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San Antonio |
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Unified Development Code |
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Appendix G. DESIGN STANDARDS |
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Chapter 1. INTRODUCTION AND OVERVIEW |
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Downtown San Antonio has become an important focus for commercial, housing, and cultural activity in the last decade. The buildings that comprise the area reflect the efforts of citizens who have worked, lived and prospered in the area. These guidelines provide a means of encouraging consistent new infill development while building on downtown's existing urban fabric. A. POLICY UNDERLYING THE GUIDELINES The Mayor's initiative, SA 2020 for the City of San Antonio, was adopted in September 2012. The purpose of SA 2020 is to galvanize the community into a passionate, focused, and sustained action in order to achieve shared goals that will transform San Antonio into a world-class city by the year 2020. The Strategic Framework Plan for the Center City, adopted in 2011, sets out key goals, targets and strategies to achieve the SA 2020. Shortly thereafter, HR&A Advisors developed the Downtown Implementation Plan for the City of San Antonio, providing recommendations for the financing, planning, management and regulation of the Center City's growth, based on the recommendations of the Strategic Framework Plan. It focuses on key sets of recommendations, one being Planning and Regulations. Planning and Regulations refer to land use, density and urban design standards for private development and a means for enforcing design standards for private development. The Implementation Plan called for: • A rigorous level of design quality applied to building ground floors, open spaces, building construction and materials. • Consistent design standards and guidelines for projects that receive public funding, tax abatements, or other forms of incentives. • A means of enforcing design standards for private development and for projects receiving City incentives. • A single set of user-friendly design standards and guidelines that outline common approaches to urban design. The 1997 City of San Antonio Master Plan Policies established a goal to enhance the City's urban form. The policy also states, the City of San Antonio would develop urban design policies and standards which integrate and coordinate planning for historic and cultural resources, public facilities and services, and private development, infrastructure, transportation, arts and cultural resources, libraries, parks and recreation, health and human service facilities. The intent is to create and adopt urban design guidelines and standards that will implement the Master Plan and enhance the quality of life in San Antonio. The quality of urban design and building design should be regulated by the City, for both public and private development projects, and for projects receiving City incentives. Historically, no new infill uniform design standards and guidelines have been in place in the downtown to provide guidance to developers on a range of urban and building design issues including: the building envelope; the character and quality of materials; and the placement of building utilities. The lack of design review tools has led to an inconsistent level of design for recent projects, making the pathway for project approvals uncertain at times. B. AREAS TO WHICH THE DOWNTOWN DESIGN GUIDE APPLIES/RELATIONSHIP TO OTHER REGULATIONS The Downtown Design Guide: Urban Design Standards and Guidelines ("Downtown Design Guide"), supplements the Unified Development Code (UDC) provisions, and applies to all projects on property zoned "D" Downtown Zoning District, except: • Properties subject to an adopted Form Based Code; Design Overlay District other than a River Improvement Overlay District; a Streetscape Plan; or Development Agreements which shall be subject to those applicable provisions take precedence over the Downtown Design Guide where there is a conflict. • Properties that are zoned historic either individually or within a locally designated historic district, regardless of any additional associated zoning. • River Improvement Overlay properties but, only to the extent that River Improvement Overlay regulations address the proposed design. Design concepts not covered by River improvement Overlay regulations shall comply with the Downtown Design Guide. • Where there is a conflict with other applicable city code requirements the more restrictive standards shall apply. Where the conflict is between standards of equal restrictiveness, the standards of the Downtown Design Guide shall take precedence. Where the other UDC regulations are more restrictive than these Guidelines, and a request has been made to deviate from the UDC to conform to the Downtown Design Guide, the applicant shall request a variance in accordance with the UDC. C. APPLICATION OF DOWNTOWN DESIGN GUIDE TO PROJECTS AND DEFINITION OF PROJECT The Downtown Design Guide is intended to provide guidance for creating a livable and sustainable Downtown. The Downtown Design Guide is intended to be a means of balancing the traditional qualities of the downtown with the demands of contemporary use. It includes both standards (requirements) and guidelines (suggestions). The Downtown Design Guide is organized by first identifying the principle in GREEN BOLD ITALIC followed by standards in BLUE BOLD and Guidelines in ITALIC. Standards typically use the word "shall", an active verb (such as, "provide" or "install"), a clear directive (such as "are not permitted" or "are required"). Guidelines typically use the word "should" or "consider." Projects must comply with standards and are strongly encouraged to comply with guidelines. In the spirit of affording maximum creativity, a project need not adhere to the letter of every guideline in the Downtown Design Guide. A project that complies with the Downtown Design Guide standards and demonstrates a clear alternative approach that achieves the intent of the guidelines, will be recognized as a valid alternative. For the purposes of the Downtown Design Guide, a "project" is the construction or erection, or addition to any building or structure, on a lot located in whole or in part, within the area shown in Figure 1-1, which requires the issuance of a grading permit, foundation permit, building permit, or land use permit. Projects excepted from the Downtown Design Guide are: 1. Demolition; 2. Exterior alterations or additions to a historic structure; 3. Exterior remodeling of any other existing building, unless extensive work such that, the aggregate value of the work in any one 24 month period, is greater than 50 percent of the replacement value of the building or structure before the alterations or addition as determined by the Development Services Department; 4. Interior remodeling of any existing building, or the change of use of a building or land, or the relocation of an existing building.
D. HOW TO USE THE DOWNTOWN DESIGN GUIDE The Downtown Design Guide encourages Downtown San Antonio to develop as a more sustainable community. To achieve this goal, good choices must be made at all levels of planning and design - from all development decisions to building massing and choices of material - with an emphasis on walkability and the making of great streets, districts and neighborhoods. The focus of the Downtown Design Guide is on the relationship of buildings to the street, including sidewalk treatment, character of the building as it adjoins the sidewalk and connections to transit, as illustrated in Figure 1.2. The successful treatment of these key features, coupled with particular attention to the details of a project in the first 30-40 vertical feet, forms the basis for providing high quality development at a human scale. Figure 1.1 shows the zone of development on which the standards and guidelines focus. Each chapter in this document helps explain the city's expectation for future high quality development in the Downtown. The breakdown of each Chapter is provided here for ease of use: Chapter 2 provides guidelines and standards for sidewalks and setbacks. Chapter 3 establishes key design characteristics for ground floor street walls. Chapter 4 addresses parking and access, including alleys. Chapter 5 focuses on building massing and street wall treatment. Chapter 6 speaks to on-site open space; Chapter 7 discusses architectural detail; Chapter 8 focuses on streetscape improvements; Chapter 9 denominates River Walk guidelines and standards; Chapter 10 address signage; Chapter 11 deals with sustainable design; and Chapter 12 applies to public art.
E. FOCUSED URBAN STREETS During the review of all applicable development projects in the downtown, the reviewer is directed to the map below to ascertain the degree of design scrutiny appropriate for the type of street the development is located on. Appropriate levels of design scrutiny will be applied for reviewing compliance with the guidelines provided the design standards are met. In downtown, there are streets that deserve a higher level of design intervention for private development proposals. These streets are called "pedestrian oriented" and as such should exhibit the highest level of quality design. On the other hand, there are streets less prominent and their design solutions may reflect a more relaxed scrutiny given their "Service Street" designation. Transit friendly streets could incorporate a high level of design, but not as much as pedestrian oriented streets. Some streets are a mixture of types and as such are not designated. HDRC has the discretion to ascertain the correct level of design scrutiny with the map acting solely as a guide.
F. UNDERSTANDING THE DESIGN REVIEW PROCESS The Downtown Design Guide requires design review of construction for properties zoned "D" District. The proposed project must be reviewed by the Department of Planning and Community Development (DPCD) staff that will make a recommendation to the Historic and Design Review Commission (HDRC). For affected properties, the Downtown Design Guide review process must be completed and a recommendation obtained from the HDRC before actions can be taken or permits can be issued by the Development Services Department or other City departments. As a part of the review process, the DPCD provides a recommendation to the HDRC regarding the project. After review, the HDRC may recommend approval, denial or approval with conditions of a project. After receiving the HDRC recommendation, the Director of Planning and Community Development (or other city manager designee) shall either issue or deny the application for a Certificate of Appropriateness (CoA). Historic and Design Review Commission Review Process Once a completed CoA application for development is submitted to the DPCD, the following process begins: • Upon submission to the DPCD, a DPCD staff member will explain the details of a typical HDRC meeting to the applicant. • The DPCD staff reviews the application to determine completeness. If a proposed project meets the standards and substantially complies with the guidelines, the DPCD will prepare a Design Review Memorandum. º If a downtown infill development proposal meets the standards and the intent and spirit of the guidelines, the Memorandum in support of the application and recommend approval to the HDRC. Routine items will be placed on the HDRC Consent Agenda. Any member of the HDRC may "pull" an item off the Consent Agenda for discussion or a full review by the HDRC. If a proposal is considered complicated, potentially controversial or not in the spirit of the Downtown Design Guide, the item will be placed on HDRC's individual consideration agenda for full review.
º If DPCD staff recommends anything other than approval as submitted, DPCD staff will collaborate with the applicant to decide whether or not the application should be withdrawn, continued, or revised. Applications will be withheld from HDRC consideration if the request is 1.) In violation of the UDC; or 2.) Contains factual misrepresentations, errors, or omissions. • The applicant or a representative, such as the project architect or contractor, should attend the designated HDRC meeting. The HDRC may recommend approval, approval with conditions, denial, continuance, or send the application to the Design Review subcommittee. • If HDRC recommends denial of an application, it becomes inactive until it is resubmitted in an acceptable form. (Applicant has six (6) months to resubmit a withdrawn application, or application will be closed) • An applicant seeking a variance to the standards shall submit an application for a CoA concurrently or prior to submitting an application for a variance. The application for the CoA shall be processed and forwarded to the HDRC for a recommendation. The Director shall forward the recommendations of DPCD and HDRC to the Board of Adjustment for consideration of the request for a variance. • If the request is denied by HDRC, the applicant may submit revised plans to DPCD and the HDRC that address the reasons for denial or appeal the decision of the Director to the Board of Adjustment ("BOA") within 30 days of the decision. • If there are issues or questions about the request that cannot be resolved without a visit to the project site by the HDRC, the request may be sent to a committee. This subcommittee consists of approximately 3-5 commissioners and members of DPCD staff. The applicant or a representative should attend the committee meeting and will be notified of the meeting date in advance. Such meetings usually occur during the interval between the HDRC meeting at which a request is referred to committee, and the next regularly scheduled HDRC meeting.
• If an application is approved as submitted, the applicant will receive the approval document, the COA, in the mail and a PDF will be e-mailed to the applicant. The certificates are mailed to applicants within 10 days of the HDRC meeting when approval has been recommended. If needed immediately, a copy can be obtained at the DPCD during regular office hours. Provided that all other city code requirements and regulations relating to the project are satisfied, building permits for projects that do not require plan review may be obtained through the Development Services Department immediately after receiving the CoA from the DPCD. G. AMENDMENTS TO THE DOWNTOWN DESIGN GUIDE The Downtown Design Guide may be amended as necessary by the City Council. H. DESIGN PRINCIPLES FOR CREATING A LIVABLE DOWNTOWN The following principles are a compilation of goals, policies and other strategies from various source documents prepared for Downtown San Antonio. 1.
Design on a Human Scale:
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Provide Choices:
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Encourage Mixed-Use Development:
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Preserve Urban Centers:
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Vary Transportation Options:
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Build Vibrant Public Spaces:
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Create a Neighborhood Identity:
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Protect Environmental Resources:
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Conserve Landscapes:
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Design Matters:
There are several components for ensuring that a livable Downtown is successful as seen in Figure 1.3 and 1.4. Urban and Neighborhood Design • Employment Opportunities: Maintain and enhance the concentration of jobs, in both the public and private sectors, which provides the foundation of a sustainable Downtown. • Housing Choices: Provide a variety of housing types and price levels that offer a full range of choices, including home ownership, and bring people of diverse ages, ethnicities, household sizes and incomes into daily interaction. • Transportation Choices: Enable people to move around easily on foot, by bicycle, transit, and auto. Accommodate cars, but less so than in the suburbs, and allow people to live easily without one. • Shops and Services within Walking Distance: Provide shops and services for everyday needs, including groceries, day care, cafes and restaurants, banks and drug stores, within an easy walk from home. • Complete Streets: Design streets not just for vehicles, but as usable outdoor space for walking, bicycling, transit and visual enjoyment. • Gathering Places: Provide places for people to socialize, including parks, sidewalks, courtyards and plazas that are combined with shops and services. Program places for events and gatherings. • Active Recreation Areas: Provide public recreational open space, including joint use open space, within walking distance of residents. • Culture: Incorporate artwork and cultural lifestyle, such as outdoor performances.
Building Design • Identify individual projects as they are the "building blocks" of great streets and neighborhoods. This requires particular attention to the way the building meets the sidewalk, providing a transition to pedestrian scale and elements that activate the street. • Respect historically significant districts and buildings, including massing and scale, and neighborhood context, while at the same time, encouraging innovative architectural design that expresses the identity and authenticity of an urban San Antonio. • Accommodate vehicular access and parking in a way that respects pedestrians and public spaces and contributes to the quality of the neighborhood. • Express an underlying design philosophy (a "big idea") that is articulated and supported by all aspects of building design, and initially conveyed through design sketches, drawings and specifications. • Incorporate universal design requirements into new infill projects. "Sustainability is an overarching goal of the Downtown Design Guide and essential to the concept of a livable Downtown." I. ENCOURAGING CREATIVITY AND INNOVATION The Downtown Design Guide provides both specific and broad suggestions, which, if followed, could result in "great buildings" which help create "great streets." While the definition of "great" varies with individual opinion, there are fundamentals of architectural design (both traditional and modern) that, in most cases, contribute to the creation of great architecture. Judgment of what is appropriate and ultimately acceptable will be made through the review process. Exceptions to the specific guidelines may be entertained, provided that a project achieves the overall principles of the Downtown Design Guide. For example, a proposed site may be genuinely unique and require special consideration, or an innovative architectural design may bring more value to a site and to Downtown than a purely contextual solution. Typically, buildings are seen as great contextual solutions when they appear similar to other buildings in the neighborhood as seen in Figures 1.5 through 1.7. However, contextual solutions can also reinterpret the existing character and features within a city block, and recompose them in a cleverly modern interpretation. This can result in new projects that are aesthetically unique and represent excellent building design in the neighborhood context. Most architecture that is considered memorable is ground-breaking in its design approach and sometimes contrasts sharply with its surrounding environment. Such projects usually bring the cache of a well recognized architect whose work is based on a strong theoretical design practice. These projects are often elevated above normal considerations, and exceptions to the Guidelines can be entertained because the design meets or exceeds the principles as long as the project meets the standards of the Design Guidelines. Great buildings help to sustain neighborhoods and maintain a healthy economic environment. Such buildings are designed by a collaborative team of architects, engineers, artists, planners and designers through a process of innovation and creativity. These professionals are experienced at integrating planning principles into projects so as to product contemporary solutions that contribute to the richness of Downtown's built landscape. These projects, in turn, contribute to a great community of great buildings.
The following two pages provide illustrations of best practices addressing how various urban design elements and characteristics such as local materials, street interface, architectural treatments to buildings and on-site features can be considered in the design of downtown projects.
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