A.

Base zoning districts established. Zoning regulations and districts as set forth in this ordinance are established and the city is divided into base zoning districts as follows:

B.

Regulating uses, lots and dimensions of the base zoning districts.

1.

The uses permitted in each base zoning district shall be in accordance with the table of uses, and with the use restrictions and other provisions of this chapter.

2.

The dimensional standards for each base zoning district shall be in accordance with the table of dimensional standards.

C.

Purpose and applicability of the base zoning districts.

1.

Agriculture and Rural Residential (RA). The agriculture and rural residential category is for agricultural properties, detached dwellings on large lots, un-subdivided parcels requiring little or no public infrastructure in the short term, or rural level infrastructure requirements in the long-term. The regulations are designed to protect the open, rural character of the area.

The agriculture and rural residential district is applicable in any areas where significant open spaces are to be protected, specifically the rural estate designation in the Boerne Comprehensive Master Plan.

2.

Manor Residential (RM). The manor residential category is for single-family dwelling lots and tracts of a rural nature. The regulations are designed to protect the essentially rural character of the property and to provide more privacy and open space than what is associated with developed urban areas. The regulations prohibit the establishment of commercial, industrial or other incompatible uses.

Manor residential is applicable in areas where low-density suburban development patterns are desired, and where neighborhood residential is designated in the Boerne Comprehensive Master Plan. RM is most appropriate with an organic transportation network and the rural street design types indicated in the infrastructure design chapter.

3.

Estate Residential (RE). The estate residential category is for detached dwellings. RE is a lot type that preserves privacy yet accommodates a more suburban development form. The regulations prohibit the establishment of commercial, industrial or other incompatible uses. Estate residential is applicable in areas designated neighborhood residential in the Boerne Comprehensive Master Plan.

4.

Low-Density Residential (R1-L). The low-density residential category is for detached dwellings. R1-L is similar to the estate residential category except for the reduced lot dimensions. R1-L lots allow for a conventional, suburban neighborhood form. Commercial, industrial and other non-residential uses are prohibited. Low density residential is applicable in suburban areas designated as low-density residential in the Boerne Comprehensive Master Plan.

5.

Medium-Density Residential (R1-M). The medium-density residential category is for detached dwellings on suburban lots. R1-M lots allow for a conventional suburban neighborhood form. Commercial, industrial and other non-residential uses are prohibited. R1-M is most appropriate for the center or edges of neighborhoods where a larger mix of lot types is desired, within walking distance of a nearby activity center or commercial area. Medium-density residential is applicable in suburban areas designated as neighborhood residential in the Boerne Comprehensive Master Plan.

6.

Neighborhood Residential (R2-N). The neighborhood residential category is for compact, walkable neighborhoods in close proximity to the activity centers and commercial areas that provide many of the daily needs and services sought by residents. R2-N is applicable in areas designated as neighborhood residential in the Boerne Comprehensive Master Plan.

7.

Moderate-Density Residential (R2-M). The moderate-density residential category is for compact, walkable neighborhoods in close proximity to activity centers and commercial areas, which provide many of the daily needs and services sought by residents. This category accommodates small lot configurations and zero lot line housing types, such as garden homes or patio homes, as well as cottage house developments, providing opportunities for alternative housing forms in the city. Moderate-density residential is applicable in areas where a more compact neighborhood development pattern is desired, which are designated as neighborhood residential in the Boerne Comprehensive Master Plan.

8.

Duplex Residential (R3-D). The duplex residential category is applicable in areas where a more compact neighborhood development pattern is desired, in keeping with the neighborhood residential designation of the Boerne Comprehensive Master Plan. Duplex residential dwellings can be integrated with detached dwelling building types by spatial and architectural design, limits on the overall intensity of development, and minimum yard and lot area requirements.

9.

Attached Residential (R3-A). The attached residential category is for residences that share a common wall with neighboring residences, such as townhouses and row houses. Attached residential is applicable in areas where a compact neighborhood development pattern is desired, as a way to transition from activity centers and commercial areas to surrounding single-family neighborhoods.

10.

Multi-Unit Residential (R3-M). The multi-unit residential is for structures containing three (3) or four (4) dwelling units, with each unit designed for occupancy by one (1) household and each unit attached to another by a common wall. It is applicable to areas where a more compact development pattern is intended, and it should be placed close to activity centers and commercial areas. It may also be applicable as a buffer between single-family residential and non-residential uses. Duplex (2 units on a lot), and attached (separate lots, but with a shared wall that front a public right of way) dwellings are also allowed.

11.

Bungalow Courts (R4-B). Bungalow courts provide a type of multi-family residential development that is more appropriate for a neighborhood context. Bungalow courts consist of multiple detached residences on a single lot. Like cottage homes, a bungalow court accommodates detached single-family homes that front an internal common area, rather than a public street. It is intended for compact, walkable neighborhoods in close proximity to activity centers and commercial areas, which provide many of the daily needs and services sought by residents. Bungalow courts is one of the categories that accommodates alternative housing forms in the city. The difference between cottage homes and bungalow courts is the ownership model. whereas cottage homes are designed as individual lots with one (1) home on each lot, bungalow courts are designed as multiple homes on a single, larger lot. Therefore, site dimensions are different for the two (2) expressions.

12.

Horizontal Multi-Family Residential (R4-H). The low-density multi-family residential category is applicable in areas where a compact neighborhood development pattern is desired, at transitions between neighborhood residential and commercial designations in the Boerne Comprehensive Master Plan. Horizontal multi-family is limited to two (2) stories in height and five (5) to ten (10) units per acre.

13.

Low-Density Multi-family Residential (R4-L). The low-density multi-family residential category is applicable in areas where a compact neighborhood development pattern is desired, at transitions between neighborhood residential and commercial designations in the Boerne Comprehensive Master Plan. Low density multi-family allows for garden apartments.

14.

Urban Multi-family Residential (R4-U). The urban multi-family residential category is intended for pedestrian-oriented areas where a higher residential density can be accommodated. This will generally be found in commercial areas with traffic patterns and infrastructure systems that can handle increased traffic volumes and larger building footprints. Urban multi-family allows for mid-rise apartment buildings as well as garden apartments.

15.

Manufactured Home Community (RMHC). Manufactured home community properties offer manufactured home spaces for rent or lease. The manufactured home community category is one of the categories that accommodates alternative housing forms in the city. RMHC shall be sited in locations that do not conflict with the Comprehensive Master Plan.

16.

Neighborhood Commercial (C1). The neighborhood commercial category is for neighborhood-compatible commercial uses. Usually located between residential areas and commercial areas, neighborhood commercial includes single and multi-tenant properties. Neighborhood commercial is applicable in any area where small-scale retail and services are desired to support adjacent residential use.

17.

Transitional Commercial (C2). Transitional commercial is intended to serve as a transition between lower and higher intensity commercial properties. It is also intended to serve as a transition between neighborhoods and high intensity commercial uses. Building sizes may vary, but building height is to be in keeping with nearby neighborhoods. Properties zoned transitional commercial might have high peak hour trip generation, but their daily overall trip generation should not be high. Transitional commercial properties should be characterized by pedestrian-oriented design.

18.

Community Commercial (C3). The community commercial category is to accommodate commercial uses that have a lower transportation demand and footprint than regional commercial, but a higher transportation demand and footprint than transitional commercial. Commercial properties along arterials of the city other than Interstate 10, such as US Highway 87 and State Highway 46, should generally be designated as community commercial, unless adjoining a neighborhood.

19.

Regional Commercial (C4). Regional commercial is intended for commercial areas along Interstate 10, where traffic levels are high, and the thoroughfare system can accommodate higher trip generation. It is intended for commercial uses that serve the larger region, with generally larger building footprints and increased parking demand.

20.

Craft Commercial (CR). The craft commercial category is for uses that are by nature retail/industrial, but which do not conflict with activities within commercial areas. Industrial arts studios, microbreweries and artisan workshops are permitted, as are small-scale distribution and limited, small-scale manufacturing activities. These uses are compatible with commercial uses, adjoining light industrial uses and live-work units.

21.

Neighborhood Office (O1). The neighborhood office category is for offices and studios that are generally located between residential areas and business areas. The district regulations are designed to protect and encourage a transitional character and to protect the abutting and surrounding residential areas. Making use of an existing residential structure is ideal, but not mandatory.

22.

Office Park (O2). The office park category is to accommodate larger office buildings and areas that provide professional services to the city. Office parks should be located where streets and city infrastructure can accommodate the higher demand than neighborhood office properties.

23.

Industrial office (O3). The industrial office category is for flexible spaces that can accommodate both light industrial uses and office uses. In the industrial office category, traffic patterns and activities are consistent with industrial development. It is compatible with properties which are zoned industrial, office or commercial. As such, it is an effective transition between commercial and industrial uses.

24.

Storage and Transportation (I1). The storage and transportation category is for warehouses, storage facilities and transportation facilities that provide service to the community. Storage and transportation facilities are to be located where streets and infrastructure can accommodate the higher impacts. I1 is not compatible with residential zoning categories, and therefore shall not be permitted in proximity to them.

25.

Light Industrial (I2). Light industrial is for industrial uses that are fully contained within a building, and which have a lower environmental impact than uses permitted in the general industrial category. Examples include laboratories, research and development facilities and assembly of electronics. These uses often have higher power and transportation access needs. Properties zoned light industrial are typically clustered with similar uses and are not compatible with residential neighborhoods or with neighborhood commercial. Light industrial sites are to be developed as a campus, following the non-residential design standards of chapter 5.

26.

General Industrial (I3). The general industrial category is for manufacturing and general industrial uses which do not have to be fully contained within a building. These uses often have higher power and transportation access needs. Properties zoned for general industrial use are not compatible with neighborhood residential areas, with neighborhood commercial, or with transitional commercial. Buffers and setback requirements are general greater for these properties.

27.

Civic and Institutional (CIV). The civic and institutional category is for activities or facilities that provide a service to the general public. Civic and institutional uses include, but are not limited to, facilities for education, daycare, government, social services, institutions, places of worship, and parks and open spaces.

28.

City Property (CITY). The city property category is for properties owned by the City of Boerne. City property uses include, but are not limited to, city offices, parks and open spaces, public infrastructure, and dedicated easements.

29.

Interim Holding (HOL). The interim holding category is applied as a holding zone for areas that may be further developed, re-subdivided and reclassified in the long-term, but where minimal development activity in the interim is acceptable and will not prematurely establish a development pattern through infrastructure investments, street networks, or smaller lot patterns.