A.

Overlay districts established.

1.

Overlay districts may be established, amended, or removed only in accordance with the procedure for creating and amending an overlay district (chapter 2: Procedures).

2.

Overlay districts are established for certain areas of the city where additional use permissions and design restrictions are needed to:

a.

Implement the goals, policies and recommendations of the master plan;

b.

Promote the economy and general welfare of the community;

c.

Preserve and protect historical and cultural assets of the city; and/or

d.

Preserve and protect the natural resources of the city.

3.

Zoning designation for properties fully or partially located within an overlay district shall include the base zoning category and the overlay district noted as a suffix.

4.

The use regulations, dimensional standards and design requirements are those of the base zoning category, except for any additional permissions or restrictions established for the applicable overlay district.

5.

Where the underlying zoning for a property is commercial, but the use is residential and there are no residential design standards described, the lot and design standards shall apply and accessory uses shall be permitted as are described in section 3-5 Dimensional standards for base zoning districts.

6.

Overlay districts may be applied over any base zoning within the city limits.

7.

The overlay Districts established prior to the effective date of this Unified Development Code include:

a.

Historic District.

b.

South Boerne Overlay District.

8.

The overlay districts established upon the effective date of this Unified Development Code include:

a.

River Road Overlay District.

b.

Downtown Community Overlay District.

c.

Heritage Corridor Overlay District.

d.

Scenic Interstate Corridor Overlay District.

e.

Entrance Corridors Overlay District.

B.

Applicability.

1.

The boundaries for applicability of the standards herein shall be established for each individual overlay district.

2.

Standards represent the minimum requirements for development and use within an overlay district. Conformity with these standards shall be required for the granting of any zoning, plat, permit, certificate or other approval required for development within the city's area of jurisdiction.

3.

Within the overlay districts, the standards of the underlying base zoning district, and of any and all other regulations of the city, shall remain in effect unless superseded by the requirements of the applicable overlay district.

4.

In the event of a conflict between the requirements of the overlay district and the requirements of the base zoning district or another standard of the UDC, the requirements of the overlay district shall control.

5.

If more than one (1) overlay district applies for a property, the more conservative standard shall control.

C.

Structures in overlay districts. Structures within the overlay districts shall provide articulation on the primary façade and architectural elements to include a mix of materials, banding and other architectural features such as base plates, cornices, soffits, parapet and transoms on all facades.