La Vernia Downtown Vision Plan

La Vernia Downtown District Plan A vision for revitalization and economic development

The University of Texas at San Antonio | Institute of Economic Development Center for Urban and Regional Planning Research - College of Architecture The University of Texas at San Antonio - November 2013 Preface businesses and entrepreneurs in La Vernia to ensure that they will be able to meet the demands and challenges of the This report presents a vision plan for the Downtown rapidly changing economy of the San Antonio metropolitan District of La Vernia, Texas and its primary market area in area and South Texas. order to assist the community in its efforts to promote long-term sustainable economic growth while maintaining Several outcomes are expected through this Downtown and enhancing its historical small-town ambiance. The District Vision Plan. The data generated through the proposals set forth in this Vision Plan also set the stage economic analysis will: (1) provide La Vernia with a for the La Vernia community to take full advantage of its better understanding of the underlying dynamics of its location between the growing San Antonio metropolitan economy, and enable the La Vernia Municipal Development area to the north and west and the thriving Eagle Ford District (MDD), with support from the team consisting Shale oil and gas developments to the south and east. of the CURPR, RBP and SWTSBDC-IED, to develop a The plan also includes a business/economic assessment comprehensive strategy; (2) promote economic growth and an economic gap analysis to target new investment via small business development and local entrepreneurship, opportunities in the La Vernia primary and secondary while also (3) attracting new private-sector investment to market areas. La Vernia. This Vision Plan will also assist La Vernia with the redevelopment of its historic downtown and thus lay the This study was initiated by the Rural Business Program foundation for future long-term growth as it positions itself (RBP), a part of the South-West Texas Border Small as both a traditional small-town destination for tourists Business Development Center (SWTSBDC) Network and as a thriving retail and ﬁ nancial services hub for the which is hosted by the Institute for Economic Development community and the surrounding area. (IED) at the University of Texas at San Antonio (UTSA). To develop this vision plan for La Vernia, the RBP contracted with the Center for Urban and Regional Planning Research Dr. Richard Tangum, CURPR (CURPR) in the College of Architecture at UTSA. Gil Gonzalez, RBP CURPR Director Dr. Richard Tangum spearheaded the November 2013 development of the overall vision plan for the Downtown District. The RBP, working in conjunction with the SWTSBDC-IED and its business advisors, also provided and continues to provide ongoing assistance to local La Vernia Downtown District Vision Plan - 2013 3 Verizon Services Operations, Sec Mgr-Network Sec Mgr-Network Services Operations, Verizon Don Rackler, President, Jon Wayne Heating and Air Heating and Wayne Jon President, Don Rackler, The Mesquite Bean Owner, Ryan Ramzinski, Rose Properties Owner, Will Rose, & Rescue Fire Vernia La Chief, Fire Jason Scheel, Historical Vernia La President, Elaine Stephens, Agency Insurance Strey President, La Greater Strey, Kurt Vice President, Association, Investments Jones Edward Advisor, Financial Talbert, Lane Chamber of Commerce Vernia Warner, Frank Fulmer Real Estate Agent, Watson, Lean Tanks Watco Watson, Rhonda Verizon Engineering, Utility Providers Electric Floresville General Manager, Dickie, Kyle Rep. Gas Marketing Business Development, Mueller, David Corporation Supply Water SS Williams, Herb Valley General Manager Guadalupe Gas Schauer, Darren Texas West LVWIFI Brandon Rose, Inc. Electric Cooperative, Team UTSA Economic Development Institute for Rural Business Program Director Gil Gonzalez, Manager Project Kennelly, Tom Campos Architecture, Architecture, Campos Principal/Owner, Principal/Owner, , Community Educator, Advanced Home Educator, Community , & Rescue Fire Vernia La Hanson, Mike Church First Baptist Pastor, Huth, Troy Services Health Pump Vernia La General Manager, Johanson, Keith Rural Business Manager for Project Kennelly, Tom Chevrolet Koepp Owner, Dwight Koepp, American Investment Financial Planner, Barbara Magor, UTSA Programs, Wayne Jon of Operations, Vice President McBee, Jake Planners Wings & Rings Buffalo Owner, McBee, Levi Hope Church Pastor, Nixon, Bobby Air and Heating City of La Vernia Staff Vernia City of La City/Court Clerk Paula Burgess, City Secretary/Treasurer Angela Cantu, Director Works Public Jason Mills, Chief of Police Bruce Ritchey, Vernia City of La Code Enforcement, Thelen, Janet Advisory Central Business District Committee Pump Vernia La Owner, Alcorn, Lloyd Senior Business Relationship Manager, Mark Blankinship, Memorial Medical Center Connally CEO, Brooks, Jerome Buerkle PC Owner, Cynthia Buerkle, Bank Fargo Wells Arthur Campos, Katie Etringer PLLC Acknowledgements have The Vernia advice and assistance of the citizens of La been invaluable in the preparation of the following: acknowledge this to especially like would report. We City Council Vernia La Robert Gregory Mayor Eloi Cormier Marie Gerlich Randy Leonard Moczygema Jennifer Richter John District Municipal Development Vernia La President Beck, Bradford D. & Secretary Vice President Randy Leonard, Treasurer Rod McGrew, Member Board Miguel Capre, Member Board Garza, Kathy Director Executive Kolbe, Jennifer Assistant Administrative Ritchey, Ashley Planning and Zoning Committee Vernia La Bake Gordon Martin Poore Dianell Recker Viola Robels Tanneberger Marlin 4 La Vernia Downtown District Vision Plan - 2013 Lelman Jarman Abdurrahman Celik Christina Bigley Rudolfo Munoz Muharrem Kaya Adam Martinez Shyli Yazdani Nicolas Post Jeana Martinez students assignedtoLa Vernia were: La forthe scenarios VerniaDowntown District. Graduate planning planning preliminary developed and research regionalbackground and urban Dr.by in directed Richard conducted Tangum2013 Spring in seminar graduate A MelissaRamos, GraduateResearch Assistant AbdullahKarban, GraduateResearch Assistant NicolasPost, GraduateResearch Assistant ScottPusich, GraduateResearch Assistant ErnestGerlach, Fellow CURPR Moyer, Bert Research ScientistII Dr. Maggie Valentine, CURPR Dr. Richard Tangum, Director CURPR Center for UrbanandRegionalPlanningResearch College of Architecture Housing ...... 22 Race/Ethnicity...... 21 Population ...... 20 Demographics ...... 20 Opportunities ...... 18 Threats ...... 18 Weaknesses ...... 17 Strengths ...... 16 La Vernia PlanningCharrette Process ...... 16 La Vernia Today ...... 16 1980s-Present: IncorporationandExurbanization ...... 14 1950-1980: Triumph ofthe Automobile ...... 13 1900-1950: Age ofRail Travel ...... 11 1850-1900: Age ofStagecoach Travel ...... 11 History ...... 10 8 Executive Summary ...... Background Assessment College of 4 Architecture ...... Institute for EconomicDevelopment 3 ...... UTSA Team 3 ...... 3 Utility Providers ...... Central BusinessDistrict Committee Advisory 3 ...... City ofLa Vernia 3 Staff ...... La Vernia 3 PlanningandZoningCommittee ...... La Vernia MunicipalDevelopment 3 District ...... La Vernia CityCouncil 3 ...... 3 Acknowledgements ...... Preface 2 ...... Contents Summary Summary ...... 32 Fiber OpticNetwork ...... 32 Gap Analysis 4: Tertiary Market Area (0–20Miles) ...... 29 Gap Analysis 3: Market Secondary Area (0–10Miles) ...29 Gap Analysis 2: Market Primary Area (0–5Miles) ...... 28 Gap Analysis 1: CityofLa Vernia (WithinCityLimits).....27 Retail Trade Analysis andGap Analysis ...... 27 La VerniaGap Analysis ...... 25 Economic Base Analysis ...... 25 Main Streets inLa Vernia ...... 24 Roads ...... 23 Traf A Proposed CivicCenterandPlaza ...... 42 Public Art ...... 41 Lighting ...... 41 Awnings and Canopies ...... 40 Signage ...... 39 Landscaping ...... 38 Sidewalks ...... 38 Guidelines for theLa Vernia Downtown District ...... 38 Chihuahua Street Improvements ...... 35 Center for Government, Culture, andRetail ...... 34 Chihuahua Street and ...... 34 District Downtown the of Importance Options for theFuture Developing Gateways for La Vernia ...... 48 Enhance U.S. Highway 87 ...... 47 Develop aRegionalPark Bordering CiboloCreek ...... 46 andLearning Center A Proposed Library ...... 44 Realign BluebonnetRoadwith SeguinRoad ...... 43 ﬁ Patterns c ...... 23 La Vernia Downtown District Vision Plan - 2013 5

c Volume, Volume, c ﬁ Figure 14: Typical New Single Family Home ...... 15 Home Single Family New Typical 14: Figure .16 2013 12, June Planning Charrette, Vernia La : 15: Figure ...... 20 1970-2050 Growth, Population Vernia La 16: Figure 1970-2050 Growth, Wilson County Population 17: Figure ...... 20 ...... 21 Race/ Ethnicity 1990-2010: Vernia, La 18: Figure ...... 21 Race/Ethnicity 1980-2010: Wilson County, 19: Figure ...... 22 District Housing in the Downtown 20: Figure Traf Average Daily City Figure Vernia, 21: of La ...... 232012 ...... 24 Chihuahua Street 22: Figure ...... 24 Sidewalk Chihuahua Street 23: Figure Figure 24: City of Vernia with La 5, 10, and 20-mile radii ...... 26 Areas Market Figure PrimaryCity 25: Area of Market Vernia, (within La ...... 28 5-mile radius) (within Area Market Secondary Vernia, La of City 26: Figure ...... 29 10-mile radius) Area Market Tertiary Figure (within City 27: of Vernia, La ...... 31 20-mile radius) Figure 28: Koepp Chevrolet - Intersection of US 87 and ...... 32 Bluebonnet Road ...... 32 HEB - US 87 South 29: Figure ...... 34 1930s Depot, Railroad Vernia La 31: Figure ...... 36 District Downtown Proposed 32: Figure Figure 33: Proposed Street Improvements on Chihuahua ...... 37 Downtown Street ...... 38 conditions Existing sidewalk 34: Figure Figure 35: Existing landscape conditions along Chihuahua ...... 38 Street ...... 39 Vernia in La storefront commercial Typical 36: Figure

Appendices ...... 76 A Appendix ...... 76 Session Summary SWOT of Community ...... 76 Strengths ...... 76 Weaknesses ...... 76 Threats ...... 76 Opportunities ...... 78 Appendix B ...... 78 Summary Resources of Community Figures ...... 8 Vernia La Downtown of Proposed View Figure 1: ...... 9TX Vernia, - La Area Study Downtown Figure 2: ...... 10 1865-66 Vicinity from of Indianola and Map 3: Figure ...... 10 Historical Marker Vernia La 4: Figure Figure 5: Ox-drawn wooden cart/wagon ...... 11 in Texas Floresville, in Street Houston on wagon covered Mule-drawn 6: Figure ...... 11 Antonio San ...... 12 1958 Texas, in South Railroads 7: Figure View Figure looking 8: eastward down Chihuahua Street, ...... 121915 ...... 12 George Suttles and pottery 9: Figure ...... 12 1930-31 circa train depot, Vernia La : 10: Figure Figure Route 11: of Highway 87 U.S. from Port Lavaca to ...... 13 Antonio (junction with 1H10/US90) San Highway 66 Sidewalk Texas Figure Construction 12: along ...... 14 1935 in Pleasanton, urbanized Antonio San the to relation in Vernia La 13: Figure ...... 14 area c Initiatives of the Task Force...... 64 Task of the c Initiatives ...... 65 c Initiatives ...... 69 c Initiatives fi fi fi Developing Lodging Options ...... 51 Lodging Options Developing District..52 Downtown the in Activity Commercial Develop District..53 Downtown the for Potential High with Sectors District..54 Downtown the of Potential Retail Commercial ...... 54 Local Consumer Expenditures Capturing ...... 55 Attracting Non-Local Consumer Expenditures ...... 55 Industrial Park Development ...... 56 Home Rule Towards Work Implementation Plan Proposed ...... 60 Implementation Plan ...... 60 Strategy Putting in Place a Development ...... 60 Recommendations 60 Revitalization District Downtown – Recommendations ...... 61 Development Recommendations – Community 61 Recommendations – Economic/Business Development ...... 62 Implementation Strategy ...... 63 of Responsibility Areas Implementing the Plan – ...... 63 Vernia/MDD Public Sector – City of La ...... 63 Private Sector – Business ...... 63 Vernia Implementation Plan – City of La Revitalization..64 District Downtown – Plan Implementation Speci ...... 65 Development Implementation Plan – Community Speci Development..69 Economic/Business – Plan Implementation Speci ...... 71 Next Steps ...... 72 Consulted Sources 6 La Vernia Downtown District Vision Plan - 2013 Figure 53: Proposed Regional Park-Picnic Areas ...... 68 Figure 52: Proposed Regional Park ...... 67 - Balcony Center/Library Proposed Plaza Civic ...... 66 from View 51: Figure Figure 50: ETJ San Antonio andLa Vernia ...... 58 Jurisdiction (ETJ)ofLa Vernia ...... 57 Figure49: Limits,City Zoning,Existing Extraterritorial and Street ...... 53 Chihuahua on Buildings Commercial 48:Proposed Figure Figure 47: Goliad County: Entrance to Goliad State Park..51 Figure 46: Indianola, CalhounCounty: StatueofLaSalle south ofLa Vernia ...... 50 87 Highway on 45:Installation GatewayFigureProposed Figure 44: Proposed Gateway Locations ...... 49 ...... 48 Figure 43: Proposed Street Improvements onHighway 87 Hike andBike a Trail and ...... 47 Park Regional Creek Cibolo Proposed 42: Figure “Laverne” in thecity istheonly publiclibrary ...... 46 as known fondly machine vending library 41:The Figure Figure 40: Center Proposed Library/Learning ...... 45 Figure 39: RealignmentBluebonnetand Seguin Roads ....44 Figure 38: Proposed CivicCenterandPlaza ...... 43 Figure 37: Proposed ChihuahuaStreet Streetscape ...... 42 .51 a l 1: ih oeta Bsnse fr a Vernia’s La for Businesses Downtown District Potential ...... 55 High 14: Table Market (0-20mileradius) ...... 31 Table 13: Sectors Vernia’swith High Potential La for La for Vernia’s Potential Tertiary MarketSecondary (0-10mileradius)...... 30 High with Sectors 12: Table Market ...... 28 Table 11: Sectors with High Potential for La Analysis Gap Vernia’s for Primary Zones Data ...... 27 Basic of Comparison 10: Table Table 9: La Vernia Employment by - Industry 2000-2010..25 Table 8: ChangesinEconomicMeasures -2000-2010 Occupancy .....25 2010: Housing, Status...... 22 County Wilson 7: Table Table 6: La Vernia Housing, 2010: OccupancyStatus ...... 22 Table 5: Wilson County Race and Ethnicity - 1990-2010..21 Table 4: La Vernia RaceandEthnicity-1990-2010 ...... 21 Table 3: Wilson CountyPopulation by Age, 2010 ...... 21 Table 2: La Vernia Population by Age, 2010 ...... 21 1970-2050 (projected populationfor 2020-2050) ...... 20 Table1: La Verniaand County:Wilson Growth,Population Tables

Background Assessment 8 La Vernia Downtown District Vision Plan - 2013 outside thecommunity. businesses to lost is which community the of residents the by spending consumer of amount the represents gap a within million $129.2 of gap a and itself, city the in million $7.3 of gap La in trends economic opportunity Verniaretail a indicate Play.Shale Ford The Eagle the and Antonio San between U.S.along location strategic its South Highwayin 87 Texas promote to economic opportunity development in its community by capitalizing on an has Vernia La of City The Executive Summary ﬁ ve-mile radius (the primary market). primary ve-mile(the radius This

Chihuahua Street

Bluebonnet Road / Seguin Road The La Vernia Downtown DistrictPlanincludes: and improve theeconomichealthofcommunity. visitors and residents both attract will revitalization This revitalizedrecommendsa Plan DowntownVision District. In order to support economic development in La Vernia, the pooe Cvc etr n Paa n the in identi visually square a and Plaza public a provide and to District Center Downtown Civic proposed A and visitorstoshopdowntown; residents attract to and pedestrian-friendly more main the street Street,of La Vernia’s Chihuahua Downtown District, to make to it Improvements Figure 1: View ofProposed Downtown La Vernia ﬁ al cnrl ahrn place gathering central able

HWY 87 the Vision Plan recommends: In addition to the revitalization of the Downtown District, oe ih idsr t te iy n ipoe its improve and city the to industry light more Development of a second industrial park to attract related businesses; and, tourist- through revenue additional generate to trips weekend plan or overnight stay can visitors bed that so as facilities motel/hotel such and breakfasts, and options lodging of Development Shore Railroad right-of-way; Gulf & Antonio San existing the along trail bike hike-and- a amphitheater,and natural a including Creek Cibolo which would have bordering facilities for outdoor recreation, Park Regional new A city; the through corridor major 87,U.S.the Highway to improvements city,and the entering those to Gateway landmarks which clearly identify La Vernia employment base. on destinationretail shopping. the Downtown District, with a particular emphasis in activity commercial additional of Development learning activities, andasatellitecampus; and, for facilities educational access, internet services, informationand forlibrary location central a with community the provide to Center) Civic the of part (as Center Learning and Library proposed A new homefor cityof a events,as wellspecial as for community the for fi ces; La Vernia Downtown District Vision Plan - 2013 9 N Figure 2: Downtown Study Area - La Vernia, TX Vernia, - La Area Study Downtown Figure 2: 10 La Vernia Downtown District Vision Plan - 2013 Source: : http://eriklerouge.blogspot.com/2011/06/indianola.html e salse a rsyein hrh there church Presbyterian a established he Groveby R.William when 1851 in Mississippi of Wiseman was It 1850s. early and 1840s late The settlement which became La Vernia was founded in the History La Vernia shop, was named postmaster. blacksmith In 1859 the name changed and to C. stop stagecoach William a and built had Oak,Rector, who Post to changed was settlement of post a When (Hazelwood) fi c ws ul i 15, h nm o the of name the 1853, in built was ce . fi rst named Live Oak Live named rst (Hazlewood) . at the time was still frontier country to Presidio/Ojinaga to country frontier still was time the at what through southwest and Stockton Fort to west then County,Crockettand now is what to River Devils along Rio Grande (present-day Del Rio). From there it ran north the to Escarpment Balcones the along then Antonio,and La and 2),FigureGoliad throughin VerniaSan right to (at branch ran from the port of Indianola on the Gulf of Mexico the southern branch of the Chihuahua Road. This its particular was location along what existence became a Vernia’smajor La economic trade route, for impetus primary The Figure 3: Map of Indianola and Vicinity from 1865-66 ers/431209544/ Source: http://www. along theRioChuviscartocityofChihuahua. Conchos,and Rio the along Desert Chihuahua the and across the Rio Grande, with the fl ickr .com/photos/texashistoricalmark- Figure 4: La Vernia HistoricalMarker fi nal segment crossing fi nally La Vernia Downtown District Vision Plan - 2013 11 San Antonio San (Hazlewood). century 6). (Figure th Figure 6: Mule-drawn covered wagon on Houston Street in on Houston Street wagon covered Mule-drawn 6: Figure Source: Texas Transportation Museum - Hemphill Transportation Texas Source: It was only the building of Railroad in the 1890s the that ensured the consolidation San and Antonio without rail service tended to and Towns Gulf Vernia. of La growth increased stagnate from Vernia or By La decline. contrast, of an a increase population of 110 in 1885 to 343 in 1900, than 200% in 15 years more Travel Age of Rail 1900-1950: As the national retained its Vernia economy role as a La vehicle to travel rail travel, shifted from animal-drawn of Gulf the and Antonio San between route the along stop due existence in longer no was Indianola although Mexico, to hurricanes several its forcing abandonment in the later part of the 19th century. were were eventually supplanted by rail transportation at the beginning of the 20 ux, the population of population the ux, fl (Hazlewood). Later, in the 1850s Later, and 1860s, especially in the an average of 10 miles per day (Figure That 5). vice meant and Chihuahua to Indianola a from weeks several of trip versa. decades after the Civil War, the wagons became larger and larger became wagons the War, Civil the after decades of instead mules by drawn were usually They durable. more weighed tops, canvas white and wheels iron included oxen, 4,000 lbs unloaded, and could carry about 7,000 6). (Figure lbs freight of The wagon routes from the of Indianola many which by means primary the to also were beyond San Antonio and German and arrived other European Texas immigrants to New as such settlements establishing destinations, their at Braunfels, Boerne, Comfort, Fredericksburg, Castroville, In the after 1860s the and 1870s, Vernia. La and of course, immigrants from what would become Germany War, Civil and Poland (which was at the time the Russian and various Empire German kingdoms, principalities, and states) in this with Even Vernia. La in settled remained Vernia in La the 100-200 range for most of the 1800s transport for carts and wagons of use the with Concurrent of heavy loads over long the distances, smaller and faster carriage horse-drawn became importantBecause as well. of their speed, horse-drawn carriages were for postal also delivery, transport used of bank valuables such and precious metals other and time-sensitive as legal tender, tasks. These were the iconic in West in stage the American the late and 1800s, which coaches which became rst few fi . These forts were frequently under attack from Figure 5: Ox-drawn wooden cart/wagon in Floresville, Texas in Floresville, cart/wagon wooden Ox-drawn 5: Figure 1850-1900: Age of Stagecoach Travel Age of Stagecoach 1850-1900: La Vernia remained a small, isolated town through freight servingand people for stop a as decades, four next the in transit to and from the Gulf as Coast. For route, the to the element security a also was there decades, Indianola) and Vernia La thus (and Antonio San connected it to several forts in West Texas, such as (Hemphill) Fort Stockton Source: Texas Transportation Museum - Hemphill Transportation Texas Source: Native American Native Indians whose lands they were situated due In to addition, the in. valuable the goods they carried, wagon trains themselves became a target either for raids, outlaws. Americans or by Native by a Typically, wagon during the pre-independence (Texas) period was almost completely made of traveled and wood, drawn freight, by of lbs 5,000 about carry could It oxen. 12 La Vernia Downtown District Vision Plan - 2013 Sour Commission Source: http://www.laverniahistory.com/ -La Vernia Historical n 11, rm 4 t aot 0 pol (Hazlewood). people 500 about to 343 from 1915, and 1900 between grow to continued town’spopulation The and a brick factory (Hazlewood).and abrickfactory maker, pottery bank,a mills,a churches, gin twofour had signi still was it period,but time 1885-1900 the of that than rapid less was increase This ce: Texas Transportation Museum -Hemphill Figure 7: Railroads inSouth Texas, 1958 fi cant. By 1915 La Vernia1915 cant.By

1905) passed through the town alongsideit. Gulf Railroad (later bought by Southern Paci its and Antonio San La retained the Vernia’sas Street,”as role “Main also Street Chihuahua period, this During (La VerniaHistorical Association). of pottery items and sold them to markets across the state the next four decades, Suttles Pottery produced thousands and Isaac Suttles arrived in La George above).Vernia in mentioned the 1870s, and makerover pottery (the Pottery One of the most notable businesses of this era was Suttles to travelers, and also ship their products to other markets. products their sell could line. They rail the subsequently bene to La able in Verniawere craftsmen and merchants Local Figure 8: View lookingeastward down ChihuahuaStreet, 1915 fi t from their location along the stagecoach route, and fi c Railroad in Source: Texas Transportation Museum-Hemphill Source: ofhisdescendants. Courtesy reach La Vernia from San Antonio wood-burning,was train the took and Sutherland Springs, a few miles southeast of La Vernia. Also, (S.A.&A.P.)Pass Aransas Railroad. However, to only ran it San Antonio (G.H.&S.A.) Railroad, and the San Antonio and Galveston,and Harrisburg,nearby the to Mexico,similar 1893 in Railroad The railroad line began as the San Antonio and Gulf Shore Figure 10: : La Vernia traindepot, circa 1930-31 (Hemphill) Figure 9: George Suttlesandpottery . It sought to reach the Gulf of Gulf the reach .to sought It (Hemphill) fi ve to six hours to hours six to ve . La Vernia Downtown District Vision Plan - 2013 13

Lavaca River . The . Wharton PortLavaca Jackson County ColoradoCounty (Hemphill) 87 £ ¤ Lavaca County Victoria 87 £ ¤ Victoria County Cuero DeWittCounty had approved a gas tax despite vociferous opposition from from opposition vociferous despite tax gas a approved had oil the politically industrypowerful already There were number grew rapidly. of Texas automobiles in 1,500,000 in 1929. and nearly about 200,000 in 1917, Highway 9 What became Texas had US been Highway 87 Antonio While the portion of US 87 north of San (US 87). generally followed the route of “Old 9” through Boerne and Comfort, the portion south of San Antonio did not follow “Old 9” through Floresville, Karnes Beeville, City, and Sinton to Corpus Christi. That portion became Goliad County Gonzales County . 87 £ ¤ Smiley (Hemphill) Nixon Karnes CountyKarnes Stockdale Seguin Figure 11: Route of U.S. Highway 87 from Port Lavaca to San Antonio (junction with 1H10/US90) to San Lavaca Port 87 from Highway Route of U.S. 11: Figure Guadalupe County Poth Wilson County New New Berlin Floresville La Vernia c disappeared by the early 1950s, and ﬁ St. Hedwig 87 £ ¤ c ceased by the end of 1950s c ceased by ﬁ Elmendorf r Bexar Bexar County AtascosaCounty San Antonio San

Medina Rive 1950-1980: Triumph of the Automobile of the Triumph 1950-1980: United the when behind left not was Vernia La Fortunately, States highway system was implemented system in standardized 1926. The the numbering of state to highways state. from Previously, each state designated and names numbers for its major highways as was it This particularly pleased. important for Texas as it forming had a resisted Department of Transportation until 1917, and as passenger traf traf freight c fi . . . In the (Werner) . (Werner) (Young) ce and telegraph station ce and telegraph fi rst rail lines in the area to be abandoned, rst rail lines in the to area be abandoned, fi c in 1905, the line was consolidated with fi cial time, since railroad clocks were required by by required clocks were since railroad cial time, fi While most of the national took place construction before of 1900, in it Texas, railroads occurred primarily between 1900 had and In more 1930. Texas by fact, 1911 railroad mileage than any other state The name of the railroad was changed to the San Antonio The name was of changed the to railroad the San and Gulf Railroad in 1897, and the line was extended a further six miles to Southern Stockdale. Paci With its purchase by the G.H. & S.A. Railroad. In 1907, it was extended Cuero, another to 46 miles (the red dot at lower right Figure in 7), where it linked with existing Southern Paci the Gulf coast lines from railroad during U.S. these three the decades, railroad became the long for just not travel, passenger of means common most distances between cities, but also for shorter distances between cities such as Antonio San and rural towns such as La La depot Vernia’s Vernia. (Figure 10) provided the of town’s served also depot The accurate. be to government U.S. the post of Vernia’s as La Depression Great the and 1929 of crash market stock The which followed had a severe impact on the railroads in As Texas. automobiles became the preferred mode transportation—beginning of with the mass production of automobiles in the 1920s and culminating in the creation of the interstate highway system in the 1950s—the (and in other small towns along its route) rail Vernia line in La line This portionsubstantial a lost viability. economic its of was one of the 14 La Vernia Downtown District Vision Plan - 2013 ytm n h 15s n 16s epd el h sit to shift the seal helped 1960s and 1950s the in system highway interstate the of 281.construction Highway The US became Pleasanton,which in along 66 TexasHighway done highway)being the along sidewalk public providinga case,this (in work construction highway shows 12 Figure postwar boominautomobile use. much-needed jobs, while also laying the foundation for the projects such as highway and bridge construction provided works Public network. transportation its implement to required still was state the high,but was Unemployment system.new the of implementation the after years few a only nation hit the Texashad and Depression Great The the siteofIndianola. Stockdale, Cuero, and Victoria to Port Lavaca, not far from La Railroad—through Gulf Vernia,and San Antonio the of route the also was the road—which stagecoach of Chihuahua route the followed it Instead, 181. Highway US automobile travel and transport. Source: Texas Transportation Museum-Hemphill Figure 12: Sidewalk Constructionalong Texas Highway 66in Pleasanton, 1935 area, I-10 and I-410 (the inner urban “ring” or “loop”) or come closesttoLa “ring” Vernia. urban inner (the I-410 and I-10 area, San Antonio the network.In interstate the by behind left which the 1930s-era highway served as “Main Street” were La Consequently,towns—including Vernia—insmall many travel.long-distance uninterruptedwere moreon focused Unlike the US highway system, however, the new interstates San San Antonio 036 1.5 ¦ ¨ § 410 New BraunfelsNew Bexar County Bexar Miles ¤ £ 87 ¦ ¨ § 1604 Figure 13: La Vernia inrelation totheSan Antonio urbanized area at whichtimethepopulationstood632. of 425. However, La Vernia did not incorporate until 1980, fi unof (the 1965 and 1915 La between While somewhat grownVernia had Exurbanization 1980s-Present: Incorporationand rst of rst fi cial US Census count in 1970 tallied a population a tallied 1970 in count Census US cial fi cial population rose from 500 to 700), the the 700), to 500 from rose population cial Wilson County Wilson La Vernia La Guadalupe County Guadalupe La Vernia Downtown District Vision Plan - 2013 15 Figure 14: Typical New Single Family Home Single Family New Typical 14: Figure nd itself becoming a suburb of San Antonio. nd itself becoming Antonio. a suburb of San fi The shift had already the begun in accelerated It as 87. US of early construction the with as 1930s the 1920s three last the and in been only has it However, period. postwar decades that the phenomenon has become most evident. Suburbanization and urban sprawl continue If today. San Antonio grows at the same pace numerically and spatially La three, last the over has it as decades three next the over could Vernia it is about only a dozen miles Loop or 410, so from Today, which more or less delineates the existing urbanized area (see edge. southeast and southern its along Antonio San of “outer ring” is much Antonio’s San Loop 1604, Figure 13). Vernia. La half a dozen miles from It is scarcely closer.

. (Berube) out of 88 large metropolitan areas in terms of the nd higher than the national average of 3.8% of the population higher than the national average being exurban. The San Antonio metropolitan 22 currently area ranks percentage of the population which is exurban. Of the 1.7 the Of exurban. is which population the of percentage million people in the seven-county metropolitan area in or about 211,000) one-eighth (12.4%, approximately 2000, in exurban areas lived community the of dispersal the meant has this Vernia, La For over a larger and larger area. It has also led to a decline of its historic economic center along to Farm and 87 US Chihuahua along Street. west, shifted also have Businesses Road (FM) 1346. Market ned fi ed during ed fi . Texas now leads the nation in nation the leads now Texas . (Berube) rst wave of “exurban” migration from fi Vernia effectively changed as a result of this exurbanization this of result a as changed effectively Vernia The process of urban sprawl and been present suburbanization in full force had in the City of Antonio San for begun have may Vernia at least La three decades by 1980. experiencing the San Antonio by that time. But it is in the three decades since 1980 has that Vernia experienced La its most rapid is a consequence Most of that growth population growth. Antonio urbanized area. expanding San of the rapidly This period also roughly coincides with sustained the period national of economic between 1983-2008 (with growth brief recessions the from suffered in drop the in price of that Texas While 1991 2000). and occurred diversi also economy its 1980s, the in gas and oil healthiest the among is economy its Currently period. this in the country, even grew in Vernia the La 2010, aftermath and 1990 Between of 2008. of downturn the economic to 1034 residents. 639 residents from La process. Instead of having most of relatively close its to residents its living historic they center Street, were now dispersed over along a wide area which Chihuahua de As land. agricultural or rural formerly incorporated by a recent Brookings Institution exurban study, census tracts average about 14 acres of land per household, as compared with the national of average about 0.8 acres of household per land with some 1.2 million of its 20.8 total exurban population, is This exurbs. in living 6.0%, or 2000), of (as people million 16 La Vernia Downtown District Vision Plan - 2013 group spokesperson. In addition, maps of La wereVernia of addition,maps spokesperson.In group group)each were as bystakeholdersummarized a serving from (four lists these Charrette Planning the of portion SWOT the of end the view.At to stakeholders the for wall the on posted was category that for examples of list When each group and reiterated theexamples sothatthey were recorded. askedmoderator groupthe for category,that of examples the groups, the within addressed was category each As identi factors SWOT the record to assistant graduate a assigned was and (CURPR) Research and Planning Regional and Urban for Center UTSA the of Each group each. was led by twelvea moderator from the research about staff of groups two the formed process, stakeholders planning the to introduction brief a After Planning Charrette. four stakeholders from in this the community participated (categories Threats SWOT)community.as collectivelythe known for and Twenty- Opportunities future the and of stakeholders of La Vernia (residents, local leaders and public allow 12,to June was 2013.charrette this of purpose The on Wednesday,San Antonio of TexasUniversityat the of Campus Downtownof the College Architectureat the in A Planning Charrette was held in the Urban Planning Studio La Vernia PlanningCharrette Process La Vernia Today provided along with stickers so that each stakeholderhad each that stickersso with provided along fi cials) to identify the current Strengths and Weaknesses fi nished discussion about a category, the fi e b te group. the by ed Source: ElaineStephens with eachotherandtheCURPRstaff. informally results the discuss and stay to welcome were concluded.Charrettewas Planning However, stakeholders After a short period of discussion, the formal portion of the city.the to entrances major the identify to opportunity an small-town atmosphere and identity of La Vernia. It was La It Vernia.of identity and atmosphere small-town the of Some Strengths fi rt tegh t b mnind ee the were mentioned be to strengths rst sense ofcommunity prideamongtheresidents. were streets a was well.strengths as these highlighted residentialwith Associated of quiet relative the and rate, was also seen as a major strength. The relatively low crime community the of natureLa Verniacommunity.safe The the of residents the of incomes high and levels education identi was district school the of and quality community high family-oriented.The close-knit is a is city the that noted also Figure 15: : La Vernia PlanningCharrette, June 12, 2013 fi ed as an important strength, as were the high the werestrength, as important an as ed La Vernia Downtown District Vision Plan - 2013 17 c fi cient shopping fi c to La Vernia’s road road Vernia’s La to c fi c congestion and bottlenecks caused by fi c load at school drop-off and pick-up c load at school drop-off fi Another set of weaknesses derived from a lack of economic of lack a from derived weaknesses of set Another particularlyto the community’s as it relates infrastructure, tax base and revenue for city absence government; of a commercial and economic or hub; entertainment facilities insuf that would make La Vernia a the lack relative which destination; of would nightlife, also keep residents, of case the in (or Vernia La to people draw them in Vernia) to La spend the money; resulting loss of the lack potential of sales local tax businesses revenue; to and the keep consumer generate in expenditures revenue non-service) primary(well-paid, good of lack the Vernia; La the properties; housing rental of absence the town; in jobs lack of dedicated easements on Chihuahua which Street, makes redevelopment of the historic “Main Street” of the city more little problematic; hotel space; and lack of businesses catering to young people (often as overlooked a source of revenue and also as a source of community cohesion). speci were weaknesses of set third A the Among these were: infrastructure and street network. low connectivity of the street network “not (i.e. enough corners”); the linear, elongated shape of the Highway city, 87 with being the driving force behind unnecessary traf that shape; the lack of an effective way to cope or manage with the traf increased traf truck heavy-load of impacts negative the and points; Shale drilling activity. associated with the Eagle Ford ed fi ed weaknesses highlights the fi cient size of city hall for serving the city’s growing growing city’s the serving for hall city of size cient fi ed as strengths. fi ciency. The following ciency. weaknesses related to a lack of culty in providing critical infrastructures to meet the fi fi Weaknesses Many of the relative lack of various identi types of service infrastructures in and Vernia La the and need to address economic that de civic infrastructure were the absence square town a as such place gathering central of a and center a community or poor plaza; pedestrian lack few accessibility; sidewalks; of emergency medical an mains; sewer and water outdated drainage; water storm response services; inadequate the amount excessive of city water overburdened system; time needed for addressing public infrastructure projects; insuf the population (especially with regard to parking); and dif the population. growing needs of a rapidly Various community events held in La Vernia were identi were Vernia La in held events community Various as strengths as Among well. those mentioned were the Chihuahua Trail Art Show; the Bluebonnet Festival; the Barbecue Cook-Off and Music Festival; bike events; and Vernia The natural of landscape the hills near La trail rides. right-of- railroad the and parks, city the Creek, Cibolo and of the community. also mentioned as strengths were way In the addition, high amount of professional services per capita, the presence of emergency services, the opening recent of an H-E-B supermarket, and all the were activity economic its proximity and of Play, Shale Ford Eagle the identi -century stagecoach route route stagecoach -century th ed by the stakeholders included: included: stakeholders the by ed fi cally, Highway cally, 87 was considered to fi Other key strengths identi strengths key Other community involvement in children’s community in participation activities CYO; the and churches, such sports, as organizations; and the active role individually and through the of Chamber of Commerce and both businesses in the community. churches Another set of strengths was related to its proximity to San Antonio. Speci provide easy access between Vernia La and San Antonio and the nearby countryside. One access was is that Vernia a La good result place for commuters of this easy to particularly live, The those commuting to Antonio. San proximity of San Antonio also means that Vernia La has Antonio labor market. easy access to the San also has Vernia a number of strengths deriving La from its is the First historyand foremost of the historical heritage. 19 a was which Trail, Chihuahua important an fact, in was, and Vernia La through passed that factor in the initial town’s settlement One and of growth. “Main is the traditional the Trail legacies of the Chihuahua mentioned Also Street. Chihuahua along city the of Street” were the Gonzales Road Marker and the historic bridge (linked with the history Historical of Vernia the Alamo La and the of thus role The with the Antonio). San of history and historical legacy, Association in highlighting the city’s also were community the of heritage diverse uniquely the strengths. considered 18 La Vernia Downtown District Vision Plan - 2013 ln Hgwy 7 a hv dif have may 87 Highway along located not are which businesses that mean downtown suf of lack interest,the of and points other stores). The lack of clear signage identifying downtown and convenience and stations (gasoline 87 Highway to related ownsaveits of activity economic no or little forthat with community a “bedroom” into turning of risk at Verniais traf 18-wheeler and commuters including 87, Highway along replaced.being or neglected traf being of natureof The buildings in the old downtown area are at risk or in danger historical the example,weaknesses. For current the with linked are threats potential the of Understandably,many Threats downtown. future growth will be increasingly distant from the historic all virtually that east,meaning and north La the Verniato the in of risk a to leads town,which:(a) of north and east the to the presence of the Cibolo Creek is weakness major a be to consideredaffordability. Also housing on increase that of effect the and prices land in increase programs;rapid outreach the community of lack Vernia by the county government in Floresville;La to the relativepaid attention the and funding of terms in Wilson County of “stepchild” the as seen being growth; future dif the identi weaknesses Other eventually disappear. fl fi odn o frln ad eiecs led present already residences and farmland of ooding c rm h Ege od hl Pa, s uh ht La that such is Play, Shale Ford Eagle the from c fi fl culty or inability to annex land needed to handle to needed land annex to inability or culty odli; n () rvns h ftr got of growth future the prevents (b) and oodplain; fi e b te tkhles were: stakeholders the by ed fi cly tyn oe, and open, staying culty fl oodplain and fi cient parking cient fl oodway fi c on signi a part,but most the for remain would stock housing the La of Vernia.the out” scenario “hollowingin resultthis In would income, household median its in in or increase revenue city corresponding a without prices housing in areasurroundingthe La Vernia,increasethe especially and of suburbanization the that was raised concern Another by San Antonio. surrounded or “swallowed” (economically if not politically) are land annex to crucial weaknesses which contribute inability to this threat of its being and plans implement to funding of diminished.lack severely The be will base, tax La Verniarevenuegrowingbroadeningits and sourcesand current La Vernia city limits. In that case, any possibility for the reachingeventually La it of Vernia,possibility the with to closer moving (ETJ) jurisdiction extraterritorial of area San Antonio’s of encroachment a the is also threat threat. The but strength, a is Antonio San to proximity The revenue coming from Eagle Ford Shale related businesses,related Shale Ford Eagle fromrevenue coming tax no or little with combined were housing for demand the prices.If sale and rental both in increase drastic a in resulting demand increased grew,an permanent) and and temporary (both housing for need the as pressure under FordEagle the Play.Shale La In Vernia’scase, come could it but also as a result of the economic boom associated with area, metropolitan Antonio San the of expansion the of threat.serious a consequence a as onlyresult not could It This potential lack of affordable housing was also noted as fi xed incomes)would be “priced out”ofthemarket. fi cant portion of the local residents (especially those (especially residents local the of portion cant bene the Eagle Ford Shale Play to capture some of the economic and San Antonio both to proximity its leverage to ability its La is of Vernia’s One opportunities potential strongest the previous section. in given one the of image mirror a less or more in result which, realized,opportunities futureif of list could potent unavoidable.contrary.the Quite fact,In equally an thereis threatspotential The La facing Verniaare inevitablenot or Opportunities Ford Shale Play, while enjoying easy access to important important to access easy enjoying Play,while Shale Ford Eagle the of distance commuting easy within live to want who executives company gas and oil to tool marketing a as serve could Seguin and Antonio San to access easy economic costs, associatedwiththatvulnerability. to vulnerability its increasing thereby dif more it make will revenue business-based other and tax sales of lack the addition, community. In the of future economic signi a poses change,this rapid of fear the and growth economic to community the in some by resistance can the manner.with timely Combined a businesses in locate where sites “shovel-ready” provide to As the situation currently stands, La Vernia lacks the ability increased businessactivitycouldbring. of impacts that impacts negativepositive the in sharing the not while Ford Eagle with hit be would Vernia La fi ts that would otherwise pass it by.instance,its it For pass otherwise would that ts fi cult for La Vernia to update its infrastructure its La update for Verniato cult fi cant threat to the to threat cant fl odn ad the and ooding La Vernia Downtown District Vision Plan - 2013 19 es itself with La Vernia. This Vernia. es itself with La fi cantly. cantly. fi c arteries—Highway 90 and Farm to Market 775 fi ll of commercial, retail, medium-density residential, and medium-density residential, retail, ll of commercial, fi the city and government the private sector to attract and businesses. new retain The population in the surrounding area (within a 10-mile identi radius) strongly already means has that Vernia a La very high chance of capturing not only its primary market secondary area market area (0-5 (5-10 miles), miles) but as The well. its major traf (Bluebonnet and Seguin Roads) could serve as “growth corridors” in this regard, as they would see a potential in population in grows city the as uses land public/institutional and size. The potential of FM 775 should not an be axis overlooked for future as development. It represents an area of potential competition with Floresville (to the southwest) This and Seguin (to the northeast) for secondary markets. is due to the fact that the secondary Vernia market of La overlaps with the secondary markets of the other two. For example, the area along FM 775, which is between 5 and 10 miles from is Vernia, La also around 5 and miles 10 from Floresville. If La Vernia is able to on this capitalize development it could increase its economic base signi

cant potential for cooperation between between cooperation for potential cant fi nancially nancially to The accommodate future growth. fi exible than planning There ahead. is already a fl Creek Creek area and the landscape of the hills near Vernia La already could Vernia serve as La recreational destinations. has a partnership with the San Antonio River Authority (SARA), which would be useful for both preserving the local the for place a providing and Creek Cibolo of quality healthy a with associated amenities the enjoy to population riparian environment. La Vernia’s “Norman Rockwell” image America could also provide it of with a niche for and a ride regional bike small-town the as such events Existing economy. tourism and image this reinforce to potential the have festival music Related to this attract visitors is repeat on a basis. regular the potential for market a located farmer’s in a square or This La plaza would reinforce in the historic part of town. small-town Vernia’s image while also providing additional tax revenue. One of the potential for Vernia La to issue most bonds and thus improve important its This infrastructure. will opportunities be key to securing is both new businesses the and new residents. La Vernia currently has a low level of indebtedness and so it has ample room maneuver to instead city of will having be able to growth plan its future costly more be would which growth unplanned to react to and less good network of utility providers in place to provide the necessary business infrastructure that signi also will is There be needed. edged fl cient number of fi ces in the San Antonio fi nancial services and shopping hub for the Eagle Ford government government and corporate of area. metropolitan If La Vernia were able to draw a corporate suf executives, it could transform fi itself into a Vernia already live Some in executives the La Shale region. Increased build. to which on foundation a is there so area, sales in increase an to lead turn, in would, activity business tax revenue. La Vernia could also leverage for its possible educational career retraining facilities and vocational education programs. Furthermore, La Vernia is close Antonio San that it enough could possibly form a to partnership or joint effort with one or more of San institutions Antonio’s several of higher education to provide or satellite programs— a courses—at university and college with along branch campus. There is a need but also a facilities great in potential this for area. medical La Vernia is just far San enough Antonio, Seguin, from and Floresville to warrant its own comprehensive care It facility. need not be a full- hospital, but it would need to be open 24 indicate. as the projections as quickly hours population grows if the also Vernia has La potential to develop both its historical tourism and event tourism assets. Historical in buildings the Mill area, Chihuahua Street, and elsewhere could while the heritage, Cibolo Vernia’s a provide glimpse of La 20 La Vernia Downtown District Vision Plan - 2013 Demographer. The three major forecast trends are based Demographer.are trends forecast major three The Of the by a established to model migration according projected are totals population Future New Braunfels Metropolitan Statistical Area. and which is now considered to be part of the San span,time Antonio- same La the Verniaoverthan rate faster even an at grown has County, which Wilson of demographics re 2010.This in people 1,000 over of community bedroom fast-growing a to 1970, in people signi a undergone has Vernia La decades, four past the Over Population Demographics on zero in-migration, migration at the same rate as 2000- as rate same the in-migration,zeroat on migration Source: USCensusBureau and Texas StateDataCenter Table 1: La Vernia and Wilson County: Population Growth, fi cant change: from a small rural town of a few hundred 1970-2050 (projected populationfor 2020-2050) fl et te changing the ects fi c o te State the of ce grow atasteadypace over thenextfour decades. to continue to projected are County Wilson and Vernia ( volatility less exhibit thus units,and smaller of aggregates are part, most the for units, geographic Larger County. more much town,La small Vernia experiences a as that apparent is it two the comparing By occurs. infrastructure from rural to suburban as fast as the growth traf and values property in increases sharp experience which exurbs and suburbs growing the for and services) provide to bound revenuetax substantial loses (which city central still is but dif created has counties surrounding in County,exurbs Bexar to in and suburbs to boundaries and future growth are largely the result of the continued the of result the largely are growth future and same time span (see Table 1). In both cases, recent growth the over triple than more to projected is County Wilson population,1970 its than larger times ½ 2 approximately population 2050 a have to projected is La Vernia While The many other urban areas across Texas, and across the nation. trend in suburbanization seen not only in San Antonio but in fi signi still “0.5” model, the as it represents the middle path, uses where migration is study This “0.5”). as (known 2000-2010 of rate the half at migration and “1.0”),as (known 2010 rst decadeofthe21 fl uctuation) over time than those smaller units. Both La Both units. smaller those than time over uctuation) fl ight of people and jobs from within San Antonio’s city fi cant but not to the same extent as it was in the in was it as extent same the to not but cant fl uctuation in its growth than does Wilson does than growth its in uctuation fi c congestion but struggle to upgrade the upgrade to struggle but congestion c st century. fi gures below (Figures 16 and 17),and 16 (Figures below gures fi culties both for the for both culties Source: USCensusBureau Texas StateDataCenter Source: USCensusBureau and Texas StateDataCenter ne 1 ad vr 4 g chrs smtms termed (sometimes cohorts age 64 over and 18 the under comparing particular, in population; the age of the cohorts at looking by gathered be can insights Further age cohorts. La Vernia has a higher 64 overshare the of and population 64 overto 18 the in difference the is County The La between difference Vernianoticeable population).and most Wilson “working-age” the called (sometimes the “dependent” population) with the 18 to 64 age cohort 10,000 20,000 30,000 40,000 50,000 60,000 70,000 80,000 1,000 1,200 1,400 1,600 1,800 2,000 200 400 600 800 0 0 Figure 17: Wilson CountyPopulation Growth, 1970-2050 13,041 425 9018 9020 0022 0024 2050 2040 2030 2020 2010 2000 1990 1980 1970 Wilson 9018 9020 0022 0024 2050 2040 2030 2020 2010 2000 1990 1980 1970 LaVernia Figure 16: La Vernia Population Growth, 1970-2050 16,756 632 County Population 22,650 639 Population 32,408 931 1970 42,918 1970 1,034 Ͳ 2050 Ͳ 2050 50,596 (projected 1,219 (projected 58,852 1,418 2020 2020 65,974 Ͳ 1,589 2050) Ͳ 2050) 71,683 1,727

La Vernia Downtown District Vision Plan - 2013 21 cant change Hispanic fi Ͳ non Other, Race/Ethnicity races 2010: Ͳ all 1990 Hispanic, Population, Hispanic Ͳ Figure 18: La Vernia, 1990-2010: Race/ Ethnicity 1990-2010: Vernia, La 18: Figure Vernia 1990 2000 2010 non La Figure 19: Wilson County, 1980-2010: Race/Ethnicity 1980-2010: Wilson County, 19: Figure White, 0 900 800 700 600 500 400 300 200 100 Source: U.S. Census Bureau U.S. Source: Hispanic, all races), there is very little change for La Vernia, Vernia, La veryis for change little there races), all Hispanic, meaning the absolute numbers of the Hispanic population signi is there contrast, By verychanged little. in the Hispanic population absolute in numbers Wilson and the share County, of as the total population the both increase. Source: U.S. Census Bureau U.S. Source: gures, there is gures, a fi Table 4: La Vernia Race and Ethnicity - 1990-2010 Vernia La 4: Table Table 5: Wilson County Race and Ethnicity - 1990-2010 5: Table not taken before that year. Therefore, the relevant data on the relevant Therefore, that year. before not taken from available only is County Wilson for ethnicity and race the 1980 Census and later. As can be seen in the above tables and distinct Wilson difference and Vernia between County La percentage higher a has Vernia La race/ethnicity. of terms in percentage lower a and population non-Hispanic White, of of Hispanic population (all races) 4 and 5). than (Tables Wilson County In fact, the Hispanic share of population Vernia’s La was lower in 2010 than it was in This 1990. can be seen comparing by the green columns in Figures and 18 and the 19. In red the columns red column (representing Source: U.S. Census Bureau U.S. Source: Census Bureau U.S. Source: c fi ve-year cohort with the largest share of share largest the with cohort ve-year fi Table 2: La Vernia Population by Age, 2010 Age, by Population Vernia La 2: Table Table 3: Wilson County Population by Age, 2010 Age, by Wilson County Population 3: Table Source: U.S. Census Bureau U.S. Source: 64 than Wilson County, 64 Wilson and than County, a lower share of population 2 and 3). 18 to 64 (Tables from is younger almost years two Vernia The median age for La than that of Wilson This County. is partly distribution of the population within those larger cohorts. due to the the example, For the population is Vernia in the La 10-14 which age group, accounts for 10% of its total 8.6% with population; the age 45-49, is County cohort Wilson in share largest the with of its total population. Census Bureau U.S. Source: Race/Ethnicity data on Unfortunately, race/ethnicity is Vernia for only La available from the 1990 Census This and is later. due to its small size. Before 1990 such data was only available for places with a population of 1,000 Data or for higher. Wilson County is but available from before speci 1980, were population Hispanic/Latino the for counts population 22 La Vernia Downtown District Vision Plan - 2013 explain the lower vacancy in La Vernia, as a greater portion might this option,and attractive more a becomes renting economic downturn in which housing prices have suffered, will be foreclosed and remain vacant after foreclosure. In an unoccupied, and that some existing owner-occupied be houses will houses newly-built that likelihood higher a also is rather than rented, the housing market is less When an area’s available housing units are owner-occupied less thantheirmortgages. homes lost value and in some cases ended up being worth followingdownturn2008, economic the to manywhich in due be may7.1%). This with compared (10.5% La Vernia than rate vacancy higher a However,has County Wilson in Wilson County(Tables 6and7). compared with only about one-sixth of the occupied units rented, are Vernia La in units occupied the of one-third Almost overall. County being Wilson units owner-occupied—than occupied its of share lower a rented—and being units occupied its of share higher a has VerniaLa Housing between 1990and2000. the growthin population, non-Hispanic White particularly growth over the past twenty years is primarily the result of the for population. increaseHispanic However, of La in Verniapopulation rate the the by outpaced is increase of rate the County Wilson White, in (representing but increases, column non-Hispanic) green the cases, both In of its housing units are rented rather than owner-occupied. fl exible. There households, orsmallfamilies. one-parent single, be to tend renters part, most the For is differenceLa renterspercentagein of higher the likelyto due Vernia.Vernia. This La in household per persons size, household average2.54 with compared household,as per persons 2.82 higher with a has County Wilson Source: U.S. CensusBureau Source: U.S. CensusBureau Table 7: Wilson CountyHousing, 2010: OccupancyStatus Table 6: La Vernia Housing, 2010: OccupancyStatus Figure 20: HousingintheDowntown District La Vernia Downtown District Vision Plan - 2013 23 N c Volume, 2012 Volume, c fi The land along US 87 west of town and FM 1346 north which of in town, some cases is still used as ranchland or farmland, has already been “settled” as it were, and has not yet experienced the of proliferation subdivisions seen This area might remain elsewhere in as the it area. is and serve as a sort of “greenbelt” barrier between area. Vernia the and the La Antonio urbanized area San Figure 21: City of La Vernia, Average Daily Traf Daily Average Vernia, City of La 21: Figure Source: Texas Department of Transportation Department of Texas Source: areas areas are more than halfway to US Highway 181 (which links San Antonio with Floresville). The Ranch Country and Oak Hollow subdivisions along US 87 southeast of town about are as close to Sutherland Springs as they are Vernia. to La

c (AADT) count in 2012 fi c is overwhelmingly concentrated on US fi c Patterns fi Traf Roads traf Vernia’s La toward Vernia La from west runs which 87), (US 87 Highway San Antonio and south from Vernia toward La Stockdale and further on Victoria, and to Port Cuero, The Lavaca. highest annual daily average traf Road. Bluebonnet of east blocks few a 87 US on 18,726 was By comparison, the portion of US 87 near the western edge of Vernia had La an AADT count of 14,923 vehicle the portion near trips the per southeastern day; edge had 21). a count of 12,454 (Figure (FM) Market to Farm is road busiest next the 87, US After 775, which runs approximately southwest to northeast, and which is called Bluebonnet Road to the of Chihuahua southwest Street and Seguin Road to the northeast of The Chihuahua fourthStreet. AADT highest count in La was along Vernia Bluebonnet Vernia Road/FM 775 near La High with School, 7,464 vehicle trips After per that, day. Bluebonnet Road had a count of 6,868 right before count a the had Street Chihuahua and 87 US with intersection of 5,164 right at the intersection with Seguin Road. In addition to US the 87, roads most likely to be affected FM 1346 are and population Bluebonnet growth future by Road/FM 775. Subdivisions such as Bexar the to close as almost Countryare 775 FM along Ridge Deer Hills and 775, FM along Further Vernia. La to are they as line County and Copper Vintage Creek residential Oaks, The Reserve, 24 La Vernia Downtown District Vision Plan - 2013 downtown. city historical the the of westarea, the this to in located are and park school high city’s the Both 775. Road/FM to be centered in the area between US 87 and Bluebonnet business the over functions. taken As for the social and civic functions, has these seem 87 US part, most the For business andofsocialactivity inthecommunity. to as way of hub the both as held a once it importance recapturethe such in developed be ideally could Chihuahua Vernia,Street La for Street” “Main original the As these criteriaare: Street.”Among “Main a as considered be to criteria the signi has La of center Verniathe through runs and 87 US Although Main Streets inLa Vernia Vernia from anexurbtoasuburb. into the San Antonio urbanized area—thereby changing La also undergo development and by doing so bring La Vernia the area between the Bexar County line and La case,Vernia will that In sprawl. urban and suburbanization further of chance increased an decades,threethat with along and next the in growth population considerable be will there true, hold Area Statistical Metropolitan Antonio San the and County Bexar However,for projections population if Publicplacestogather • Historical continuity • Signi • fi cant commercial activity, it does not quite meet quite activity,not commercial does cant it fi cant commercial activity (Figure 22 and 23), whether through restoration or in or restoration through 23),whether and 22 (Figure Street Chihuahua of portion central the of Development 775 (Bluebonnet and SeguinRoads). FM meet Street Chihuahua and 87 US where area the in be would plaza or square a as such central place gathering a has and continuity, which historical Street” activity, “Main commercial a for place logical most The asagatheringspace,serve however. its and traf Vernia major a as La serves still 87 of low, US quite is density surroundings population the While the publicright-of-way sideofthestreet. onthenorth along sidewalk the expanding byStreet Chihuahua and 87 improvedbe 87—could US linkedand better US and with School High Vernia La the between of Lodge—located Brahan site the instance, For downtown. historical the improveto ways considering overlookedwhen be should Road Bluebonnet mean not does However, that Street. work with near US 87 as Seguin Road has near Chihuahua to space open much as have not does Road Bluebonnet downtown area. historical the revitalize to plan any in included be should) (and could ideally Street and space Chihuahua empty of to acres several has closest road the of portion The the historical identity as the road from La Vernia to Seguin. havehowever, gather;does to it places public or activity signi either lacks 775 Road/FM Seguin fi c corridor. traf c much too has itself highway The fi cn commercial cant fi c to c fi ll, eiae f aVri ad raig n cnmcly and culturally vibrantdowntown. economically an creating and Vernia La of heritage historical the honoring of purpose dual the achieve could Figure 23: ChihuahuaStreet Sidewalk Figure 22: ChihuahuaStreet La Vernia Downtown District Vision Plan - 2013 25 cient and effective way. cient and effective fi Table 9: La Vernia Employment by Industry by - 2000-2010 Employment Vernia La 9: Table Source: U.S. Census Bureau U.S. Source: for improvement. For La Vernia, this analysis Vernia, For for ensures La improvement. that performance improving to effortsdedicated and funds city in the most ef can be applied and the area surrounding is Vernia This gap analysis for La intended to identify particular sectors and/or industries in which Vernia La has a comparative advantage, but which The not to been yet their developed fullest have potential. sense the in comprehensive, be to meant not is analysis gap developed; be should industries under-represented all that should be targeted and precise. development rather, investment on return maximum the realize to order in is This the of mix a or private, public, be investment that (whether Table 8: Changes in Economic Measures - 2000-2010 in Economic Measures Changes 8: Table from from second to eighth) and Public administration (which sixth). to tie for third from fell Census Bureau U.S. Source: Analysis Gap Vernia La In business and economics, a gap analysis is compare communities and a organizations, tool companies, helps that actual performance with potential do “Where and we?” are “Where performance. At questions: two are core its we want to be?” If a community does not make the best or in forgoes investment capital, use of resources, current or produce it perform may and infrastructure, technology, its economic potential. below tool informational an as analysis gap use communities Many potential most the have they where precisely determine to Economic Base Analysis Economic Base While much of the country experienced an increase in the civilian unemployment rate during the last recession, both Wilson County and Texas fared somewhat better. Unemployment increased by about 14% to15% for each between 2000 and 2010, as compared to an increase saw of by contrast, Vernia, La 8). over 36% nationwide (Table 12.2% to 2000 in 3.5% from rise unemployment civilian its in Given 2010. the small size of the labor however, force, this is understandable: La Vernia had an estimated labor of 372 in 2000 and 608 2010. force decrease a experienced both County Wilson and Vernia La in the percentage of their population below the poverty and thus better fared when 2000 between and 2010, level, Vernia’s La In fact, with the state compared and the nation. poverty level decreased from 12.3% This to can 6.2%. be explained by the relatively good state of the economy in due to Texas South the recent increase in drilling activity in the Eagle Ford Shale area proximity to to the diverse the urban economy of south. San Antonio La Vernia’s level. poverty also contributed to its lower The three largest industries in Vernia by La share of the city’s work force—highlighted in yellow in Table 9—are (2) Retail trade; and social services; health, (1) Educational, and (3) Both Construction. retail trade and construction moved into the top fell three (which industries etc. warehousing between 2000 Transportation, and replacing 2010, 26 La Vernia Downtown District Vision Plan - 2013 between 2013 and2018 in the marketsecondary area is expected to grow by 9.1% represents an increase of 5.4%. The number of households 2013. This in households 10,374 estimated an 2010,and in area market secondary the in households 9,844 were 2018.and growbetween2013 to 8.7% by expected There 5.2%.of rate growth is a population 2013,is The in which 29,268 be to projected is and 2010 in 27,828 was radius) marketThe population of the secondary area (0 – 10 mile 2010 and2013( between households in growth projected the of 5.0% of to 3,720 between 2010 and 2013. 3,543 from This represents growan increase to projected also is households of growththe 2018 8.8%.be to expected is rate numberThe to be 10,836 in 2013, a growth rate of 5.3%. From 2013 to limits in2010 growth of 7.4%. There were 407 households within the city and was estimated to be 1,111 in 2012, which represents a La of City the of population The Vernia2010 in 1,034 was data from the Nielsen Company including Program, Business Rural the from report 2013 June a by provided data on based is analysis residents. This and government,Vernia—businesses, La of stakeholders bene possible highest the provide to and two) ar As noted in Table 10 the population of the marketprimary ea (0 – 5 mile radius) was 10,293 in 2010, and is projected (See Table10) Executive 2013) Summary (Executive 2013) Summary .

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UV ve UV 80 190 r Nixon Gonzales County Gonzales UV UV 119 97 Caldwell County N Runge DeWitt Count UV 81 UV UV 72 ¤ £ 80 183 Luling UV 80 UV La Vernia Downtown District Vision Plan - 2013 27 cit, of about $7,340,000 (See Table Table of about $7,340,000 (See cit, fi Gap Analysis 1: City of La Vernia (Within City Vernia City of La 1: Analysis Gap Limits) The market area within the an La estimated Vernia city total of limits about has expenditures $15,763,000 for in 2013, and an consumer estimated total of about $8,423,000 in This retail represents an sales. opportunity de supply or retail gap, This 10). means that about 47% of the spending total by residents consumer living within the city limits goes to businesses outside city limits. Of the 46 sectors with only one sector has measurable potential), a market retail state sales data (and market thus potential a of 1.00 or greater: with Gasoline Convenience Stores, which Stations has a potential of 1.30. This means that there is a possibility of locating without sector) that at (for size least average of business new one retail of opportunityoversupply an (an in surplus resulting business in that sector). A potential below 1.00 is considered between Low; a 1.00 potential and 2.99 is potential of 3.00 or considered greater is considered Since High. the Medium; and a very of low or potentials— rest the negative sectors have and also since quite a few people market in Vernia the La to turn to best is limits—it city the within live not do area the next largest zone. 0 – 5 mile radius (Primary Market Area) 0 – 5 mile radius (Primary Market Area) 0 – 10 mile radius (Secondary Market Area) Market 0 – 20 mile radius (Tertiary Of these four zones, two will be examined in detail: the 0 will be examined two in detail: Of these zones, four the and market) primary the as known (also radius mile 5 – 0 – 10 mile radius (also known as the secondary market). zone is to focused too get narrowly Vernia The City of La the Conversely, area. market Vernia La the of picture true a tertiarythe has as known (also radius mile market) 20 – 0 too broad a as focus, it encompasses almost the entirety of Wilson County (including Floresville), almost half Guadalupe of County (including Seguin), and a considerable portion of eastern Bexar County (including parts of San 24). Antonio)(see Figure Table 10: Comparison of Basic Data for Gap Analysis Zones Analysis Gap Comparison of Basic Data for 10: Table . Source: “Executive Summary 2013: La Vernia, TX 78121” [Adobe PDF]; “La Vernia Gap Analysis” [Excel spreadsheet]; [Excel spreadsheet]; Analysis” Gap Vernia “La TX 78121” [Adobe PDF]; Vernia, La Summary 2013: “Executive Source: Census Bureau. U.S. 2013; Rural Business Center, [Adobe PDF]; Vernia)” (La “RMP Opportunity – Retail Stores Gap 2012 population estimates 2010 Census; City of La Vernia (area within city limits) (area Vernia City of La The population of the tertiary market area (0 – 20 mile radius) was 338,627 in and 2010, is projected to grow to 357,287 in 2013, a growth rate of The 5.5%. population is expected to grow an additional 9.0% and In there 2018. were 2010, 117,172 households between in the 2013 tertiary market and area, in 2013 there are an estimated 123,717 households, which represents The an 5.6%. number of increase households in of the tertiary market is expected to grow by 9.2% between Summary) (Executive 2013 and 2018 Analysis and Gap Analysis Trade Retail also was Analysis Gap Opportunity Power Market Retail A and performed Vernia for its La surrounding market area. zones examined were: The four 28 La Vernia Downtown District Vision Plan - 2013 The 14 sectors with the most potential for the La the Verniafor potential most the with sectors 14 The development canbemosteffective. efforts economic and sector) that in businesses the of (given size average needed most are businesses therefore which are in potentials those highest the with sectors The smallaveragethan asectorwithvery businesssize. gap opportunity an of more much up” sales—will “eat in average business size—in employees, but more importantly, from sector to size sector; therefore, business average a sector with in a very large disparity the of because is This opportunity).absolute the (not area market the the in exists represents which already what to potential,relative gap the by provided opportunity market retail the is analysis gap any) (or this addressing for number key The businesses to located outsidethat going million—is $175 annual estimated a within living people by spending consumer total of 74% (see $129,239,000 about Table10). about that means This de supply retail gap,or opportunity an represents sales. retailThis in $45,750,000 about of total estimated an 2013,forand expenditures consumer in $174,989,000 about of total estimated an has La Vernia of center city Overall,a within delimited area the Miles) Gap Analysis 2: Market Primary Area (0–5 center) are shown in Table 11. town the of radius 5-mile a (within area Market Primary fi v-ie ais f aVri—vr 19 ilo o an of million $129 La Vernia—over of radius ve-mile fi ve mileradius. fi ve-mile radius of the of radius ve-mile fi of cit, to a level commensurate with the population of its primary La base increaseVernia’s tax to economic be should goal areas.market rival revenue)to Ultimately,tax sales of the loss the hence (and expenditures consumer of loss the stanch to possible as soon as remedied be should sectors The shortage of supply to meet consumer demand in these the southwest, andSeguintothenortheast. to Floresvillenorthwest, but the to San onlyAntonio not marketprimary area to nearby competitors. These include “capture” these consumer expenditures to avoid losing its Vernia La that imperative is it fact, In growth. economic for room considerable has area market Vernia’s primary La that sectors 14 these for potential the from clear is It Rural BusinessCenter, 2013 Source: : “La Vernia Gap Analysis” [Excel spreadsheet]; Gap –RetailStores“RMP Opportunity (La Vernia)” [AdobePDF]; Table 11: SectorswithHighPotential for La Vernia’s Market Primary China Grove China San Antonio San Elmendorf 01 Figure 25: CityofLa Vernia, Market Primary Area (within Bexar County Bexar Schertz 5 1604 UV ¤ £ 181 St. Hedwig St. 0 Miles

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Wilson County 1 ned by a 20-mile radius fi Zuehl Santa Clara St. Hedwig 181 £ ¤ Cibolo Schertz U V 1604 Schertz Miles Universal City 0 78 U V 218 U V Bexar Bexar County Selma Elmendorf Converse China China Grove Universal City Selma 5 Live Oak 35 § ¨ ¦ cant portion of the area, which encompasses Kirby Windcrest fi 410 § ¨ ¦ 368 U V 37 § ¨ ¦ 01 13 U V SanAntonio Figure 26: City of La Vernia, Secondary Market Area (within Area Secondary Market Vernia, City of La 26: Figure Te rr e ll Hil ls Hill Country Village Hill sectors with high potential for the secondary market to 29. (0 – 20 Area Market Tertiary 4: Analysis Gap Miles) The tertiary market area, de is from notable the for center Vernia, the of size La of its secondarythe of population the times 12 over population: market area and almost 33 times the population of the This primary is market due area. to the urbanized nature of a signi a substantial portion of eastern Bexar including County, a portion of the Antonio, San western half of Guadalupe ve ve fi cally cally for the fi cit, or cit, opportunity of gap, about fi ve ve miles (for from Vernia La which there is actually fi and an estimated total of about The $138,128,000 result sales. is in a de retail $333,713,000 (see Table 10). This represents a loss almost of 71% of consumer outside the secondaryarea. market expenditure to businesses Every sector listed in Table 11 (for the primary the secondary also has a high potential for one, market save area), page. next the on 12 Table in white in shown is and market, Convenience with Stations Gasoline is exception lone The sector only the was previously, mentioned as which Stores, to have a potential greater than 1.00 for the City of La Vernia (the smallestwith the highest potential (17.66) for the primary market area studied), area. and was also the sectorThe potential of the Gasoline Stations with Conveniene which means is there an sector Stores is actually negative, secondary Vernia’s La for establishments such of oversupply market area. However, since the that apparent is same it market, primary the sector for potential highest has the between area the within place taking is oversupply the and not in zero the between Vernia, and La ten miles from and stores). a shortage of gasoline stations with convenience In addition to the 13 sectors remaining from the primary 16 market, sectors have high potential speci and are secondary shown in market, italics and with a tan background This in Table 12. brings the total number of cult for La Vernia to Vernia La for cult fi cult to capture in its La entirety, fi cult for La Vernia to capture the fi In particular, it will be dif be will it particular, In

cant portions of La Vernia’s secondary market fi market (and the expenses associated with the provision of provision the with associated expenses the (and market services to that population). and infrastructure to area secondarymarket its in Antonio San with compete the northwest. secondary its although that however, clear, be also should It market area will be dif Vernia should still make every possible capture or maximize effort the potential of to its primary market fully area—which in the direction of San Antonio happens to Wilson/Bexar County Line. end just about at the Overall, the area delimited within a ten-mile the radius city of center of La Vernia has about an $471,841,000 in estimated consumer expenditures total for 2013, of Gap Analysis 3: Secondary Market Area (0 – Area Secondary Market 3: Analysis Gap 10 Miles) The fact that the secondary market areas of Floresville, Seguin, and San Antonio all overlap with the is in direct Vernia means secondarythat La Vernia areas of market La competition with those three areas market. for its secondary The map shown in Figure’s 24 signi and 26 illustrates that are also part of neighboring secondary markets. therefore It be will very dif entirety of consumer expenditures within its secondary area. market 30 La Vernia Downtown District Vision Plan - 2013 Rural BusinessCenter, 2013 Source: : “La Vernia Gap Analysis” [Excelspreadsheet]; Gap –RetailStores“RMP Opportunity (La Vernia)” [AdobePDF]; Table 12: SectorswithHighPotential for La Vernia’s Market Secondary (0-10mileradius) vr he-ures f t cnue dmn (largely demand consumer because oftheSan Antonio economy). its of three-quarters over signi 20-mile radius.This the outside businesses to lost are area market Currently, 23.5% of consumer expenditures in the tertiary (Executive Summary). billion) ($1.2 de $1,175,044,000 about a of is gap, result opportunity The sales. retail in billion) ($3.8 $3,825,128,000 about of total estimated an 2013,and for expenditures consumer in billion) ($5.0 $5,000,172,000 about of total estimated an has La Vernia of center city the of radius mile 20 a within delimited areaOverall, the Summary). (Executivemap same the on shownare cities four the for radii 20-mile the when apparent San readily Antonio).is This and Seguin, (Floresville, communities nearby three the of one of market tertiary the within market,also but data. Much of this area is not only within La this Vernia’sanalyzing when taken be tertiary to needs care outsized,and the and in similarly shown Tableare potential numbers 13 market resulting gap opportunity the Consequently, including Floresville. County, including Seguin, and virtually all of Wilson County, are: Automotive Parts/Accessories and Tire Stores;Lawn,and Tire market are: Parts/Accessories Automotive tertiary the for list the off fall that sectors four white.The in shown are and 13,Table in potential with high remain 25 12,Table in present sectors 29 the Of fi e ta ti lre akt ra satis area market large this that es fi ct or cit, fi es La Vernia Downtown District Vision Plan - 2013 31 DeW 80 U V 97 U V Gonzales Count 119 U V cally, cally, fi 90 £ ¤ Guadalupe County Karnes CountyKarnes Kingsbury mile radius) 123 U V 87 £ ¤ 90 £ ¤ Seguin 87 £ ¤ McQueeney 87 £ ¤ 97 New Berlin

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2 St. Hedwig 181 £ ¤ Cibolo Schertz Northcliff Northcliff U V 1604 Schertz Elmendorf Schertz Miles y 218 Garden Ridge U V 0 Selma 97 U V Converse Universal City Selma China China Grove Selma SanAntonio Kirby Bexar Bexar County Atascosa County Atascosa cally for the tertiary market. These sectors These tertiarythe market. for cally Live Oak 368 fi U V Windcrest 37 § ¨ ¦ Universal City 02 Hill Country Village Hill 35 281 536 £ ¤ U V § ¨ ¦ 537 U V Castle Hills Hollywood Park SanAntonio 5 Shavano Park Balcones Heights 13 U V 422 U V 421 U V 282 U V Poteet 10 § ¨ ¦ 16 U V 01 LacklandAFB 151 U V 16 Figure 27: City of La Vernia, Tertiary Market Area (within 20- Area Market Tertiary Vernia, City of La 27: Figure U V 471 U V Helotes Leon Valley Somerset Garden Garden Equipment, Supplies Stores; Cosmetics, Dealers. Automotive and Beauty Stores; Perfume Supplies, evident most is area urbanized Antonio San the of effect The in as this three of case, those four sectors typically locate in the outer portions of an urbanized a area. Speci number of business establishments population, County Bexar the only not serve in likely County eastern Bexar populations County Wilson and Guadalupe, Comal, the but as well. secondary the from remaining sectors 25 the to addition In market, there are nine other sectors speci potential which have high 13 in italics and with a tan background. Table in shown are potential high with sectors of number total the brings This the tertiaryfor to 34. market Table 13: Sectors with High Potential for La Vernia’s Tertiary Market (0 - 20 mile radius) Market Tertiary Vernia’s La for Sectors with High Potential 13: Table Source: : IBID : Source: 32 La Vernia Downtown District Vision Plan - 2013 These are: Tables 11, 12, and13. There are several sectorswhichshow upnearthetopof Summary the region. in elsewhere and Antonio San from businesses new and will put La Vernia in a good position to attract providers.new It service several residents by offered networks wireless This District). (La City Kansas and Austin VerniaDevelopmentMunicipal in networks Fiber Google the to similar speeds network of miles 90 installing market. primary its and city the newto business is GVEC attract to also and La Verniacommunity the of residents Electric Cooperative (GVEC), in order to better serve the a Guadalupe Valleythe with implementing cooperation network,in cable of process the begun has (MDD) District Development Municipal Vernia La The Fiber OpticNetwork fi br pi ntok il elc te es reliable less the replace will network optic ber Other Miscellaneous Store Retailers StoresGrocery Women’s ClothingStores Pharmacy andDrugStores Building MaterialandSupply Dealers Restaurants Full-Service EatingPlaces Limited-Service fi ber optic cable which will result in result will which cable optic ber fi br optic ber goal should be to both capture a higher share of consumer main radius),the mile 10 – (0 market secondary the For to theminadevelopment districtof somesort. La within either locate Verniarelativelyor limits close city actually establishments business new that sure make to important meantime,base.is the tax it municipalIn the in would eventually be annexed and areathus formally be Ideally, this included services. other and utilities with radius 5-mile this of residents the providing La already Verniais District andtheLa Vernia ZIPcode(78121). La the to Verniasize School in Independent similar is also the extraterritorial jurisdiction of the City of La Vernia, and to somewhat corresponds areaarea. marketThis the of residents by expenditures consumer of proportion larger the Municipal Development District should be to capture a For the primary market (0 – 5 mile radius), the main goal of Figure 28: Koepp Chevrolet -Intersection ofUS87and Bluebonnet Road Floresville, Seguin, orSan Antonio. from it La distinguish Verniaof that attributes special the re would establishments Texas. Such South or area metropolitan Antonio San the in elsewhere obtained be area to La Vernia for unique goods and services that large cannot very this from consumers attract to be should goal marketFor areathe tertiary (0 – 20 mile radius), the main Antonio, Seguin, andFloresville. San of radii) (10-mile areas market secondary falls the within area the of portion considerable a Second, radius. 10-mile the outside spent is expenditures consumer of heated,reasons.twomost forpercentage be First, large a will competition the wherebusinesses. is specialized This consumers from outside the market area to shop at certain attract and area market the of residents by expenditures Figure 29: HEB -US87South fl ect Options for the Future 34 La Vernia Downtown District Vision Plan - 2013 Source: Texas Transportation Museum-Hemphill stagecoach traf were oriented to the Old Chihuahua Road, which brought La In Vernia’scase, StreetMain Downtownand its District the street acohesive giving andrecognizable character, identity. and form in consistent were they Street,Main the along buildings the for uses varying were there Although them. along walking those to accessible easily and sidewalks abutting property, the at of located front werethe buildings most and wide, as not were the District, were built with the pedestrian in mind. Streets of center the at town the of Street Main the blocks,and dominant.became automobile the after built blocks These than smaller noticeably is blocks city of size the which in automobile,La Verniadistinctivea Downtownhas District the of age the before built originally towns many with As District andChihuahuaStreet oftheDowntownImportance fi c from the port of Indianola to San Antonio oten Paci Southern by bought eventually (and 1890s the in built line Railroad Shore Gulf and Antonio San the transportation, of form When the railroad replaced the stagecoach as the prevailing Vernia wasnamedChihuahuaStreet. La Streetof history,Main the that surprise no as comes it and then on to the city of Chihuahua in Mexico. Given this Vernia DrugStore were locatedalong ChihuahuaStreet. S.P.Hotel,the La Lay the the Store,and Racket Wiseman line;rail the to adjacent located station.was Mill Old The its of part important downtown,of post a as served also it as an represented depot train the La Vernia,For town. the the of of center civic distance and commercial walking easy within depot the have to was common for cities and towns—both large and small— era,it pre-automobile the In Street. Chihuahua of north the to block a located was depot train La Vernia,the In Chihuahua Road, passing through many of the same towns. fi c coey olwd h rue f h Old the of route the followed closely c) Figure 31: La Vernia Railroad Depot, 1930s fi telegraph and ce ni rcn dcds Ciuha tet a pr o the of part was Street Chihuahua decades. recent until La for business retail areasurroundingVerniaand the and culture, government, of center the represented District history,its Downtown of the much during transportation for corridor main the along located being to addition In Center for Government, Culture, andRetail along Chihuahua Street. located all incorporation,wereLa Vernia’safter Hall City Of Sheriff’s County Of Post Vernia La the as such functions government Hence 1950s. late the until U.S.87 of route eand retd o eetin ad h Downtown the District wasstillthecommercial ofthecity. heart and pedestrians to oriented remained highways—was shops Street,the Main the to added were cars for places on speed—even signi traveling the automobile, the average of decades early the during Also, coexistence ofthestagecoachwithrailroad. there1870-1910) (about earlier similar a was half-century a as automobile,just the a with railroad the of coexistence was there 1920-1960), (about decades those During of “Loop 321” StreetChihuahua and givensouth was the designation the to distance U.S.routenewfor a short time a built was 87 that La 1957. throughAt Vernia until U.S. 87 Highway of the same route, as Chihuahua Street was the original route II, the beginning of the U.S. Highway system followed much automobile,the of decades early the In before World War fi cnl soe ta i i nw Ee tog parking though Even now. is it than slower cantly (Texas of Department Transportation) fi ce (represented by a constable),and a by (represented ce fi ce, the Wilson the ce, . La Vernia Downtown District Vision Plan - 2013 35

rst few decades fi ned as public and fi rmation of what has already been already has what of rmation fi In terms of its government spaces, the most pressing need pressing most the spaces, government its of terms In the meet to order in Hall City of capacity the increase to is Vernia’s While La population. growing needs of the rapidly City Hall met the city’s needs in the after the incorporation, city has When since outgrown it. a larger it City is Hall importantis built, that it be located relatively close to the current location, and ideally along Chihuahua Street. One possible location for a new City Hall is the eastern portion of the block bounded by Chihuahua to Street the Bluebonnet north, Road 87 to to the U.S. the east, south, Antonio Road to the west. and Nicholson/San people can meet and gather, a civic space where create To there should be some sort of space de which is appealing to the public. It should have trees to provide shade in benches summer, or other such street furniture to allow people to sit and talk or people-watch. It should some also sorthave of water to feature provide a visible and audible signal that the space is for recreation space public a as “readable” be should it and enjoyment; and without the need There for may signs. in fact be signage, but the space should be easily as recognizable inviting and social to everyone, including children, and so the con provide just should signs grasped without the written word. To create a environment and pleasurable, a pedestrian-oriented genuine Chihuahua Street retail Main and other Street streets in experience, the Downtown nished. fi ce along U.S. 87, removed two key fi ce a few miles to the southwest along fi Street Street is almost invisible in terms of Along retail activity. with retail, civic culture disappeared; but while there is clearly a new retail corridor that residents can identify, there is no true civic center The any location longer. of a new post of Wilson the of location the and 775), (FM Road Bluebonnet County Sheriff’s Of government functions from Chihuahua Street and further reduced its level of Street Chihuahua on Hall City to go to need still residents activity. Even though La Vernia’s for certain there services, is government-provided little if are once they them there to keep anything While there are various places where people can meet, is there no one place—a singular place or civic place such both hold to gather can citizens park—where or plaza a as the Renewing celebrations. community informal and formal function of Chihuahua Street as a center of civic culture it as the cultural center and civic will restore Vernia La for most the of one is This community. the for place gathering District. the Downtown important steps in improving Chihuahua Street Chihuahua Street Improvements In order to bring Chihuahua all in made be can improvements Street back Vernia, to La for Street Main its role as and civic retail three culture, of government, its functions: discussed below. are Several commerce. Sense of place is a

vague concept, but nevertheless a real thing. Generally, the Generally, thing. real a nevertheless but concept, vague and when when it citizens is know of strong, a community is the Chihuahua Street Vernia, La For or absent. it is weak locus of sense the of community’s place and the nexus of itself. the community Chihuahua Street was the original location of the establishments and servedcommercial city’s as the place where people went to buy or sell goods and services, whether they be crops, household items, clothing, a hotel a to train San ticket room, medicine, a meal, legal representation, message sent to Chicago. or a telegraph Antonio, Of these three functions, only the government function is still visibly present in the Chihuahua Street Retail area. Chihuahua today and 1960s, the in 87 U.S to shift to began Chihuahua Street and its surrounding blocks (including the (including blocks surrounding its and Street Chihuahua site of the train depot) also represented the main civic gathering place, where people would meet informally for small events with family or or friends, more formally for community celebrations and commemorations. Having a is community the for space” “civic a as functions that place of identity distinct the of nurturing and creation the for vital a both community a gives also space a Such community. the heart—in the various activities terms of of where physical the community intersect—and where an emotional heart, people form their attachment to the community and the place. This emotional heart or spirit of a community is part of place”. of “sense as known concept the 36 La Vernia Downtown District Vision Plan - 2013 Center andPlaza New CityHallLearning

Bluebonnet Road

Chihuahua Street Chihuahua Highway 87 Highway Street Realignment New Retail

Seguin Road Figure 32: Proposed Downtown District N La Vernia Downtown District Vision Plan - 2013 37

c fi c times of day. fi shop, as it shop, would ensure enough supply of parking spaces to accommodate spikes in shopping activity for speci speci shops or for Figures 32 and 33 show how these amenities and design District. Downtown the into incorporated be can features La for District Downtown proposed a describes 32 Figure streetscape proposed a shows below 33 Figure and Vernia, area. the Downtown for Figure 33: Proposed Street Improvements on Chihuahua Street Downtown on Chihuahua Street Improvements Street Proposed 33: Figure ed hours, but become fi ces for speci fi Street as well as side lots on intersecting streets and in lots in and streets intersecting on lots side as well as Street These parking behind the businesses on Chihuahua Street. areas should be easily accessible by but car, they should for the most part be to the more side a ensure to order or in Street Chihuahua on to businesses the rear of the pedestrian-friendly Main Street experience for residents and visitors. Shared parking occurs businesses when or lots of are This is important for to the public at other times. available reserved for encouraging residents and visitors to come downtown to District should have sidewalks wide enough for trees to outside placed be to benches for curb, the near planted be enough and for room still two have shops retail if desired, people to walk The side-by-side. pedestrian with and supplemented be should human buildings existing the of scale This is not intended buildings of similar new size and style. but to a be of revitalization rote imitation, a lost tradition as a living continuation of the community’s identity and sense of place. The Downtown District can encourage more pedestrian activity by implementing shared parking along Chihuahua 38 La Vernia Downtown District Vision Plan - 2013 sidewalk twelve feet wide, street furniture such as benches trees,shrubs, distinctivelighting.and/or as planters and Fora such landscaping mean would this cases most in use; sidewalk eight feet wide, that leaves two feet for additional unobstructed clearance between street and business. For a twelve feet wide if possible, and with no less than six feet of In a downtown district, sidewalks should be at least eight to to planters, etc.), signage. andportable enough wide streetas such furniture, be lighting, landscaping (trees, shrubs, should amenities and movement pedestrian sidewalks both accommodate all, of First the of buildings adjacenttothem(i.e. extensions outdoortables for acafé). informal circumstances, right the in and people-watch, and rest and sit to areas interaction, of conveying pedestrian traf of urban design. Beyond being merely functional as a means Sidewalks are often overlooked as an important component Sidewalks and lighting. canopies, awnings, signage, landscaping, sidewalks, include district.the elements of These character overall the with wellmesh that elements design various presenceof the is What gives a historic district much of its charm and appeal Downtown District Guidelines for theLa Vernia facing each other or facing the businesses (never facing the fi c, they can be places of public traf pedestrian impede not do they providedhours, business during sidewalk the on outdoors chairs and tables place could cafés permit,ordinancesor restaurantscity Where can beadded. street) or additional decorative elements such as public art are absent from virtually thehistoricdowntown area. betweenStreetChihuahua U.S. and Highway 87, sidewalks Road Bluebonnet areaof Crewsone-block the Streetand and Hollow Dry betweenStreet Chihuahua of area block signi with intermittent,also and narrowrelatively are sidewalks the In the La Vernia Downtown District along Chihuahua Street, area. market immediate their in in improvements then about together exist,bringing work not to does encouraged be it should If businesses sidewalk. the along exists alreadylighting, and landscaping the if businesses the for fi c.wouldarrangementslikely Such more probe fi cn gp i sm aes Byn te two- the Beyond areas. some in gaps cant Figure 34: Existingsidewalk conditions fi table

anchors orprotective barriers for sidewalk benches. pedestrian allow visibility of to automobile traf corners at used ideally are Shrubs able toshadeparked cars (dependingonthetimeofday). shrubs. and trees Trees of provide forpedestrians.shade use areTheyalso the is features landscaping among Key destinations atwhichtostopasthey are through routes. much as are Street Main that its and downtown pedestrians historic the and drivers both to communicates It and visually traf automobile by separating physically purpose practical a serves and district beauti both Landscaping Landscaping means of means natural a as serves vegetation storms. The during runoff additionalbene An Figure 35: Existinglandscape conditionsalongChihuahua fl ood mitigation by absorbing water that would that water absorbing by mitigation ood fi t of landscaping is a decrease water a in landscapingis of t fi es the appearance of a historic a of appearance the es fi c. Shrubs and trees also provide fi c rm pedestrians. from c Street La Vernia Downtown District Vision Plan - 2013 39 Piers oor or fl Pediment oors (if the lower fl Figure 36: Typical commercial storefront in La Vernia in La storefront commercial Typical 36: Figure oors are occupied by a different use or business). or use different a by occupied are oors signs mounted to a pole or post (if there awning is or no canopy or if the building from is the set street). back They are intended to be seen by pedestrians, i.e. from the sidewalk and not the street. Window signs are painted or otherwise applied to the glass windows used at sometimes on upper street level, and fl They are usually intended to catch the attention of pedestrians walking past the business, and in some cases will have merchandise displays (in the case of shops) or seating areas visible from the Canopy Display Window Display at against the fl ve types of signs: ve fi Primary signs are of course the most visible; they especially street, the from seen be to intended are by drivers. They will either be building, usually above the awnings, or projecting from (perpendicular to) the building and printed on both sides. Secondary signs are intended to supplement the rectangular small be usually will They sign. primary signs that hang under the awning or canopy and perpendicular to the building, or free-standing Entry Kick Plate Transom Generally, a Generally, commercial business in a downtown district as at least one and as many will have

ood streets, parking lots, and fl otherwise potentially sidewalks. Landscaping should always be appropriate to the climate and require little to no Landscaping watering. is best addressed at a district-wide or businesses will downtown community-wide Often, effective. to be fully level pool their efforts to ensure that the quality and type of the district. is consistent throughout landscaping In the Downtown District of La Vernia, there landscaping is near the some bank building at the intersection of Chihuahua Street and Dry Hollow. There is also some landscaping near the current City Hall at the intersection of Chihuahua Street and Bluebonnet For Road. the most part, however trees and shrubs streetscape. downtown are absent from the Signage distinguish and identify to business a allows what is Signage itself; whether it is a logo (for easily recognizable logos, it is the business’ be all that is necessary) or this text, may As calling with card. other elements of urban design, the characteristics of business signage can either enhance or district. downtown a of appeal and charm the from detract Important considerations to keep in mind when choosing or creating signage (1) are: that the signage should be in that (2) property; the of character overall the with balance the signage is appropriate for its location on the building; streetscape the with compatible be signage the that (3) and it. surrounding 40 La Vernia Downtown District Vision Plan - 2013 that are easy toread andcompatible withthehistorical building.Typefaces the of details architectural important be animated, visually distract from the building, or obscure should building district downtown historical a on sign No permanent signs. building’sthe of design existing the to adhere should and clutter. visual reduce to Temporary signs should not obscure any building coordinated windows be should signs the and within, located businesses the all identifying sign directory a have should tenants multiple with building A most relevant information. the include only possible,and as simple as be also should signs Other business. the of logo and/or name the as than simple more little as include clutter, and visual be reduce to should possible signs secondary and Primary lighted). is it text,color,how of and terms (in and design appropriate building), the of form existing the complement (to shape appropriate building), the of context architectural to large unreadable,too be not to but small too (not size appropriate of be should property, it and For a sign to be in balance with the character of its building enhance thearchitectural features ofabuilding. to mounted were Traditionally, signs pedestrian inside. the attract to restaurants) of case the (in street fi t ihn n to and within t fi t within the within t e hedd o rae n niet ihig effect.Awnings lighting indirect an create to shielded be should used when structures,and residential on or 1930 exposed. Neon should not be used on buildings built before or unshielded otherwise be or pedestrians of eyes the in of a movie theater marquee. Light should not shine directly and/or symbol are backlighted, with the possible exception text the only a internally, unless lit from not lamp,and externally shielded i.e. indirectly, lit be should sign The itself shouldbepaintedwood ormetal. material sign the and used, be should area the of nature ht ae ae wt ae wie tes r vcn and vacant are currently donothave any others signage. while age, with faded have that signs old have buildings pedestrians.Some and motorists both to visible be to enough high but building the to close pole a on positioned sign secondary a and building the of front the on painted sign primary a Store,both has which windows. The one notable exception is the La Vernia Drug fl for the most part have primary signage mounted or painted La the in buildings historic The VerniaDowntownDistrict and canopiesshouldnotbeinternally illuminated. ufc, hl cnpe ae ii srcue (fe made (often structures rigid are canopies while surface, are Awnings implications. generally sloped structures with a fabric or design similar material aesthetic important which have also elements they sunlight,but direct from functional shielding provide are canopies and Awnings Awnings and Canopies at against the building above the canopy and/or transom and/or canopy the above building the against at the blockordistrict. in buildings existing restoring when element design that preserve to made be canopy,should or awning efforts of type certain a of use made historically district or a block within buildings most that demonstrated is it Where to orderpreserve theoverall character ofthestreetscape. in canopy metal a of version contemporary a use may buildings historic several with block or district historic a in building non-contributing used. A be should fi the building has had such a canopy historically. Appropriate appropriateif are canopies buildings.metal Fixedhistoric “bubble”, and other odd awning shapes are inappropriate for should day).of awning Also,time the and closed weather on depending or opened be can (i.e., permit conditions when operable be ideally should buildings historic on Awnings compatible with thecolorschemeofbuildingfaçade. be should canopy or awning the of scheme should canopies be appropriate and for awningsthe elements,style of the building building. other The with color As (not sloped). building the to perpendicular mounted generally metal) of building features. They shouldnever bemounted insuch highlights moldings, transom windows, and other distinctive Awnings and canopies should also be mounted in a way that xtures such as wall-mounted brackets, chains, and posts brackets,chains,and wall-mounted as such xtures fi t the window opening of the building.the of “Bullnose”,opening window the t La Vernia Downtown District Vision Plan - 2013 41 ed fi cation fi berglass bears; the bear berglass bears; fi berglass animals; each individual animal is painted berglass animals; fi then exhibit them either permanently or for a speci area. period of time in a dedicated display of use the is art public of example popular increasingly One painted or decorated by a different These local artist or resident. art projects are typically done to publicize beauti non- and residents both among awareness raise and efforts residents of the city’s cultural life and its art community businesses local that something be might This (Artsology). public bring to way a as consider to want may residents and the Civic Center and artPlaza to the District; Downtown This could also be done in other pedestrian friendly area. be also would areas These Street. Chihuahua as such areas, of local artists. the work displaying ideal for Residents of La in all would bringing be government public involved art to Vernia, local the businesses, Downtown the District; Civic Center and Plaza area, and city along with other present or future areas (such as Chihuahua Street) pedestrian-friendly would be an ideal place of local artists. the work to display The high school represents surrounding one the and of city the the of most residents uniting important institutions As area. such, one possibility for an ongoing public would project be the painting of art High School. Vernia is the mascot of La

c in La Vernia bypasses fi c, alike. c, fi Public Art Public One design element which is sometimes neglected in the streetscape of a pedestrian-friendly downtown district pedestrian. the is for scaled is which art public of presence the and local artists, from Often a city will commission works more more natural-looking lighting should be used. Glare and light pollution should be minimized by shielding the light Lighting downward. it directing and possible where source should be placed carefully to provide a safe environment for pedestrians Where at possible, this night. can include the use of storefront lights after business hours. There Main the along lighting of type consistent a be also should Street or in the heart of the Downtown District in order the historic quality of area. (or recover) to preserve Well-designed lighting encourages pedestrian activity at while night, also improving the visibility of pedestrians to It drivers. also increases public safety for pedestrians and businesses. At present there is little or no lighting in the Downtown Vernia La District, either for motorists or pedestrians. Most of the automobile traf Chihuahua Street and uses U.S. Highway standard 87 street and only lights lights on utility are poles, a also few only are There stoplights. used at district. the in intersections buildings nearby than higher with much positioned the Downtown As dark District a presents a result, stark, and non-inviting image at night for both pedestrians and traf ed fi c. Therefore, Therefore, it c. should meet certain important fi orescent-type orescent-type lighting should be avoided and fl a way a that way or hides that or damages such covers features, those features. should canopies and awnings partsintegral As buildings, of be regularly maintained and kept in good repair: typically made if regularly painted fabric; of made if regularly washed of re-secured to metal; the building if and loose; replaced out or damaged. when worn in the canopies along Chihuahua Street the most part, For Most condition. good in and intact are Vernia La downtown of the canopies are attached with wall-mounted brackets, can they cases, some In posts. to attached are few a though uni a create or building the match better to painted be color scheme. Lighting Lighting is one of the most important elements in terms pedestrian for especially of making a appealing, public area foot traf described below. These are conditions. The scale or height of the lighting should be oriented to pedestrian it needs; should not be positioned higher than adjacent or nearby Many historic buildings. districts make gas of era the from dating styles post light traditional of use to situated ideally often are styles traditional These lamps. and sidewalks. lighting of building fronts attractive provide The type of lighting should also be pleasing to harsh the eye; 42 La Vernia Downtown District Vision Plan - 2013 and festival events. entertainment for location central a provide also would Plaza Road) Bluebonnet StreetStreetor (Chihuahua Main events.A cultural and civic other and markets,weekend celebrations, holidayfor gather will community the where location the usually is plaza a square, town a to Similar space. public Plaza Plaza A Proposed CivicCenterand s Saih od hc dsrbs n pn urban open an describes which word Spanish a is

Dry Hollow

fi ets tw fis sot, celebrations, sports, fairs, town estas, Chihuahua Street Chihuahua leont odF 75 te l Sgi Ra) s a As Road). Seguin Old (the 775 Road/FM Bluebonnet on and Road), Chihuahua Old fronts (the Street it Chihuahua on as important, historically also is location This the La Vernia citylimitsandthesurrounding area. (US 87 and FM 775) making it easily accessible from within traf major two of intersection the at located be La for space Vernia.civic a providealso would then It will Road (between US 87 and Chihuahua Street). This proposal relocate City Hall to the empty lot just west of Bluebonnet and Road Seguin with Road La Bluebonnet Verniarealign Toproposedthat is it Plaza and Center developCivic this Figure 37: Proposed Chihuahua Street Streetscape fi c routes c the rest of the plaza. The Old Firehouse/Heritage Museum to linked is it that indicate to features and signage similar have would It located). is parking department police and a smaller parking area (roughly where the current city hall and Museum) (Heritage Firehouse Old the include would The eastern portion of the plaza, across Bluebonnet Street, along ChihuahuaStreet. seating) to create a more active commercial and retail area number of retail shops (such as small a coffee a shop with include outdoor could plaza the of portion northern The building. center and in a the public other library/learning half of the of city various chambers, Council City the house would It Hall.City of) (west behind parking the to plaza the from passageway a incorporate and stories more or two have could building Hall City parcel).The vacant a (currently road, the in front of of a west new City the Hall building to directly to be its wouldwest plaza the of portion larger Road. The Bluebonnet realigned the of sides both on be would plaza the page next the on 38 Figure in shown As public life inLa Vernia. plaza,of center the as wouldstatus regainlocation its this n h weed r n eti hldy) te realigned the holidays), certain on or weekend the on During special events and celebrations (which usually occur activities orreserved for specialevents. children’sfor used be could it behind space open the and fi ces, and public waiting areas in one half of the building,the of half one ces,in areas waiting public and La Vernia Downtown District Vision Plan - 2013 43 t resulting from the from resulting t fi c, c, which is desirable from a fi Realign Bluebonnet Road with Seguin Road District Downtown the of weaknesses current the of One is the misalignment Bluebonnet between Road and Seguin This Road. slows down traf pedestrian but point otherwise of there is view, currently bene or outcome positive no or little misalignment. directly connect to Road Bluebonnet of path the Realigning The only with Seguin Road could be done easily. relatively the is demolished be to have would that size any of building La Vernia’s Main Street (Chihuahua Road) Plaza is Street/Bluebonnet envisioned as a destination space for both People local can residents come and visitors Vernia. to La to the plaza and for a the variety aim of reasons, different of creating this public space is to give them reasons stay at to the plaza and enjoy the space however they wish. Whether that be reading a book, meeting coffee, a attending a friend special lecture, for taking a break from a long-distance car or trip, resting after a long bicycle ride the other side of town. from The plaza space should be open, well-lighted, and easily visible to those passing by (for the most part driving) on US 87 or The FM goal 775. is to communicate as clearly of space public main the is “this that possible as simply and and a destination worth visiting.” Vernia, La ed. fi exible space in which fl able and visually uni able and visually fi Figure 38: Proposed Civic Center and Plaza Proposed 38: Figure

Bluebonnet Rd / Seguin Rd

Chihuahua Street This would unify the western and eastern portions of the plaza and create a larger, more to hold There civic can events. be additional streetscape furniture treatments such lighting, as distinctive sidewalks, (such as benches), crosswalks, and signage, so that identi space is both easily the c. This section of the c. fi es it as a link between the two parts of two the between link a as it es fi c by using removable bollards, and open c therefore to by using bollards, removable fi HWY 87 portion of Bluebonnet Road could be closed to vehicular traf rest The road. the of portion that along walk to pedestrians of the time (with the it bollards would removed) function as a normal road with vehicular traf road could also a have distinctive paving pattern or other identi that feature the plaza and as a pedestrian zone for special occasions. 44 La Vernia Downtown District Vision Plan - 2013 machine in the Lifechek Drug Store (Figure 41). While this vending library unique througha materials readingfree to access some have do away. residents Vernia La miles 20 about Floresville in is library Currently,public closest the Learning Center and A Proposed Library temporarily close the realigned road to automotive traf as such events festivals and community holiday celebrations, major bollards could be used to during plaza the space for pedestrian-friendly more and larger a create To gathering spacealongtheeastsideofrealigned road. public or plaza smaller a anchor and location current its at remain would La Museum) the VerniaHeritage houses Hall just to the west of the plaza. City new The Old the La FirehouseVernia, (which forwith plaza central a become Road could Bluebonnet/Seguin space U.S.87. This and Street of Chihuahua between side either on space new create also would realignment the 39 Figure in shown As and civicgatheringplaceofthecity. de to help Street) Chihuahua with would(along which axis important an become roadcould realigned approaches,the design certain of adoption the moving at the same speed as traf traf current City Hall. The realignment would promote through fi c n h Dwtw Dsrc, u i wud o be not would it but District, Downtown the in c fi c on U.S. 87. Instead, with fi ne the central space central the ne fi c.

u rgsee broes oe o h Brh Voyer Bertha the to come borrowers registered but Dallas.of northeast people,1600 about is population miles The Grove,Texas, 90 Honey of city the in great is example A ACT. or SAT the preparation taking students test for providesservices and children, summer for organizations, programs community for places meeting access, internet provides usually It of center activity. the community is library local the towns Texas many In library.poor substitutefor abrickandmortar a is titles,it popular out check quickly to them allow and members new up sign to libraries for tool great a be can

HWY 87 HWY Chihuahua Street Chihuahua

Bluebonnet Rd / Seguin Rd possible design for a Library/ Learning Center that would that Center Learning Library/ a for design possible one describes 40 Figure Vernia. La in asset community major a be would courses college online for workspace together.city the keepingadded is with this like facility A library residents,the events.to According social regular and nights, game weeklyarea, the in freeWi-Fi only the of advantage take to around miles from Library Memorial where to further their education. Some may choose to choose choosing may Some education. when their further options to where of multitude a high seniors gives school Antonio San to proximity close Vernia’sLa be housedintheCityHall complex. Figure 39: RealignmentBluebonnet andSeguinRoads N La Vernia Downtown District Vision Plan - 2013 45

Museum HWY 87 HWY Figure 40: Proposed Library/Learning Proposed Center 40: Figure

Blubonnet Road City Hall

Library/Learning Center Chihuahua Street Chihuahua 46 La Vernia Downtown District Vision Plan - 2013 lse. Wie hr ae omnt clee wti 20 within colleges community are there While classes. attend to day every San Antonio to commute Verniaand La in stay to some,however,arechoose mayThere who more (Gillham). opportunity young people to urban centers where they believe there is towns throughout the country have experienced a and communities rural 1980 Since slim.are complete is chances of them returning to La Vernia after their education others will move to Austin, College Station or beyond. while San The Antonio’suniversities of one in campus on live Source: La Vernia News Figure 41: vending machinefondlyThe library known as “Laverne” inthecity istheonly public library ﬂ ight of were hugely popular at the turn of the 20 the of turn the at popular hugely were courses Correspondence new. not is learning Distance andlearningcenter.public library a is solution locally.One classes college some resourcesattend to and opportunity same the them giving while area the in stay to students encourage to found be must fuel.La on If spent money of lot Verniathrive,to wayis a traf heavy in time of lot away.a to lead can This miles 43 to up be city,can the schools of larger miles the the community and help students get their degree. The degree. their get students help and anchor community both the to center learning and library public a for The proposed City Hall complex provides an ideal location education, online domestic distractionsand unreliable technology. of drawbacks major two counter to environment educational an and access, Wi-Fi internet, learning center would facilitate this by providing high-speed family.the A of noise the to fromaway project materials a complete reference of source a with study to place quiet a need maythey where home.times still are There leavedon’thavegenerallytheir to they conveniencesince of out degrees online institution. choose Working adults accredited an from degree a receiving still and area the in staying by this of most the makeYounger can students complete degree programs online(Lederman). universitiesoffer evennumbersome a and classes of offer radio was used in the 1930’s and 1940’s by many public many by 1940’s and 1930’s the in used was radio number of students over great distances. schools, colleges, and universities as a way to teach a larger

Today, most major th century,and fi c and a and c readily accessible from the Downtown District by foot as foot by District Downtown the from accessible readily be to Park Regional the for order In Park. Regional a as Creek Cibolo of portion a developing by residents and visitors both to appeal its increase and life of quality its Downtownthe with Along District, La Verniaenhance can Bordering CiboloCreek Develop aRegional Park resources available atthelearningcenter. certain classes online in a structured environment with the taking by time and money save will classes,but some for Antonio San to commute to continue may They their goals. achieve them help to and options of array wide a adults working and students bound college give to is goal as a quiet area for those more inclined to study alone. The study classes,well same as the group in enrolled students for sessions for area an include also could center The from thecore curriculum toagroup oflocal students. courses teach could universities and colleges area from Professorsstaff. library normal the than other necessary employeesbe instruction.wouldadditional in-person No for classrooms two or one and software essential with out lab computer a of consist could center learning h pooe rgoa pr wud nld open-air include would pavilionsrecreationalother and dances structureshost to park regional proposed The Creek ofChihuahua Street. that lies northeast Cibolo of stretch the along close-by located be should it wellfromas restthe areathe of by automobile,or bicycle fi tted La Vernia Downtown District Vision Plan - 2013 47 remain remain high and the highway will remain a major transit there are various steps corridor, the community can take within city limits, especially along highway the adjacent to portion the Downtown of District, to make the it pedestrian-friendly. more be the implementation step of would continuous One key sidewalks on both sides of to the highway, allow wide enough two people to walk side-by-side. Currently, Figure 42: Proposed Cibolo Creek Regional Park and a Hike and Bike Trail Trail and Bike and a Hike Regional Park Cibolo Creek Proposed 42: Figure t, t, as fi c count will fi Enhance U.S. Highway 87 Highway Enhance U.S. La Vernia’s Downtown District of enhancements various from would Vernia, also La of rest the would bene U.S. Highway 87While (U.S. 87). the daily traf manages the existing parks and recreational facilities of the community). It should also be incorporated into the park. regional ned rail corridor that fi nanced, and how the right-of- nanced, fi c public entity (ideally one that already already that one (ideally entity public c fi or other community and events, provide additional civic spaces to complement the nearby Downtown It District. sustainable, environmentally should be pedestrian-friendly, accessible. and easily One such advantage is the new de used to be removed, servedbeen has Line by Rail SA&GS The the San Antonio (SA&GS). Railroad and Gulf Shore leaving a corridor which is relatively evenly the of graded areas many In and vegetation. other and trees with lined of right the and defunct gone have lines rail countrywhere been the is converted corridors have way no longer used, to pathways or “greenways” for hiking, has an opportunityVernia biking, to create such a La and jogging. walking, “hike-and-bike” trail system using the abandoned SA&GS which could be right-of-way, extended northwest toward Sutherland Springs. Antonio and southeast toward San In order to begin support public First, a present. be must mechanisms support hike-and-bike trail project, three community a be would trail right-of-way a since needed, is facility shared and workshops used and by planning charrettes the could involve public. the be community Community held in to the the implementing for community the in consensus is there process. Second, once show to order in created be should plan action an project, how the trail would link community assets and resources, how the would project be the to open is trail the once Lastly, acquired. be would way be to needs it managing and maintaining of task the public, speci a to assigned 48 La Vernia Downtown District Vision Plan - 2013 poie ie o te iha crio wt a curbed a with median where appropriate. corridor highway the of sides opposite signi Another feet away from traf lots, drainage ditches, parking or driveways,walk along lawns,the shoulder of the highway as such surfaces uneven over cross either must U.S.87 along walking pedestrians fi cn se wud e o iuly ik the link visually to be would step cant fi c (Figure 43). mmrbe r itntv smo o te iy o both to residents city andvisitors. the of symbol distinctive or memorable a provide is to serve city. one also a can exiting They or that entering cue visual important an provide Gateways Vernia Developing Gateways for La r svrl e eeet a aea sol hv t be to successful: have should gateway a elements key several are There themselves. of and in destinations but cities, become they their represent only not gateways best The Figure 43: Proposed Street Improvements onHighway 87 symbols which re which symbols text should be kept simple, if it is used at all. Visual comprehend;and understand to easy be should It fl ect the culture and history of history and culture the ect La Vernia Downtown District Vision Plan - 2013 49 t to a city, and t greatly enhance to both a city, Figure 44: Proposed Gateway Locations Gateway Proposed 44: Figure fi When done the correctly, creation of a gateway can be of tremendous bene There its are regional visibility and its community identity. several examples of gateway or landmark from locations architecture along the Old Chihuahua Road in South and the Texas The Mexican examples State of Chihuahua. shown have a lot of variation, but they generally have nding resources such as maps fi should have way The Main and Vernia proposed visitors’ La guides. Plaza could serve as a for the destination gateway city. gateway the community, the to door” “front the As little relatively need (or well-maintained be should maintenance). cant portion of their revenue. fi c so that it can be most effective fi cient traf fi the place will be most effective. For La Vernia, this Vernia, the For La place will be most effective. with consistent style architectural an include could the region Texas South and with its history as a along the Old Chihuahua Road. waypoint The gateway should be large enough to be seen is, resident—that or visitor the by distance a from in advance of the entering person the actually city limits or approaching the This highway gives exit. the person “register” in time to the have gateway his or her mind. important especially is This night. at lit be should It for cities that rely on food and accommodation services for a signi The lighting does not have to long be as it elaborate; does as the necessary job of distance a illuminating from seen be can it that so gateway the as easily as it can be seen nothing during the day, is required. more It should be placed at or suf near a location with in achieving its task of attracting the attention of it. those who pass by The gateway should either be distinctive enough to not need text or it should clearly identify the city in bright bold, If letters. there is a city name lit or it backlit. can be either front on the gateway, It should be clearly at readable time any or of day night so that anyone who passes by or through the gateway can easily read the city name from a if driving). distance (especially If intended to be a public gather, the place gateway where should people incorporate seating, from protection or shade other trees appropriate vegetation. and indigenous or native the elements, If intended to be a visitors’ the center, gateway 50 La Vernia Downtown District Vision Plan - 2013 Figure 45: Proposed Gateway Installation onHighway 87south ofLa Vernia La Vernia Downtown District Vision Plan - 2013 51 The 10 c counts on U.S. fi (La Vernia Vernia Municipal (La (La Vernia (La Vernia Municipal

http://www.texasbob.com/texasparks/ through the center of the city and could possibly justify a hotel of this Figure 47: Goliad County: Entrance to Goliad State Park Goliad County: 47: Figure oliad_sp_ph.html Development Development District) size. In an area with no it comparative market however, could be a tough sell for a franchise that is unwilling the plunge. to take proximity proximity to San Antonio and the traf Highway 87 of 18,726 vehicles daily Development District) 14,923 vehicles just west of the city Source: “Goliad State Park: Goliad, Texas,” Texas State Parks Photo Texas Texas,” Goliad, “Goliad State Park: Source: 2013; 8, accessed July Gallery; tp_g Currently, there are no motels in La Vernia and the closest the and Vernia La in motels no are there Currently, lodging is nearly 20 this problem. to address ways several miles are There away Antonio. in Floresville and San First, one of the large franchises could be drawn to the area to build a hotel like Holiday there Inn are certain disadvantages However, or that come with Hampton Inn. this. The typical hotel of this type is about 115 and can cost rooms over $22 million dollars to construct. cally cally for certain events or for recreation ﬁ La Vernia La Vernia has always served as a trade surrounding and area, as center a transit for stop the or transfer point for both goods and people. Much of the cultural identity that La Vernia has originates in its role as an economic node in a While trade the network. mode of transit has automobile, to rail, to stagecoach, to ox-cart, from changed the identity of as Vernia La a way-station where business travelers and tourists can and stop buy various and necessities, and rest, perhaps visit take remains. entertainment, in shops some As such, it is quite important that Vernia La increase its whether the is travel for visibility business to the traveler, or A pleasure. gateway is the packaging label for a and it city, should convey as simply as possible not just the that traveler is entering but Vernia, La that Vernia La is a a visit. place and worth stopping for distinctive Lodging Options Developing Vernia La has several potential opportunities to develop both in terms of its accommodating lodging long- options, distance travelers on U.S. 87, and visitors coming to La Vernia speci (such as a regional park and hike-and-bike trail). One of the goals of this plan is to income a of make Vernia, sources La destination new provide and getaways, weekend for regional proposed the While city. the for employment and park and retail establishments will draw visitors from the surrounding area, it is also important if possible. longer than a single day, to keep visitors http://www.texases- Figure 46: Indianola, Calhoun County: Statue of La Salle Calhoun County: Indianola, 46: Figure pes.com/Tex most (if not all) of the key elements All of of a gateway. and community the for meaning symbolic some have them present that community A to statue others. symbolizes a person important to the town’s history; a stone arch or events historical honors often and stability, conveys obelisk or persons. 2013; 8, accessed July TexasEscapes.com; Source: ca 52 La Vernia Downtown District Vision Plan - 2013 visitors aconvenient place tostay withinthe city. provide that available cottages cabins,bungalows,areand there Fredericksburg Texas.Fredericksburg, in Throughout seen be can model business this of examples Several B&B. typical a than privacy more with stay to place charming a stay.their tourists beforeprovideskeys This the up pick guest to converted be houses where the visitors never see the owners could except to houses existing or lots, location. Small houses could be constructed on the empty corner,the on center Can very be could B&B, the successful in the center of the city. of With a proposed retail variation a house, guest A of shoppingandrestaurants. homes, while being historic close in enough to interested town to tourists take to advantage draw a be accommodation. would They breakfast and bed a into transformed be could La Vernia in homes historic the of One units. and the rooms simply need to be separated into individual aremost that in alreadyadvantage distinct a built has This breakfast. provides owner the home where guests, private to a opened typically is (B&B) breakfast and bed A bed andbreakfast orguesthouse. generally are and owned.independently option,third La A Texasfor Vernia, throughoutthe is this like lodgings successful many rooms.are 10-40 There from anywhere with motel or hotel smaller much a is option second A ﬁ providesRoad eld excellent an

popular sights and attractions. and sights popular to visitors directing city the in signage increase to used that also drawand entertainment tourists. The tax can be arts local promote that programstowards tourism, go or enhance to designed directly promotions or advertising or shops landmarks,historical parks, restaurantslocal to guides and local city,on the information of maps tourists provide to resource. A visitor informationnew center this could use be could established city the ways of number a are There and Lodging Association). of Hotel Texasstate (Texas the by established guidelines to according tourism promote and enhance directly to Comptroller) Texas the of authorities local by tax additional an to subject be can and day a $15.00 than more costing space or room a for paying visitor a on imposed is 6% of tax This tax. occupancy hotel the of form La the Verniafor in income of source additional an provide also can houses guest or The addition of new lodging facilities and bed and breakfast Providing some of these guests a place to stay for a night or barbecue teams and competitivemany visitors hungry to the City Park. brings and place takes Cook-Off Barbecue the formoney Foundation.year, the Arthritis in Later the raises that tour bicycle a Fest, Hammer WestWild the in frombicyclists acrossApril TexasLa in gather Verniafor The potential to capitalize on tourism is there. Every year Lodging Association) programs restoration and preservation (Texas Hotel and Lodging Association) . hs eeu cn ny e used be only can revenue .This

It can also fund historical fund also can It Txs oe and Hotel (Texas . It can pay for (Of ﬁ ce

For this reason, it is wise for communities to also plan their historic downtown business district. traf high relatively with road a along located be best would store convenience a with station gasoline a example, area.For surrounding the on impact negative least the have they different business.most the attract wherelocate to need Theyalso have will sector characteristics, and they should be located where they can each from Establishments locations, etc. is unmet demand, economic forecasts for speci or trade groups, gap analyses that show them where there U.S. Decennial Census, the U.S. Economic Census, industry they build or open a beforenew store. locations They will use data potential from the research carefully businesses levelthe happensbusiness.at individual of all) not (if Most alreadyplanned. It be to needs developmentCommercial the Downtown District Develop Commercial Activity in good match for theirlocaleconomy. speci business climate of a location in general, or they can target commercial development. They can choose to highlight the the cityandincrease attendancefor future events. two will bring in revenue that can then be used to promote fi c etr o bsnse ta te fe wud e a be would feel they that businesses or sectors c fi c sc a U 8 o pras M 7 nt n a in not 775 FM perhaps or 87 US as such c, fi c areas or La Vernia Downtown District Vision Plan - 2013 53 c. c. fi c as for automobile traf c as for fi c or bicycle traf fi Limited-Service Eating Places Full-Service Restaurants Material and Supply Dealers sector is linked with the Lawn, Lawn, the with linked is sector Dealers Supply and Material Garden Equipment, and Supply Stores sector. However, establishments in these sectors are more located along likely US 87 to rather than along be Chihuahua Street District. in the Downtown or elsewhere Sectors which would be more suited to the sales, average smaller Downtown have to tend will Vernia La in District and if located along Chihuahua be Street, suited as much traf foot for These would include: These would Figure 48: Proposed Commercial Buildings on Chihuahua Street Commercial Proposed 48: Figure lling opportunity gaps in that market fi c. fi Sectors with High Potential for the for Sectors with High Potential District Downtown (within area market primary Vernia’s La for analysis gap The a 5-mile radius of the city) shows that 14 high sectors potential have for area. Of these, 12 business sectors are suitable for the 11). District (Table Downtown From it the is list, apparent that there are some potential synergies between sectors. For example, the Building town town square This or provided civic another plaza. source of pedestrian traf c on a daily basis fi c, c, parking, storm water fi As public agencies, As they public are agencies, also responsible for the well- being of the community as should a also take whole. into account possible impacts Therefore, that they new businesses would have on traf management, and other concerns. The cost of reacting to the consequences socially, of and economically both unplanned higher, or often is development poorly managed than the cost of a proactive and responsible approach to process. the economic development While big-box retailers usually locate along major roads and highways on formerly rural land at the urban edge of an area, smaller retailers—whether independent—will best be franchised served by locating where or the density of population is higher and where there is more of pedestrian activity. likelihood Traditional Main Street commercial areas and/ store drug a usually store, clothing a had store, drygoods a a hotel, or or other soda large fountain, businesses located at key these around and Between Street. Main along intersections larger establishments were smaller shops and businesses, usually People much would typically more specialized. see these smaller shops while walking from one anchor store or destination to another. Transportation and shipping facilities were often nearby though not always on Main guaranteed a certain Street level of foot itself. traf This traditional usually Main Streets were Also, (at least on weekdays). usually located adjacent to or a short distance from a 54 La Vernia Downtown District Vision Plan - 2013 revitalizing itby bringing innew business establishments. also while District Downtown the of identity visual the restored.maintain or help repurposed would be This can There are also several buildings in the Downtown area that the proposed MainStreet commercial area. of scale the suit would products or services specialized highly offer which shops retail particular,“boutique” In for sites potential be in could along which buildings Street empty and Chihuahua lots vacant also are There the increased activityatthetwo anchorlocations. bene would and District Downtown the of heart the represent would locations two these between area Baumann’sformer the of Supermarket.location the is The the anchors. Another possible commercial or civic anchor the Main Plaza and the new City Hall would serve as one of Street (Chihuahua Main Street), and the District civic Vernia’s Downtown La public space of provided case by the In Downtown District Commercial RetailPotential ofthe fi l dvlpet wt sal o i-ie businesses. mid-sized to small with development, ll Sporting GoodsStoresSporting Other MiscellaneousStore Retailers Women’s ClothingStores Shoe Stores Gift, Novelty, andSouvenir Stores Beer, Wine, andLiquor Stores fi t from t hy a hl atat diinl osmr expenditure from outsidethe consumer additional attract help can consumer they of percentage greater the within expenditures a capture help they ways: can two in District Downtown the of potential retail commercial the enhance help would shops These the Downtown District. signi a become thus could shed The Retailers). Store Miscellaneous (Other tablets and phones cell for accessories selling shop a Stores); boutique (Shoe shop accessory boot custom-made and a Stores); Clothing (Women’s clothing seasonal a Places); Eating (Limited-Service sandwiches serves that room tea a include: could Examples above. listed sectors business a house could the from establishments retailsmall “boutique” It of cluster District. Downtown the for anchor traf major a along located conveniently is It there. locate would that speci the ways,on of depending variety a in Street on Seguin Road (FM 775) could be creatively reused Chihuahua of north just located structure shed large The he-ures f l cnue epniue f this of expenditure consumer all of Three-quarters the within area the of population analysis,the gap the in mentioned area.surrounding As the and city the both of population the of expenditures consumer of share larger capturea it La for crucial is It Vernia’sthat health economic long-term Capturing LocalConsumerExpenditures fi ve-mile market area radius is almost 11,000. almost is radius area market ve-mile fi c ordr n cud rvd a additional an provide could and corridor c fi ve-mileradius. fi ve-mile market area radius,and area market ve-mile fi cant retail destination in destination retail cant fi c businesses c

as often as fuel prices,fuel as often takenas keepbe to to care needs but change not may services and goods for course,prices Of usually choosethecloseroption. will consumer the identical),then otherwise is service or no price difference between locations (and when the good away. further located is option that or therelittle When is the prompt consumer to choose the less wouldexpensive option, even when another and location one between available goods or services. A large enough price difference This calculation is especially important for more commonly in money spentonfuelandintimedriving. Antonio, San in Floresville,elsewhere.or it buy both calculated be can cost This to be would it than Vernia La in locally service or good a buy to someone for expensive) less preferably enough (and expensive more competitive no be would be it that to have market Vernia La the in services and goods of prices effectively, the so do to recovered.be could expendituresorder consumer In lost Antonio,Floresville,buy,to Seguin or San those of portion substantial a to traveling currently are consumers that If new shops were to open that offered goods and services lost tobusinessesoutsidethat being is million) $175 of million $129 (about population certain threshold).certain a exceed they when (especially choice consumer impact account the long-term average of fuel costs, as those costs into take to markets,and nearby with competitive prices fi ve-mileradius. La Vernia Downtown District Vision Plan - 2013 55 cant fi rst light industrial park fi eld for a day or two with two or day a for eld fi Industrial Park Development La Vernia has three existing areas within the city limits zoned for industrial use. The area is located along Industrial Lane immediately to the This light northwest of the historical District. Downtown Church Vernia industrial park is also the location of the La of Christ at the end of Industrial Lane. A second zoned industrial area is located on both sides of immediately Seguin above Road the Downtown District. This area is currently the site of water tank manufacturing business in a large open shed structure. This site has signi potential for commercial retail development and should eventually be considered for A rezoning. third area that is zoned for industrial use is south light borders industries Farm of Two are Road located 342. River Road and in this area. location the encouraged also has Vernia La years, recent In of south mile a half about area an in uses industrial light of Area appears This South Industrial Parkway the city limits. to have 14 tenants arranged on both sides of a long cul- de-sac. La Vernia La Vernia can create both goods and services from visitors attract and population local the employ that both will Antonio metropolitan area for the trips day San and long- a further from travelers distance stay. an overnight lls this fi ting from the revenue fi 18 By highlighting and publicizing its natural assets (such as the Cibolo Creek area, the sandy and/or hills game animals), its nearby, wildlife historical assets (an important way station along the Old Chihuahua later Road, the San and its and now US Antonio 87), and Gulf Shore Railroad, cultural barbecue assets bike ride, festival), (music festival, to offer goods and services that are not common in the Vernia. in La be found and that can only area If retail sales exceed consumer that expenditures, means the market area is services to other areas (and bene effectively exporting thus goods This generated). can be especially and helpful to a local economy because the spending is not offset by the cost of providing People infrastructure. from outside the area are spending money locally but they do not require city services need. that residents One of the classical examples of a sector that ful function is tourism and its related activities. Cities that have distinct historical, cultural, and natural assets differentiate can themselves by creating a recognizable The attractive “brand”. and Vernia La Municipal Development advisoryDistrict Business Central committee and District held a contest to create a branding tag line and received more than 60 entries; the Vibrantly,” “Live winning entry, and residents to familiar “V” and “L” script cursive the uses adapts it to the tag line, which will “promote economic development and the revitalization Central of Vernia’s La Business District.” Potential per business per TX avg. sales sales avg. TX District Sector c sectors and businesses within those sectors will fi ceholders of the community. fi ve-mile radius). For this kind of spending,Vernia La needs Building Material and Supply DealersLimited-Service Eating PlacesFull-ServiceRestaurants Stores Clothing Women's Other Miscellaneous Store RetailersStores Drug and Pharmacies Parts/Accessories Stores andAutomotive Tire $900,000Stores Goods Sporting Beer, Wine, and Liquor Stores 17.25 Lawn, Garden Equipment, $400,000 $500,000 and Supply StoresGift,Novelty, and Souvenir Stores $400,000Stores Shoe 11.79 $600,000 5.59 $200,000 6.59 $900,000 11.61 7.16 $400,000 6.02 3.50 $400,000 $300,000 $200,000 3.64 4.20 3.42 $300,000 3.40 Table 14: High Potential Businesses for La Vernia’s Downtown Downtown Vernia’s La Businesses for High Potential 14: Table Speci be determined by business owners, entrepreneurs and stakeholders of La Vernia according to their economic needs and Agencies preferences. such as the Municipal La Vernia Development District and Vernia Chamber of the Commerce can be key Greater in facilitating La communication between the residents, businesses, and of Attracting Non-Local Consumer Expenditures In addition to attract also can keeping area surrounding a its and greater Vernia share La of spending, its consumer consumer outside spending the from primary (the market fi Rural Business Program; gap analysis data from Nielsen Corp., data from analysis gap Rural Business Program; Source 56 La Vernia Downtown District Vision Plan - 2013 of the persons residing in that area.” This is important important is area.”This that in residing persons the of unilateral is permission the without city the into rule area unincorporated home of powers adjacent annexation.power,an this bring keyWith cities “can the of One state directs orpermits them todo.” the what doing to “restricted fact in are and powers of with populations under 5,000 have a much narrower range cities contrast, By state.” the of laws or constitution the quali that cities “have the inherent authority to do just about anything According to the Texas Attorney General of to beapproved by itscitizensvia anelection. has a population of at least 5,000 and a home rule charter a home rule is city. it not To or establish home rule, whether a city needs to have is plans to its city implement a effectively of ability the affecting factors key the of One Work Towards HomeRule development for thecommunity.strategy economic/business broader a of context the expansion.in site done industrial be light should This for potential the determine to necessary is study market gas and oil emerging the to proximity good La has Verniaand stages early its in still The is Play Shale Ford Eagle the areas. of impact developing park industrial existing the to complement parks industrial additional plan also could VerniaLa eas i hls ct t gie h dvlpet f the of development the guide to city a helps it because fi es as a ‘public purpose’ and is not contrary to contrary not is and purpose’ a ‘public as es fi elds in the region.the in elds detailed more A fi ces home rule land zoned for general commercial (brown) or for retail for or (brown) commercial general for zoned land U.S.blue).light as (shown 87 Also,signi a along development home mobile small one also is There empty and which are zoned for multi-family residential use. currently are which Road Antonio San with the intersection near 87 U.S. on locations two are thereparticular, undeveloped.In still is magenta) in (shown housing such for zoned area the of much but housing, attached family Bluebonnet along areas Road, few D.L. A Vest, 49).San haveand multi- Road existing Antonio Figure in green in currently zoned for single-family detached housing (shown La are Vernia’sareasof residential most example, For it. successfully to guide the development of the unincorporated land around time in rule home achieve to VerniaLa for problematic be may it zoning, existing and limits city existing Given rule. home for needed population the of 20% approximately is this limits: city its within 1,034 of population a had La Vernia Census, U.S. 2010 the of As without adding torevenue. cost limits to adds which district, city service utility the outside within but residents to services providing for responsible are they cases some In them. approach can they how over control little have suburbanization—and are often subject to outside forces—such cities as urban sprawl and annexation, unilateral of power the Without power). goes toward providing municipal utilities such as water and which of (some taxes property through base revenue its expand to city the allows it because and it,around land fi cant portion of portion cant ihn h cret T ta te sad o bene ofLa becoming part to Vernia. stand they that ETJ current the within limits,but city outside currentlyresidents those convince to be would rule home for necessary residents 5,000 of threshold crucial the reach to wayseffective most the of residential,for commercial, retail,uses. industrial One and developed been already have which areas and some includes 49) (Figure limits city the from half-mile currently a extends (ETJ) jurisdiction extraterritorial Vernia’s La from La that Vernia than andIntermediate Schools. Primary further (walking much not quarter-mile and H-E-B, the of a distance) within population residential signi a in result would of it and city; incorporated population the the increase would It purpose. double a ful would this H-E-B, new the of vicinity the in Road, La Verniaand U.S.87 near or along areas in encouraged or residential development. If residential development was and/ retail commercial see logically more would (purple) use agricultural for zoned currently Similarly,areas some residential use. some of it can be used for single-family and/or multi-family development, retail or commercial see undoubtedly will (orange) use remains undeveloped. While some of this land tenth ofthedistance. services—a city of miles ½ 1 within be would residents originate Vernia, those La joining rely) away. By miles residents 15 Floresville, in those which (upon services county many that is so doing for reason important One fi t from t fi cant fi ll La Vernia Downtown District Vision Plan - 2013 57 allow allow it to plan more effectively to meet its long- term needs. Figure 49: City Limits, Existing Zoning, and Extraterritorial Jurisdiction (ETJ) of La Vernia (ETJ) of La Jurisdiction and Extraterritorial Existing Zoning, City Limits, 49: Figure Single Family Agriculture Single Family Single Family General Residence Retail Jurisdiction Extraterritorial Boundary exibility in doing so. It would also fl General Business Industrial District Area Mobile Home Historical General Commercial Source: La Vernia Municipal Development District Municipal Development Vernia La Source: an indication that urban growth is continuing in the area. The primary challenge is Vernia facing how La to address urban growth in the coming decades. Home rule would give Vernia more La ve-mile ve-mile radius was Vernia of (as La of the 2010 fi In the gap analysis it within a was shown that the incorporated the times ten about is which population 10,293, Census) city’s current population of 1,034. If Vernia La added no population within its city limits, it the reach to population primaryits of 40% about market’s would need to add the threshold population of within however, If, 5,000. the city limits were to double to around 2,000 residents (for 30% about add to need only would city the then example), of the population of its primary market area to reach the threshold. the within found be to likely is 30% that of portion good A certainof residents If jurisdiction. extra-territorial current areas adjacent to the city and within the ETJ choose city the new extend from then the ETJ would to join the city, This becomes especially if important, other cities— limits. San Antonio and Floresville—continue to expand, their Vernia. to the ETJ of La nearer ETJs will draw Antonio), San (toward There is west already the substantial development occurring to along Road Vernia La and 87 U.S. (toward southwest the to 775 Road Market to Farm along Floresville), and along U.S. 87 to the southeast (toward The area and along Vernia FM 775 Stockdale). between La FM between 181 Highway U.S. along and 181, Highway U.S. 775 is and more or Floresville, less continually subdivided to be developed. and likely between 87 U.S. along occurring development the to Added the Antonio current city San limits and this Loop is 1604, 58 La Vernia Downtown District Vision Plan - 2013 Source: CityofSan Antonio Figure 50: ETJSan Antonio andLa Vernia La Vernia Proposed Implementation Plan 60 La Vernia Downtown District Vision Plan - 2013 rwh Hw hy r ipeetd il o cus, be course, of will, implemented are they How growth. also designed to lay a foundation for ensuring its long-term Vernia’sdowntown.historic are recommendations These redevelopingrecommendationson numberof focused La a are included Also region. larger the to relative status competitive its improveLa Vernia’sand expand economy to ways discussed include sections.They previous the in recommendations length at several are below Listed lay thefoundation for itslong-termgrowth. and district downtown historic its redevelopingVernia in plan and describes to an assist implementation La strategy de to a such is proposes action.section of This path course workable this along step next the pursue to La for vision Verniaa initiatives.outlines study this While cost-effective and realistic around centered is that effort implementation an create to need the is important Also assets. economic and civic community’s the of advantage full takes that action of plan a place in put to need the additional is attract and investment. opportunities A key point in devising any long-term strategy job new create La economy,if its growaccount Vernia to into takenis be It also identi ambience.small-town its maintaining while economy local community’s the enhance to seeks it important Equally commerce.and lifecommunity of center the again once it plans to revitalize La Vernia’sand Downtowninitiatives District and strategic make of number a presents study This Implementation Plan dependent on many factors.many on dependent key,The however, moveto is fi es and analyzes a number of factors that must fi n a ne

works for thecommunity asawhole. that action of plan effective an with forward aggressively initiatives and the redevelopment of La Vernia’s downtown developmenteconomic arecenteredon categories These Several categories of recommendations are described below. Recommendations effort. this drive will factor other any than moreend, leadership the implementation.In its of course the overprovided is that leadership of kinds the part,on large depend,in will the community. However, the ultimate success of this plan remainsrelevantit to ensurethat to overtime it evaluate and upon,carefullymonitor takento have be will to steps implementation. This means that whatever plan is decided likely to be made as the community moves forward with its the of areplan the in changes and acknowledge adjustments that to elements useful also is done It implemented. is be can this plan proposed As plan. and strategy implementation an together put to is step next the upon the community has to address. Once priorities are decided of resources, and their relationship to other pressing needs alwaysavailabilitygovernedwill the be priorities by These development.for priorities establish will to important be then it done is this Once needed. as adjustments make and recommendations proposed the carefully discuss to is step next The start. a only are study this in included keepto important is It recommendationsthe that mind in Putting inPlaceaDevelopment Strategy

action. of plan a and strategy implementation proposed a outline then will section next investment. The new and growth additional spur to area the in park industrial second a of developmentthe and regionalnewpark development a of the as such areas related other several toward directed are recommendations of number a addition, In district. Speci District.La Vernia’sDowntown of redevelopment the to given be priority high a that recommended strongly is It Revitalization Recommendations –Downtown District fi cally: omnt wt a eta lcto fr library, the a for the provide location central a to with into community Center/Plaza incorporated Civic be proposed and Center Library a Learning that recommended further is It location for cityof central a provide also will It festivals. and events visually be will developed that identi square be public Plaza a and create to Center Civic a that in the Downtown District, it is also recommended revitalization/redevelopmentthis of part As effort visitors toshopdowntown. and residents more encourage to attractive and friendly should pedestrian more it make District,to improved be Downtown the in street main Vernia’s La Street, Chihuahua to Improvements fi able as a central gathering place for public for place gathering central a as able fi ces.

La Vernia Downtown District Vision Plan - 2013 61

c congestion due fi High priority should be given to the development of an overall strategy economy by to expanding its improve small business La sector, Vernia’s drainage conditions, drainage and conditions, environmental concerns. This kind of development is in those especially parts of needed the community that are having traf with problems connectivity, to activity in the Eagle Ford and Shale poor Play, alignment within the community. street deal with To the future Vernia development of La additional emphasis should be placed on areas those adjacent to it. These areas are subject currently to encroachment by other San communities Antonio in and the region. annex In these order areas and to ensure development that is compatible with the needs and of Vernia its La status. Home-Rule achieve to have will it residents, accomplish To the this, City of and Vernia La the community, as a whole, will have expanding its to population base focus and move on toward a comprehensive, long-term view of its growth potential. This move toward Home-Rule status the community. should be a high priority for Recommendations – Economic/Business Development Vernia La for strategy redevelopment overall the of part As several recommendations are also These put forth assets. business and to economic its improve expand to efforts discussed below. are recommendations It is recommended that several gateway landmarks gateway several that recommended is It which clearly to identify Vernia those La entering the city should be strategically located along the major highways serving the further community. It recommended is that made to the improvements 87 U.S. Corridor within the City of be These improvements will also open Vernia. up La additional land development for retail/commercial Vernia. within the City of La It is strongly recommended that the the with forward City move County Wilson of and Vernia La development of a new Regional Park bordering Cibolo Creek. This park would include facilities and entertainment venues recreation, outdoor for Antonio San existing the along trail hike-and-bike a and Gulf Shore Railroad This right-of-way. park should be planned and developed as effort. development community broader part of a In order to facilitate the long-term development and growth of Vernia it La is recommended that steps be taken to expand its local infrastructure and streets, experiencing especially poor in areas accessibility, currently inadequate Recommendations – Community Recommendations – Community Development In addition to of the revitalization La and Vernia’s put are recommendations to forward facilitate the overall redevelopment Downtown described below: These are Vernia. District of La development several other nancial related activities. nancial related fi ce and fi informational informational services and additional educational facilities. It will also provide greater internet access services to to local citizens and businesses in the district. Emphasis should also be given to the development development the to given be also should Emphasis of additional retail and commercial type activity in the Downtown District with a particular focus on destination type retail shopping and high-end of In order to accommodate the development the of proposed Civic Center/Plaza is recommended that Complex, there be it a realignment of several streets and related infrastructure in the This Downtown realignment District. will center mainly on the Chihuahua Street/Bluebonnet Road Downtown the in streets adjoining and intersection This District. realignment will also allow for the space retail/commercial additional of development area. in the downtown Downtown the of redevelopment the to addition In District it is recommended that be improvements made to the U.S. 87 the district Corridor to make adjacent it more to pedestrian friendly and attractive. Emphasis should also center on improving accessibility to the Downtown District from U.S. 87, and providing additional space for development. retail/commercial In addition it is recommended that: it is recommended In addition 62 La Vernia Downtown District Vision Plan - 2013

Supply Stores; (4)Pharmacy andDrugStores; (5) Restaurants; Full–Service and Material Building (3) (2) Places; Eating businesses Limited–Service (1) include to: related These market. local the in growth for potential high a having as designated to havebeen that businesses strategy of severaltypes recruit recruitment business targeted a of development the recommended to given be is priority high a it that Vernia La for study this in Based on the Economic Base/Gap Analysis included accomplish recommendedthese goals itisfurther that: To city. the for revenue additional new investment to grow its tax base and generate attracting and entrepreneurship, local enhancing economy. new business growth and to diversify the local the on in- accommodate to placed U.S.Corridorthe 87 and District Downtown be historic the of revitalization and development should Emphasis or expandintothecommunity. base to encourage new businesses to relocate market overall its expanding community,and its tourism base to bring new income into the expanding its local business sector, broadening La Verniaby in income keep to expenditures Steps be taken to capture more local consumer ﬁ fosterdevelopment to ll portions portions of Wilson, Guadalupe and Bexar counties includes that marketbase potential its of Because development ofsucha facilityhasmerit. the location, strategic its and Vernia La to close base population large the Given residents. area and local for program educational vocational and training/retraining career a educational establish existing to facilities its leverage to steps take La of City Vernia, the in that conjunction with recommended its school further district, is should It Ford ShalePlay inSouth Texas. Eagle the to related requirements industrial development additional for also prospects should the examine study proposed The new generate investment. and economy local the enhance base,employment community,its improvethe to industry light more attract to community the in park industrial second a establishing for potential evaluatethe should Development(MDD) District La La of the VerniaCity Verniaand The Municipal local economy andgeneratenew investment. expand operations in the area in order to grow its or relocate to looking businesses new recruit to describing its assets, resources and talent in order to taken be develop an overall should marketing strategy for La Vernia steps that recommended strongly also is it above, the with conjunction In (7) Other-Miscellaneous Store Retailers. Women’s Clothing Stores; (6) Grocery Stores; and, o ar ot h rcmedtos n te action the and recommendations the out carry To Implementation Strategy uiia Dvlpet itit MD. Te D, in MDD, The (MDD). District Development Municipal La the be will task this for entity implementing VerniaThe common of matters concern and to develop address an overall implementation strategy. to together the community bring to necessary be will it below discussed steps expand thelocaleconomy. forresidents, local employment opportunities and revenuecommunity,additional the for newcreate tourists and visitors to the community to generate and bed include breakfast and hotel/motel facilities to attract to more options lodging its to expand steps take and also should Vernia La of region City the and surrounding MDD the effort, this of part the As elsewhere. and from visitors marketing/ attract tourists tourism to based strategy development broad a develop County Wilson and MDD La Vernia, the of City and the assets that recommended is facilities,it recreational environmental location, events, strategic its community of advantage full take to history, and local its leverage better to order In economic growth for La strategy Vernia. broader a of part integral an be should outreach to include residents living in the area. This market businesses local for reach miles) 10 market.to (5 La of City Vernia and its MDD should broaden its secondary the that recommended further is it

La Vernia Downtown District Vision Plan - 2013 63

ects La Vernia’s hope for the future. It future. the for hope Vernia’s La ects fl ects its desire to create new opportunities for its fl Implementation Plan – City of La Vernia Implementation Plan – City of La The Implementation Plan described below outlines each of the recommendations presented earlier and the steps needed to carry them out. It also provides information Any community’s ability to address its needs is dependent, its needs is dependent, ability to address community’s Any in large part, on the capabilities of the local government. It is also dependent on the kinds of the resources assets, community is able talents to One mobilize. of the and lack severe the is communities confronting problems major actively to mobilize to able are they resources and assets of development community and business economic, in engage of Another concern area is their inability to use activities. their with deal to citizens own their of skills and talent the problems and needs. Without this capacity the to as community, engage a whole, in the remain to building/development pressed hard be will government local a process, the has Vernia La of City the Fortunately, entity. viable a as process. development the in citizens its engage to capacity necessaryresources the in bring to capacity the has also It and assets to facilitate this process. It is important to point out successful if they can that pull themselves together when they communities can be also proactive. Successful are communities need to do so. They can anticipate change and merely problems react to rather them. They are also than successful because they have learned to plan ahead and take charge of their re plan This future. also re growth. future and to set the stage for citizens, ed development ordinance, and the development fi Public Sector – City of La Vernia/MDD Vernia/MDD Public Sector – City of La the for responsible mainly is Vernia La in sector public The improvements, infrastructure of construction and planning the development of a future land use plan supported by a uni of incentive packages to provide the basis for long-term such entities public Other growth. business and economic as the Texas Department of Transportation and Wilson County are responsible for MDD, developing, maintaining Vernia’s La and highways. and roads area’s the upgrading primarythe city’s is economic/business development arm, responsible for carrying out its community and economic development efforts. The MDD is also responsible for promoting economic development in inducing La Vernia, new businesses development out carry to to partnerships creating relocate community, and/or expand needed resources and into assets the developing and initiatives, the process. to carry out the development Private Sector – Business The private sector in Vernia La creates the basis for its local economy. It also generates the necessary revenue and investment assets that drives provide that businesses that area and local of mainly comprised economy. It is provides also It population. local the to services and goods employment opportunities for local citizens. respects, this private In sector is many the “engine” of the local economy.

cials as it moves forward with the fi y described below: fl turn, will draw heavily from local citizens, business and civic and business citizens, local from heavily draw will turn, and leaders, public of the earlier, noted as However, plan. this of implementation primary driver of this implementation effort will be the leadership. community’s Three main areas are addressed revitalization in of La this Vernia’s historic Downtown plan: District, (1) the (2) the overall development of economic/business an of implementation and La development Vernia, and (3) the are areas these While community. the strategyfor growth discussed one and separately overlap they reinforce really Another theme another. underlying this plan is the need that will Vernia to a create for sustainable La environment meet the needs of its citizens. This idea also reinforces the concept of investing in the community to long-term generate growth and equity. Underscoring all of this is the need to create This a study vision and Vernia. for La the discussion that follows a provides for framework that vision. of Areas Implementing the Plan – Responsibility In carrying out this plan a blend participation of public will and private be partnership necessary. is critical because This no resources needed one public/private to entity fully implement has this the kind Each sector of also has plan. a set of These responsibilities. are brie 64 La Vernia Downtown District Vision Plan - 2013 ne h Ts Fre s n lc i wl fcs n the on focus will it place development ofadetailed actionplanto: in is Force Task the Once rebuild theDowntown District. plan of action with time lines and areas of responsibility to the community’s assets, talents and resources to develop a mobilize to and study this in forth public/private put recommendations a create to be developto partnership the implement to plan long-term a will Force Task this of redevelopment/revitalization District. the initiativekey Downtown A historic the in effort spearhead to Task Revitalization Force District Vernia Downtown La a of form City should the with conjunction in MDD, The additional spur development will inthecommunity. that District Downtown vibrant a create to commerce.is and goal life Another community of center the again once it make to District Downtown La revitalizeredevelop and to Vernia’sis goal The historic Revitalization Implementation Plan–Downtown District and assetstofacilitatetheimplementationprocess. partners drawother also in will movesMDD forwardthe it As (MDD). District Development Municipal La Vernia the is plan this for entity implementing and coordinating Appendix B of this study. As noted previously, the primary in included is initiatives these support to sources funding possible on information Additional implementation. for resourcesand guidance in obtaining the necessary needed Develop and initiate speci • • Create a Civic Center/Plaza Complex committee Complex Center/Plaza Civic a Create • • In conjunction with the above,the MDD,with the conjunction In the Task • additional of development the encourage To • The Taskpotential Forceof develop list also a will • Downtown District. broadera of redevelopto effort revitalizeand the part as facility Center Learning and Plaza/Library developto speci and touseitsfacilities. there shop to visitors and residents local more encourage to attractive and friendly more pedestrian it make to Street Chihuahua improve to several streets and related infrastructure elements workingspecial group developto realignto plan a a establish will Vernia La of City the and Force, in the District to encourage them to remain there. businesses existing for developed be will package relocate and/or expand into the District. A similar package designed to attract targeted businesses to the with Taskincentive an together put Forcewill La of City the District,and VerniaMDD the along Downtown the in activity type retail/commercial area basedonconceptsdiscussedinthisplan. the of appearance the enhance and fronts store operations,upgrade improvetheir to District the in businesses existing with work also will Force and recruited for the Downtown District. The Task retail/commercial businesses that could be targeted fi c plans to build a new City Hall/ City new a build to plans c fi c plans and action steps development alongU.S. 87. District and provide additional space for retail/commercial improveCorridoralso will Downtownthe to accessibility friendly and attractive. The proposed redevelopment of this Corridor adjacent to the 87 District U.S. the to of make redevelopment proposedit the more is La Verniapedestrian in District Downtown historic the of redevelopment and A second major goal designed to encourage the revitalization il ntae fot t rdvlp h US 8 Corridor 87 U.S. adjacent to the District. the redevelopThis effort will involve several key to efforts initiate will the of La in District DowntownVernia, redevelopment proposed the Task the Force spearheading to addition In Speci nedvlpd ad ln te iha fr eal and additional retail for up highway the open along and land underdeveloped District, Downtown the to connectivity its Corridor, improve 87 Highway U.S. the of appearance the improve to Transportation is intent of The (TxDOT). Department Texas the and County La Vernia,of City Wilson MDD,the the including players fi c Initiatives ofthe Task Force in thearea. reduce congestion and encourage new investment District,the in space retail/commercial additional DowntownDistrict, developmentthe forallow of the to accessibility increase will realignment This the District. Downtown the in on streets adjoining and centered intersection be Road Street/Bluebonnet will Chihuahua Emphasis facility. Center/ Center Library-Learning Civic the and Complex proposed Plaza the of development the accommodate to District Downtown the in

La Vernia Downtown District Vision Plan - 2013 65 ooding and a portion of fl ne La Vernia to those Vernia entering the ne city La should ne its location and boundaries relative to fi fi development development of gateway landmarks de to clearly be These carefully considered. landmarks should be located at strategic points on major highways and roads serving the community such 87 as U.S. These landmarks will and not FM only serve775. to establish a clear boundary for they Vernia, La will also provide a distinctive signature as a whole.community for the development of the in a investment long-term new a is Regional This Park bordering Creek. Cibolo catalyst a as serve also could It Vernia. La of future forward move To area. the in growth additional for La of City the and MDD the development its with better to committee special a create should Vernia de facilities of kinds the determine and Creek, Cibolo This park include would that areas it need. would are subject currently to the right-of-way that was once part of the now 1. 1. As recommended in the previous section, the 2. A second important initiative proposed is the done in conjunction with the development of a long-range a of development the with conjunction in done In preparing strategyeconomic growth and land use plan. this plan emphasis should development be practices, creation the placed and smart facilities, recreational new of on development growth sustainable principles, the of strategya targeted investment designed to support the In carrying out this long-range development. community’s several initiative, areas also need to These be addressed. include the following: development of an expanded downtown shopping downtown expanded an of development area/district makes This sense. initiative will also enable the community generated to income streams capture that are consumer in the region. other communities toward directed now being c Initiatives c Initiatives fi Implementation Plan – Community Implementation Plan – Community Development residents all for life of quality the improve to is here goal The new creating by expanding the local economy, Vernia in La recreational areas and parks, undertaking comprehensive expanding and environment, overall the enhance to planning at look to need the importantis Equally infrastructure. its long-term requirements. the community’s Speci Vernia La for strategy development overall an developing In the MDD and the City of should Vernia La move quickly to develop a comprehensive plan for the community to improve its housing, This should be services, aesthetics and local economy. accessibility, infrastructure network, The intent of these recommendations and action steps is to revitalize the historic Downtown District Vernia. of La This effort is also important for success the of Vernia and La overall the surrounding economic Without area. a strong central core La Vernia’s efforts to harder much be build will community the up improve and economy its should priority high a Consequently, time. over achieve to to this task. be given

ce ﬁ in San Antonio to To develop a corridor. designated the within long-term 87 U.S. upgrade plan to accomplish the this, City Wilson and of Vernia La County will have highway the improve to plan a to develop to TxDOT initiate discussions with corridor and incorporate key design features to its appearance. improve and the City of development La of Vernia should the land initiate use the ordinances plan to and improve the related designated corridor. The goal here is to improve adjacent land the areas, enhance impose accessibility, roadway and design standards development to new any that ensure and appearance improve the place in that is the takes compatible area with the corridor’s Vernia. of La needs and zoning requirements should also examine the Force Task MDD and the need to create an overall marketing strategy and incentive package designed to attract retail and commercial high-end business to the This area. development will also strengthen the Downtown District and provide additional venues for investment new in the community. Given the rather the Vernia La around area the in base market large 1. 1. Work closely with the TxDOT District Of 2. In addition to working with the TxDOT, MDD 3. As development proceeds in the corridor the commercial commercial use. accomplish To this, the Task Force will focus on several interrelated initiatives. These initiatives include: 66 La Vernia Downtown District Vision Plan - 2013 Figure 51: View Balcony from -Proposed Civic Center/Library Plaza La Vernia Downtown District Vision Plan - 2013 67 Figure 52: Proposed Regional Park Proposed 52: Figure

ned ood fi fl ooding. ooding. fl ts to the to ts fi ooding. ooding. Such a fl oodplain and other areas east and north fl defunct San Antonio and Gulf Shore Railroad. This Railroad. Shore Gulf and Antonio San defunct trails could be used hike-and-bike for right-of-way de is area park the Once facilities. camping and steps should be taken to develop a land-use plan and an overall design concept for the a long-range park. addition, funding plan to develop the In proposed park should be prepared. Funding for this kind of facility is available through Texas the Parks and Wildlife Department. Information on possible funding sources for developing this and Appendix B. in provided other facilities are further recommended that the MDD City of develop Vernia La a and comprehensive the plain/drainage plan for the As community. noted Cibolo the on in center should plan this previously Creek of that Vernia La are subject to important bene several provide will plan it will eliminate First, barriers several community. for future growth in the community. Second, it will allow for new investment in areas that now are considered to be off-limits for any kind of development. It will also help the community in developing better regulations for governing land to prone already areas in growth and uses Finally, it will Because future disasters. prevent of Finally, community the of well-being the to importance its a should this receive recommendation as a whole, high priority. 3. 3. In addition to the proposed regional park it is 68 La Vernia Downtown District Vision Plan - 2013 Figure 53: Proposed Regional Park -Picnic Areas La Vernia Downtown District Vision Plan - 2013 69

c initiatives are fi ciency and enhance their workforce. fi City of La Vernia should take steps to build the up community’s existing small business and sector improve entrepreneurship in the community. business a developing by accomplished be can This This network support in the community. network can focus on research market and assistance several technical providing things such as support training, to network businesses, The counseling. and MDD could also providing work with the Small Business Development and Network the Rural Business housed Program Center (SBDC) The at in the Economic Institute Development for The proposed Antonio. at San Texas University of Chamber Vernia La the with work also can network c Initiatives fi 1. 1. expand To the local economy the MDD and the Implementation Plan – Economic/Business Development The goal here generate new investments is in provide the job community, to expand opportunitiesand obtain for residents, additional revenue La Vernia’s these achieve aims the MDD and the To economy, City for the city. economic/business an place in put to need will Vernia La of development strategy that focuses on expanding its small business enhance sector, and entrepreneurship, brings in new investment to build the local The economy. MDD operations, their expand to businesses with work also can improve their ef To accomplish these ends several speci described below: These are proposed. Speci cant limitations fi nance infrastructure projects.” fi cantly cantly limits the city’s ability to support fi amount of land dedicated to signi non-taxable uses a growing population and employment base. In addition, development patterns that focuses on residential growth outside of the city limits puts public provide to ability city’s the on strain further services and At the same time the metropolitan encroachment areas like of San Antonio larger threaten to At this is point Vernia in time Vernia. La engulf La limited as to what areas it can annex to protect itself from the encroachment Antonio by and San other larger cities in the address To this region. concern La Vernia will have to have secure will it occur to this for a Home- However, status. Rule to expand its While, present population to 5000. La Vernia does have some signi in its ability to annex, it can pursue opportunities annexation through voluntary annexation the and community growing to areas, surrounding of increase its population. To move forward with this the process, MDD and the City of Vernia La should identify and prioritize areas that are most They suitable can for also annexation. work with populated areas close to Vernia to La seek their This will voluntary be incorporation. a long-term process. it However, is achievable. To facilitate in Vernia, La of City the and MDD the process this conjunction with Wilson County should develop a carefully thought out strategy to expedite this process. c congestion and the fi x. It is x. important to point out fi culty in a providing high quality of life for fi ooding, ooding, connectivity, traf of a critical infrastructure plan for Vernia. La In order to facilitate the of long-term La Vernia it development is inadequate critically important accessibility, poor to with address dealing concerns drainage conditions, fl environmental pollution, poor alignment of streets. By addressing these concerns in a proactive way a community is able to prevent or at least mitigate a serious problem or condition before it becomes very expensive to dangerous or that communities that fail to anticipate needs or engage in long-term planning usually have to deal also They inaction. their of consequences the with dif have designed plan a of development The citizens. their to target critical infrastructure is important and should be given a high priority by the deal with this the City of MDD To and Vernia. the City of La immediate should steps take to carefully Vernia La conduct and infrastructure critical its of all evaluate are they that ensure to them on assessment risk a able to function and perform as they should. If or if the arise, problems risk assessment indicates of City the failure, of possibility high a is there that Vernia and La the MDD should take appropriate steps to mitigate the concern. Vernia is a major challenge. In a prepared previous for plan the MDD by TIP Strategies, Inc., it was “the noted small that size of the city and the 4. 4. development the is recommendation key Another 5. Managing the long-term growth prospects for La 70 La Vernia Downtown District Vision Plan - 2013 . n ojnto wt te bv, h MD in MDD the above, the with conjunction In 4. enhance to designed initiative proposed Another 3. in businesses existing with working to addition In 2. atesi wt te a ena hme of Chamber Vernia La the with partnership entrepreneurs onthetargetedbusiness list. and businesses these to given be should attention La Special Vernia.in business new a establish to looking entrepreneurs and owners business for appropriate incentives and tax abatement packages develop to is La Vernia in development business of types these attract businesses tosetupoperations inLa Vernia. to designed strategy approach will also require an aggressive marketing This Vernia. La to expansion and/or relocation for sectors these in recruitbusinesses to strategy the MDD can informationdevelop a targeted business recruitment this Using economy. local the identi study for La Vernia several this types in of businesses included wereAnalysis Base/Gap Economic the La for businesses recruitingnew Vernia.on Based the community, the MDD can take an active role in bad economictimesandgrow ingood ones. in survive to businesses member its of ability the desire to do so. theyThis network would also increaseif operations their grow to them enable support to additional provide and community in the businesses strengthen to be this would of network goal and intent The community. the in groups support business other and Commerce of fi ed as having a high potential to succeed in succeed to potential high a having as ed . t s lo eomne ta a comprehensive a that recommended also is It 5. 6. As part of a broader economic growth strategy strategy growth economic broader a of part As 6. aig lc i te al Fr Sae ly I this If Play. Shale Ford Eagle the in place taking developments new of advantage take to Vernia La of ability the examine also would study This its employment base and generate new investment. in the community to attract light industry, improve the park industrial second a initiate establishing for potential should MDD the evaluate to study feasibility a of development the Vernia La for development inLa Vernia. business small encourage to designed programs expand or up incentive start businesses;of their and,range a provide to capital additional with owners business small and entrepreneurs assist to program loan business small business;a create a operate and up start to how on entrepreneurs and owners business small inform to workshops of series a provide would partners its and MDD local the expand to economy in La plan Vernia. overall developed of that strategy,As part an the of be part as strategy development business its current operations. expand support.to MDD requirethe would This to local businesses, location assistance and marketing support research and technical provide also would MDD The representatives. industry and owners business entrepreneurs, to local with function work support ongoing an develop could Center at the Institute for Economic Development Development Business Small the and Commerce

7. Critical for any long-term development strategy strategy development long-term any for Critical 7. establish a working group to develop a concept for should district school the and MDD the feasible, is initiative this that indicates study the If area. the in workforce current the of capabilities the evaluate carefully to and region the in prospects employment long-term the examine be to necessary will it study this out carrying In feasible. be the Eagle Ford Shale Play, that such a facility would and Antonio San to relative location strategic its region,the in base population large the given that program for local and area residents. It and is assumed facility educational vocational and retraining training/ a establishing of feasibility the determine should district school local the with conjunction in La Vernia of City the and MDD the La Vernia in facilities educational existing of advantage take community. Tothe in workforce the of capacity and capability the is economy local the grow to job new for localresidents.opportunities create and areas surrounding the and community the in investment additional generate The development of this industrial park could also park. this in housed be would that businesses of appropriate seek to ﬁ steps take should MDD the feasible is facility a such that indicates study ntttos f ihr dcto. hs initiative should begiven ahighpriority. This education. higher and of institutions boards development workforce area with partnership in program and facility proposed the nnig o te rjc ad vlae h kinds the evaluate and project the for nancing

La Vernia Downtown District Vision Plan - 2013 71 ects those points. The next ects step those points. fl point in devising any long-term strategy any is the need to put point in devising in place a plan of action that takes full advantage of Also important is civic the and economic assets. community’s is that effort implementation an create to requirement the We initiatives. cost-effective and realistic around centered believe that this plan re the and is recommendations proposed to review carefully then will effort This merit. their determine to items action set the stage for creating appropriate mechanisms organizations to and move forward with the implementation of this plan. c plan c fi rst step in putting together an overall strategy for for La Vernia the MDD, the City and of Wilson La County Vernia should development move and toward implementation the of a development/marketing strategy tourism and plan for the area. This strategy and plan of action would be historical, advantage of the designed area’s to take visitors in draw to assets cultural and environmental other and region surrounding the from tourists and partcritical effortA this is of partscountry. the of At lodging the options. need to expand the area’s the Therefore this time these options limited. are fi to enhance tourism development is to inventory critical assets needed to sustain that In industry. a marketing strategy addition, will also to have be these As area. the in tourism expand to developed to want also may MDD the taken, are steps critical a as serve to Vernia La in center visitor’s a establish for industry this developing for entity coordinating a addition In region. surrounding the and Vernia La speci a create to process planning strategic of action would need to be initiated to provide the tourism program a strong foundation and to support.generate community 8. 8. As part of an overall economic growth strategy Next Steps The strategic initiatives, plans presented and discussed in and this section are recommendations designed to Downtown expand District, Vernia’s revitalize its La local community’s the enhance to means a provide and economy key a that noted was it Earlier well-being. and life of quality 72 La Vernia Downtown District Vision Plan - 2013 www FIXR. BuildaHotelCost. Accessed July 2, 2013; guesthouse2/ texasbob Photo Gallery; Accessed July 8, 2013; Chicuahua%20T Accessed May 29, 2013; r June 3, 2013; Cities CensusSeries Growing Communities attheMetropolitan Fringe”; Berube, Alan etal., 2006. “Finding Exurbia: America’s Fast- Sources Consulted Reservation Service;Reservation accessedJuly 10, 2013; “Fir Hazlewood, Claudia, “LA VERNIA, TX,” October 29, 2009; Accessed July 2, 2013; and-b-accommodations-and-r Gillham, berube/20061017_exurbia.pdf “Goliad StatePark: country.html T Calhoun CountyHistoricalCommission; “Indianola, handbook/online/ar Online, thedail esearch/ exas andtheChihuahuaRoad,” (authorunknown); e fl . y Guesthouse,” FirstClassBed andBreakfast fi xr.com/costs/build-hotel Accessed May 26, 2013; ybeast.com/newsweek/2009/10/29/doughnut-hole- Christina. “Doughnut-Hole Country.” .com/texasparks/tp_goliad_sp_ph.html fi les/reports/2006/10/metropolitanpolicy%20

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http://www. Handbook of http://www. http://www.b- Newsweek http:// ﬂ Texas y- Living , pdf MAIN%20map%20brochure%20LV%20historical%20sites. la PDF document); Accessed July 9, 2013; La La Vernia Historical Association, “La Vernia’s GotHistory! texashistoricalmarkers/431209544/ T erikler the Stateof World www Transportation Museum; Accessed May 30, 2013; www Transportation Museum; Accessed May 30, 2013; Ox, Hemphill, Hugh, “San Antonio Transportation History: gulf-shor http://www.txtransportationmuseum.org/history-rr-sa- Texas Transportation Museum; Accessed May 30, 2013; Hemphill, Hugh, “San Antonio andGulfShore Railroad,” Ma “La Vernia” (historicalmarker); Accessed Hemphill, Hugh, ofRoadsandBridgesin “The History horse.php Accessed J “Indianola, Texas: 1846-1886,” TexasEscapes.com; “Indianola,” San exasGhostTowns/IndianolaTexas/IndianolaTx.htm verniahistory.com/images/red%20MAIN%20MAIN%20 Vernia, Texas Area HistoricalMarkers” (Adobe y 30, 2013;

Mule, andHorse-Drawn Era, 1845-1910,” Texas Antonio andSouthCentral Texas upto1944,” Texas .txtransportationmuseum.org/history-ox-mule- .txtransportationmuseum.org/history-road.php ouge.blogspot.com/2011/06/indianola.html e.php uly 8, 2013; Er http://www. ik’s Choice: Mobile MusingsonCulture & ; Accessed May 30, 2013; http://www.texasescapes.com/ ﬂ ickr .com/photos/ http://www. http:// http:// http:// la La La 2013; La Vernia IndependentSchoolDistrict; Accessed May 26, http://www.laverniahistory.com/ Vernia Historical Association.” Accessed May 29, 2013; La Vernia Historical Association, “Welcome totheLa (Adobe PDFdocument). la La Vernia News; Accessed May 26, 2013; VERNIA_EXHIBIT-La-Vernia-Zonining-Map.pdf in La Vernia;” Accessed July 11, 2013; La rack Accessed June 21, 2013; La htm June 21, 2013; La Vernia Historical Association, “Lay Hotel.” Accessed La www Engineering Consultants; Accessed July 17, 2013; Zoning Map oftheCityLa Vernia, Texas”; Civil www verniamdd.org/uncategorized/live-vibrantly-in-la-vernia/ vernianews.com/ Vernia Historical Association, 2013. “Suttles Pottery.” Vernia MunicipalDevelopment District, “Live Vibrantly Vernia Historical Association, “Racket Store.” Vernia Municipal Development District, “Of Vernia, Texas, Cityof; Accessed May 26, 2013;

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La Vernia Downtown District Vision Plan - 2013 73 http:// Texas Texas le of Selected Handbook of ﬁ http://www.tshaonline.org/ opulation, Texas, Accessed May 30, 30, Accessed May Texas, opulation, ticles/eqr01 ov/faces/nav/jsf/pages/index.xhtml , Accessed June 3, 2013; 2013; 3, Accessed June , http://www.census.gov/prod/www/decennial.html nder2.census.g ﬁ fact U.S. Census Bureau, 1990 Census, Accessed May 30, 2013, 2013, 30, Accessed May 1990 Census, Census Bureau, U.S. http://www.census.gov/main/www/cen1990.html 1, Vol. 1980 Census of Population, Census Bureau, U.S. Characteristics of the P U.S. Census Bureau, Table DP-3, Pro DP-3, Table Census Bureau, U.S. Census 2000 Summary 2000, Economic Characteristics, 2013; 4, Accessed June Sample Data; File 3 (SF 3), 2013, “RAILROADS,” George C., Werner, Online handbook/online/ar

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fi fi ov/faces/nav/jsf/pages/ pter1.pdf nder2.census.g ov/faces/nav/jsf/pages/index.xhtml ov/faces/nav/jsf/pages/index.xhtml fi 2006-2010 American Community Survey Survey American Community 2006-2010 What Cities Need to Know to Administer to What Cities Need to Know http://fact ov/faces/nav/jsf/pages/index.xhtml nder2.census.g nder2.census.g c/2011.html fi fi fi Texas” [Adobe PDF document]; Inherent Powers of Powers Inherent [Adobe PDF document]; Texas” .S. Census Bureau, 2012 Population Estimates, Annual Annual Estimates, 2012 Population Census Bureau, .S. Texas Municipal League; “Texas Hotel and Lodging “Texas Municipal League; Texas Association: gov/inside-txdot/division/transportation-planning/maps/ traf Local Government 1: “Chapter Municipal League; Texas in 2013; 17, accessed July Home Rule Cities; org/pdftexts/HRHCha 2013; 3, Accessed July Taxes.” Municipal Hotel Occupancy http://www.tml.org/legal_pdf/Admin-localHotelTax.pdf U 2010 2010, and Housing Characteristics, Population 2013; 30, Accessed May Census Summary File 1; fact Selected Economic DP03, Table Census Bureau, U.S. Characteristics, 2013; 4, Accessed June Estimates; 5-Year census.g Census 2010 2000, Characteristics, Demographic Accessed May Data; 100-Percent Summary File 1 (SF 1), 2013; 30, U.S. Census Bureau, Table DP-1, Pro DP-1, Table Census Bureau, U.S. Estimates of the Resident Population: April 1, 2010 to July 2010 to July April 1, Estimates of the Resident Population: 2013; 5, July Accessed ; PEPANNRES) (Table 2012 1, fact Pro DP-1, Table Census Bureau, U.S. index.xhtml c fi http://www.dot. http://www. http://www.txdot. Three Roads to Three

http://txsdc.utsa.edu/Data/TPEPP/ ., January 8, 2013; Accessed July 2, 2013; 2013; 2, Accessed July 2013; January 8, ., . Austin, TX: Eakin Press, 1988. Eakin Press, TX: Austin, . nds-online-enrollments-slow-continue-grow#. ﬁ ‘Laverne’! Book-vending machine is third in nation,” in nation,” machine is third Book-vending ‘Laverne’! .tx.us/tpp/hwy/sl/sl0321.htm ce of the Texas Comptroller of Public Accounts; Accounts; of Public Comptroller Texas ce of the ce of the State Demographer of Texas: Texas State Texas Texas: of ce of the State Demographer

vey- fi fi ojections/Data.aspx vernianews.com/article.php?id=309&n=community- ernia, TX 78121” [Adobe PDF]; “La Vernia Gap Analysis” Analysis” Gap Vernia “La TX 78121” [Adobe PDF]; ernia, exas Department of Transportation; “District Traf “District Transportation; exas Department of “Window on State Government”; Accessed July 3, 2013; 2013; 3, Accessed July on State Government”; “Window http://www.window.state.tx.us/taxinfo/hotel/ La Summary 2013: “Executive Rural Business Program; V Maps, 2011;” Accessed June 4, 2013; 2013; 4, Accessed June 2011;” Maps, La Vernia News; accessed July 10, 2013; 2013; 10, accessed July News; Vernia La la Of Lederman, Doug. “Growth for Online Learning.” Online Learning.” for “Growth Doug. Lederman, InsideHigherEd http://www.insidehighered.com/news/2013/01/08/ sur UTpqK6RUk3B.delicious “Meet 2020-2050 using for projections Population Data Center; Accessed “0.5” (half of 2000-2010) migration rate; the 2013; 21, March Pr “RMP Opportunity – Retail Gap [Excel spreadsheet]; 2013 [Adobe PDF]; Vernia)” (La Stores Jr. Corning, and Leavitt L. Roy Swift, Chihuahua “Chihuahua Street, Transportation: Department of Texas 2013; 21, Accessed June Texas.” Vernia, La state news-meet-laverne-book-vending-machine-third-nation Of T 74 La Vernia Downtown District Vision Plan - 2013 Appendices 76 La Vernia Downtown District Vision Plan - 2013 Strengths Community SWOT Session Appendix A Bike Events BBQ Cook-Off andMusicFestival Hills andLandscape Surrounding theCity Unique andDiverse Heritage Main Street Quiet Family-Oriented (Historical Local History Association) Small-Town Atmosphere/Identity Bluebonnet Festival Railroad Right-of-Way Trail Rides Cibolo Creek Chamber ofCommerce Chihuahua Trail Show Art H-E-B Community Organizations Proximity toEagleFord (for jobs) Proximity toSan Antonio (for jobs) Close-Knit Community Area Easy Access for Community andSurrounding Churches Good SchoolDistrict Low CrimeRates High EducationLevel High Income Emergency Services Good Placefor Commuters toLive Professional percapita Services - Summary of Summary Weaknesses City Parks Historic Bridge(linkedof with history Alamo) Gonzales RoadMarker church, CYO) Involvement inChildren’s Activities (sports, Community Pride “Keep La Vernia Beautiful” Flood Plain (East and North oftown) Flood Plain(EastandNorth Lack ofCommunity Center Heavy-Load Traf Linear Nature ofCity(Spread along Hwy87) Low Connectivity ofStreet Network People In/Get Them to Stop andSpend toDrawNot EnoughShoppingorEntertainment Infrastructure (notenough funding) Prolonged Time FrameFor Addressing Inadequate StormwaterDrainage (esp. roads) Water/Sewer MainsNeedUpdating City Water System (Infrastructure) Sales Tax Revenue Loss Lack ofNightlife Lack ofEmergencyMedical Response Jobs in Lack ofGood/Primary Town Lack ofLocalBusinessestoCreate Revenue Lack ofRentalProperties Can’t Annex Land Lack ofPedestrian Accessibility/Sidewalks Infrastructure!! Lack ofBusinessesCateringto Young People (Lack of?)Outreach Programs Lack ofHotelSpace Lack ofMedicalFacilities Land Prices fi c from Eagle Ford Threats Opportunities Risk ofFlooding/LackProper Drainage Fear ofChange Some ResistancetoGrowth intheCommunity Dif Workers butno Revenue Bene Proximity of Temporary Housingfor EagleFord Lack of Affordable Housing No Commercial/Economic Hub “Stepchild” of Wilson County (esp. w/Infrastructure) Trouble Keeping UpwithPopulation Growth City Hallis Too Small(notenoughparking) No Town Square Drop-off and Pick-up Traf No DedicatedEasementsonChihuahua Dif Negative ImpactsofEagleFord Shale Lack ofParkingDowntown Lack ofSignage 18-Wheeler Traf of Downtown toDraw Visitors orCommuters Highway 87isaCommuter Corridor, No Visibility Encroachment ofSan Antonio ETJ Lack ofFundingtoImplementPlans Historical BuildingsatRisk/InDanger Economic and BusinessOpportunities Cibolo Creek Potential for aMainStreet andDowntown fi fi culty ofProviding “Shovel-Ready” Sites cult to Annex NeededLand fi c Congestion/BottlenecksDuringSchool fi c from EagleFord fi t La Vernia Downtown District Vision Plan - 2013 77 Potential for Retraining and Vocational Education Vocational Retraining and for Potential Using Educational Facilities Which also Sports Facilities Youth for Potential Opportunity Local Businesses Increases for es as La Vernia (MARKET AREA!) (MARKET Vernia es as La fi Educational Opportunities (Possible Satellite Educational Opportunities (Possible Campus) Shale Aspects of Eagle Ford Some Revenue Tax Sales More for Potential Plan Instead of React City can Now Medical Facilities! for Potential Farmers’ Market for Potential Antonio and Seguin Access to San Easy Authority Antonio River Partnership with San (SARA) Opportunities (Historical Legacy): Tourism of Cibolo Creek, Potential Area, of Mill Potential for Area Surrounding from Public Interest Opportunities Recreational Which Within 5-10 Mile Zone Population Identi Using FM Road 775 Represent Commuters Consumers Potential Area of Surrounding Landscape Attractive Gophers? Image is Potential “Norman Rockwell” Traditional Niche Attract to Ride & Music Festival of Bike Potential Visitors More Business (to Improve Good Utility Providers Infrastructure) Can Issue Bonds Bond Indebtedness; Low Very Cooperation with Private Sector Potential Revenue Tax Sales Shale can Increase Eagle Ford Near/In La Live Some Oil and Gas Executives Vernia Financial Services for and Shopping to Potential Spending Some of Eagle Ford and Capture Grow Antonio Lost to San Currently Eagle Ford “Hub” for as Financial Potential 78 La Vernia Downtown District Vision Plan - 2013 environmentalruralcommuni in climate hs pr This Rural Energy for America Program gov/BCP_gar.html The RBE The Rural Business Enterprise Grants Program (RBEG) ae aut educa adult employment rated funding businesses, rural of development e www energy make informa More or improvements. systems energy renewable the USDA. The loans and grants must be used to purchase by approved lenders local through producers agricultural o are loans B&I Industry and Business Guaranteed I) & (B Loans Development Programs (USDA-RD) U.S. of Department Agriculture-Rural Community Resources of Appendix B-Summary organiza ewrs n re t gv epoes ces o adult to access employees educa give to order in networks found on the USDA-RD website: website: USDA-RD the on found equipment, purchase land, buildings, or easements. Further informa or business a modernize be to can used Funds opportunity. employment create or loss employment prevent will so doing if industry or business forspeci used individuals can apply for a loan provided that the funds are .rurdev.usda.gov/BCP_ReapResEei_Eligibility.html on programs. Examples of eligible projects include ga i aalbe o ua sal uiess and businesses small rural to available is ogram G Program gives grants to rural projects for the for projects rural to grants gives Program G ons, partnerships, non-pro fi c purposes. They can be used to acquire a acquireto used be can They purposes. c ff ee t ipoe h economic improve the and to ered o porm, n dsac learning distance and programs, on on is available at: available is on h p://www fi ts, public bodies, or bodies, public ts, es. Coopera es. .rurdev.usda. on can be ffi ciency h p:// ve usda.gov/HAD-CF_Grants.html The purpose of the IRP is t Intermediary Relending Program (IRP) usda.gov/BCP_rbeg.html This program grants funds to develop essen communi rural in development ac economic construc RBO gr Rural BusinessOpportunityGrants (RBOG) usda.gov/BCP_irp.html Community Facili Low-interest loans are given to community organiza community to given are loans Low-interest visi informa More and advancement. training for learning adult distance and assistance, facili 10,000: popula a has that city the a of within boundaries not area any for designated is program This more. and training, entrepreneur and leadership studies, needs. Funds can be used for strategic planning, feasibility organiza local The funds. loan revolving of establishment the for a b ue t bid elhae facili healthcare build facili to used be may oe informa More developmentpollu or land, of construc n te RBEG the Program ng website: es in rural areas up to 20,000 in popula in 20,000 to up areas rural in es es and other public ameni public other and es ants are designed to promote sustainable economic h os a then provide can ons loans ac for o o renova or on o o rpi o bsnse, ucaig and purchasing businesses, of repair or on p://www vity and employment in rural communi rural in employment and vity o cn e on at: found be can on es .rurdev.usda.gov/BCP_RBOG.html Grants o alleviate poverty and increase os tann ad technical and training ons, on controlon abatement.and o cn e obtained be by can on es: e wt excep with es h h h on of more than more of on p://www p://www p://www e, hl care child es, al community on. Funds on. vi .rurdev. .rurdev. .rurdev. e like es onal ons es. pdf hudportal/documents/huddoc?id=HUDPrograms2013-21. La Good NeighborNext Door pdf hudportal/documents/huddoc?id=HUDPrograms2013-12. h CB Pr CDBG The Community Development Block Grant Program(CDBG) HUD’s mission is to create strong, sustainable communi Development U.S. ofHousingandUrban Department osn, utbe iig niomns n expanding and opportuni environments economic living suitable housing, communi viable develop to is to buy homes in revitaliza opportunity the given are technicians medicalemergency increasing for a strategies and housing homeownership local implement to This program o HOME Investment Partnerships Program and home-improvement, housing for theelderly. recovery, disaster including and grants o of that variety programs a through this accomplish They a an to access has everyone ensure and More informaMore The goal is to make the neighborhoods safer and stronger. Par for used be homebuyers and can facilitate the construc Funding rehabilita the Americans. low-income for More informaMore efreet o enforcement w cipa ng jurisdic ga i a na a is ogram on can be found at:found be can on on can be found at:found be can on ff o o huig poie assistance provide housing, to of on ers grants to states and local governments ff e assac fr vrey f needs of variety a for assistance er ons must match 25% of HOME funds. e principally es to forthose low of ffi es teachers, cers, ff odbe osn opportuni housing ordable on areas at a signi oa porm hs goal whose program onal e b providing by es decent h h p://port p://port on of new housing. fi ff re ordable home. ordable fi cant discount. fi gtr, and ghters, al.hud.gov/ al.hud.gov/ es es La Vernia Downtown District Vision Plan - 2013 79

ff es ve ve ng fi on. on. p:// es for for es h or ng: ons. More .thc.state.tx.us/ .fema.gov/grants on, and reducing er training on various ff on, strategic planning, p://www ng the Main Texas Street

on of historic downtowns downtowns historic of on p://www h h ghter reten fi re ons and assistance in any number fi on can be obtained by visi by obtained be can on onally they o es pay a nominal annual fee based on or by contac by or on and revitaliza on is needed, visit: on can be found at: at: found be can on on and have access to strategic planning reports, ng, volunteer ffi se, resources and support for Texas communi Texas for support and resources se, er free consulta ff .thc.state.tx.us/preserve/projects-and-programs/ es are selected for Texas Main Street designa ontact ontact the Museum Services Coordinator at (512)463- design services, resources for funding projects, and much informa More more. www ci Once accepted, ci popula can can apply annually with no fee and each year up to and commercial neighborhood districts. Communi museum topics both in workshops and online. If informa more injuries and deaths among high-risk popula informa the preserva State Coordinator by calling (512)463-6092. calling by Coordinator State Museum Services State Historical Commission The helps Texas small history sta The Program. Services Museum its through museums can o of areas including exhibit reorganiza design, fundraising and training. Addi and volunteer recrui preserve/projects-and-programs/museum-services c for for sta State Resources Texas Program Main Street Texas The Texas Main Street Program was years ago founded and over is 30 operated by Commission. the The Texas programs State goal is Historical to provide technical exper texas-main-street 6427. ng p:// ons, h (FEMA) .sba.gov/ es to draw on ms of natural natural of ms re departments fi p://www nance development development nance h (EDA) on es that avert future fi on on can be obtained vi es to an area. They also (SBA) on are available at: on on ac nancial assistance programs for al.hud.gov/hudportal/documents/ fi er grants to local ga ff ons of master plans, zoning, and ers-help-small-businesses-grow ff ves (SCORE) Program. While they do ca fi ons like Economic Development Districts. Districts. Development Economic like ons p://port h ers many ff es throughout the country. The Public Works Works Public The country. the throughout es ers a variety of grants not only for vic for only not grants of variety a ers ff red Execu .eda.gov/ More More programs and informa www at: at: new business and job opportuni for strategies development economic and planning provide local organiza damage. They also o building codes to promote mixed and re-use of older buildings with the goal of promo sustainability at the local or neighborhood community and level. at the More informa Program provides funding in upgrade infrastructure distressed communi to revitalize, expand and disasters, but for mi go go to the modi Resources Other Federal Administra Development Economic The EDA has several communi programs designed to improve The SBA o small businesses. They set guidelines for loans through lenders and community help small business contractors obtain surety bonds, and development organiza and counseling its through mentors provide Service Corps of Re not directly provide grants, they have several sources of funding listed on their website at: o FEMA Small Business Administra huddoc?id=HUDPrograms2013-85.pdf content/what-sba-o Federal Emergency Management Administra Management Emergency Federal p:// onal h ordable, ff es. Funds al.hud.gov/ es available ng the HUD onal housing, on of low-income on of low-income on of the property. property. the of on p://port on h on of labor towards the ve grants to private non-

on and the Environmental ordable housing. Addi ff on, or renova or on, al.hud.gov/hudportal/documents/ al contribu ers compe ff on on can be found by visi p://port on is can be found through the Department Department the through found be can is on es, and local governments for re-housing of h ants ants are given in partnership with the U.S. rehabilita on, on is available at: ogram ogram o on Agency for the development of a on for the Agency development ogram ogram makes surplus federal proper al.hud.gov/hudportal/HUD?src=/hudprograms/toc ts, coun fi website at: More More informa families families in a geographical area. Funds can also be used to help low-income residents keep improve their their homes access and/or to a informa construc of Housing and Urban Development website at: port pro individuals placed in emergency or transi and for improving the housing situa moderate income. Funds can be allocated for several uses several for allocated be can Funds income. moderate including disaster relief, water and sewer infrastructure improvements, and renewable energy informa More pilot programs. to state and local governments at less than fair value market for the purpose of building low-income self-help residents. housing for Residents of the property make must a substan Department of Transporta Protec economically vital, and sustainable communi huddoc?id=HUDPrograms2013-47.pdf Program Planning Grant Community Challenge These gr Rural Housing Stability Assistance Program Assistance Housing Stability Rural This pr hudportal/documents/huddoc?id=HUDPrograms2013-15. pdf Disposi Housing Property Self-Help This pr 80 La Vernia Downtown District Vision Plan - 2013 historic-courthouse-preserva state.tx.us/preserve/projects-and-programs/texas- preserva state.tx.us/preserve/projects-and-programs/cemetery- thc.state.tx.us/preserve/projects-and-programs/cer The CLGThe Program partnershipa is for historic preserva Cemetery Preserva rvdd o ony sta county to provided educa and Training Legislature. Texas the by help par to provides 1999 in established coun was Program THCP The Cer T local-government marker.informaMore historical a for eligible is it before HTC an as designated restric any designa This existence. its of area the surrounding land of owners future and present alert to records county in boundaries recording by cemeteries designa Cemetery Texas Historic The n poie o pbi par public for proper provide historicand of inventory and survey a maintain proper legisla enforce must county preserva successful a governments work to independently develop and maintain Local government. local and federal, state, of involving ute informa Further rcs. oe informa More process. exas Historic CourthousePreserva

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es restore their historic courthouses. The program The courthouses. historic their restore es ed Local Government Program e, sals a quali a establish es, on ons on private use of land. The site must be must site The land. of use private on ons . al matching grants and is regularly funded regularly is and grants matching al o cn e on at: found be can on on onprogram. Toqualify, citya or on is available at:available is on ﬀ fr uue preserva future for o i aalbe at: available is on cipa on o ta poet historic protects that on ﬁ e rve commission, review ed o i te preserva the in on on does not impose not does on on o poet these protects on h h p://www p://www h o needs. on o i also is on p://www

ﬁ .thc. .thc. ed- es, on on . GO TEXANRur State O GOTEXANPartnerProgram.aspx communi This program is designed to encourage the growth of rural elhae o rrl eas Te ass healthcare assist They Texans. rural for quality tohealthcare access support to partners state and leaders county providers, healthcare local with works SORH The ci incorporated to funds allocates program This at: found be can deadlines Informa arts. cultural the in of advancement support the and services provide to agencies arts county o TCA The Texas CommissionontheArts(TCA) Other StateResources T Texas Department ofAgriculture Programs tcagrant/TXArtsPlan/TAPTOC.asp rga ta pooe eooi ac economic promotes that program county governments that do not meet the standards the standards the meet not do that governments county mrvmns ad onon revitaliza downtown and infrastructure improvements, development, estate real for used be Funds can development’s program. Grant Urban Block Development and Community Housing of Department U.S. hog rsarns tuim ad pca recogni special and tourism, restaurants, through oa eooy Mr informa More economy. local a help can TCF The EA label: TEXAS GO special the receive Texas in grown or manufactured items as well as RestaurantsTexas. in made products of Rur http://www.texasagriculture.gov/GrantsServices/ exas Capital Fund alEconomicDevelopment/TexasCapitalFund.aspx ﬃ

ce ofRural Health(SORH) es throughout Texas. It is a membership-based ff es vrey f rns o uiia and municipal to grants of variety a ers al CommunityProgram h p://www ract new business and grow the h ps://www2.arts.s .gotexan.org/ForMembers/ o cn e on at: found be can on vt i rrl areas rural in vity o e on tate.tx.us/ o and on e and es . ff orts. on Texas Educa aspx Xo o TXDoT Texas Department ofTransporta be of development the communi through Texans all of quality of the improve life to is TDHCA the of mission The (TDHCA) Informa More Grant. Start-up School Charter Public and College Prepara Career Online the Grant, Schools Rural and Small o grants of Examples districts throughout school Texas and for schools the academic to enrichment of grants students. provides TEA The informa with assist that programs through providers p o 5,0 fr ai ipoeet lk prig lots, parking like improvements basic for $50,000 to up grants government local matches Program Maintenance in children of safety grades K-8 that walk or bike the to school. The rou improve to designed is Grant Schools to Routes Safe The improvements. accessibility Texas Department ofHousingandCommunity A aspx?id=2147487872 essen a as act also They services. community and housing for funds at: found be can found be Rur can programs of list at: complete A awards. educa and grants, licensing, medical referrals, and qualify and providesand qualify resources for h p://www http://www.texasagriculture.gov/GrantsServices/ alEconomicDevelopment/StateOfficeofRuralHealth. fi nnil n administra and nancial a srie ad a and services al ff es nme o gat fr nrsrcue and infrastructure for grants of number a ers es. They act as an intermediary for federal grant .tdhca.state.tx.us/index.htm

on Agency (TEA) o Tcncl sitne rn, n the and Grant, Assistance Technical on h ff ered are the Algebra Readiness for Readiness Algebra the are ered ff p://www odbe osn t toe who those to housing ordable ve resource that provides on fi .tea.state.tx.us/index2. rst- (TXDoT) me home buyers.home me ne Airport ff air onal s on on er La Vernia Downtown District Vision Plan - 2013 81 . t fi ve ve on ves a p://www ce of the es, tourist ffi h ng $15 or more more or $15 ng .oag.state.tx.us/ es, distribu vity. It can fund can It vity. on, and others. es are allowed to to allowed are es border. onal es, and some airport ve and allows more more ve allows and ps://www sing, funding programs that that programs sing,funding h onal procedural requirements. on can be found at: es and expenditures for a professional onal percentage provided it does not go go not does it provided percentage onal ordable housing are allowed under Type Type under allowed are housing ordable ff on is available through the O ons/pdfs/econdevhb2013.pdf T is imposed on anyone paying for a room or space or room a for paying anyone on imposed is T es within 25 miles of an interna ves. Facili onal types of economic development ini onal types of development economic es, and a onal informa a vi orney General of Texas at: at: Texas of General orney of amateur sports park, entertainment facili facili B funds, but with addi More informa A Type Type B Sales Taxes fund the same projects that can, Type A as well as projects ini considered to be community ac Addi centers, and infrastructure improvements. It can also fund also can It improvements. infrastructure and centers, business related airports, port facili enhance the arts, historical preserva things like buildings, equipment, facili used be must collected Funds rate. room the of 15% above also must and tourism promote and enhance directly to into one of the nine statutory categories outlined visitors in a of the funding the include categories These code. tax adver related tourism center, that assist manufacturing or industrial ac industrial or manufacturing assist that impose an addi Hotel Occupancy Tax (HOT) Occupancy Tax Hotel HO The Type Type A is considered more restric tradi cos breakfast and bed or motel, hotel, a in per night. It also applies to condominiums, apartments, and houses that room are the of rented cost for the of less 6% charges than 30 Texas of consecu State The days. authori and taxing city local and county window.state.tx.us/taxinfo/hotel/index.html AG_Publica ons es in er 75% ff .tsswcb.texas. es can adopt adopt can es .tvc.texas.gov/ es to promote ons that provide provide that ons .tpwd.state.tx.us/ nancial assistance, fi on on programs and on, grant applica p://www p://www on of public boat ramps ramps boat public of on h h . A/B - Type ves p://www h a erences between the Type A ff onal trails. They also o . es, and other units of government ers ers 50% matching grant funds to

ered for limited ﬀ ﬀ on services, housing assistance and family es, coun on can be found at: on, and recrea exas Veterans Commission (TVC) Veterans exas deadlines can be found at: matching matching funds for the construc throughout Texas. Further informa for development of parks, nature centers, urbanrecrea outdoor and deadlines can be at: found informa municipali Other Resources/Programs Ini Development Economic Tax Sales Development Economic are used taxes by These ci voter-approved economic development. date, more To than 583 ci Texas have collected revenue. There are key overdi $500 millionand Type B sales tax mainly in the annuallyways ci a sales tax, use in tax revenue, and the sales oversight of project tax expenditures.Notevery city cancollect salesAType taxes, B. Type collect can Texas in city every but business/grants/trpa/#outdoor T gov/programs/swcdassistance (TPWD) and Wildlife Parks Texas The TPWD o Apply-For-A-Grant.aspx The TVC awards reimbursement grants to local government government local to grants reimbursement awards TVC The agencies and Service Veterans Organiza direct assistance to Texas veterans Grants and their are families. o transporta and child services. More informa . ve ve on

them t on can fi nancial/ on, and fi p://www h ga on, research onal on from diesel on for individuals er grants to local ff on can be found at: ood mi fl ve and non-compe on of pollu

.twdb.state.tx.us/ cient models. The Texas ffi on, on can be found at: on, or for replacing old municipal p://www es with planning and research, rural h er technical and planning assistance to to assistance planning and technical er on, and transporta ff on assistance. Through local conserva local Through assistance. on ers a matching funds for soil program and ers ers grants and loans for planning, design, on of water related infrastructure and ff es. Further informa ff ers both compe ff .txdot.gov/government/funding.html on reduc WCB o CEQ CEQ o Addi and ranches. ces on their farms p://www exhaust. exhaust. More informa with new technology to reduce the pollu vehicles with newer, more e Clean School Bus gives Program money to school districts replaceto oldschool buses with newones orretro into into pollu clean drinking water programs. More be informa found at: can Funds uses. of variety a for governments local to grants be given for cleanup or preven with disabili h improvement improvement programs. governments They for programs o and technical assistance for agricultural water conserva o also they boards agricultural producers to incorporate best management prac fences, or other similar needs at local airports. TXDoT also TXDoT airports. local at needs similar other or fences, administers funds from several federal grant designed to programs help ci public transporta (TWDB) Board Development Water Texas The TWDB o and construc conserva water tceq.texas.gov/agency/governments_main.html (TSSWCB) Board Water and Soil State Texas The TSS programs/AWCG/index.asp Quality (TCEQ) Commission on Environmental Texas The T 82 La Vernia Downtown District Vision Plan - 2013 the increasethe propertyin value from taxa of part or all exempts thattaxpayer a with agreement an ci incorporated where coun is abatement tax Property new industries, and retain exis Property Tax Incen pe Coun County Development District (CDD) pdfs/econdevhb2013.pdf publically Taxincrement of upto ten years. economically,a grow can municipality a ways three fi property right the incen tax using accomplished be can growth A cost of improvements is is improvements of cost designatedreinvestmenta within zone.The buildings and itit a poie a ceis n a 8ya limita 8-year an and credits tax provide can district tocreatea ability and the jobs The Texas Economic Development Act gives school districts levied against property in the improved area. o s te rpry o mnfcuig rsac and research manufacturing, genera energy forclean development, property the use to required are companies the return In (LLC). companies corpora eligible to district tax school property the on property a of value appraised on uses. More uses. informa on at found nancing,andthe Texas Economic Development Actare rac

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