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

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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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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• 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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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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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

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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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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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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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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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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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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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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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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• 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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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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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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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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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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Building SetbacksBuilding Setbacks

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

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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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Front Natural BufferyardsFront Natural Bufferyards

Landscaped bufferyards help maintain suburban or rural character.

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Front Natural BufferyardsFront Natural Bufferyards

Landscaped bufferyards help maintain suburban or rural character.

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Building MaterialsBuilding Materials

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

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Building MaterialsBuilding Materials

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

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Pedestrian WalkwaysPedestrian Walkways

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

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Pedestrian WalkwaysPedestrian Walkways

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

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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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Off-Street ParkingOff-Street Parking

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

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SignageSignage

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

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SignageSignage

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

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Michael TaylorSenior Planner207-0145, Michael.Taylor@sanantonio.gov

Tyler SorrellsPlanner207-7395, Tyler.Sorrells@sanantonio.gov

Robert AcostaPlanner207-0157, Robert.Acosta@sanantonio.gov

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

Corridor StaffCorridor Staff