Corridor Overlay Districts

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Corridor Overlay Districts
Department of Planning & Community Development
Neighborhood Planning & Urban Design Section
www.sanantonio.gov/planning
Background Information
Corridor Districts were developed in
response to COSA 1997 Master Plan policy
statements:
• 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 • 2
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 • 3
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 • 4
Types of Corridors
Enabling ordinances establish parameters for four types of corridors:
• 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
Corridor Overlay Districts
City of San Antonio • 5
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 • 6
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 • 7
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 • 8
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 • 9
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 • 10
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 • 11
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 • 12
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 • 13
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 • 14
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 • 15
Designation Process
• 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
Corridor Overlay Districts
City of San Antonio • 16
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 • 17
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 • 18
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 • 19
Design Elements
SITE
Siting, 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
BUILDING
Building Size
Building Materials
SIGN
Off-Premise Signs
Building Signs
Freestanding Signs
Corridor Overlay Districts
City of San Antonio • 20
Building Setbacks
Minimum and/or maximum building setbacks determine where buildings are placed on a lot.
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
Front Natural Bufferyards
Landscaped bufferyards help maintain suburban or rural character.
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
Building Materials
Building finishes add character and quality, especially when common elements are shared.
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
Pedestrian Walkways
Pedestrian circulation systems encourage walking by providing a safe and pleasant experience.
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
Off-Street Parking
Parking lot placement impacts building form and function; screening reduces visual impact.
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
Signage
Smaller and less obtrusive signs reduce visual chaos often prevalent on commercial corridors.
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
Corridor Staff
Michael Taylor
Senior Planner
207-0145, [email protected]
Tyler Sorrells
Planner
207-7395, [email protected]
Robert Acosta
Planner
207-0157, [email protected]
Corridor Overlay District Ordinances:
http://www.sanantonio.gov/planning/neighborhoods/urbandesign.asp
Corridor Overlay Districts
City of San Antonio • 33
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