Zoning

I get a lot of questions about zoning, which isn't too surprising because Zoning in San Antonio can be confusing and sometimes seem arbitrary.

There used to be zoning that rated uses by their intensity, and more intense uses (heavy manufacturing, tattoo shops, smelting plants, etc.) could only go in the higher zoning classifications, while uses with lower intensity (residential, professional office, etc.) could go in any category that allowed a higher-intensity use.

That has changed, and new codes offer specific uses that can go in specific places. Some codes, like "D" for Downtown allow for mixed uses such as office, hotel, restaurant, bar, condo or apartment towers, and more (though generally not industrial uses).

The City code defines everything from Bars (allowed in D, C3, and L) to Wholesale Tamale preparation (D, C3, L, I-1) and everything in between. If I can figure out how to post the entire zoning matrix here I will.

In addition to the base code, there are also overlays for a number of different thing, including the Edwards Aquifer Recharge Zone (ERZD), which limits uses that might contaminate our drinking water, to the RIO Overlay zone, surrounding the San Antonio river, and the AHOD Airport Zone, which limits uses and building heights around the airport. IDZ is infill development zone, which is an overlay that can provide some flexibility in building codes in certain areas around downtown.

You may also see historic zoning designation that doesn't typically affect use, but affects your ability to alter the structure.

Property zoning can be changed, but it can be a challenge depending on where it is and what you want to change it to. If you want to make a change that conflicts with a neighborhood's master plan or you think might bring out the neighbors to complain, your chances may be slim. I'll do another post sometime about this process.

Finally, there are a lot of municipalities in the Greater San Antonio area besides San Antonio. You can be driving along 410 and pass through cities like Balcones Heights or Castle Hills. Other municipalities include Olmos Park, Alamo Heights, and Terrell Hills. Each of these have their own zoning codes that is different from the City of San Antonio. If you are looking at a City of San Antonio zoning map and you are trying to figure out what OCL zoning is, that means "Out of City Limits". That means you'll need to check with that specific municipality for more info. These cities are smaller with fewer staff people, so it can often be easier to get a decision made or talk to the right person. On the other hand, they can sometimes be less flexible since any individual project will have a bigger impact on that little community than a similar project would have on San Antonio.