R-20 — Single-Family Residential

Low-density single-family residential district with the largest minimum lot size. Intended for estate-style or semi-rural residential development on the city's periphery.

Typical uses: Single-family dwelling, Accessory dwelling unit, Home occupation, Community home (small)

Max height: 35 ft. FAR: N/A (coverage-controlled). Min lot size: 20,000 sq ft. Setbacks: Front: 25 ft, Side: 10 ft, Rear: 25 ft. Lot coverage: 40%.

Developer notes: Primarily found on the far north and northwest sides. Limited development potential unless pursuing large-lot subdivision or seeking rezoning to a higher-density residential category.

R-6 — Single-Family Residential

Medium-density single-family residential district common in established neighborhoods throughout San Antonio. Allows standard single-family homes on 6,000 sq ft lots.

Typical uses: Single-family dwelling, Accessory dwelling unit, Home occupation, Group home (small)

Max height: 35 ft. FAR: N/A (coverage-controlled). Min lot size: 6,000 sq ft. Setbacks: Front: 20 ft, Side: 5 ft, Rear: 20 ft. Lot coverage: 45%.

Developer notes: The most common single-family district in San Antonio. Infill lot availability in established neighborhoods near downtown makes R-6 parcels targets for teardown-rebuild or ADU strategies.

R-4 — Single-Family Residential

Higher-density single-family district allowing smaller lots. Found in compact urban neighborhoods and newer infill subdivisions closer to the urban core.

Typical uses: Single-family dwelling, Accessory dwelling unit, Two-family dwelling (conditional), Home occupation

Max height: 35 ft. FAR: N/A (coverage-controlled). Min lot size: 4,000 sq ft. Setbacks: Front: 15 ft, Side: 5 ft (0 ft zero-lot-line), Rear: 5 ft. Lot coverage: 55%.

Developer notes: Ideal for compact single-family and cottage-style infill projects. The 4,000 sq ft minimum and zero-lot-line option make this attractive for small-lot subdivisions targeting first-time buyers near transit and employment centers.

RM-4 — Residential Mixed

Residential mixed district allowing a variety of housing types including single-family, duplexes, townhomes, and small multifamily buildings. Provides a transition between single-family neighborhoods and higher-density areas.

Typical uses: Single-family dwelling, Duplex, Townhouse, Small apartment (up to 8 units), Group home

Max height: 35 ft. Min lot size: 4,000 sq ft. Setbacks: Front: 15 ft, Side: 5 ft, Rear: 5 ft. Lot coverage: 55%.

Developer notes: Good for small-scale multifamily projects like fourplexes and townhome rows. The flexibility to mix housing types makes RM-4 parcels near employment centers attractive for missing-middle housing strategies.

MF-33 — Multi-Family Residential

Medium-density multifamily district allowing up to 33 dwelling units per acre. Common along secondary corridors and near neighborhood commercial areas. Permits apartments, condominiums, and townhomes.

Typical uses: Apartments, Condominiums, Townhouses, Duplexes, Group residential

Max height: 45 ft. Min lot size: 6,000 sq ft. Setbacks: Front: 20 ft, Side: 10 ft (5 ft interior), Rear: 10 ft. Lot coverage: 60%. Parking: 1.5 spaces per 1BR; 2.0 per 2BR+.

Developer notes: The workhorse multifamily district for garden-style apartments. 45 ft height allows 3-story wood-frame construction — the most cost-efficient multifamily type. Strong demand from workforce housing developers targeting the medical and military employment corridors.

MF-65 — Multi-Family Residential, High Density

High-density multifamily district allowing up to 65 dwelling units per acre. Found near major activity centers, downtown, and along primary transit corridors. Permits mid-rise apartment and condominium buildings.

Typical uses: High-density apartments, Condominiums, Mixed residential buildings, Group residential

Max height: 75 ft. Min lot size: 10,000 sq ft. Setbacks: Front: 20 ft, Side: 10 ft, Rear: 15 ft. Lot coverage: 70%. Parking: 1.25 spaces per 1BR; 1.75 per 2BR+.

Developer notes: Supports mid-rise construction up to 6 stories. 65 units/acre density makes institutional-quality apartment projects pencil. Key areas include the Medical Center corridor, downtown fringe, and along the planned VIA ART routes.

C-2 — Commercial

General commercial district permitting a wide range of retail, office, service, and entertainment uses. One of the most common commercial designations in San Antonio, found along major arterials and in commercial nodes.

Typical uses: Retail sales, Restaurants, Offices, Personal services, Hotels/motels, Entertainment venues

Max height: 45 ft. FAR: 2.0:1. Min lot size: None. Setbacks: Front: 0 ft, Side: 0 ft (10 ft adjacent to residential), Rear: 0 ft. Parking: Per UDC Table 35-526 (varies by use).

Developer notes: Broad use allowances make C-2 the most versatile commercial district. Zero setbacks allow maximum buildable area on corridor sites. Check for residential adjacency setback requirements which can reduce buildable area on parcels bordering neighborhoods.

C-3 — General Commercial

The most permissive general commercial district, allowing heavy commercial, auto-oriented, and limited light industrial uses in addition to all C-2 permitted uses.

Typical uses: All C-2 uses, Auto sales/repair, Outdoor storage, Wholesale, Light manufacturing (limited), Contractor yards

Max height: 60 ft. FAR: 3.0:1. Min lot size: None. Setbacks: Front: 0 ft, Side: 0 ft (10 ft adjacent to residential), Rear: 0 ft.

Developer notes: Highest flexibility among commercial districts. C-3 parcels along major highways (I-10, I-35, Loop 410, Loop 1604) are valuable for auto-oriented retail, flex space, and adaptive reuse projects. Consider potential for rezoning to mixed-use as corridors evolve.

D — Downtown

Downtown district covering San Antonio's urban core. Permits the highest-intensity commercial, office, residential, and mixed-use development with no height limit. Governed by additional downtown design standards.

Typical uses: Office towers, Hotels, Residential towers, Retail, Entertainment, Cultural/civic facilities, Mixed-use

Max height: Unlimited (subject to FAA). FAR: No maximum. Setbacks: Build-to line varies by street; generally 0 ft. Parking: Reduced minimums; none for residential in core.

Developer notes: Maximum development intensity with no height or FAR cap. The River Walk frontage commands premium rents for hospitality and retail. Downtown has seen significant investment in recent years with new office, hotel, and residential towers. Reduced parking requirements significantly improve project economics.

L — Light Industrial

Light industrial district permitting manufacturing, warehousing, and distribution uses that are generally compatible with nearby commercial areas. Restricts heavy manufacturing and noxious uses.

Typical uses: Light manufacturing, Warehousing, Distribution, Flex space, Research and development, Contractor offices

Max height: 45 ft. Min lot size: None. Setbacks: Front: 20 ft, Side: 0 ft (20 ft adjacent to residential), Rear: 0 ft. Lot coverage: 80%.

Developer notes: Growing demand for last-mile logistics and flex space along I-35 and I-10 corridors. Port San Antonio (former Kelly AFB) is the largest concentration of L-zoned land and is being repositioned as a tech and aerospace industrial hub with significant infrastructure investment.

I-1 — General Industrial

General industrial district permitting a full range of manufacturing, processing, and heavy commercial uses. Allows more intensive operations than the L district.

Typical uses: Manufacturing, Heavy warehousing, Processing plants, Truck terminals, Salvage yards (conditional)

Max height: 60 ft. Min lot size: None. Setbacks: Front: 20 ft, Side: 0 ft (50 ft adjacent to residential), Rear: 0 ft. Lot coverage: 90%.

Developer notes: Concentrated along the I-35 South, US 90, and Loop 410 South corridors. The 50 ft residential adjacency setback can significantly impact buildable area — verify adjacent zoning before acquisition. Industrial land values in San Antonio remain well below Austin and Dallas equivalents.

TOD — Transit-Oriented Development

Special district designed to promote dense, walkable, mixed-use development near transit stations and along VIA Metropolitan Transit corridors. Encourages reduced auto dependency and pedestrian-oriented design.

Typical uses: Mixed-use buildings, Apartments, Retail, Offices, Live/work units, Civic uses

Max height: 65 ft. FAR: 3.0:1. Min lot size: None. Setbacks: Build-to line: 0–15 ft from ROW. Parking: Reduced 30–50% from base requirements.

Developer notes: Aligned with VIA ART (Advanced Rapid Transit) corridors. TOD parcels near planned ART stations along Fredericksburg Road, San Pedro Avenue, and Broadway corridors offer strong density with reduced parking — a significant cost savings. Land assembly opportunities exist along these corridors.

MXD — Mixed Use District

Mixed-use district allowing integrated residential, commercial, and office development in a single project or district. Designed to support walkable, urban-format development patterns.

Typical uses: Mixed-use buildings, Apartments above retail, Offices, Restaurants, Personal services, Live/work units

Max height: 55 ft. FAR: 2.5:1. Min lot size: None. Setbacks: Front: 0–10 ft (build-to), Side: 0 ft, Rear: 10 ft. Parking: Shared parking provisions available; reduced from base.

Developer notes: Growing in popularity as San Antonio pushes for more walkable, mixed-use nodes outside downtown. Shared parking provisions can reduce total parking by 20–30%. Key opportunity areas include the Pearl/Broadway corridor, Southtown, and planned activity centers under SA Tomorrow.

FBZD — Form-Based Zone District

Form-based zoning district that regulates development by building form, placement, and frontage type rather than use. Allows maximum use flexibility within prescribed physical parameters.

Typical uses: Any use consistent with form standards, Mixed-use, Residential, Commercial, Live/work, Civic

Max height: Varies by transect zone (35–85 ft). Setbacks: Build-to zones defined by frontage type. Lot coverage: Varies by transect zone (60–90%). Parking: Reduced or eliminated depending on transect zone.

Developer notes: The FBZD offers maximum flexibility on use — the key constraint is building form, not what goes inside. Applied to areas like the Westside Creeks and parts of the Midtown area. Developers comfortable with form-based codes can move quickly without use-based entitlement risk.

River Walk / River Improvement Overlay (RIO)

Overlay governing development along the San Antonio River Walk and its extensions, including the Museum Reach and Mission Reach segments. Establishes design standards, setbacks, and use requirements to protect the character and public access of the river corridor.

Affected areas: San Antonio River corridor from Brackenridge Park through downtown to the Mission Reach (approximately 15 miles)

Key restrictions: Mandatory river-facing setbacks and public access easements; Building orientation requirements toward the river; Architectural design review and material standards; Height step-backs from river edge; Enhanced landscaping and stormwater management

Developer implication: River Walk frontage commands the highest rents in San Antonio for hospitality and retail. The overlay adds design review and setback requirements that affect buildable area, but the premium location typically justifies the added cost and complexity. Museum Reach and Mission Reach extensions are creating new development frontage.

Alamo Area Overlay

Special overlay protecting the visual setting and historic character of the Alamo and surrounding Alamo Plaza. Imposes strict height, use, and design restrictions to preserve the UNESCO World Heritage Site viewshed.

Affected areas: Properties within and immediately surrounding Alamo Plaza in downtown San Antonio

Key restrictions: Strict height limits to protect Alamo viewshed; Prohibited uses that detract from historic character; Mandatory design review by Historic Design and Review Commission; Sign and lighting restrictions

Developer implication: Extremely restrictive for new development. Height limits can be as low as 2–3 stories on parcels that otherwise have unlimited D district zoning. Development opportunities are primarily adaptive reuse and hospitality within strict design parameters.

Hemisfair Area Overlay

Overlay governing the redevelopment of the 1968 World's Fair site into a mixed-use urban neighborhood with parks, residential, hotel, and civic uses. Guided by the Hemisfair Park Area Redevelopment Corporation (HPARC).

Affected areas: Hemisfair Park campus and surrounding blocks south of downtown between I-37 and South Alamo Street

Key restrictions: Master plan compliance required for new development; Public open space preservation requirements; Design standards emphasizing pedestrian connectivity; Height and massing controls to transition to surrounding neighborhoods

Developer implication: One of the most significant urban redevelopment opportunities in San Antonio. Public-private partnership opportunities through HPARC for hotel, residential, and mixed-use components. Civic Park and Yanaguana Garden have already established the area as a destination.

Brooks City Base Overlay

Special overlay governing the 1,300-acre redevelopment of the former Brooks Air Force Base on the southeast side. Managed by Brooks Development Authority with its own master plan and development standards.

Affected areas: Former Brooks Air Force Base campus, approximately 1,300 acres on SE Military Drive

Key restrictions: Master development plan compliance; Custom design guidelines administered by Brooks Development Authority; Environmental remediation requirements on some parcels; Phased development schedule

Developer implication: Massive-scale opportunity — 1,300 acres of planned mixed-use development with institutional infrastructure already in place. Medical, educational (Texas A&M-San Antonio), and mixed-use components are active. Developers should engage directly with Brooks Development Authority for available parcels and partnership structures.

Brooks City Base: 3,000-Acre Redevelopment Opportunity

The former Brooks Air Force Base is one of the largest base reuse projects in Texas. With Texas A&M-San Antonio, a major medical corridor, and thousands of acres of developable land, Brooks offers institutional-scale opportunities for multifamily, retail, and mixed-use developers. The Brooks Development Authority actively seeks development partners, and infrastructure is already in place across much of the campus.

VIA Advanced Rapid Transit Corridors Driving TOD Investment

VIA Metropolitan Transit's Advanced Rapid Transit (ART) system — a bus rapid transit network — is reshaping development patterns along Fredericksburg Road, San Pedro Avenue, Broadway, and other key corridors. TOD zoning along these routes offers 30–50% parking reductions and higher density allowances. Land assembly along planned ART station areas is a timing play, with values expected to appreciate as the system builds out.

Significant Land Cost Advantage Over Other Texas Metros

San Antonio's urban land prices remain approximately 40–60% below Austin and 20–40% below Dallas for comparable locations. Combined with lower construction costs and strong rent growth driven by population influx from higher-cost Texas metros, San Antonio offers meaningfully better development yields. This cost advantage is particularly notable in multifamily, where land is the primary variable in pro forma viability.

Port San Antonio: Emerging Tech and Industrial Hub

The former Kelly Air Force Base is being repositioned as Port San Antonio — a 1,900-acre technology, cybersecurity, aerospace, and advanced manufacturing campus. Major tenants include Boeing, Lockheed Martin, and various DoD contractors. The surrounding industrial and commercial zones are benefiting from employment growth and infrastructure upgrades, creating opportunities for workforce housing, flex space, and supporting retail.

SA Tomorrow Plan Driving Code Modernization and Density

The SA Tomorrow comprehensive plan is actively being implemented through sub-area plans that rezone established corridors for higher density and mixed-use development. The city has been receptive to rezoning requests that align with SA Tomorrow goals, reducing entitlement risk for projects consistent with adopted plans. Developers should review sub-area plans before site selection to align with city priorities.

Military and Federal Employment Creates Stable Demand

San Antonio is home to Joint Base San Antonio (JBSA), the largest joint base in the DoD, encompassing Fort Sam Houston, Lackland AFB, and Randolph AFB. Combined military, federal, and defense contractor employment exceeds 80,000 jobs — creating stable, recession-resistant housing demand. Multifamily and single-family development near base gates consistently outperforms in occupancy and rent stability.

Flood Zone and Edwards Aquifer Regulations Add Complexity

San Antonio sits over the Edwards Aquifer recharge zone, and significant portions of the city — particularly the north, northwest, and far west sides — are subject to Edwards Aquifer protection regulations that restrict impervious cover and require water quality controls. Additionally, flood-prone creeks throughout the city (Salado Creek, Leon Creek, San Pedro Creek) create FEMA flood zone exposure. Always verify aquifer zone classification and flood zone status before site acquisition.

What zoning code does San Antonio use?

San Antonio uses the Unified Development Code (UDC), codified as Chapter 35 of the City Code. The UDC consolidates all zoning, subdivision, and development regulations into a single document with approximately 35 base zoning districts.

How long does a typical rezoning case take in San Antonio?

A standard rezoning case in San Antonio typically takes 3–5 months from application to City Council decision. This includes staff review, Zoning Commission hearing, and City Council action. Contested cases or those requiring additional neighborhood engagement can take 6–9 months.

What is the TOD zoning district and where does it apply?

The Transit-Oriented Development (TOD) district promotes dense, walkable, mixed-use development near VIA Metropolitan Transit stations and corridors. It allows up to 65 ft in height, 3.0:1 FAR, and reduces parking requirements by 30–50%. It is primarily applied along planned VIA Advanced Rapid Transit (ART) corridors including Fredericksburg Road, San Pedro Avenue, and Broadway.

Are there parking reductions available for developments near transit?

Yes. The TOD district reduces parking requirements by 30–50% from base UDC requirements. The Downtown (D) district has no residential parking minimum in the core area. Shared parking provisions in MXD and TOD districts can further reduce total required parking by 20–30%.

What is the Brooks City Base redevelopment and can developers participate?

Brooks City Base is a 1,300-acre former Air Force base being redeveloped into a mixed-use district with medical, educational (Texas A&M-San Antonio), residential, and commercial components. The Brooks Development Authority actively seeks private development partners and has available parcels with infrastructure in place.

How does the Edwards Aquifer recharge zone affect development?

Properties over the Edwards Aquifer recharge zone (primarily north, northwest, and far west San Antonio) are subject to impervious cover limits, water quality controls, and stormwater management requirements that can reduce developable area and increase site development costs. Always verify aquifer zone classification early in due diligence.

What is the SA Tomorrow plan and how does it affect zoning?

SA Tomorrow is San Antonio's comprehensive plan adopted in 2016. It is being implemented through sub-area plans that recommend future land use changes, increased density along transit corridors, and mixed-use development at activity centers. Rezoning requests that align with adopted SA Tomorrow sub-area plans generally receive more favorable treatment from staff and elected officials.