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
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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,
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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.
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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
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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
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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
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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
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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
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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
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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
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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…
• 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 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 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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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
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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.
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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.
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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.
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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
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Building Setbacks
Minimum and/or maximum building setbacks determine where buildings are placed on a lot.
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Building Setbacks
Minimum and/or maximum building setbacks determine where buildings are placed on a lot.
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Front Natural Bufferyards
Landscaped bufferyards help maintain suburban or rural character.
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Front Natural Bufferyards
Landscaped bufferyards help maintain suburban or rural character.
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Building Materials
Building finishes add character and quality, especially when common elements are shared.
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Building Materials
Building finishes add character and quality, especially when common elements are shared.
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Pedestrian Walkways
Pedestrian circulation systems encourage walking by providing a safe and pleasant experience.
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Pedestrian Walkways
Pedestrian circulation systems encourage walking by providing a safe and pleasant experience.
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Off-Street Parking
Parking lot placement impacts building form and function; screening reduces visual impact.
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Off-Street Parking
Parking lot placement impacts building form and function; screening reduces visual impact.
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Signage
Smaller and less obtrusive signs reduce visual chaos often prevalent on commercial corridors.
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Signage
Smaller and less obtrusive signs reduce visual chaos often prevalent on commercial corridors.
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Corridor Staff
Michael Taylor
Senior Planner
207-0145, Michael.Taylor@sanantonio.gov
Tyler Sorrells
Planner
207-7395, Tyler.Sorrells@sanantonio.gov
Robert Acosta
Planner
207-0157, Robert.Acosta@sanantonio.gov
Corridor Overlay District Ordinances:
http://www.sanantonio.gov/planning/neighborhoods/urbandesign.asp
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