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SITE OVERVIEW• GroundwaterplumewithatleasttwosourcesinLeonValley• SourcesitesincludetheSavingsSquareShoppingCenterand
PilgrimCleaners• EPAinvestigationintoplumeextentisongoing
REUSE PLANNING (DRAFT)
Bandera Road Superfund Site | Leon Valley, TX
PURPOSE OF REUSE PLANNING1. Identifyreasonablyanticipatedfuturelandusesandassociated
remedialconsiderationstoinformEPA’scleanupplans.
2. IdentifyinterimrevitalizationstrategiesfortheCityofLeonValleygiventhelong-termnatureofgroundwatercleanupandthepotentialforstigmarelatedtotheSite.
LEON VALLEY LAND USE GOALS• Protectthemunicipalwatersupplyfromcontaminationby
thegroundwaterplumeand/orfutureindustrialactivities.
• GuideandsupportreinvestmentandredevelopmentalongBanderaRoad.
• PromotesustainabledevelopmentandsustainablelivingthroughCityinitiatives.
REGIONAL CONTEXT• BanderaRoadisamajortravelroutebetweendowntown
SanAntonioandsurroundingcenters.
• LeonValleyiswell-positionedtoattracteconomicdevelopmentbasedontheresidentialgrowthareasandkeyemployers,attractionsanduniversitieslocatedwithina5mileradius.
• NorthLeonCreekGreenwayisaregionalrecreationalasset.
ZONING & REDEVELOPMENT MASTER PLAN AREAS• Bandera&GrissomRoadsareprimarycommercialcorridors.
• SustainabilityOverlayDistrictstandardsguidedevelopmentinmostareaswithbusiness,retailorcommercialzoning.
• TownSquareandTownCenterareasarethedesiredlocusofsustainablereinvestmentandredevelopment.
NEW DEVELOPMENT PROJECTS• Recentresidentialdevelopmentsattractyoungprofessionals.
• BexarCountyfloodplainannexationcouldincreaserecreationalamenities.
• Walkable,neighborhood-orientedcommercialcentersaredesirableinfuturecommercialareas.
• PotentialtransportationprojectsincludelandscapingoftheBanderaRoadmedianandextensionofaTownCenterroad.
REVITALIZATION AT THE TOWN CENTER
FollowingadoptionoftheSustainabilityandCommercial/IndsutrialOverlayDistrictStandardsinDecember2009,theredevelopmentplanningprocessinLeonValleymovedintoitssecondphase,whichwillresultinamasterplanfortheTownSquareandTownCenterareasoftheCity.
ThefollowingmapprovidesacloserlookathowtheRevitalizationStrategiesmayinformTownSquareandTownCenterredevelopment.Stakeholderscanusethestrategiesandmapspresentedheretodiscusswhatelementsshouldbeincorporatedintothemasterplan.
POTENTIALACTIONSTEPS
• FocusstreetgreeningeffortsonPoss,GrissomandBanderaRoads.
• IdentifyfundingforanaturaldrainagepilotprojecttoconnectRaymondRinkusParktotheTownSquare.
• IntegratebikelanesandsignagealongPossandGrissomRoadstodrawregionalgreenwayusersandotherpedestriansandcyclistsintotheTownCenter.
• PurchaseaparceltouseasgreengatewayintotheTownCenter;programmingcouldincludegreenspace,apavedtrail,and/oranoutdoorfarmersmarket.
• CreatemarketingmaterialsfortheTownCenterthatemphasizeanintegratedrecreational-commercialsenseofplace.
Recommendations for Continued Reuse Planning
Figure 3: New Development Projects
Figure 2: Existing Zoning + Redevelopment Master Plan Areas
Figure 1: Regional Context
ALIGN ECONOMIC DEVELOPMENT ANALYSISLeonValley’sEconomicDevelopmentDepartmentcouldseektoaligneconomicdevelopmentanalysisfromtheBuxtonCompanyreportwiththestrategiesandrecommendationsofthisreuseassessment.
IDENTIFY PILOT PROJECTSTheCityofLeonValleycouldidentifyandpursuesourcesoffundingforgreeninfrastructurepilotprojectsthatsupporttheproposedfutureusestrategies.
INTEGRATE STRATEGIES INTO REDEVELOPMENT PLANNING TheCityofLeonValleycouldusethestrategiesasadiscussiontoolwithstakeholdersduringthesecondphaseofredevelopmentplanningfortheTownCenterandadoptelementsofthestrategiesintotheSustainabilityOverlayDistrictStandardsasappropriate.
ADDRESS LIABILITY CONCERNSEPAcouldprovideinformationonSuperfundliabilityandthestepsnecessarytoobtainacomfortlettertotheCityofLeonValleyandlocalpropertyownerswhomaybeinterestedinexpandingorsellingtheirproperty.
COLLABORATE WITH SOURCE AREA SITE OWNERS TheCityofLeonValleyandEPAcouldcollaboratewithsourceareasiteownersonaligningsite-specificredevelopmentorrevitalizationplanswithremedialdesign.
JUNE 2010
This report was funded by the EPA Superfund Redevelopment Initiative and produced by E2 Inc. for EPA Region 6, the City of Leon Valley and the Leon Val-ley Community. For more information on SRI and reuse planning, please con-tact Casey Luckett Snyder, EPA Region 5 reuse coordinator (214.665.7393, [email protected]). For more information on the Bandera Road Superfund Site, please contact Chris Villarreal, EPA Remedial Project Manager (214.665.6758, [email protected]).
Figure 9: Planned and Proposed Development Initiatives at the Town Center
FUTURE LAND USELAND USE CONSIDERATIONS EPAusesreasonablyanticipatedfuturelandusetoinformdecisionsregardingcleanupmethodsandremedialdesign.Keyconsiderationsinclude:
• FuturelanduseintheareaoftheBanderaRoadSuperfundSiteislikelytocontinuetoincluderesidential,recreational,commercialandindustrialuses.
• Currentlanduseplansandinitiativesseektogreenthecityandincreasetheamountoftimeresidentsandvisitorsspendoutdoors.
• OnesourceareaislocatedinsideLeonValley’sTownCenterarea,whichistargetedforredevelopment.
REMEDIAL CONSIDERATIONS PotentialremedialfeaturesattheSiteincludeflushmountedwellsacrosstheplumeareaandgroundwatertreatmentwellsatthesourcesites.Keyconsiderationsinclude:
• Remedialfeaturesarelikelytobelocatedatthesourcesitesandmaycreateminimalconstraintsonuseatthosesites.
• ReuseinareasbeyondthesourcesitesismorelikelytobeimpactedbypotentialSuperfundstigmathanbyremedialfeatures.
MOVING FORWARD TherevitalizationstrategiesoutlinedontheadjacentpageleveragethevalueofexistingassetsandthemomentumofplannedrevitalizationprojectstocounterpotentialSuperfundstigma.LeonValley’simageasthe“GreenestLittleCityinTexas”couldbeenhancedbyproactivesustainabilitymeasuresthatprovideaphysicalbasisforprosperity,supportdemandforproductsandservices,andcreateasenseofplace.
STRATEGY ONE: Create Huebner Creek GreenwayUseexistingandplannedopenspacetocreateagreenwayalongHuebnerCreek.ByensuringasafeBanderaRoadcrossingforpedestriansandcyclists,theCitywillcreatemulti-modalaccesstocommercialcentersandrecreationalamenitiesforCityresidents.
POTENTIALACTIONSTEPS
• CoordinatewithSanAntoniotosupportdevelopmentofCrystalHillsPark.
• CoordinatewithBexarCountytointegrateapavedtrailintothefloodplainproject.
• ImproveaccessibilityofthetrailsintheLeonValleyHistoricalSocietynaturalareainordertocontinuegreenway.
• Seekfundingtoensurefullconnectivityandtoaddentrancesignagetothegreenway.
STRATEGY TWO: Select a Green Streets NetworkTargetagreenstreetsnetworkfortreeplantingandnaturaldrainagefeaturestoimprovewalkability,aestheticsandstormwatermanagement.Criteriaforgreenstreetscouldincludestreetsthat(1)intersectBanderaRoad,(2)connecttotheproposedHuebnerCreekGreenwayand(3)provideaccesstoanexistingamenityorattraction.Themapatrightsuggestsaprimarysetofstreetswhereinitialgreeningeffortscouldbefocusedandasecondaysetforfurtherexpansionofthenetwork.
POTENTIALACTIONSTEPS
• NegotiatewithTxDOTtointegratebikelanes,naturaldrainageandtreeplantingintoBanderaRoad
• TargettreeplantingtodesignatedstreetsconnectingneighborhoodstoBandera,HuebnerCreekGreenwayandlocalamenities
• Applyforgrantfundingtoensureallgreenstreetshaveconnectedtrailsorsidewalks.
• Integratenaturaldrainagetoimprovestormwatermanagmentongreenstreetsdrainingtocreeks.
• Coordinatewithnewdevelopmentstoensurestreetimprovementsfacilitategreenstreetvision.
STRATEGY THREE: Build Regional Green LinksCreateregionallinksbetweentheNorthLeonCreekGreenway,theTownCenterandtheproposedHuebnerCreekGreenway.IntegrationofcommercialcentersandrecreationalamenitiescouldhelpcreateauniquesenseofplaceinLeonValleyandattractregionalrecreationusersandshoppers.
POTENTIALACTIONSTEPS
• ConductfeasibilitystudytodeterminemostsuitabletrailaccessandconnectorpointstotheNorthLeonCreekGreenway.
• Applyforfundingtoacquirelandoreasementsandconstructconnectorsandsignage.
• AddHuebnerCreekGreenwaytoregionalgreenwaymapsandsignage.
• IntegratebikelanesandsignagealongGrissomandPossRoads.
• InitiaterecreationalprogrammingintheTownCentertocreateadestinationforgreenwayusersandshoppers.
WHAT IS GREEN INFRASTRUCTURE?DefinitionGreeninfrastructure(GI)isaframework for understanding the valuable services that nature provides for the human environment and integrating these natural assets into city and regional planning.Muchlikethegreyinfrastructure(streetnetworks,waterandsewersystems,etc.)thatsupportsdevelopment,GIhelpscreateasustainablefoundationfordevelopmentinourcommunities.
• Ataregional or municipal scale,GIformsanetworkofopenspacethatcanguidegrowthandpreservation.
• Atasite scale,GIintegratesfunctionsandutilizesnaturalprocessestomakecommunitiesmorehealthyandenjoyable.
Economic BenefitsInvestinginGIcanyieldtangibleeconomicbenefitsforcommunitymembers,businessesandmunicipalities.
• Propertyvaluesincreaseneargreenspaces.
• Greenspacesnearplacesofworkincreaseproductivity,andbusinessesattractandretainmoremotivatedstaffingreenersettings.
• GIcanreduceenergycostsbycounteringsoaringsummertemperaturesandalleviatepressureonstormwatermanagementsystemsbyreducingthevelocityandamountofrunoff.
• ShoppersstaylongerandspendmoreincommercialareaswithGI.
Leon Valley’s Natural AssetsCataloguingexistingnaturalassetscanbethefirststepinlong-termplanningforaGInetwork.Figure5illustratesthenaturalassetsinandaroundLeonValley,includingtheNorthLeonCreekGreenwayanda“spine”ofplannedandexistingopenspaceintheCity.
Revitalization Strategies: Green Infrastructure and Economic Development
Figure 4: Reasonably Anticipated Future Land Use Figure 5: Natural Assets in Leon Valley
Flush-mounted wells are installed with a cover at ground level and can be integrated into sidewalks, parking lots and recreational fields.
Figure 6: Huebner Creek Greenway
Figure 7: Green Streets Network
Figure 8: Regional Green Links
