A.

Purpose. The purpose of the Historic District is to provide design guidance and standards that recognize the unique architectural character and historic patterns of use and site design, in order to preserve and protect the character, history and culture of the City of Boerne through the preservation, restoration and re-use of its historic structures and facilities.

B.

Applicability.

1.

These requirements shall be applicable for all property located, in full or in part, within the boundaries of the Historic District, unless otherwise indicated.

2.

Design, new construction, alterations, site elements, additions, signage, and maintenance of properties that are fully or partially located within the Historic District shall be governed by the Historic District design guidelines as adopted by city council.

3.

All residential buildings located within the historic shall be required to comply with the Historic District guidelines, regardless of age or architectural style, for the granting of any permit or certificate required for development activity in the Historic District.

4.

The standards and guidelines of the Historic District shall be applied and interpreted by the historic landmark commission.

5.

The Boerne Historic Design Guidelines and the provisions and regulations contained therein shall apply to all properties fully or partially within the locally designated Historic District, and to historically designated landmarks, regardless of age or architectural style.

6.

Buildings that are fifty (50) years of age or more, or which have been determined to be historically contributing, shall be required to comply with the Boerne Historic Design Guidelines.

7.

Non-historic buildings.

a.

For buildings and structures that are less than fifty (50) years of age, which have been determined to be non-contributing, or which have been substantially altered, the historic landmark commission may apply the guidelines with more flexibility.

b.

In reviewing work affecting non-historic buildings, the historic landmark commission's approach is to maintain or enhance their relationship and compatibility with adjacent historic buildings and streetscapes.

8.

Any activity requiring a certificate of appropriateness will be subject to the historic design guidelines adopted by the city.

C.

Uses.

1.

Additional uses that are allowed in the Historic District:

a.

Bar/wine bar.

i.

The maximum building area of a bar or a wine bar shall not exceed two thousand five hundred (2,500) square feet.

ii.

There shall be no alcohol service past midnight.

b.

Craft alcohol production.

i.

At least fifteen (15) percent of the Gross Floor Area (GFA) shall be maintained as retail space open to the public.

ii.

Manufacturing-related activity shall not occupy more than five thousand (5,000) square feet of Gross Floor Area (GFA).

c.

Single-family detached dwelling, if the structure is a residential structure.

2.

Uses requiring a special use permit:

a.

Mixed-use building.

b.

Multi-family.

c.

Mobile food park.

3.

Uses that are prohibited within the Historic District:

a.

Assisted living facility.

b.

Automobile parts and parts sales.

c.

Automobile rental facility.

d.

Automobile sales.

e.

Automobile service (with or without outside storage).

f.

Bus terminal.

g.

Car wash.

h.

Daycare.

i.

Funeral home/mortuary.

j.

Gas station.

k.

Medical - freestanding emergency room.

l.

Medical - hospital/inpatient care facility.

m.

Medical - surgical center.

n.

Nursing/residential care facility.

o.

Pawn shop.

p.

Portable building sales.

q.

RV park.

r.

Sales yard (outdoor).

s.

Warehouse retail.

D.

Residential design.

1.

Dimensions. Dimensions for residential buildings shall be in accordance with the base zoning of the property, except:

a.

Building height. Building height shall not vary more than one-half (½) story from the building height of the majority of other buildings on the block on which the new house is located, and the maximum allowable height of a residential building in the Historic District is two (2) stories or thirty (30) feet.

b.

Building width. Building width shall not vary more than one-half (½) of the average width of residential properties on the same block, regardless of setbacks.

c.

Front yard setbacks.

i.

The minimum front yard setback for all residential properties in the Historic District is ten (10) feet. Where possible, front yard setbacks shall not vary more than two (2) feet from the front yard setback of the neighboring properties.

ii.

Where neighboring properties vary in setback, alignment shall be with the neighboring property with a front building wall nearest to the street.

iii.

The minimum front yard setback for attached garages on all residential properties in the Historic District is ten (10) feet. Detached garages shall be set back at least five (5) feet more than the actual setback distance of the primary building.

d.

Side yard setbacks of accessory buildings.

i.

The minimum side yard setback for accessory buildings is ten (10) feet for street-facing accessory buildings on corner lots.

ii.

For all other conditions, side yard setbacks for accessory buildings shall be in keeping with the base zoning of the property.

e.

Rear yard setbacks. The minimum rear yard setback for all residential properties in the district shall be ten (10) feet.

2.

Building orientation.

a.

New residential buildings shall maintain the existing pattern of surrounding historic buildings along the street in terms of building orientation.

b.

The main building entry of any newly constructed house in this district shall face the street. For corner lots, the main building entry shall face the street associated with the building address.

c.

There shall be no minimum combined front and rear yard setback.

3.

Windows.

a.

Window openings shall be rectangular in shape, except that windows in the shape of a circle shall be permitted in the second-floor space of a front-facing gable roof.

b.

Window proportions on the main façade should not exceed three-to-one and shall not be less than two-to-one, in height-to-width ratio.

c.

The use of dark tinted windows, reflective glass or coatings is prohibited on windows facing a public right of way.

4.

Porches.

a.

All residences in the Historic District shall have an entry porch in front of the house.

b.

Porches shall be covered and shall have columns and railings with balusters that are traditional in terms of design and materials, in keeping with the historic design guidelines.

c.

Porch roofs shall be one (1) of the following roof types:

i.

Gable.

ii.

Hipped.

iii.

Shed.

5.

Building materials.

a.

Poured concrete, concrete block and split faced concrete are acceptable foundation materials. Stucco or other finishes may be used to provide a textured surface.

b.

If bricks are used as façade material on the building, such brick shall closely match traditional mortar and brick color tones. White or light mortars shall not be used with dark brick colors.

c.

In cases of new construction, if the construction is frame construction, the preferred exterior material includes wood, clapboard, shingle, and stucco.

6.

Garages.

a.

Garage doors shall be wood or wood-paneled. Vinyl, aluminum, or steel doors are discouraged, and all proposed material require approval of the historic landmark commission.

b.

Garage doors shall have windows.

7.

Parking.

a.

For residential uses, parking shall be in accordance with the base zoning requirements. On-street parking shall not be counted toward the minimum parking requirements.

b.

For commercial uses in the Historic District, parking shall be fifty (50) percent of the minimum requirement of chapter 5: Nonresidential design. On-street parking spaces located within sixty (60) feet of a commercial establishment may be used to satisfy no more than fifty (50) percent of the parking requirements of that establishment.

8.

Fences and walls.

a.

The only type of wooden fence allowed in the historic district is a split-rail fence.

b.

Wrought iron and other fencing material with high opacity shall also require landscape screening.

c.

Barbed wire, sheet metal and chain link are prohibited fencing material in the Historic District.

9.

Accessory buildings. Accessory buildings shall be of the same materials, textures, roof type and colors as the primary building.

E.

Nonresidential design.

1.

Any nonresidential construction requiring a permit shall require approval by the historic landmark commission prior to permitting.

2.

For establishments with outdoor entertainment, the city's noise and lighting ordinances apply.

3.

Dimensions. Dimensions for nonresidential properties shall be in accordance with the base zoning of the property, except:

a.

Building height.

i.

The maximum height of a nonresidential building in the Historic District is forty (40) feet.

ii.

For a building that is more than two (2) stories in height, any portion of the building above the second floor shall be stepped back at least ten (10) feet from the building line facing a public street and/or a residential property.

b.

Building width. For new construction, building widths shall not vary by more than one-half (½) of the average width of nonresidential properties on the same block, regardless of setbacks, unless vertical divisions are used to maintain the appearance of building widths that are within fifty (50) percent of the average building widths of the block.

c.

Front yard setbacks.

i.

If the property fronts a public right of way where there is at least four (4) feet of unobstructed sidewalk space between the front building line and the corresponding roadway, there shall be a zero (0) foot minimum front yard setback, even if the adjacent use is residential.

ii.

If there is not at least four (4) feet of unobstructed sidewalk space within the public right of way, between the front building line and the back of curb of the corresponding roadway, the front yard setback shall be increased to maintain a continuous four (4) foot unobstructed sidewalk space between the front building line and the back of the curb.

iii.

Front building lines should align with the building setbacks of neighboring properties to maintain a continuous street wall. The front building line of new construction shall align with the front building line of at least one (1) of the properties adjoining the side of the new building construction.

d.

Side yard setback. The minimum side yard setback is five (5) feet, or zero (0) feet if there is an approved fire wall.

e.

Rear yard setback. The minimum rear yard setback is ten (10) feet.

4.

Building orientation. Primary building entry shall be oriented toward the street of the building's address.

5.

Building facades.

a.

All primary building entrances shall be covered either by the second floor as a recessed entry, or by an awning, canopy, marquis sign or balcony.

b.

Where first floor uses are non-residential, at least fifty (50) percent of the building front shall be windows, from two (2) feet to eight (8) feet above ground level.

c.

Architectural details shall be utilized in building facades in a manner consistent with the design guidelines and with the period of construction of the downtown area. Ornamentation shall include a combination of the following decorative elements on the building façade:

i.

Cornices and eaves

ii.

Moldings, corbels and brackets

iii.

Masonry patterns

iv.

Cornices

v.

Window hoods

d.

Preventive maintenance shall be required for exteriors visible from a public street in the Historic District. This includes rust removal, caulking and repainting.

e.

Second and third floor windows shall be double hung.

f.

Building materials.

i.

Poured concrete, concrete block and split faced concrete are acceptable foundation materials. Stucco or other finishes may be used to provide a textured surface.

ii.

If bricks are used as façade material on the building, such brick shall closely match traditional mortar and brick color tones. White or light mortars shall not be used with dark brick colors.

6.

Fences and walls.

a.

Masonry walls are the preferred type of wall in the Historic District.

b.

There shall be no fences or walls within the minimum front yard setback area.

c.

No wooden fences shall be permitted for nonresidential properties fronting main street in the historic district. On other street faces, wooden fences may only be split-rail fences.

d.

Wrought iron and other fencing material with high opacity shall also require landscape screening.

e.

Barbed wire, sheet metal and chain link are prohibited fencing material in the Historic District.

7.

Parking.

a.

For nonresidential properties and nonresidential uses in mixed-use buildings or mixed-use lots, the parking requirements may be satisfied by on-street parking.

b.

For residential units in mixed-use buildings or mixed-use lots, on-street parking shall not be counted toward residential parking requirements.

c.

For commercial uses in the Historic District, parking shall be fifty (50) percent of the minimum requirement of chapter 5: Nonresidential design. On-street parking spaces located within sixty (60) feet of a commercial establishment may be used to satisfy no more than fifty (50) percent of the parking requirements of that establishment.

8.

Seasonal window décor.

a.

It is the intent of the city to encourage vibrant, pedestrian-oriented commerce along main street, and to foster a safe and enjoyable environment for patrons and for business owners.

b.

Temporary, seasonal window displays that cover more than seventy-five (75) percent of a first-floor window shall be removed within sixty (60) days of installation. They shall be allowed, and shall not require a permit, provided they conform to all other rules and requirements of the city.

F.

Sidewalks. All properties in the Historic District shall maintain a continuous sidewalk with an unobstructed pedestrian pathway at least four (4) feet wide. A wider width shall be required if the road is designated on the major thoroughfare plan, and may be required if needed to align a new sidewalk with the sidewalk of an adjoining property.

G.

Signage.

1.

Sign types.

a.

Prohibited sign types. The following sign types are prohibited in the historic district:

i.

Detached canopy signs;

ii.

Perimeter wall signs, except for inset or engraved markers, such as building names and/or addresses;

iii.

Freestanding entry feature signs;

iv.

Portable changeable message board signs.

v.

Freeway pylon signs.

vi.

Pole signs unless already existing.

b.

Window signs. Temporary window signs that cover seventy-five (75) percent or more of a first-floor window shall be removed within sixty (60) days of installation. They shall not require a permit

c.

All other sign types. For all other sign elements, the requirements of chapter 9: Signage and the requirements for a certificate of appropriateness, in addition to those requirements above for particular sign types, shall apply.

2.

Sign elements. The following sign elements shall comply with these additional requirements and prohibitions.

a.

Prohibited sign elements. The following sign elements are prohibited in the historic district:

i.

Digital sign faces; and

ii.

Electronic changeable copy sign faces

b.

Allowances for original sign types. A sign type or sign element may be permitted, per HLC approval, if it can be demonstrated that it is original to the site, or to the period in which the site was first developed. This includes, but is not limited to, channel letter sign faces and neon signs.

c.

All other sign elements. For all other signs, the requirements of chapter 9: Signage and the requirements for a certificate of appropriateness shall apply.

(Ord. No. 2024-27, § 1 (Exh. A), 1-14-2025; Ord. No. 2024-28, § 1 (Exh. A), 1-14-2025)