Department of Planning & Community Development Neighborhood Planning & Urban Design Section ...

Department of Planning & Community Development

Neighborhood Planning & Urban Design Section

www.sanantonio.gov/planning

Corridor Overlay DistrictsCorridor Overlay Districts

Corridor Overlay Districts

City of San Antonio • 2

Corridor Districts were developed in response to COSA 1997 Master Plan policy statements:

Background InformationBackground Information

• Neighborhoods, 3c:2– Consider new approaches, including new ordinances and

programs, to enhance the viability and attractiveness of neighborhoods

– Review and strengthen the urban corridor regulations• Neighborhoods, 2b:1

– Amend the Unified Development Code to address neighborhood issues.

– Establish Conservation District zoning



Program Purpose - IProgram Purpose - I

• Create a more attractive, cohesive, and safe environment,

• Safeguard San Antonio’s heritage by preventing the despoliation of views,

• Create favorable impressions of San Antonio,

• Enhance San Antonio’s image as a progressive, scenic, and livable city,

• Preserve, protect, and enhance areas of high tourist and visitor visibility,



Program Purpose - IIProgram Purpose - II

• Enhance the appearance and economic viability of corridors within established neighborhoods,

• Provide motorists and pedestrians with attractive viewing opportunities,

• Reduce visual chaos and limit distractions along public roadways,

• Stabilize and strengthen property values within the corridors, and

• Protect capital investments in new roadways and infrastructure.



• Gateway Corridor District: Promotes cohesive development along key entries to the City

• Metropolitan Corridor District: Unifies development along major thoroughfares

• Preservation Corridor District: Preserves natural areas or historic corridors

• National Highway System High Priority Corridor District: Enhances the value of interstate highway corridors

Enabling ordinances establish parameters for four types of corridors:

Types of CorridorsTypes of Corridors



Adopted CorridorsAdopted Corridors

Gateway:GC-1: IH-10 West

GC-2: HWY 151

Metropolitan:MC-1: Roosevelt Avenue

Preservation:PC-1: Bulverde Road

NHS High Priority:IH-1: IH-35 North



GC-1: IH-10 WestGC-1: IH-10 West

• Adopted in 2003

• From UTSA Blvd to the northern City Limit

• Extends 2000 feet from outer right-of-way

• Front natural buffers, dark sky lighting, reduced sign height & area, masonry requirement, earthtone colors



GC-2: HWY 151GC-2: HWY 151

• Adopted in 2005

• From HWY 90 to Loop 1604


• Front natural buffers, dark sky lighting, reduced sign height & area, masonry requirement, earthtone colors, pedestrian circulation system



IH-1: IH-35 NorthIH-1: IH-35 North

• Adopted in 2004

• From Walzem Rd to the northern City Limit

• Extends up to 2000 feet from outer right-of-way

• Front natural buffers, dark sky lighting, reduced sign height & area, masonry requirement, window percentage, fenestration



MC-1: Roosevelt AvenueMC-1: Roosevelt Avenue

• Adopted 2009

• Lone Star Blvd. to Loop 410

• Extends 200 feet from outer right-of-way north of Military Dr; 300 feet south of Military Dr

• Native plant requirement, dark sky lighting, reduced sign height & area, masonry requirement, pedestrian circulation system, screening



PC-1: Bulverde RoadPC-1: Bulverde Road

• Adopted 2010

• Loop 1604 to Evans Road


• Preserve all trees and understory within first 35 feet, require limestone/ sandstone accent for building exteriors, dark sky compliant lighting, masonry perimeter fencing for residential subdivisions



A Corridor Does…A Corridor Does…

• Protect neighborhood/corridor integrity

• Empower neighborhood/district property owners to define unique character and features

• Promote compatible infill development

• Allow a fair, objective review process

• Provide a tool for proactive planning



A Corridor Does Not…A Corridor Does Not…

• Enforce deed restrictions

• Affect the underlying land use or zoning (e.g., R-6, C-3, I-1)

• Require a property owner to rehabilitate an existing structure to conform to standards



Designation ProcessDesignation Process

• Initiated by City Council via Resolution

• Planning & Development Services Department conducts land use studies and public participation process

• Design standards are developed through a consensus process with Planning Team

• Public notification required by UDC §35-403



Planning Team ResponsibilitiesPlanning Team Responsibilities

• 7-8 biweekly Planning Team meetings

• Attendance at 2-3 public meetings

• Work with City staff to analyze existing conditions and develop site and building design standards

• Advocate for COD at public hearings

• Implementation



• After public outreach process:– Ordinance is drafted, amending official zoning map

with designated Overlay District boundaries

– Interdepartmental Review

– Zoning Commission recommendation

– City Council adoption

• Ordinance adoption timeline: 9-12 months, depending upon the complexity of the design/development standards

Designation ProcessDesignation Process



Overlay District AdministrationOverlay District Administration

• Compliance is “reactive.” Applies only when applicant submits plans to the Planning & Development Services Department.

• Intake personnel are required to identify whether a project is located in an overlay district, by means of GIS zoning verification.




• During intake, staff identify projects within the corridors by the zoning suffix.

• Plans then are forwarded to the Urban Design Section for review and comment. Urban Design Staff must review plans for conformance with design standards within 10 working days.




• If plans are approved, a Certificate of Compliance is issued.

• If denied, applicant may: – resubmit plans with

appropriate changes, or– appeal the staff decision

to the Board of Adjustment for a final determination.



Design ElementsDesign Elements

SITESiting, Grading Lighting

Lot Coverage Landscaping

Lot Frontage Tree Preservation

Building Setbacks Natural Areas

Driveway Size & Sidewalks Satellite Dishes & Components

Off-Street Parking & Loading Solar Systems & Components

Fences Noise Levels

Screening Utilities

BUILDINGBuilding Size Building Materials

SIGNOff-Premise Signs Building Signs

Freestanding Signs



Building SetbacksBuilding Setbacks

Minimum and/or maximum building setbacks determine where buildings are placed on a lot.



Front Natural BufferyardsFront Natural Bufferyards

Landscaped bufferyards help maintain suburban or rural character.



Building MaterialsBuilding Materials

Building finishes add character and quality, especially when common elements are shared.



Pedestrian WalkwaysPedestrian Walkways

Pedestrian circulation systems encourage walking by providing a safe and pleasant experience.



Off-Street ParkingOff-Street Parking

Parking lot placement impacts building form and function; screening reduces visual impact.



SignageSignage

Smaller and less obtrusive signs reduce visual chaos often prevalent on commercial corridors.



Michael TaylorSenior Planner207-0145, [email protected]

Tyler SorrellsPlanner207-7395, [email protected]

Robert AcostaPlanner207-0157, [email protected]

Corridor Overlay District Ordinances:http://www.sanantonio.gov/planning/neighborhoods/urbandesign.asp

Corridor StaffCorridor Staff

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