department of planning & community development neighborhood planning & urban design section ...
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Department of Planning & Community Development
Neighborhood Planning & Urban Design Section
www.sanantonio.gov/planning
Corridor Overlay DistrictsCorridor Overlay Districts
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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
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Corridor Overlay Districts
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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,
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Corridor Overlay Districts
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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.
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Corridor Overlay Districts
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• 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
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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GC-2: HWY 151GC-2: HWY 151
• Adopted in 2005
• From HWY 90 to Loop 1604
• Extends 2000 feet from outer right-of-way
• Front natural buffers, dark sky lighting, reduced sign height & area, masonry requirement, earthtone colors, pedestrian circulation system
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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PC-1: Bulverde RoadPC-1: Bulverde Road
• Adopted 2010
• Loop 1604 to Evans Road
• Extends 300 feet from outer right-of-way
• 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
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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• 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
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Corridor Overlay Districts
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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.
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Corridor Overlay Districts
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Overlay District AdministrationOverlay District Administration
• 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.
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Corridor Overlay Districts
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Overlay District AdministrationOverlay District Administration
• 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.
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Corridor Overlay Districts
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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
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Corridor Overlay Districts
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Building SetbacksBuilding Setbacks
Minimum and/or maximum building setbacks determine where buildings are placed on a lot.
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Corridor Overlay Districts
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Building SetbacksBuilding Setbacks
Minimum and/or maximum building setbacks determine where buildings are placed on a lot.
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Corridor Overlay Districts
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Front Natural BufferyardsFront Natural Bufferyards
Landscaped bufferyards help maintain suburban or rural character.
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Corridor Overlay Districts
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Front Natural BufferyardsFront Natural Bufferyards
Landscaped bufferyards help maintain suburban or rural character.
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Corridor Overlay Districts
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Building MaterialsBuilding Materials
Building finishes add character and quality, especially when common elements are shared.
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Corridor Overlay Districts
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Building MaterialsBuilding Materials
Building finishes add character and quality, especially when common elements are shared.
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Corridor Overlay Districts
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Pedestrian WalkwaysPedestrian Walkways
Pedestrian circulation systems encourage walking by providing a safe and pleasant experience.
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Corridor Overlay Districts
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Pedestrian WalkwaysPedestrian Walkways
Pedestrian circulation systems encourage walking by providing a safe and pleasant experience.
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Corridor Overlay Districts
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Off-Street ParkingOff-Street Parking
Parking lot placement impacts building form and function; screening reduces visual impact.
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Corridor Overlay Districts
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Off-Street ParkingOff-Street Parking
Parking lot placement impacts building form and function; screening reduces visual impact.
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Corridor Overlay Districts
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SignageSignage
Smaller and less obtrusive signs reduce visual chaos often prevalent on commercial corridors.
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Corridor Overlay Districts
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SignageSignage
Smaller and less obtrusive signs reduce visual chaos often prevalent on commercial corridors.
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Corridor Overlay Districts
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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