§ 35-339.01. Corridor Districts.

STATEMENT OF PURPOSE

Within the city there are many roadway corridors that have been and/or will continue to be very significant to the City of San Antonio. Some of these corridors are important because they have shaped the sense of what individual neighborhoods of the city are in their role as historic entrances to the city or as traditional commercial centers. Other corridors are significant because they serve as gateways to the city or because of surrounding natural, historic, cultural, and aesthetic areas. These corridors are amenities and assets of great value to the city, its inhabitants and its economy. The city council aims to preserve, enhance, and perpetuate the value of these roadway corridors and hereby authorizes the establishment of corridor overlay zoning districts.

The purposes of these overlay districts are as follows:

•  To create a more attractive, cohesive, and safe environment.

•  To safeguard San Antonio's heritage by preventing the despoliation of views of areas and buildings that reflect important elements of the city's cultural, natural, historic, and economic fabric.

•  To create favorable impressions of San Antonio as well as provide environmental enrichment for the citizens of the city.

•  To enhance San Antonio's image as a progressive, scenic, and livable community.

•  To preserve, protect, and enhance areas of high tourist and visitor visibility.

•  To enhance the appearance and economic viability of corridors within established neighborhoods.

•  To provide motorists and pedestrians with attractive viewing opportunities.

•  To reduce visual chaos and limit distractions along public roadways.

•  To stabilize and strengthen property values within the corridors.

•  To protect capital investments in new roadways and infrastructure.

(a)

Corridor Districts Established. This section authorizes the establishment of corridor overlay districts. However, separate ordinances are required to establish each district. This section also specifies the general purposes of the corridor districts and the scope of the standards that the separate ordinances may address. Ordinances establishing each corridor district shall identify the street corridor(s) and specify the individual purposes and standards for that district. In event of a conflict between the provisions of a specific corridor ordinance and other provisions of the City Code, the most restrictive provisions shall apply.

The following three (3) types of corridor districts may be established:

(1)

Gateway Corridors. These corridors shall follow and parallel major highways in order to protect both developed and undeveloped areas in view of vehicular travelers from visual blight.

(2)

Metropolitan Corridors. These corridors shall follow arterial streets or expressways in developed portions of the city and shall be directed toward reduction of existing visual clutter, improved design features, and preservation of developed areas of the city.

(3)

Preservation Corridors. These corridors shall follow roadways having unique historical significance, natural vistas and unique scenic environments in order to protect these assets from visual blight.

(b)

Designation Criteria. To be designated a corridor district an area must meet one (1) or more of the following criteria:

(1)

Gateway Corridors. Must lie along a state or federal designated highway or follow a portion of Interstate Highway 410 or Loop 1604; and

A.

Serve as a primary entryway into the city from outside the city limits or the Bexar County line; or

B.

Provide primary access to one (1) or more major tourist attractions.

(2)

Metropolitan Corridors. Must lie along a street in the city's adopted major thoroughfare plan; and

A.

Abut, traverse or link designated historic landmarks and/or districts; or

B.

Have a public or private commitment of resources for redevelopment or revitalization of the corridor's building or infrastructure; or

C.

Have historically served as a regional or neighborhood commercial center; or

D.

Provide primary access to one (1) or more major tourist attractions; or

E.

Abut, traverse or link the San Antonio River or its major tributaries including Leon and Salado Creeks; or

F.

Traverse residential areas where single-family and multi-family housing units exist in residentially zoned areas along at least fifty (50) percent of the corridor frontage.

(3)

Preservation Corridors. Must lie along a street in the city's adopted major thoroughfare plan; and

A.

Abut, traverse, or link designated historic landmarks and/or districts; or

B.

Traverse scenic terrain where natural areas (an area without man made alterations that contains native topography and/or native plants such as trees);

C.

Shrubs, wildflowers, forbs and grasses are present along at least fifty (50) percent of the roadway frontage; or

D.

Abut, traverse, or link the San Antonio River or its major tributaries, including Leon and Salado Creek; or

E.

Provide primary access to one (1) or more major tourist attractions; or

F.

Abut, traverse, or link historic roads or trails.

(c)

Initiation Procedures and Zoning Classification.

(1)

Zoning changes to establish specific corridor districts shall be initiated by city council resolution.

(2)

The department of planning and community services shall undertake land use and other background studies necessary to establish a corridor district. All property owners within the proposed corridor district and adjacent areas shall be afforded an opportunity to participate in drafting the proposed regulations through public hearings and meetings.

(3)

The corridor districts are established as overlays to the regular base zoning districts established by this chapter.

(4)

The zoning designation for the corridor district shall consist of a base zone symbol and the overlay district symbol "GC" gateway corridor, "MC" metropolitan corridor and "PC" preservation corridor as a suffix. Corridor districts shall be numbered sequentially to distinguish among different districts, i.e., "GC-1," "GC-2," etc. Adopted corridor districts referenced herein by their title and date of adoption are:

A.

Hill Country Gateway Corridor "GC-1"; May 19, 2003.

B.

Highway 151 Gateway Corridor "GC-2"; April 28, 2005.

C.

Roosevelt Metropolitan Corridor "MC-1"; October 1, 2009.

D.

Bulverde Road Preservation Corridor "PC-1"; June 17, 2010.

E.

South Presa Metropolitan Corridor "MC-2"; May 19, 2011.

F.

Austin Highway/Harry Wurzbach (TAPS Memorial Boulevard) Metropolitan Corridor "MC-3"; March 15, 2012.

(d)

Boundaries. Corridor districts shall be designated on both sides of a street except when one side is not located within the City of San Antonio. The maximum width of a corridor district along either side of the street right-of-way shall not exceed the distance indicated in Table 339.01-1; however structures on lots with access to the corridor street but, due to topography of the property, are not visible from the corridor street shall be exempt from the requirements of individual corridor ordinances. The planning and community development director shall make this determination based on the materials submitted by the applicant pursuant to subsection (g) below.

(e)

Zoning/Rezoning Plan. A corridor district may be adopted as an overlay zone on top of the existing base zoning to incorporate additional urban design standards, and to ensure safe traffic movement within the corridor. The zoning ordinance creating a corridor district shall include a corridor plan. Uses allowed in the corridor shall be in accordance with the design and development standards found in Table 339.01-1 of this section. The city council may elect to rezone all or portions of the corridor to reflect compatible land use relationships.

(1)

The corridor plan approved as part of the zoning ordinance creating a corridor district shall include development and design standards for new construction of any building or structure, or the relocation or rehabilitation to the street facade of an existing building or structure as set forth in subsection (f) below.

(2)

The corridor plan and requisite development and design standards shall not apply to those activities that constitute ordinary maintenance and repair of the building or site using the same or similar material and design.

(3)

Nonconforming structures shall be governed by article VII of this chapter.

(f)

Development and Design Standards. Development and design standards for the corridor district may only include the following elements and no others governing the physical characteristics and features of all property (public or private) within the proposed corridor district:

(1)

Siting, grading;

(2)

Building size;

(3)

Lot coverage; floor area ratio;

(4)

Front and side setbacks;

(5)

Lot frontage;

(6)

Driveway size and sidewalks;

(7)

Parking, off-street parking and loading requirements;

(8)

Screening of lighting for entrances, parking lots, walkways and building exteriors;

(9)

Screening; fences, walls and berms;

(10)

Landscaping to encourage the use of native trees and plants;

(11)

Tree preservation;

(12)

Natural areas to encourage the use of native trees and plants;

(13)

Noise levels;

(14)

Building materials;

(15)

Trash receptacles, utility boxes;

(16)

Satellite dishes and components to the extent permitted by federal laws and regulations;

(17)

Solar systems and components.

(g)

Corridor Ordinance Administration.

(1)

A site plan and building elevations for all properties within a corridor district shall be submitted in conjunction with an application for a building permit as required by the city's building code. The plan shall be on a standard drawing sheet of a size not to exceed twenty-four by thirty-six (24 x 36) square inches and shall be submitted in four (4) copies, including one (1) reproducible copy, together with a reproducible eight and one-half by eleven (8.5 x 11) inches reduction of the plan.

(2)

The site plan shall include the following, as applicable, for a particular corridor district:

A.

Street address, legal description, vicinity diagram, scale, north arrow, and perimeter boundaries;

B.

Location and dimensions of existing and/or proposed structures, easements, driveways, and parking areas;

C.

Location and height of required screening;

D.

Topographic contours at ten-foot intervals (for preservation corridors only);

E.

Significant vegetative features including all trees that are at least six (6) inches in diameter measured four and one-half (4½) feet from the ground (for preservation corridors only);

F.

Locations and dimensions of all signs and appurtenances; and

G.

Location of lighting.

(3)

Building elevations shall include:

A.

Building materials; and

B.

Building dimensions and details.

(4)

No building permit shall be issued by the department of development services for new construction or an alteration or addition to the street facade of an existing building or structure within a designated corridor district without the submission and approval of design plans submitted in conformance with the development and design standards established pursuant to subsection (f) above and the issuance of a certificate of compliance by the planning director, provided however, a sign permit may be issued upon review of the applicable corridor ordinance by the department of development services without issuance of a certificate of compliance by the planning and community development director.

(5)

The director of development services shall forward a copy of a building permit application to the planning and community development director for review and comment. Upon receipt of all submittal materials required in subsection (1), the planning and community development director shall issue or deny a certificate of compliance to the applicant within ten (10) working days. If approved or disapproved the plan shall be so annotated and the plan shall be returned to the department of development services.

(6)

Site preparation, including any grading or clearing of natural features, is prohibited until the planning director has issued a certificate of compliance (for preservation corridors only).

(7)

If the plan is not approved, the applicant may appeal the staff decision to the board of adjustment.

(h)

Sign Standards.

(1)

General. The provisions of section 28-220 of the City Code shall apply to corridor districts established pursuant to this section, provided that in the event of a conflict between the provisions of a specific corridor ordinance and section 28-220, the most restrictive provisions shall apply.

(2)

Prohibited Signs. In addition to the signs prohibited by section 28-220, no signs shall be permitted in public rights-of-way except for licensed residential monument signs and other signs expressly authorized by permit or license before the effective date of this section.

(3)

Nonconforming Signs. Abatement of nonconforming signs shall be governed by section 28-245, nonconforming sign abatement.

(4)

On-Premises Signs. The maximum sign height and message area shall be as indicated in Table 339.01-1. Sign consolidation incentives may be considered for individual corridors not to exceed the maximum sign areas in Table 339.01-1.

(5)

Off-Premises Advertising Signs and Billboards. This Code does not prohibit signs advertising goods or services off-premises. However, such a prohibition may be adopted as a requirement of a designated corridor.

(6)

Sign Master Plan Development Agreements. No provision in this section may be construed to prohibit a sign master plan development agreement as defined by section 28-244 of the City Code.

(7)

Automobile Sales. Where the primary use of a lot is automobile sales, one (1) freestanding sign shall be permitted for each two hundred (200) linear feet of street frontage in accordance with Table 339.01-1. The maximum height and size for all allowed signs on lots where the primary use is automobile sales shall be in accordance with Table 339.01-1 On lots with frontage on more than one (1) street, the same shall apply for each street.

(8)

Definitions. For the purposes of this section the following definitions apply: dual tenant sign. Dual tenant signs are signs that advertise no more than two (2) businesses, each with a separate certificate of occupancy on the same platted lot. Provisions pertaining to dual tenant signs may only be used when no more than two (2) businesses occupy a single platted lot. An individual tenant shall not exceed the maximum allowable message area of a single tenant sign as designated in Table 339.01-1.

Commentary: The provision of dual tenant signs in corridor districts is to encourage the reduction in the number of freestanding signs.

(9)

Monument Sign. Monument signs are signs that are directly supported by the earth for the full width of the sign face area.

(10)

Freestanding Sign. Freestanding signs means any type of sign supported by structures or supports that are placed on, or anchored in, the ground and is independent of any structure and of a permanent nature. This type of sign shall include any form of monument sign as defined in chapter 28 of the City Code.

(i)

Public Facilities and Utilities. Public agencies shall take into account a corridor designation and be sensitive to the intent and provisions of a corridor ordinance in the siting and design of projects and facilities that are located within or adjacent to a corridor district. On-site utilities may be required to be located underground unless required by the utility to be otherwise located. Public agencies that own property within a corridor district shall be encouraged to provide landscaping along public rights-of-way.

(j)

Optional Provisions. Notwithstanding the minimum front setback established for a corridor district, an individual lot shall be entitled to a reduction of up to twenty-five (25) percent of the minimum front street yard setback, if, from the materials submitted by the applicant pursuant to subsection (g) above, the planning and community development director determines at least one (1) of the following conditions exists:

(1)

The lot contains three (3) or more trees greater than six (6) inches in diameter measured four and one-half (4½) feet from the ground.

(2)

The topography of the lot is such that application of the corridor minimum front setback will unreasonably burden the use of the property. Consideration shall be given to easements, elevation changes, drainage, floodplains and lot configuration.

TABLE 339.01-1

			Gateway	Metropolitan	Preservation
1.	LOCATIONS PERMITTED
	A.	Local street	No	No	No
	B.	Arterial Type B	No	Yes	Yes
	C.	Arterial Type A	Yes	Yes	Yes
	D.	Expressway	Yes	Yes	Yes
2.	MAXIMUM CORRIDOR WIDTH EACH SIDE OF EXISTING RIGHT-OF-WAY
	A.	Arterial Type B	NA	200 ft.	200 ft.
	B.	Arterial Type A	500 ft.	300 ft.	300 ft.
	C.	Expressway	1,000 ft.	500 ft.	500 ft.
3.	MINIMUM LENGTH
	A.	Arterial Type B	NA	660 ft.	660 ft.
	B.	Arterial Type A	2,640 ft.	1,320 ft.	1,320 ft.
	C.	Expressway	5,280 ft.	2,640 ft.	2,640 ft.
4.	MINIMUM FRONT BUILDING SETBACK
	Minimum front building setbacks shall only apply to those properties with frontage on the roadway used to designate the corridor district.
	A.	Arterial Type B	NA	0—30 ft.	0—30 ft.
	B.	Arterial Type A	0—40 ft.	0—40 ft.	0—40 ft.
	C.	Expressway	0—90 ft.	0—90 ft.	0—90 ft.
5.	MAXIMUM SIGN HEIGHT
	A.	Arterial Type B	NA	10—15 ft. single or dual tenant 15—25 ft. multiple	10—15 ft. single or dual tenant 15—25 ft. multiple
	B.	Arterial Type A	25—35 ft. single 30—40 ft. dual 40—50 ft. multiple	25—35 ft. single 30—40 ft. dual 40—50 ft. multiple	25—35 ft. single 30—40 ft. dual 40—50 ft. multiple
	C.	Expressway	35—45 ft. single 40—45 ft. dual 40—50 ft. multiple	35—45 ft. single 40—45 ft. dual 40—50 ft. multiple	35—45 ft. single 40—45 ft. dual 40—50 ft. multiple
		Up to an additional ten (10) feet of overall sign height may be added if the adjacent street grade is elevated. The difference in elevation between the property and the street grade shall be the determining factor in the height allowed.
6.	MAXIMUM FREESTANDING SIGN MESSAGE AREA (single/multiple tenant)
		The maximum sign face area for freestanding signs shall be established in accordance with the table below as measured in square feet. Sign consolidation incentives may permit a greater sign message area, provided that the maximum sign area shall not be exceeded.
	A.	Arterial Type B	NA	64—96 sq. ft. single or dual	64—96 sq. ft. single or dual
			NA	96—160 sq. ft. multiple	96—160 sq. ft. multiple
	B.	Arterial Type A	65—200 sq. ft. single	65—200 sq. ft. single	65—200 sq. ft. single
			150—240 sq. ft. dual	150—240 sq. ft. dual	150—240 sq. ft. dual
			200—400 sq. ft. multiple	200—400 sq. ft. multiple	200—400 sq. ft. multiple
	C.	Expressway	200—300 sq. ft. single	200—300 sq. ft. single	200—300 sq. ft. single
			250—375 sq. ft. dual	250—375 sq. ft. dual	250—375 sq. ft. dual
			300—500 sq. ft. multiple	300—500 sq. ft. multiple	300—500 sq. ft. multiple
7.	NUMBER OF FREESTANDING SIGNS
	The number of freestanding signs will be determined for each designated corridor overlay zone, provided that, one (1) freestanding sign per platted lot is permitted. Additional freestanding signs may be permitted if a minimum spacing between signs of two hundred (200) feet exists along one side of the street and no sign is within the clear vision area defined by section 35-506. Except in those instances provided in subsection (h)(7) above, additional freestanding signs shall not exceed seventy-five (75) percent of the allowable height and size set out in Table 339.01-1.
8.	MAXIMUM ATTACHED SIGN MESSAGE AREA
	The maximum allowable sign area, as a percentage of the area of each building elevation, for attached signs along all street frontage shall be as follows, provided that each occupancy that has a separate and distinct public entrance located on an Arterial Type B street shall be allowed a minimum of fifty (50) square feet of sign message area, each occupancy that has a separate and distinct public entrance located on an Arterial Type A street shall be allowed a minimum of seventy-five (75) square feet of sign message area, and each occupancy that has a separate and distinct public entrance located on an expressway shall be allowed a minimum of one hundred (100) square feet of sign message area.
	A.	Arterial Type B	NA	15%	10%
	B.	Arterial Type A
		(1) cabinet sign	15%	10%	10%
		(2) channel letters raised or incised	15%	15%	10%
		(3) painted or flat sign	15%	15%	10%
	C.	Expressway
		(1) cabinet sign	15%	15%	15%
		(2) channel letters raised or incised	20%	20%	20%
		(3) painted or flat sign	15%	15%	15%
NA = not applicable

 

(Ord. No. 96956 § 1) (Ord. No. 100126) (Ord. No. 2010-11-18-0985, § 2, 11-18-10) (Ord. No. 2012-10-18-0829, § 2, 10-18-12)