Bulverde City Zoning Code
ARTICLE 14
03 ZONING DISTRICT REGULATIONS
§ 14.03.001 Districts.
The City of Bulverde, Texas, is hereby divided into 11 zoning districts for purposes of regulating the erection, construction, reconstruction, alteration, repair or use of buildings, other structures or land. Each of the districts shall have associated with it a set of regulations which shall vary according to the zoning district and shall be applied as specified herein.
(Ordinance 437, ex. A, adopted 9/13/16; Ordinance 506 adopted 11/14/17)
§ 14.03.002 AG Agricultural District.
(a)
Intent.
The intent of the AG Agricultural District is to provide for the practice of traditional farming activities as defined herein, including the secondary activities accompanying the main use and single-family homes for the occupants of the premises.
(b)
Permitted uses.
In general, permitted uses include single-family homes, related accessory buildings and limited commercial, such as a tree farm or riding academy/stables and certain public uses, some requiring a special use permit. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum 10 acres |
Lot width | Minimum 210 feet |
Aspect ratio | Maximum five to one depth to width ratio |
Front setback | Minimum 100 feet |
Side setback: | |
* Interior lot | Minimum 40 feet |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear setback | Minimum 50 feet |
Lot coverage | Maximum 10% including the main building and all accessory buildings |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height | 35 feet, measured as described herein |
Construction materials: | |
* Exterior walls - Main building | * Minimum 75% masonry construction for the exterior walls of all residential buildings and structures regardless of building height or number of stories; remainder may be constructed of non-masonry materials as defined herein * No single elevation shall be less than 50% masonry construction, except walls or portions thereof on a porch, patio, courtyard or breezeway may be constructed of non-masonry materials * See article 14.09, Exterior Construction Standards for Single-Family Residential Buildings, for additional requirements |
* Exterior walls - Accessory buildings | * Buildings less than 400 square feet in size may be constructed of masonry, non-masonry materials or a combination * See article 14.09, Exterior Construction Standards for Single-Family Residential Buildings, for special requirements for accessory buildings of 400 square feet or more * Exception: Barns as defined herein may be constructed of durable non-masonry materials in accordance with the Bulverde building code |
Parking | Two spaces per dwelling unit |
(e)
Uses other than residential.
(1)
Buildings other than dwelling uses and barns, including but not limited to churches, schools and nonresidential special use permit activities, shall comply with the building height, construction material and landscaping requirements of the C-1 Commercial District except as provided herein.
(2)
Greenhouses may be constructed of material approved by the city manager or designee provided the structure is used and maintained exclusively as a greenhouse. If the greenhouse is converted to another use, it must be made to comply with the requirements for accessory buildings.
(f)
Television satellite dishes and liquid petroleum gas tanks shall be located to the rear of any residence and shall be situated so much as possible such that they are not visible from the street. Motor homes, mobile homes, recreational vehicles, trailers or boats shall be parked to the rear of the house or garage and inside the side and rear setback lines.
(Ordinance 437, ex. A, adopted 9/13/16; Ordinance 506 adopted 11/14/17)
§ 14.03.003 R-1 Residential District.
(a)
Intent.
The intent of the R-1 district is to provide for the development of single-family homes on large lots.
(b)
Permitted uses.
In general, permitted uses include single-family residential uses, related accessory buildings and certain public and institutional uses. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum five acres |
Lot width | Minimum 210 feet |
Aspect ratio | Maximum five to one depth to width ratio |
Front setback | Minimum 100 feet |
Side setback: | |
* Interior lot | Minimum 40 feet |
* Corner lot | The street frontage upon which the property will be addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear setback | Minimum 50 feet |
Lot coverage | Maximum 10% including the main building and all accessory buildings |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height | 35 feet, measured as described herein |
Construction materials: | |
* Exterior walls - Main building | * Minimum 75% masonry construction for all exterior walls regardless of building height or number of stories * Remainder of the wall area may be constructed of non-masonry materials as defined herein * No single elevation shall be less than 50% masonry construction, except walls or portions thereof on a porch, patio, courtyard or breezeway may be constructed of non-masonry materials * See article 14.09, Exterior Construction Standards for Single-Family Residential Buildings, for additional requirements |
* Exterior walls - Accessory buildings | * Buildings less than 400 square feet in size may be constructed of masonry, non-masonry materials or a combination * See article 14.09, Exterior Construction Standards for Single-Family Residential Buildings, for special requirements for accessory buildings of 400 square feet or more |
Parking | Two spaces per dwelling unit |
(e)
Uses other than residential.
(1)
Buildings other than dwelling uses, including but not limited to, churches, schools and nonresidential special use permit activities, shall comply with the building height, construction material and landscaping requirements of the C-1 Commercial District except as provided herein.
(2)
Greenhouses may be constructed of material approved by the city manager or designee provided the structure is used and maintained exclusively as a greenhouse. If the greenhouse is converted to another use, it must be made to comply with the requirements for accessory buildings.
(f)
Television satellite dishes and liquid petroleum gas tanks shall be located to the rear of any residence and shall be situated so much as possible such that they are not visible from the street. Motor homes, mobile homes, recreational vehicles, trailers or boats shall be parked to the rear of the house or garage and inside the side and rear setback lines.
(Ordinance 437, ex. A, adopted 9/13/16; Ordinance 506 adopted 11/14/17)
§ 14.03.004 R-2 Residential District.
(a)
Intent.
The intent of the R-2 district is to provide for the development of single-family homes on lots that are large by typical suburban standards but are not required to meet the minimum standards for the R-1 district.
(b)
Permitted uses.
In general, single-family residential uses, related accessory buildings and certain public and institutional uses. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | One to 4.99 acres |
Lot width | Minimum 110 feet |
Aspect ratio | Maximum four to one depth to width ratio |
Front setback | Minimum 50 feet |
Side setback: | |
* Interior lot | Minimum 25 feet |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear setback | Minimum 30 feet |
Lot coverage | Maximum 20% including the main building and all accessory buildings |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height | 35 feet, measured as described herein |
Construction materials: | |
* Exterior walls - Main building | * Minimum 75% masonry construction for all exterior walls regardless of building height or number of stories * Remaining wall area may be constructed of non-masonry materials as defined herein. * No single elevation shall be less than 50% masonry construction, except walls or portions thereof on a porch, patio, courtyard or breezeway may be constructed of non-masonry materials * See article 14.09, Exterior Construction Standards for Single-Family Residential Buildings, for additional requirements |
* Exterior walls - Accessory buildings | * Buildings less than 400 square feet in size may be constructed of masonry, non-masonry materials or a combination * See article 14.09, Exterior Construction Standards for Single-Family Residential Buildings, for special requirements for accessory buildings of 400 square feet or more |
Parking | Two spaces per dwelling unit |
(e)
Uses other than residential.
(1)
Buildings other than dwelling uses, including but not limited to churches, schools and nonresidential special use permit activities, shall comply with the building height and construction material requirements of the C-1 Commercial District except as provided herein.
(2)
Greenhouses may be constructed of material approved by the city manager or designee provided the structure is used and maintained exclusively as a greenhouse. If the greenhouse is converted to another use, it must be made to comply with the requirements for accessory buildings.
(f)
Television satellite dishes and liquid petroleum gas tanks shall be located to the rear of any residence and shall be situated so much as possible such that they are not visible from the street. Motor homes, mobile homes, recreational vehicles, trailers or boats shall be parked to the rear of the house or garage and inside the side and rear setback lines.
(Ordinance 437, ex. A, adopted 9/13/16; Ordinance 506 adopted 11/14/17)
§ 14.03.005 R-3 Residential District.
(a)
Intent.
The intent of the R-3 district is to provide for the development of single-family homes on lots that are less than one acre in size. Lots will be large by typical suburban standards but will not be required to meet the minimum standards for the R-1 or R-2 districts.
(b)
Permitted uses.
In general, permitted uses include single-family residential uses, related accessory buildings and certain public and institutional uses. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum 21,675 square feet |
Lot width | Minimum 85 feet |
Aspect ratio | Maximum three to one width to depth ratio |
Front setback | Minimum 40 feet |
Side setback: | |
* Interior lot | Minimum 15 feet |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear setback | Minimum 30 feet |
Lot coverage | Maximum 25% including the main building and all accessory buildings |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height | Maximum total height of 35 feet, measured as described herein |
Construction materials: | |
* Exterior walls - Main building | * Minimum 75% masonry construction for all exterior walls regardless of building height or number of stories; the remainder may be constructed of non-masonry materials as defined herein. * No single elevation shall be less than 50% masonry construction, except walls or portions thereof on a porch, patio, courtyard or breezeway may be constructed of non-masonry materials * See article 14.09, Exterior Construction Standards for Single-Family Residential Buildings, for additional requirements |
* Exterior walls - Accessory buildings | * Buildings less than 400 square feet in size may be constructed of masonry or non-masonry materials or a combination * See article 14.09, Exterior Construction Standards for Single-Family Residential Buildings, for special requirements for accessory buildings of 400 square feet or more |
Parking | * Two spaces per dwelling unit * No garage shall be constructed to accommodate more than five motor vehicles |
(e)
Uses other than residential.
(1)
Buildings other than dwelling uses, including but not limited to churches, schools and nonresidential special use permit activities, shall comply with the building height, construction material and landscaping requirements of the C-1 Commercial District except as provided herein.
(2)
Greenhouses may be constructed of material approved by the city manager or designee provided the structure is used and maintained exclusively as a greenhouse. If the greenhouse is converted to another use, it must be made to comply with the requirements for accessory buildings.
(f)
Television satellite dishes and liquid petroleum gas tanks shall be located to the rear of any residence and shall be situated so much as possible such that they are not visible from the street. Motor homes, mobile homes, recreational vehicles, trailers or boats shall be parked to the rear of the house or garage and inside the side and rear setback lines.
(Ordinance 437, ex. A, adopted 9/13/16; Ordinance 506 adopted 11/14/17)
§ 14.03.006 R-4 Residential District.
(a)
Intent.
The intent of the R-4 district is to provide for the development of single-family homes on lots that are less than one acre in size. Lots will be large by typical suburban standards but will not be required to meet the minimum standards for the R-1 or R-2 districts or the masonry requirements for the R-3 district. Masonry construction is not required.
(b)
Permitted uses.
In general, permitted uses include single-family residential uses, related accessory structures and certain public and institutional uses. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum 20,000 square feet |
Lot width | Minimum 82 feet |
Aspect ratio | Maximum three to one width to depth ratio |
Front setback | Minimum 40 feet |
Side setback: | |
* Interior lot | Minimum 15 feet |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear setback | Minimum 20 feet |
Lot coverage | Maximum 25% including the main structure and all accessory structures |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height | Maximum total height of 35 feet, measured as described herein |
Construction materials: | |
* Exterior walls - Main structure | Buildings may be constructed of masonry materials, non-masonry materials or a combination |
* Exterior walls - Accessory structure | Buildings may be constructed of masonry, non-masonry materials or a combination |
Parking | * Two spaces per dwelling unit * No garage shall be constructed to accommodate more than five motor vehicles |
(e)
Uses other than residential.
(1)
Buildings other than dwelling uses, including but not limited to churches, schools and nonresidential special use permit activities, shall comply with the building height, construction materials and landscaping requirements of the C-1 Commercial District except as provided herein.
(2)
Greenhouses may be constructed of material approved by the city manager or designee provided the structure is used and maintained exclusively as a greenhouse. If the greenhouse is converted to another use, it must be made to comply with the requirements for accessory buildings.
(f)
Television satellite dishes and liquid petroleum gas tanks shall be located to the rear of any residence and shall be situated so much as possible such that they are not visible from the street. Motor homes, mobile homes, recreational vehicles, trailers or boats shall be parked to the rear of the house or garage and inside the side and rear setback lines.
(Ordinance 437, ex. A, adopted 9/13/16)
§ 14.03.007 R-5 Multi-Family Residential District.
(a)
Intent.
The intent of the R-5 district is to provide quality standards for residential development that accommodates multiple families on a single lot at densities greater than those permitted in the single-family zoning districts. These homes may be developed for lease (apartments) or for individual sale (condominiums). Uses are intended to be limited to certain parts of the community so that the predominant residential use in Bulverde continues to be single-family homes.
(b)
Permitted uses.
In general, permitted uses include low-intensity apartment and condominium uses developed in single-use or mixed-use settings and certain public uses. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | 30,000 square feet |
Lot width | Minimum 200 feet |
Aspect ratio | Minimum one to one depth to width ratio |
Front yard | 35 feet |
Side yard: | |
* Interior lot | 40 feet |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear yard | * 40 feet adjacent to a nonresidential zoning district * 60 feet adjacent to a single-family residential zoning district |
Building separation | Minimum required by the building code, chapter 3 of the Code of Ordinances as amended |
Density | Maximum 25 units per acre |
Lot coverage | * Maximum 30% of the lot may be occupied by buildings for developments with surface parking * Maximum 70% of the lot may be occupied by buildings for developments with structured parking |
Landscaping: | |
* Landscape area | * 10-foot landscape buffer strip planted with trees, shrubs, and ground cover adjacent to any street or any residential zoning district * One landscape island for every 10 parking spaces within the parking area * Exceptions: For property in the Downtown Bulverde Village Overlay District, reference article 14.05, Special Districts, for special standards; additional setback and landscape requirements apply to properties within the Scenic Gateway Overlay District; see article 14.05, Special Districts |
* Landscape materials | * Plant material to be chosen from the City of Bulverde list of recommended plant materials * All areas not covered with buildings or paving must be landscaped with a combination of trees, shrubs, and ground cover and may include hardscape elements if approved by the city manager or designee |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height: | |
* Main building | * Maximum 35 feet and up to three stories * Exceptions: Roof equipment and certain architectural features; see development standards, article 14.10, Architectural Standards for Commercial, Multi-Family and Industrial Buildings |
* Accessory buildings | Maximum 25 feet for accessory buildings including a clubhouse, laundry room or other similar accessory buildings |
Construction materials: | |
* Walls: | |
- Main building walls | * Minimum 60% of the total wall area excluding glass and doorways shall be constructed of masonry materials * Remainder of the building wall area may be constructed of masonry materials or non-masonry materials as defined herein or a combination of both * See article 14.11, Supplemental Regulations for Multi-Family Development, for additional requirements |
- Accents and trim | * Metal, wood, exterior tile or other materials approved by the city manager or designee * Damage-resistant exterior insulation finishing systems (EIFS) may be installed above a height of 8 feet |
* Roofs, exterior doors, balconies and stairways | See article 14.11, Supplemental Regulations for Multi-Family Development |
Building design | Building color, articulation, mass and form, scale, and orientation must meet the requirements of article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings, except as specified herein |
Parking: | |
* Required parking | * Two spaces per unit * Minimum 0.5 spaces per unit shall be provided in an attached or detached garage or in a carport; see article 14.11, Supplemental Regulations for Multi-Family Development, for additional requirements * See article 14.11, Supplemental Regulations for Multi-Family Development, for standards regulating the parking of boats, trailers, recreational vehicles and similar vehicles |
* Location and orientation | * Parking may be located below grade, in an above-grade parking structure, or in a well-designed surface lot * Maximum one single-loaded row of parking between the front building wall and any street right-of-way line * Remainder of the parking to be provided behind the front building line in the side and rear setback or internal to the development |
(e)
Recreational amenities.
Each apartment development shall provide recreational amenity features for the benefit and enjoyment of its residents including children, adolescents and adults, in accordance with article 14.11, Supplemental Regulations for Multi-Family Development. A minimum of 70 amenity points must be achieved for a complex of 250 units or less. An additional 70 amenity points must be achieved for each additional 250 units or portion thereof.
(f)
Uses other than residential.
Buildings other than dwelling uses, including but not limited to churches, schools and nonresidential special use permit activities, shall comply with the building height, construction materials and landscaping requirements of the C-1 Commercial District except as provided herein.
(Ordinance 437, ex. A, adopted 9/13/16)
§ 14.03.008 C-1 Commercial District.
(a)
Intent.
The general intent of the C-1 Commercial District is to provide for neighborhood-oriented retail and service uses to satisfy the daily needs of the community. These activities typically generate low levels of vehicular traffic and all operations are conducted inside a building with no outdoor storage. The C-1 district acts as a buffer between residential areas and more intensive C-2 and C-3 Commercial districts.
(b)
Permitted uses.
In general, low-intensity retail and service uses, general/administrative/ medical offices, banks/financial institutions, and certain public and institutional uses. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum 30,000 square feet |
Lot width | Minimum 100 feet |
Aspect ratio | Maximum four to one depth to width ratio |
Front setback | Minimum 40 feet |
Side setback: | |
* Interior lot | * Minimum 20 feet * Minimum 40 feet adjacent to residential zoning, including multi-family * See article 14.07, Buffering and Screening Adjacent to Residential Districts, for additional requirements |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear setback | * Minimum 25 feet * Minimum 60 feet adjacent to residential zoning, including multi-family * See article 14.07, Buffering and Screening Adjacent to Residential Districts, for additional requirements |
Landscaping: | |
* Landscape area | * 10-foot landscape buffer strip planted with trees, shrubs, and ground cover adjacent to any street or any residential zoning district * One landscape island for each 10 parking spaces within the parking area; see section 14.08.010 (Additional requirements for all landscape areas) for additional requirements * Exceptions: For property in the Downtown Bulverde Village Overlay District, see article 14.05, Special Districts, for special standards. For properties within the Scenic Gateway Overlay Districts along Highway 281 and Highway 46, see article 14.05, Special Districts. |
* Landscape material | * Plant material to be chosen from the City of Bulverde list of recommended plant materials * All areas not covered with buildings or paving must be landscaped with a combination of trees, shrubs, and ground cover and may include hardscape elements if approved by the city manager or designee |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height | * Maximum 35 feet for all buildings * Exceptions: Roof equipment and certain architectural features; see article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings |
Construction materials: | |
* Walls | * Minimum 70% of the total building wall area excluding glass and doorways shall be constructed of masonry materials * Minimum 60% masonry construction required for each building facade * Remainder of the building wall area may be constructed of non-masonry materials |
* Roof | Metal, concrete or clay tile, natural or manufactured stone, or asphalt shingles of at least 300 pounds per square |
* Other | See article 14.11, Supplemental Regulations for Multi-Family Buildings, for additional requirements for doors, balconies and stairways |
Architectural features | See article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings |
Parking | Varies by use; see article 14.06, Off-Street Parking and Loading |
(Ordinance 437, ex. A, adopted 9/13/16)
§ 14.03.009 C-2 Commercial District.
(a)
Intent.
The general intent of the C-2 Commercial District is to provide for a somewhat more expansive list of retail and service uses than the C-1 district allows. These activities are meant to satisfy the daily needs of a broader geographical area than the C-1 district and typically generate relatively low levels of vehicular traffic. Operations are conducted inside a building and no outdoor storage is not allowed [sic] unless specified herein.
(b)
Permitted uses.
In general, low-to medium-intensity retail and service uses, general/ administrative/medical offices, banks/financial institutions, and certain public and institutional uses. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum 30,000 square feet |
Lot width | Minimum 100 feet |
Aspect ratio | Maximum four to one depth to width ratio |
Front setback | Minimum 40 feet |
Side setback: | |
* Interior lot | * Minimum 20 feet * Minimum 40 feet adjacent to residential zoning, including multi-family * See article 14.07, Buffering and Screening Adjacent to Residential Districts, for additional requirements |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
* Rear setback | Minimum 25 feet * Minimum 60 feet adjacent to residential zoning, including multi-family * See article 14.07, Buffering and Screening Adjacent to Residential Districts, for additional requirements |
Landscaping: | |
* Landscape area | * 10-foot landscape buffer strip planted with trees, shrubs, and ground cover adjacent to any street or any residential zoning district * One landscape island for every 10 parking spaces within the parking area; see section 14.08.010 (Additional requirements for all landscape areas) for additional requirements * Exceptions: For property in the Downtown Bulverde Village Overlay District, reference article 14.05, Special Districts, for special standards; additional setback and landscape requirements apply to properties within the Scenic Gateway Overlay District; see article 14.05, Special Districts |
* Landscape materials | * Plant material must be chosen from the City of Bulverde list of recommended plant materials * All areas not covered with buildings or paving must be landscaped with a combination of trees, shrubs, and ground cover and may include hardscape elements if approved by the city manager or designee |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height: | |
* Main building | * Maximum 35 feet for any building * Exceptions for roof equipment and certain architectural features; see article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings |
Construction materials: | |
* Walls | * Minimum 70% of the total wall area excluding glass and doorways shall be constructed of masonry materials * Minimum 60% masonry construction required for each facade * Remainder of the building wall area may be constructed of non-masonry materials |
* Roof | Metal, concrete or clay tile, natural or manufactured stone, or asphalt shingles of at least 300 pounds per square |
Architectural features | See article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings |
Parking | Varies by use; see article 14.06, Off-Street Parking and Loading |
(Ordinance 437, ex. A, adopted 9/13/16)
§ 14.03.010 C-3 Commercial District.
(a)
Intent.
The general intent of the C-3 district is to provide for heavy commercial/light industrial uses such as regional retail centers, motor vehicle sales and cabinet shops in limited areas of the city. Activities should be conducted inside a building for the most part, but by their nature may include some outdoor storage provided the requirements of article 14.14 are met. Traffic to the site may be heavier both in volume and in the type of vehicle than for the C-1 and C-2 districts. Adjacent properties should be designed to share internal circulation and limit the number of approaches to arterial streets.
(b)
Permitted uses.
In general, low-and medium-intensity retail and service uses, as well as heavy commercial and motor vehicle related uses, general/administrative/medical offices, banks/financial institutions, and certain public and institutional uses. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum 30,000 square feet |
Lot width | Minimum 100 feet |
Aspect ratio | Maximum four to one depth to width ratio |
Front yard | Minimum 40 feet |
Side yard: | |
* Interior lot | * Minimum 20 feet * Minimum 40 feet adjacent to residential zoning, including multi-family * See article 14.07, Buffering and Screening Adjacent to Residential Districts, for additional requirements |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear yard | * Minimum 25 feet * Minimum 60 feet adjacent to residential zoning, including multi-family * See article 14.07, Buffering and Screening Adjacent to Residential Districts, for additional requirements |
Landscaping: | |
* Landscape area | * 10-foot landscape buffer strip planted with trees, shrubs, and ground cover adjacent to any street or any residential zoning district * One landscape island for every 10 parking spaces within the parking area; see section 14.08.010 (Additional requirements for all landscape areas) for additional requirements * Exceptions: For property in the Downtown Bulverde Village Overlay District, reference article 14.05, Special Districts, for special standards; additional setback and landscape requirements apply to properties within the Scenic Gateway Overlay District; see article 14.05, Special Districts |
* Landscape material | * Plant material to be chosen from the City of Bulverde list of recommended plant materials * All areas not covered with buildings or paving must be landscaped with a combination of trees, shrubs, and ground cover and may include hardscape elements if approved by the city manager or designee |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height: | |
* Main building | * Maximum 35 feet for any building * Exceptions [for] roof equipment and certain architectural features; see article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings |
Construction materials: | |
* Walls | * Minimum 70% of the total wall area, excluding area for glass and doorways, shall be constructed of masonry materials * Minimum 60% masonry construction required for each facade * Remainder of the building wall area may be constructed of non-masonry materials |
* Roof | Metal, concrete or clay tile, natural or manufactured stone, or asphalt shingles of at least 300 pounds per square |
Architectural features | See article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings |
Parking | Varies by use; see article 14.06, Off-Street Parking and Loading |
(Ordinance 437, ex. A, adopted 9/13/16)
§ 14.03.011 I-1 Industrial District.
(a)
Intent.
The general intent of the I-1 Industrial District is to provide for light industrial uses in limited areas of the city based upon adjacent land uses, access to transportation and the availability of public services and facilities. This district should be located where conflicts with other uses can be minimized to promote orderly transitions and buffers between uses. These districts may involve large vehicles for shipping and receiving activities and should be located with convenient access to highways and existing and future arterial thoroughfares. Ideally, these uses/districts will be separated from residential areas by major roadways and commercial areas or by natural or man-made barriers. By their nature, these activities may include some outdoor storage of materials and vehicles; however, all activities will be conducted in a manner that minimizes the negative impacts on adjacent property and the environment.
(b)
Permitted uses.
In general, manufacturing, warehousing, distribution, and wholesale activities or combinations of the above as well as office uses and some compatible heavy commercial and uses. General/administrative/medical offices, banks/financial institutions, and certain public uses are also permitted. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum 30,000 square feet |
Lot width | Minimum 100 feet |
Aspect ratio | Maximum four to one depth to width ratio |
Front yard | Minimum 40 feet |
Side yard: | |
* Interior lot | * Minimum 20 feet * Minimum 40 feet adjacent to residential zoning, including multi-family * See article 14.07, Buffering and Screening Adjacent to Residential Districts, for additional requirements |
* Corner lot | The street frontage upon which the property is addressed shall require the front setback; the other street(s) shall require the side setback; these designations remain in effect for the life of the building and/or until redevelopment occurs |
Rear yard | * Minimum 25 feet * Minimum 40 feet adjacent to residential zoning, including multi-family * See article 14.07, Buffering and Screening Adjacent to Residential Districts, for additional requirements |
Landscaping: | |
* Landscape area | * 10-foot landscape buffer strip planted with trees, shrubs, and ground cover adjacent to any street or any residential zoning district * One landscape island for every 10 parking spaces within the parking area; see section 14.08.010 (Additional requirements for all landscape areas) for additional requirements * Exceptions: For property in the Downtown Bulverde Village Overlay District, reference article 14.05, Special Districts, for special standards; additional setback and landscape requirements apply to properties within the Scenic Gateway Overlay District; see article 14.05, Special Districts |
* Landscape material | * Plant material to be chosen from the City of Bulverde list of recommended plant materials * All areas not covered with buildings or paving must be landscaped with a combination of trees, shrubs, and ground cover and may include hardscape elements if approved by the city manager or designee |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height: | |
* Building | * Maximum 35 feet for any building * Exceptions [for] roof equipment and certain architectural features; see article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings |
Construction materials: | |
* Walls | * Minimum 70% of the street-facing wall area, excluding area for glass and doorways, shall be constructed of masonry materials * 30% on sides not facing the street * Remainder of the building wall area may be constructed of non-masonry materials painted dark earth tones |
* Roof | Metal, concrete or clay tile, natural or manufactured stone, or asphalt shingles of at least 300 pounds per square |
Architectural features | See article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings |
Parking | Varies by use; see article 14.06, Off-Street Parking and Loading |
(Ordinance 437, ex. A, adopted 9/13/16)
§ 14.03.012 AV Aviation District.
(a)
Intent.
The general intent of the AV Aviation District is to accommodate the Bulverde Airport and the uses and facilities necessary to support its activities. By its nature, a general aviation airport will host multiple take-offs and landings of various aircraft each day, as well as the sale of aviation fuel and the storage of aircraft and aircraft parts.
(b)
Permitted uses.
In general, aviation-oriented buildings and facilities, including a landing field, hangars, aircraft parts storage, aviation fuel sales, aviation-related tenants and offices related to airport operations. See article 14.04, Permitted and Prohibited Uses.
(c)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Minimum 6,600 square feet |
Setbacks | * Minimum 30 feet adjacent to any street * Exterior walls of any airplane hangar 2 feet 6 inches from any property line * Minimum 5 feet between buildings |
Landscaping: | |
* Landscape area | * 10-foot landscape buffer adjacent to any street or any residential zoning district * One landscape island for every 10 parking spaces within the parking area provided adequate clearance is maintained for aircraft and runways or other landing facilities; see section 14.08.010 (Additional requirements for all landscape areas) for additional requirements* Exceptions: For property in the Downtown Bulverde Village Overlay District, reference article 14.05, Special Districts, for special standards |
* Landscape material | * Plant material to consist of trees, shrubs and ground cover chosen from the City of Bulverde recommended list of plant materials and selected to avoid conflicts with any aircraft take-off and landing activities * May include hardscape elements if approved by the city manager or designee |
(d)
Building and parking requirements.
Requirement | Standard |
|---|---|
Building height: | |
* Building | All structures to comply with Federal Aviation Administration regulations |
Construction materials: | |
* Walls | * Minimum 70% of the street-facing wall area of any commercial building except an airplane hangar, excluding area for glass and doorways, shall be constructed of masonry materials * 30% of the exterior wall area shall be constructed of masonry on sides not facing the street * Remainder of the building wall area may be constructed of non-masonry materials painted dark earth tones * Exception: Airplane hangars may be constructed of durable non-masonry materials as defined herein or as approved by the city manager or designee |
* Roof | Metal, concrete or clay tile, natural or manufactured stone, or asphalt shingles of at least 300 pounds per square |
Architectural features | See article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings, for commercial and industrial buildings excluding airplane hangars |
Parking | Parking waived for all uses except flight school; see article 14.06, Off-Street Parking and Loading |
(Ordinance 437, ex. A, adopted 9/13/16)
§ 14.03.013 PD Planned Development District.
(a)
Intent.
The intent of the PD district is to allow an opportunity for greater flexibility in the combinations of uses as envisioned in the Regional Activity Center Land Use Plan category in the future land use plan and in the Downtown Bulverde Village. Applicants are encouraged to create a development that mixes uses, incorporates quality development standards and provides for appropriate connections and transitions between activities. Standards may be based on existing zoning requirements; however, in order to create a better, more innovative design, modified standards may be approved. The location of the proposed PD must be chosen based on conditions in the surrounding area and the recommendations of the future land use plan.
(b)
Permitted uses.
Uses may be selected and combined from the list of permitted activities in article 14.04, Permitted and Prohibited Uses. Additional uses not listed in article 14.04 may be approved by the city council in this district.
(c)
District creation.
The owner of land may apply to the city for a planned development district. An application for a planned development district shall be processed in the same manner as an application for a rezoning of property. The city may also create a planned development district on its own initiative. All planned development districts shall be established by separate ordinance adopted by the city council, the provisions of which shall control over this chapter to the extent of any conflict.
(d)
Lot area requirements.
Requirement | Standard |
|---|---|
Lot size | Proposed with the application |
Lot width | |
Lot depth | |
Front yard | |
Side yard: | |
* Interior lot | |
* Corner lot | |
Rear yard | |
FAR/density | |
Lot coverage | |
Landscape area |
(e)
Building requirements.
Requirement | Standard |
|---|---|
Building height: | Proposed with the application |
* Main structure | |
* Accessory structures | |
Construction materials: | |
* Walls | * See section 14.03.003, R-1 Residential, for single-family homes, section 14.03.007, R-5 Residential, for apartment homes and section 14.03.008, C-1 Commercial District, standards for guidance * Alternative standards may be proposed for approval in the PD application |
* Roof | Metal, concrete or clay tile, natural or manufactured stone, or asphalt shingles of at least 300 pounds per square |
Architectural features | * See article 14.10, Architectural Standards for Commercial, Industrial and Multi-Family Buildings, for guidance * Alternative standards may be proposed for approval in the PD application |
Parking | * See article 14.06, Off-Street Parking and Loading, for guidance * Alternate standards may be proposed with the PD application if accompanied by supporting documentation |
(f)
Planned development district application requirements.
Any application for creation or amendment of a planned development district must adhere to the following requirements:
(1)
The applications must contain:
(A)
A conceptual site plan that depicts:
(i)
The area to be utilized by each proposed use on the site.
(ii)
Parking areas and a detail showing the number of parking spaces to be provided on the site.
(iii)
Watercourses and steep slope areas with slope in excess of 25%, as those terms are defined in chapter 17, environmental protection, of this code.
(iv)
All areas of special flood hazard, as defined in chapter 3, article 3.07, flood damage prevention, of this code.
(v)
Percentage of impervious cover for the fully developed site.
(vi)
Right-of-way or other areas to be dedicated to the city, if any.
(vii)
Location of all current and proposed water towers or tanks, wastewater treatment plants, septic systems, and water wells.
(viii)
Development phasing, if proposed.
(B)
A proposed zoning statement that:
(i)
Identifies an existing zoning district listed in article 14.03 of this chapter that will serve as the base zoning district for the proposed planned development district, along with a list of proposed alterations to the regulations of the base zoning district, if any.
(ii)
A list of additional uses that the applicant wants to add to the base zoning district and/or a list of uses that the applicant wishes to exclude from the base zoning district.
(iii)
As an alternative to selecting an existing zoning district to serve as a base zoning district, the applicant may choose to create a custom base zoning district that establishes uses and standards for planned development district. Any such custom base zoning district must provide a custom standard to correspond to each of the standards enumerated in the city's existing zoning district regulations, as outlined in article 14.03 of this chapter.
(C)
A utility service statement detailing:
(i)
The proposed source of all electric, water, gas, telecommunications, and wastewater services.
(ii)
The method of wastewater treatment and disposal for all effluent produced on the site.
(D)
Additional studies:
(i)
A traffic impact analysis will not be required as part of an initial application, but may be required by the city council as a condition of its consideration of the application. When required, a traffic impact analysis must be prepared in accordance with section 2.04(b) of the city's subdivision ordinance, as it may be amended. Additional fees for review of the traffic impact analysis must be paid by the applicant in accordance with the city's current fee schedule.
(ii)
A drainage analysis will not be required as part of an initial application, but may be required by the city council as a condition of its consideration of the application. When required, a drainage analysis must be prepared in accordance with the most current edition of the city’s Storm Drainage Design Criteria Manual. Additional fees for review of the drainage analysis must be paid by the applicant in accordance with the City’s current fee schedule.
(iii)
The city council may require any additional information, analysis, or study they deem necessary to evaluate the application. Additional fees for review of the additional information, analysis, or study, if any, must be paid by the applicant in accordance with the city's current fee schedule.
(2)
Application process:
(A)
Applications for creation or amendment of a planned development district, along with all required fees, must be submitted to the planning department, or other such department as the city manager may designate.
(B)
Upon receipt of such application, the planning director (director) shall conduct a review to determine whether the application is administratively complete. No application shall be deemed administratively complete unless it satisfies all of the requirements of this section.
(C)
If the director finds that the application is not administratively complete, he shall provide the applicant with a list of deficiencies to be corrected. Upon submittal of a revised application, the director shall again conduct a review for administrative completeness. No additional fees shall apply to the first resubmittal of a revised application. Additional fees shall be paid by the applicant for the second and all subsequent resubmittals in accordance with the city's current fee schedule.
(D)
Once the director finds that an application is administratively complete, the application shall be submitted to the planning and zoning commission for consideration.
(E)
After receiving a recommendation from the planning and zoning commission, the director shall prepare a draft ordinance to implement the planned development district in accordance with the application and the recommendation of the planning and zoning commission, and submit the proposed ordinance and the application to the city council for consideration.
(F)
No application that is not administratively complete shall be submitted for consideration to either the planning and zoning commission or the city council.
(G)
Notwithstanding subsection (F) above, an application that is not administratively complete may be submitted for consideration if the city manager grants a waiver of administrative completeness based on a finding of hardship that is not self-imposed.
(Ordinance 437, ex. A, adopted 9/13/16; Ordinance 784 adopted 12/10/2024)