB) for portions on the East side of RAFB.

*** It is important to note that the MPO 2035 Plan is financially constrained for projects to be included and eligible for federal funding. It is possible that other funding streams may come available in the future that would not require managed toll lanes.

San Antonio-Bexar County MPO – Planned Improvements Map

71




72




Water and Sanitary Sewer Available Utilities Summary: Loop 1604 (FM 1976 to IH-10)

Sanitary Sewer Sanitary sewer service is collected by the City of Converse from FM 1976 to Graytown Road. Collection from Graytown Road to Interstate Highway 10 (IH-10) is provided by the San Antonio River Authority (SARA). SARA provides sanitary sewer treatment for all of the Loop 1604 area from FM 1976 to IH-10. Specific locations of sanitary sewer lines include:

8” force main, abandoned in place, crosses at the intersection of southbound Loop 1604 and Ware Seguin Road.

8” force main, with 24” encasement, crosses at the intersection of no northbound Loop 1604 and Ware Seguin Road.

8” gravity main and manhole, located in Autumn Run near Loop 1604 15” transmission line, called “Segment 12”, crosses Loop 1604 approximately 4,500 feet

north of IH-10. The pipe size increases to 18” just east of Loop 1604. SAWS also has a 12” water main on the north side of IH-10, which extends from the

northwest corner of IH-10 and Loop 1604 for over 3,000 feet.

Water Water service is provided by the City of Converse from FM 1976 to Graytown Road. Water service for the area between Graytown Road and Interstate Highway 10 (IH-10) is provided by the San Antonio Water System (SAWS). Specific locations of water lines include:

12”-16” PVC located on the southwest side of Loop 1604. The line is 12” between Kneupper Avenue and a tie-in northwest of the Loop 1604 intersection at Miramar Boulevard. The line increases to 16” near Miramar Boulevard and continues south to the south side of Rocket Lane. This section of mains has several tie-in locations including a 6” on Laiim Avenue, a 12” main along the south side of Hanover Cove, a secondary tie-in for the Miramar subdivision, and 18” line to a storage tank, and a 12” PVC on the south of Miramar Boulevard.

The 12” main on Kneupper Avenue has an 8” line that ties into it near the intersection of Clegg Street. This 8” runs parallel to Loop 1604, approximately 750’ to the southwest.

At the intersection of Loop 1604 and Rocket Lane, a main continues south along Loop 1604, 12” pipe follows the south side of Rocket Lane, and a 16” pipe crosses Loop 1604.

On the east side of the 16” crossing at Rocket Lane, a 6” pipe is stubbed out to northwest, adjacent to 1604 and a 16” pipe is stubbed out to the southeast, adjacent to Loop 1604.

12” PVC pipe, located on the west side of Loop 1604 near the western intersection with Lower Seguin, stub out only.

73




12” pipe, located on the west side of Loop 1604 from Ware Seguin Road to Autumn Run. The pipe has 12” lines tying into it at two locations: on the north side Coppergate and on the south side of Autumn Run.

12” PVC pipe, located on the east side of Loop 1604 from Lower Seguin Road to Autumn Run. The pipe has 12” lines tying into it at two locations: on the south side of Lower Seguin Road and on the north side of Ware Seguin Road.

The 12” pipes in the vicinity of Ware Seguin Road connect across Loop 1604 just south of Autumn Road.

30” pipe identified as not part of the City of Converse system. The pipe is located on the east side of Loop 1604 from Ware Seguin Road to Lower Seguin Road.

12” ductile iron pipe (SAWS Project #91-6013), crosses on the south side of the intersection of Loop 1604 and Graytown Road. The 12” main continues south, adjacent to the southbound Loop 1604 lanes, from Graytown Road to IH-10.

EXHIBITS

I. SI_MPO – New Toepperwein Road 73.1 a. From 1976 to FM-78

II. Proposed Waste Water Collection System 73.2-73.4

III. 1604 Corridor Study Gas Pipeline Exhibit 73.5

74

Parks & Open Space



Playing Spaces

Throughout the current and proposed Converse ETJ, there is a significant portion of undeveloped land (both rural/farming and within the flood plain). As discussed previously in the ‘Planning Principles’ section, we gave direction on the implementation of zones through their proximity to Loop 1604 and adjacent uses.

Since only very particular uses can be used within the existing flood plains, we decided to incorporate open and active uses (Parks, Trails, Golf Course, Driving Range, Disk Golf, etc…) with supporting buildings and structures primarily located on the edge of the flood plain. This strategy allows the community to utilize the interstitial spaces between developments as a network of inter-connection that will require less irrigation because of their natural location within low-lying areas, further promoting the green future of Converse.

Loop 1604 Corridor Possible Detention Areas: with Low Impact Development (LID) Improvements

1. The master-planned commercial development area at Loop 1604 and Lower Seguin Road o Detention pond could be placed just south Lower Seguin Road near Citadel Peak

Street where the master planned Hotel site is located. o Another option is to use the Fee in Lieu of (FILO) ordinance and provide a drainage

study. This study can include placing the drainage in a storm sewer in the master-planned street adjacent to the hotel site and discharge the runoff into the Salitrillo Creek tributary.

2. The master-planned commercial site west of Loop 1604 from Kneupper Lane to Rocket Lane

o Detention for this area would have to be provided by each development because of the residential subdivisions just south of the properties.

o Another option would be to use the Fee in Lieu of (FILO) ordinance and provide a drainage study. The runoff could be placed in the existing Salitrillo Creek Tributary channels located in Hanover Cove and MiraMar Subdivisions which outfall into Salitrillo Creek.

3. The master-planned commercial site along Loop 1604 from Lower Seguin Road to

Graytown Road o Detention would not be needed for this area the FILO ordinance could be used and

the runoff can be discharged into Tributary C of Salitrillo Creek.

81

Parks & Open Space



Revised 11/2014

Key Parks

I.1 – Converse City Park I.2 – Converse North Park

E.1 – Woodcrest Park E.2 – Live Oak Park E.3 – Cimarron Park E.4 – Meadow Oaks Park E.5 – Northview Park E.6 – Red Horse Park E.7 – Martinez State Park

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Parks & Open Space



The Landscape of Converse

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Implementation Plan



After approval of the Plan Document, the next phase of the 1604 Corridor Study is to develop a practical implementation plan. The Plan will be designed to promote both economic sustainability and quality of life in the community. As such, successful implementation will require a coordinated effort between public and private entities including private citizens, property owners, businesses, public officials, the Converse EDC and several City departments.

RECOMMENDATIONS

Policy & Ordinance Changes

The development of a new ordinance with reference to the 1604 Commercial Corridor Overlay District Plan within this report (See Design Standards).

Re-zoning of properties to coordinate with the proposed Land Use Map (See Page 48 and 49).

Land Acquisition

Work with the City of San Antonio to acquire the “Proposed Future E.T.J.” Meet with existing land owners within 1604 commercial corridor.

o Create and Action Plan and hierarchy of properties to obtain. Possible “Land Swop” options for key properties

Developments

Get Commercial Business Team more involved with engaging and recruiting businesses. Come up with incentives to draw first anchors/commercial tenants into new

developments. o Once the first anchor comes, there will be a “domino effect”.

Marketing Strategy

Implement and Use this plan report and mapping exhibit as a marketing tool for potential developers.

o Increase marketability through the use of the Master Plan. Actual footprints, actual layouts, feasible developments…

Create a “New Face of Converse” o Continue development of new branding and new logo concepts that were

provided by Mdn and discussed in public meetings. o City Staff to provide decision on final branding concept. o More exposure to the growth in and around Converse.

Articles, Press Releases and News coverage

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Implementation Plan



City adoption of the particular niches identified within this report along the 1604 Corridor for specific common uses such as an Auto Park, Entertainment venue, an industrial sector, medical complex, retail components in order to provide for complimentary property uses to gather momentum in a simpler like use environment.

Establishment of an overlay ordinance recommendations that would be user friendly, yet creating and encouraging sustainable site and building considerations to emphasize the Converse “Green” theme. We believe there is a fair balance that will foster the city’s vision but at the same time allow prospective developments inviting design standards.

The biggest issue in luring prospects is to in some way enable them. This could be accomplished by incentives such as financial assistance in inaccessible utilities, discounts or waiving impact and/or permit review fees, tax abatement considerations. These financial chips might make the difference between getting the edge with competing properties.

Offer supporting demographics and marketing demand studies to assist users on a shorter window in initiating decisions and thus shorten due diligence periods.

A very important factor is a user friendly, pro-development City that offers and creates an efficient, seamless path to results that are unmatched by competing city governmental age.

Include and promote more public events within the community o People are attracted to Food, Drink and Music

Festivals (Night in Ole Converse Festival) Concerts Markets

Demonstration Project

It is recommended that the City of Converse develops a demonstration project to establish the City and Community’s commitment to the plan. As a “keystone” project for the Loop 1604 Commercial Corridor development this should be centrally located within the projects overall extents on 1604. One of the proposed gateways would be an excellent solution to the demonstration project as it would have an immediate impact, with a short construction period. In addition to being the “keystone” project for the development, it would also give the City of Converse better/ additional exposure on Loop 1604 and act as a way finding device in which to incorporate a new slogan & identity.

***Refer to City Wide Gateway & Signage Report dated: January 13, 2014

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Implementation Plan



Funding Options

There are a number of potential funding sources that can be tapped into by the City of Converse and the Converse EDC to finance the development and re-developments of the 1604 Commercial Corridor. Many of the grants and loans available through the State of Texas and the Federal Government tend to be very targeted in their applications and requirements. Some require a cash match. A few, however, provide a great deal of flexibility in how their funds can be used, Local investment and resources is another primary source of funds that can be used to develop the Corridor. A brief description of the various sources of funds that can be used to finance the developments are as follows:

Federal Funds - DEVELOPMENT

U.S. Department of Housing and Urban Development (HUD) The City of Converse is eligible to receive Community Development Block Grant (CDBG) funds as a non-entitlement city. These funds can be used for a variety of purposes including infrastructure development and commercial corridor. The Office of Rural and Community Affairs (ORCA) serves as the lead agency for CDBG funds to non-entitlement cities in Texas. The Alamo Area Council of Governments can also assist the City of Converse in applying for funds under this program.

U.S. Department of Agriculture (USDA) The USDA has a number of grants and loan programs that could be used to redevelop and revitalize the District. One is the Business and Industrial Guaranteed Loan Program. This is a combination grant/direct low interest loan program establish to improve, develop or finance business, and provide working capital and debt refinancing for economic development type projects. Borrowers, however, must exhaust other sources of funds that are available at reasonable rates and terms before applying for this program. In addition, the borrower must have legal authority to borrow and repay loans; pledge security for loans; have the capacity to construct, operate and maintain the facility or service; and, be able to organize and manage the facility.

Another applicable USDA program is its Community Facilities Program. This program provides grants ranging from $750,000 to $10.0 million to fund the construction of various kinds of facilities including infrastructure type projects and redevelopment. However, it does require a local match depending on the project’s economic impact, location and feasibility.

A third applicable program provided by the USDA is its Rural Business Opportunity Grant (RBOG). This grant can be used to foster business development and opportunities in the District.

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Implementation Plan



FY 2013 Economic Development Assistance Programs Economic Development Administration — Department of Commerce (Deadline: N/A)

The Economic Development Administration’s (EDA’s) mission is to lead the Federal economic development agenda by promoting innovation and competitiveness, preparing American regions for economic growth and success in the worldwide economy. EDA fulfills this mission through strategic investments and partnerships that create the regional economic ecosystems required to foster globally competitive regions throughout the United States. EDA supports development in economically distressed areas of the United States by fostering job creation and attracting private investment. Specifically, under the Economic Development Assistance programs (EDAP) Federal Funding Opportunity (FFO) announcement, EDA will make construction, non-construction, and revolving loan fund investments under the Public Works and Economic Adjustment Assistance Programs. Grants made under these programs will leverage regional assets to support the implementation of regional economic development strategies designed to create jobs, leverage private capital, encourage economic development, and strengthen America’s ability to compete in the global marketplace. Through the EDAP FFO, EDA solicits applications from rural and urban communities to develop initiatives that advance new ideas and creative approaches to address rapidly evolving economic conditions.

Rural Community Development Initiative (RCDI) Utilities Programs — Department of Agriculture (Deadline: August 14, 2014) Qualified private, nonprofit and public (including tribal) intermediary organizations proposing to carry out financial and technical assistance programs will be eligible to receive the funding. The intermediary will be required to provide matching funds in an amount at least equal to the RCDI grant. The respective minimum and maximum grant amount per intermediary is $50,000 and $300,000. The intermediary must provide a program of financial and technical assistance to a private nonprofit, community-based housing and development organization, a low-income rural community or a federally recognized tribe.

Corporation for National and Community Service (CNCS) AmeriCorps State and National Grant Competitions (Deadline: January 9, 2014) The mission of the Corporation for National and Community Service (CNCS) is to improve lives, strengthen communities, and foster civic participation through service and volunteering. CNCS, through its AmeriCorps and Senior Corps programs, has helped to engage millions of citizens in meeting community and national challenges through service and volunteer action. This AmeriCorps State and National (AmeriCorps) Notice of Federal

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Implementation Plan



Funding Opportunity Notice (Notice) will focus grant making for fiscal year 2014 in six focus areas: Disaster Services. Economic Opportunity. Education. Environmental Stewardship. Healthy Futures. Veterans and Military Families. Indian Tribes are eligible to apply to this Notice; however a separate Notice of Federal Funding Opportunity for Indian Tribes for either fully operational or planning grants will be released later in the fall with an application deadline of spring 2014. In order to maximize the impact of the public investment in national service, CNCS will provide grants to programs that demonstrate that they will engage AmeriCorps members in an evidence-based or evidence-informed approach to providing a service intervention that will result in intended solutions to community problems (e.g., based on proposed program’s performance and evaluation data or research demonstrating the effectiveness of a similar intervention). Applicants will be awarded points for providing evidence that their proposed intervention will lead to the outcomes identified in the theory of change (logic model). Applicants shall provide evidence that the proposed intervention is effective for the proposed population and community challenge. In order to maximize the impact of the public investment in national service, CNCS will provide grants to programs that demonstrate that they will engage AmeriCorps members in an evidence-based or evidence-informed approach to providing a service intervention that will result in intended solutions to community problems (e.g., based on proposed program’s performance and evaluation data or research demonstrating the effectiveness of a similar intervention). Applicants will be awarded points for providing evidence that their proposed intervention will lead to the outcomes identified in the theory of change (logic model). Applicants shall provide evidence that the proposed intervention is effective for the proposed population and community challenge.

*** FOR USE WITH FUTURE STUDIES, ADDITIONS AND ALTERATIONS TO THIS PLAN ***

Planning Program and Local Technical Assistance Program Economic Development Administration — Department of Commerce (Deadline: N/A)

Pursuant to PWEDA, EDA announces general policies and application procedures for grant-based investments under the Planning and Local Technical Assistance programs. Under the Planning program EDA assists eligible recipients in creating regional economic development plans designed to stimulate and guide the economic development efforts of a community or region. As part of this program, EDA supports Partnership Planning investments to facilitate the development, implementation, revision, or replacement of Comprehensive Economic Development Strategies (CEDS), which articulate and prioritize the strategic economic goals of recipients' respective regions. In general, EDA provides Partnership Planning grants to the designated planning organization (e.g., District Organization) serving EDA-designated Economic Development Districts to enable these

88

Implementation Plan



organizations to develop and implement relevant CEDS. In addition, EDA provides Partnership Planning grants to Indian Tribes to help develop and implement CEDS and associated economic development activities. The Planning program also helps support planning organizations, including District Organizations, Indian Tribes, and other eligible Recipients, with Short Term and State Planning investments designed to guide the eventual creation and retention of higher-skill, higher-wage jobs, particularly for the unemployed and underemployed in the Nation’s most economically distressed regions. The Local Technical Assistance program strengthens the capacity of local or State organizations, institutions of higher education, and other eligible recipients to undertake and promote effective economic development programs through projects such as feasibility analyses and impact studies.

State Programs

Texas Capital Fund (TCF) The TCF is administered through the Texas Department of Agriculture. It provides grants to local governments, to help them develop infrastructure and purchase real estate for manufacturing companies looking to relocate or expand operations in Texas. It also has a Rural Municipal Finance Program (RMFP) that provides grants to rural communities for infrastructure development.

Office of Rural and Community Affairs (ORCA) The ORCA was set up by Texas legislature to serve as an advocate for rural areas and communities in the state. It currently serves as the through agency for allocating non-entitlement CDBG grants for small cities in Texas. It also provides a planning/capacity building grant to small rural communities to help them improve their capacity to do planning and manage their operations more effectively. ORCA also initiated a micro enterprise and small business loan program to foster business development in rural communities. They also serve as a coordinating entity, and works closely with the TCF and the Texas Department of Housing and Community Affairs in areas relating to affordable housing, community services, infrastructure development and rural health.

Foundations

Another potential source of funds that can be used to develop the 1604 Commercial Corridor is foundations. There are hundreds of foundations in Texas, and thousands throughout the U.S. Many provide support to communities looking to develop rural regions and develop new initiatives. Almost all foundations require the applicant to have a 501(c)(3) non-profit designation. Grant ranges and types of projects that are addressed by foundations vary considerably. The City of Converse and/or the Converse Economic Development Corporation’s Board of Directors may want to look into the possibility of

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Implementation Plan



forming a nonprofit community development corporation to target foundations and other kinds of grants for various projects in the District and throughout the community.

Local Sources

Sales Tax Revenues – 4A / 4B Sales Tax1 The most readily available source of funds for the City of Converse and the Converse E.D.C. are sales tax revenues generated by local businesses. Under this program cities in Texas are able to use these funds for economic development purposes, attract new businesses to the community, provide incentives to businesses, purchase land and buildings to foster development, improve infrastructure in commercial and industrial areas, and provide job training. There are several key differences between 4A and the 4B programs. The section 4A tax is generally considered to be the more restrictive of the two in terms of its applications and authorized types of expenditures. In general, the type of development initiative such as promoting new and expanded business development projects, purchasing land for development, and developing facilities. The 4B tax on the other hand, generally covers expenditures that promote industrial, manufacturing, commercial and/or retail operations. In addition, these tax revenues can fund projects that are typically considered to be community development initiatives. For example, authorized categories under Section 4B include land purchases, the purchase of buildings and/or equipment for sports facilities, the development of park facilities, and the construction of entertainment and tourist related facilities.2

It is important to point out that 4A tax monies are not intended to fund the general infrastructure needs of a community. However, these monies can be used for special or targeted type activities such as developing the infrastructure for the corridors “ring roads” as long as it is used to foster economic growth. Monies provided under the 4B Section can also be used for targeted infrastructure development, the development of facilities designed to promote job creation in the community, and for the retention and promotion of small businesses.3

Other Local Options The City of Converse also has several other options to raise funds to develop the Corridor. These include the use of hotel occupancy tax, and the provision of loans and grants to promote the development of the Corridor. It can also engage in tax increment financing. This is a tool that local governments can user to publicly finance needed improvements

1 Office of the Attorney General – State of Texas, Handbook On Economic Development Laws For Texas Cities – 2002, Austin, Texas. Pg. 2-31. 2 Ibid 3 Ibid.

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Implementation Plan



within a particular area. These improvements are usually undertaken to promote the viability of existing businesses and to attract new businesses to the area. The cost of improvements under this tool is repaid by the contribution of future tax revenues by each taxing unit that levies taxes against property in the area. These taxing units, in turn, can choose to dedicate all, a portion of, or none of the revenue that is attributable to the increases in property value due to the improvements made in the reinvestment zone. The additional tax revenue that is received from the affected properties in the zone is referred to as the tax increment.4

Cities can also issue debt to finance certain kinds of economic development initiatives or infrastructure improvements. The power to issue debt is predicated on its authority to do so under state law. It can also issue certificates of obligation and time warrants which is a type of written promise by a city to pay its obligation future. The City of Converse can also secure bank loans and/or notes if such borrowing is authorized under a charter or some other statutory authority. Finally, it can establish a public improvement district or a management district to foster development and facilitate infrastructure improvements in a particular area.5

The development of the Converse 1604 Commercial Corridor is an investment in the future of Converse. As it continues to grow, this investment will generate other kinds of investment opportunities within the community and throughout the region. It will also increase the city’s sales tax revenue over time. While the above revenue support strategies suggest several possible funding sources to move forward with the development of the Commercial Corridor, additional research will be needed to determine their level of applicability. This is especially true for tax increment financing, and the possibility of establishing a public improvement or management overlay district for the 1604 Commercial Corridor. Each option also has both positive and negative consequences. Therefore, they need to be addressed in the context of specific project requirements. However, options do exist to aid Converse in meeting its goals of development within the timelines set.

4 Ibid. 5 Ibid.

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Economic Analysis



REFERENCES The following exhibits and reports were produced by The Institute for Economic Development from The University of Texas at San Antonio. Special thanks go to:

Tom Kennelly (Project Manager | SBDC Rural Business Program)

Hisham Eid (Business Economics Research Associate & GIS Specialist)

Shayne P. Calhoun (Technical Staff Researcher)

Community Population Median Age

Total Housing Units

Occupied Units

Owner‐occupied Units

Renter‐occupied Units

Vacant Units

Converse 18,198 31.9 6,627 6,218 4,297 1,921 409

Live Oak 13,131 35.5 5,632 5,308 3,230 2,078 324

Universal City 18,530 36.1 8,036 7,575 4,273 3,302 461

Cibolo 15,349 34.3 5,113 4,959 4,245 714 154

Bexar County 32.8

Murphy 17,708 34.9 5,196 5,071 4,878 193 125

Sachse 20,692 36.6 6,896 6,784 6,130 654 112

Highland Village 15,056 41.2 5,084 4,977 4,742 235 107

Dallas County 32.5

Humble 15,133 32.1 6,191 5,418 2,461 2,957 733

Cinco Ranch CDP 18,274 39.1 6,390 6,222 4,689 1,533 168

Stafford 17,693 31.9 7,074 6,750 2,961 3,789 324

Harris County 32.3

Texas 33.6

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Economic Analysis



31.9

0 10 20 30 40 50Live Oak

CiboloMurphy

Highland VillageHumbleStafford

Converse

Median Age

23.4

0 10 20 30 40Live Oak

CiboloMurphy


Converse

Mean Travel Time

Community % HS Degree or Higher

% Bachelor's or Higher

School Enrollment

Mean Travel Time

Mean Household Income

Mean Family Income

Shape Area

Converse 91.0 22.9 4,483 23.4 $ 62,673 $ 68,304 6.3 sq mi Live Oak 92.4 28.2 3,300 24.6 $ 60,116 $ 67,996 4.7 sq mi Universal City 88.6 28.3 4,354 26.8 $ 65,869 $ 76,141 5.6 sq mi Cibolo 94.9 39.1 4,819 27.0 $ 95,005 $ 101,155 5.1 sq mi Bexar County 82.2 26.7 24.5 $ 63,748 $ 73,360 Murphy 95.9 56.2 4,952 28.9 $ 124,444 $ 126,034 5.3 sq mi Sachse 92.4 33.3 5,935 32.0 $ 97,016 $ 102,698 9.9 sq mi Highland

Village 97.9 54.6 4,409 29.8 $ 141,935 $ 148,601 6.4 sq mi Dallas County 76.8 28.2 25.8 $ 69,033 $ 76,914 Humble 76.4 15.0 4,051 22.8 $ 53,678 $ 59,936 9.9 sq mi Cinco Ranch

CDP 97.1 67.3 6,128 32.3 $ 161,605 $ 170,936 4.9 sq mi Stafford 87.5 35.4 4,399 25.3 $ 70,894 $ 75,109 7.0 sq mi Harris County 78.6 28.1 26.8 $ 74,981 $ 82,932 Texas 81.1 26.4 24.8 $ 68,936 $ 78,360 Converse Bexar Dallas Harris Texas

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Economic Analysis



1Q2012 ‐ Texas/Bexar County ‐ Texas Workforce Commission

Industry Texas

% Employment Texas

# Employment Bexar

% Employment Bexar

# Employment LQ

Total 100% 10,606,687 100% 743,034 1.00

Natural Resources and Mining 3.00% 318,685 0.43% 3,165 0.14

Construction 5.69% 603,548 4.57% 33,934 0.80

Manufacturing 8.10% 858,675 4.75% 35,277 0.59

Trade, Transportation, and Utilities 20.94% 2,221,194 17.91% 133,080 0.86

Information 1.92% 203,150 2.62% 19,442 1.37

Financial Activities 6.07% 643,788 8.75% 65,032 1.44

Professional and Business Services 13.16% 1,395,948 13.23% 98,285 1.01

Education and Health Services 23.85% 2,529,287 26.54% 197,175 1.11

Leisure and Hospitality 10.23% 1,084,612 13.10% 97,358 1.28

Other Services 2.87% 303,961 3.20% 23,747 1.12

91.0

0 50 100 150Live Oak

CiboloMurphy


Converse

% HS Degree or Higher

22.9

0 20 40 60 80Live Oak

CiboloMurphy


Converse

% Bachelor's or Higher

$62,673

$40,000 $90,000 $140,000 $190,000Live Oak

CiboloMurphy


Converse

Mean Household Income

$68,304

$40,000 $90,000 $140,000 $190,000

Live OakCibolo

MurphyHighland Village

HumbleStafford

Converse

Mean Family Income

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Economic Analysis



Public Administration 4.13% 438,553 4.96% 36,877 1.20

2010 ‐ Texas/Bexar County ‐ U.S. Census Bureau

Industry Texas %

Employment

Texas #

Employment

Bexar %

Employment

Bexar #

Employment LQ

Total 100% 11,125,616 100% 738,564 1.00


Construction 8.63% 960,632 8.18% 60,387 0.95

Manufacturing 9.72% 1,081,154 6.00% 44,307 0.62


Information 2.17% 241,446 2.49% 18,424 1.15


Professional and Business Services 10.52% 1,170,818 10.81% 79,856 1.03


Leisure and Hospitality 8.23% 915,429 9.89% 73,044 1.20

Other Services 5.20% 578,173 5.05% 37,264 0.97


2010 ‐ Bexar County/City of Converse ‐ U.S. Census Bureau

Industry Bexar %

Employment

Bexar #

Employment

Converse %

Employment

Converse #

Employment LQ

Total 100% 738,564 100% 7,088 1.00

Natural Resources and Mining 0.66% 4,864 0.30% 21 0.45

Construction 8.18% 60,387 4.78% 339 0.58

Manufacturing 6.00% 44,307 5.02% 356 0.84

Trade, Transportation, and Utilities 19.64% 145,046 25.75% 1,825 1.31

Information 2.49% 18,424 2.50% 177 1.00

Financial Activities 9.68% 71,493 8.52% 604 0.88

Professional and Business Services 10.81% 79,856 7.75% 549 0.72

Education and Health Services 22.08% 163,102 18.96% 1,344 0.86

Leisure and Hospitality 9.89% 73,044 7.63% 541 0.77

Other Services 5.05% 37,264 5.85% 415 1.16

Public Administration 5.52% 40,777 12.94% 917 2.34

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Economic Analysis



2005 Estimate ‐ Texas/Bexar County ‐ U.S. Census Bureau

Industry Texas %

Employment

Texas #

Employment

Bexar %

Employment

Bexar #

Employment LQ

Total 100% 10,185,187 100% 661,433 1.00


Construction 9.06% 922,935 8.08% 53,470 0.89

Manufacturing 10.35% 1,054,339 6.45% 42,694 0.62


Information 2.34% 238,256 2.85% 18,882 1.22


Professional and Business Services 8.63% 878,726 10.10% 66,783 1.17



Other Services 4.72% 480,785 5.43% 35,919 1.15


2005 Estimate ‐ Bexar County/City of Converse ‐ U.S. Census Bureau

Industry Bexar %

Employment

Bexar #

Employment

Converse %

Employment

Converse #

Employment LQ

Total 100% 661,433 100% 6,328 1.00


Construction 8.08% 53,470 5.42% 343 0.67

Manufacturing 6.45% 42,694 4.61% 292 0.71


Information 2.85% 18,882 2.64% 167 0.92





Other Services 5.43% 35,919 7.43% 470 1.37


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Economic Analysis



2000 ‐ Texas/Bexar County ‐ U.S. Census Bureau

Industry Texas %

Employment

Texas #

Employment

Bexar %

Employment

Bexar #

Employment LQ

Total 100% 9,234,372 100% 595,911 1.00


Construction 8.05% 743,606 7.49% 44,648 0.93

Manufacturing 11.84% 1,093,752 6.84% 40,775 0.58


Information 2.58% 238,256 3.51% 20,900 1.36


Professional and Business Services 9.52% 878,726 9.87% 58,793 1.04



Other Services 5.21% 480,785 5.04% 30,044 0.97


2000 ‐ Bexar County/City of Converse ‐ U.S. Census Bureau

Industry Bexar %

Employment

Bexar #

Employment

Converse %

Employment

Converse #

Employment LQ

Total 100% 595,911 100% 5,433 1.00


Construction 7.49% 44,648 5.71% 310 0.76

Manufacturing 6.84% 40,775 6.61% 359 0.97


Information 3.51% 20,900 2.72% 148 0.78





Other Services 5.04% 30,044 5.08% 276 1.01


APPENDIX

I. UTSA – City of Converse: Strategic Plan

97

INSERT UTSA’S STRATEGIC PLAN DATED JULY 2013

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