Department of Planning & Community Development Neighborhood Planning & Urban Design Section Corridor Overlay Districts

City of San Antonio 2 Corridor Districts were developed in response to COSA 1997 Master Plan policy statements: Background 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 City of San Antonio 3 Program 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,

Corridor Overlay Districts City of San Antonio 4 Program 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.

Corridor Overlay Districts City of San Antonio 5 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 Corridors

Corridor Overlay Districts City of San Antonio 6 Adopted 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

Corridor Overlay Districts City of San Antonio 7 GC-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 City of San Antonio 8 GC-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

Corridor Overlay Districts City of San Antonio 9 IH-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

Corridor Overlay Districts City of San Antonio 10 MC-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

Corridor Overlay Districts City of San Antonio 11 PC-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

Corridor Overlay Districts City of San Antonio 12 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

Corridor Overlay Districts City of San Antonio 13 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

Corridor Overlay Districts City of San Antonio 14 Designation 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

Corridor Overlay Districts City of San Antonio 15 Planning 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

Corridor Overlay Districts City of San Antonio 16 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 Process

Corridor Overlay Districts City of San Antonio 17 Overlay 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.

Corridor Overlay Districts City of San Antonio 18 Overlay 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.

Corridor Overlay Districts City of San Antonio 19 Overlay 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.

Corridor Overlay Districts City of San Antonio 20 Design Elements SITE Siting, GradingLighting Lot CoverageLandscaping Lot FrontageTree Preservation Building SetbacksNatural Areas Driveway Size & SidewalksSatellite Dishes & Components Off-Street Parking & LoadingSolar Systems & Components FencesNoise Levels ScreeningUtilities BUILDING Building SizeBuilding Materials SIGN Off-Premise SignsBuilding Signs Freestanding Signs

Corridor Overlay Districts City of San Antonio 21 Building Setbacks Minimum and/or maximum building setbacks determine where buildings are placed on a lot.

Corridor Overlay Districts City of San Antonio 22 Building Setbacks Minimum and/or maximum building setbacks determine where buildings are placed on a lot.

Corridor Overlay Districts City of San Antonio 23 Front Natural Bufferyards Landscaped bufferyards help maintain suburban or rural character.

Corridor Overlay Districts City of San Antonio 24 Front Natural Bufferyards Landscaped bufferyards help maintain suburban or rural character.

Corridor Overlay Districts City of San Antonio 25 Building Materials Building finishes add character and quality, especially when common elements are shared.

Corridor Overlay Districts City of San Antonio 26 Building Materials Building finishes add character and quality, especially when common elements are shared.

Corridor Overlay Districts City of San Antonio 27 Pedestrian Walkways Pedestrian circulation systems encourage walking by providing a safe and pleasant experience.

Corridor Overlay Districts City of San Antonio 28 Pedestrian Walkways Pedestrian circulation systems encourage walking by providing a safe and pleasant experience.

Corridor Overlay Districts City of San Antonio 29 Off-Street Parking Parking lot placement impacts building form and function; screening reduces visual impact.

Corridor Overlay Districts City of San Antonio 30 Off-Street Parking Parking lot placement impacts building form and function; screening reduces visual impact.

Corridor Overlay Districts City of San Antonio 31 Signage Smaller and less obtrusive signs reduce visual chaos often prevalent on commercial corridors.

Corridor Overlay Districts City of San Antonio 32 Signage Smaller and less obtrusive signs reduce visual chaos often prevalent on commercial corridors.

Corridor Overlay Districts City of San Antonio 33 Michael Taylor Senior Planner , Tyler Sorrells Planner , Robert Acosta Planner , Corridor Overlay District Ordinances: Corridor Staff