[SA] Addressing Ft Sam and BRAC's effect on the surrounding neighborhoods

[oldmanshirt]

This is a couple of days old, but raises some interesting questions.

Neighborly way to redo Fort Sam

Web Posted: 05/28/2008 12:41 AM CDT

By Elaine Ayo
Express-News

The Rev. Doug Earle sees opportunity on all sides of Government Hill, a neighborhood surrounded by the growing Fort Sam Houston and development projects along the Broadway corridor.

“We are seeing a lot of change in the neighborhood with homes being restored (and) some people interested in urban living moving into the neighborhood and the area,” said Earle, rector for St. Paul's Episcopal Church and School at 1018 E. Grayson St.

“We're trying to take as active a role as we can,” Earle said of the church's participation in community meetings about growth at Fort Sam and the congregation's own plans to expand its facilities on donated land east of the church's parking lot.

With the bulk of $2 billion in construction spending set to take place at Fort Sam as part of the 2005 Defense Base Realignment and Closure (commonly known as BRAC) round, local organizations and the military are looking at how to lessen harmful impacts on neighborhoods around the post and translate its growth to revitalization in older neighborhoods such as Government Hill.

“It is unquestionable that it is going to be a great thing for this city as a whole, but that shouldn't be at the expense of those in the immediate vicinity,” former mayor Howard Peak said of the expansion, which is set to bring roughly 12,000 new personnel to the post.

The city's Office of Military Affairs has commissioned consulting firm DiLuzio Group to develop a Growth Management Plan to address BRAC's effect on neighborhoods around the post, medicine in San Antonio and transportation and infrastructure issues.

The team held a series of public meetings over the past week and will make monthly recommendations to the Military Transformation Task Force, a board headed up by City Councilwoman Sheila McNeil, Bexar County Commissioner Lyle Larson and Michael Novak of the Greater San Antonio Chamber of Commerce.

The consultants will also have a series of public meetings this fall to summarize their findings.

“It's sort of like catching a moving train,” said Russell Freeman of the DiLuzio Group. Freeman explained that the Growth Management Plan will take a cue from previous community and neighborhood plans to see what elements of those plans can be achieved by harnessing the effects of BRAC.

With the bulk of personnel set to start arriving at Fort Sam in 2010 and no plans to build additional base housing, the consultants estimated those coming to San Antonio will need roughly 4,000 to 5,000 housing units.

Peak, co-chairman of a Military Transformation Task Force committee focused on neighborhood revitalization, pointed out that developers and residents have been gradually refurbishing some of the often-historic housing stock in neighborhoods such as Government Hill.

“But is that enough to attract the new folks to the neighborhoods?”

The expansion of Walters Street to six lanes in order to make it a main entrance for the post could also help create a commercial corridor in the area, a way to bring more business into an area that saw it drop off after the New Braunfels gate was closed after 9-11, Peak said.

According to a summary of a meeting with neighborhoods and community leaders in the area around Fort Sam, the challenges for the neighborhoods will include improving safety, schools and infrastructure while ensuring traffic on and off the post doesn't overwhelm the neighborhoods.

“The major issues have been safety, preserving character of the neighborhood and improving quality of living in the neighborhood,” said Earle of St. Paul's.

The military has been working with the Texas Department of Transportation to ensure construction traffic can efficiently enter and exit the post. Construction will take place in “bubbles,” areas fenced off from the main post to decrease backlog and maintain security. It has also conducted studies of on- and off-post traffic and has an engineer dedicated to analyzing traffic influxes.

“It might be a great opportunity or it might just be utter chaos,” said Diane Smilgin of the Terrell Castle Bed and Breakfast at 950 E. Grayson St., adding how the area needs to address, among other issues, schools and safety by reining in absentee landlords.

[alexjon]

This pisses me off. Is it because Walters is largely undeveloped or what? Why can't they work with New Braunfels?

[oldmanshirt]

Given the planned southern expansion of NB through Brooks City Base, it would seem logical to put an emphasis around that street instead of Walters. Maybe they're trying to bolster Walters so that it becomes a north-south connection to the proposed St. Paul Square to AT&T Center "Arts and Entertainment corridor"? The article doesn't say why they won't reopen the NB gate, so I don't think we're dealing with all the variables here.

[KeepSanAntonioLame]

I really wish they'd open the New Braunsfels gate.

[sirkingwilliam]

Wasn't there a proposal to tunnel New Braunfels under FSH? That would work I think.

Also, no offense at all to the east side or the particular area just south of 35 and Walters, but Walters is never going to become a commercial corridor. If you take Walters south (away from FSH) you're basically in a low income area for a good 2 miles before any resemblance of middle class. Wheatley Courts (very scary place) is half a mile south of 35 and Walters not to mention Walters Ave from 35 to 10 is basically lined with homes and very little commercial businesses.

From 35 to Houston Street, there's probably three small convenience stores, a few churches and that's it, the rest is homes. From Houston Street to Commerce there's probably two more stores and more churches but that's it, just more homes. From Commerce to 10 you'll have St. Phillips College and that's it, just more homes along the way.

Here's an example of what I am talking about in terms of how Walters Ave looks.

This is a little less than a mile south of 35. That's Antioch Baptist Church in the background.



Maybe they're talking about Walters becoming a commercial corridor from 35 to the Fort Sam gates, that is certainly possible although very short distance.

I think in terms of housing, great emphases needs to be made on three core areas. Government Hill, Broadway/Pearl and River North. Government Hill will be the best area to concentrate on because of it's very close location to FSH. It's access to 35, 281, 37 and 10. The fact that it's bordered by Broadway to the west, FSH to the north and east and 35 to the south means that it's its own little contained District that has the potential to not be affected by any other adjoining neighborhoods whether those affects be good or bad.

I think developing the Broadway/Pearl area that stretches from the 35/37/281 interchange north to Mulberry commercially would be a gold mine for developers.

[sirkingwilliam]

I should also add that the city is making an effort to change the zoning in Government Hill for more density.

[Schertz1]

Walters makes more sense as the main thoroughfare onto Ft Sam. New Braunfels is developed, both on Ft Sam and from 35 to the gate. The developments, on Sam, are buildings of historical significance; they will not be touched or encroached upon. Walters, on the other hand, offers expansion on both sides of the gate, with no impediments.

I believe both New Braunfels gates will be reopened, just not as the main entrance.

To be fair, New Braunfels south of 35 looks no better than Walters.

[oldmanshirt]

Here's the pic that accompanied the article:

[oldmanshirt]

Hmm, hope everybody can read that ^

[oldmanshirt]

.

[KeepSanAntonioLame]

How much of government hill would they rezone for higher density?

[sirkingwilliam]

Government Hill is such a cool and unique neighborhood that is probably known to 7% of the San Antonio population.

In time, the the 'hood's of River North, Broadway and Government Hill are going to form quite the trifecta.

[alexjon]

Originally Posted by sirkingwilliam

Government Hill is such a cool and unique neighborhood that is probably known to 7% of the San Antonio population.

In time, the the 'hood's of River North, Broadway and Government Hill are going to form quite the trifecta.

First time I ever heard anyone say that about my neigbhorhood, lol. But the little strip on N New Braunfels, Terrell Castle, the Masonic lodge, all those houses surrounded by tropical plants, St. Patrick's and the 4 big mansions make it pretty neat I guess!