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Bulverde City Zoning Code

ARTICLE 14

04 PERMITTED AND PROHIBITED USES

§ 14.04.001 Intent.

(a) 
The use of land and/or buildings shall be in accordance with the uses and districts listed in section 14.04.002, Permitted uses, and section 14.04.003, Prohibited uses. No land or building shall hereafter be used and no building or structure shall be erected, altered or converted other than for the uses and districts specified.
(b) 
The uses shall be as defined in article 14.02, Definitions, of this chapter.
(c) 
Uses not listed in the table of permitted uses, unless they are deemed to be essentially the same as another listed use as determined by the city manager or designee, shall require a special use permit as described in article 14.01, Administration and General Provisions.
(d) 
Prohibited uses as specified below are not allowed within the limits of the City of Bulverde and shall not be eligible for a special use permit.
(Ordinance 437, ex. A, adopted 9/13/16)

§ 14.04.002 Permitted uses.

The following uses shall be permitted in the zoning districts indicated either by right, by special use permit, or by permit of the city council or city manager.
 
AG
R-1
R-2
R-3
R-4
R-5
C-1
C-2
C-3
I-1
AV
Accessory building
X
X
X
X
X
X
 
 
 
 
 
Aerial surveying
 
 
 
 
 
 
 
 
 
 
X
Aircraft fuel sales
 
 
 
 
 
 
 
 
 
 
S 
Aircraft service/maintenance
 
 
 
 
 
 
 
 
 
 
X
Airplane/airplane parts storage
 
 
 
 
 
 
 
 
 
 
X
Airport/heliport/landing field
 
 
 
 
 
 
 
 
 
 
X
Ambulance service, private
 
 
 
 
 
 
 
 
X
X
 
Amusement center - Inside activities only
 
 
 
 
 
 
S
S
S
 
 
Amusement center - Outside activities permitted
 
 
 
 
 
 
 
S
S
 
 
Animal clinic - Inside boarding only
 
 
 
 
 
 
X
X
X
 
 
Animal clinic - Outside boarding permitted
 
 
 
 
 
 
 
 
X
X
 
Animal hospital - Inside boarding only
 
 
 
 
 
 
 
 
X
 
 
Animal hospital - Outside boarding permitted
 
 
 
 
 
 
 
 
X
X
 
Antique store
 
 
 
 
 
 
X
X
X
 
 
Apartment home
 
 
 
 
 
X
 
 
 
 
 
Appliance repair
 
 
 
 
 
 
 
 
X
 
 
Armory/munitions storage
 
 
 
 
 
 
 
 
 
S
 
Art gallery
 
 
 
 
 
 
X
X
X
 
 
Assisted living facility
 
 
 
 
 
X
X
X
 
 
 
Bakery, commercial
 
 
 
 
 
 
 
 
 
X
 
Bakery, retail
 
 
 
 
 
 
X
X
X
 
 
Bank or financial institution
 
 
 
 
 
 
X
X
X
 
 
Bar/tavern/private club (5)
 
 
 
 
 
 
 
 
X
 
 
Barber or beauty shop
 
 
 
 
 
 
X
X
X
 
 
Barn - Livestock/farm equipment/farm supply storage
X
 
 
 
 
 
 
 
 
 
 
Bed-and-breakfast inn (3)
S
S
S
S
 
 
X
X
X
 
 
Bicycle sales/service
 
 
 
 
 
 
 
X
X
 
 
Boat sales/service - Outside storage of boat inventory permitted
 
 
 
 
 
 
 
 
X
 
 
Body piercing/tattoo/permanent cosmetics studio
 
 
 
 
 
 
 
 
X
 
 
Book or stationery store
 
 
 
 
 
 
X
X
X
 
 
Brewery, large-scale production (5)
 
 
 
 
 
 
 
 
 
X
 
Building materials sales - Outside storage permitted
 
 
 
 
 
 
 
 
X
 
 
Business/professional/administrative/
 
 
 
 
 
 
 
 
 
 
 
medical/dental office
 
 
 
 
 
 
X
X
X
X
 
Cabinet shop
 
 
 
 
 
 
 
 
X
X
 
Camera/photographic supply/equipment shop
 
 
 
 
 
 
X
X
X
 
 
Car title loan business
 
 
 
 
 
 
 
S
S
 
 
Car wash
 
 
 
 
 
 
 
X
X
 
 
Caretaker’s quarters
X
X
S
 
 
 
 
 
 
 
 
Caretaker’s quarters, resident manager
 
 
 
 
 
 
 
 
X
X
 
Catering service
 
 
 
 
 
 
 
X
X
 
 
Cemetery/mausoleum
S
S
S
 
 
 
S
S
S
 
S
Check-cashing business
 
 
 
 
 
 
 
 
S
S
 
Church or other place of worship
 
S
S
S
S
S
S
S
S
S
 
Clothing/apparel store
 
 
 
 
 
 
X
X
X
 
 
Cluster home
 
 
 
 
 
 
 
 
 
 
 
College/university
 
 
 
 
 
 
 
 
X
 
 
Community garden
X
 
 
 
 
 
X
 
 
 
 
Concrete/asphalt batch plant
 
 
 
 
 
 
 
 
 
S
 
Condominium home
 
 
 
 
 
X
 
 
 
 
 
Construction field office
 
P
P
P
P
P
P
P
P
P
P
Contractor ‘s office - No outside storage
 
 
 
 
 
 
X
X
X
X
 
Contractor’s office - Outside storage permitted
 
 
 
 
 
 
 
 
 
X
 
Convenience store
 
 
 
 
 
 
 
 
X
 
 
Convenience store with gasoline sales
 
 
 
 
 
 
 
 
X
 
 
Country club, private
 
S
S
S
S
 
 
 
 
 
 
Dance hall
 
 
 
 
 
 
 
 
X
X
 
Data center
 
 
 
 
 
 
 
 
X
X
 
Day care, adult
 
 
 
 
 
 
X
X
X
 
 
Day care, child
 
 
 
 
 
 
X
X
X
 
 
Day spa
 
 
 
 
 
 
X
X
X
 
 
Department store
 
 
 
 
 
 
 
 
X
 
 
Distribution center (1)
 
 
 
 
 
 
 
 
 
X
 
Driving instruction school
 
 
 
 
 
 
 
 
X
 
 
Drug store/pharmacy
 
 
 
 
 
 
 
X
X
 
 
Duplex home
 
 
 
 
 
 
 
 
 
 
 
Equipment rental, heavy/construction equipment - Outside storage of rental equipment permitted
 
 
 
 
 
 
 
 
X
X
 
Exterminating service
 
 
 
 
 
 
 
 
 
X
 
Fabric store
 
 
 
 
 
 
X
X
X
 
 
Farm equipment/supply sales - Outside storage of farm equipment permitted
 
 
 
 
 
 
 
 
X
 
 
Farmer’s market
P
 
 
 
 
 
P
P
P
 
 
Farming
X
 
 
 
 
 
 
 
 
 
 
Feed/grain/hay storage
X
 
 
 
 
 
 
 
 
 
 
Fine arts studio
 
 
 
 
 
 
X
X
X
 
 
Fine arts studio with small-scale production
 
 
 
 
 
 
 
 
X
X
 
Fire, EMS facilities
S
S
S
S
S
S
X
X
X
X
 
Flight school
 
 
 
 
 
 
 
 
 
 
X
Florist
 
 
 
 
 
 
X
X
X
 
 
Food truck park
 
 
 
 
 
 
 
 
S
 
 
Fraternal organization/civic club
 
 
 
 
 
 
X
X
X
 
 
Funeral home/mortuary
 
 
 
 
 
 
 
X
X
 
 
Garden center
 
 
 
 
 
 
X
X
X
 
 
Gardening
X
X
X
X
X
X
X
 
 
 
 
Gasoline service station
 
 
 
 
 
 
 
 
X
 
 
Gift shop
 
 
 
 
 
 
X
X
X
 
 
Glass sales, retail
 
 
 
 
 
 
 
 
X
 
 
Golf course, private
 
S
S
S
S
 
 
 
 
 
 
Golf course, public
 
S
S
S
S
 
 
 
 
 
 
Grocery store
 
 
 
 
 
 
 
X
X
 
 
Guest house
X
X
S
 
 
 
 
 
 
 
 
Halfway house/transitional home
 
 
 
 
S
S
S
 
 
 
 
Hardware store (4)
 
 
 
 
 
 
 
X
X
 
 
Health club/fitness center
 
 
 
 
 
 
 
X
X
 
 
Home decor/accessory sales
 
 
 
 
 
 
X
X
X
 
 
Home furniture/furnishings/appliance store
 
 
 
 
 
 
 
 
X
 
 
Home improvement center - Outside storage of customary items permitted (1), (4)
 
 
 
 
 
 
 
 
X
 
 
Home office
X
X
X
X
X
X
 
 
 
 
 
Hospital
S
 
 
 
 
 
S
S
S
S
 
Hotel
 
 
 
 
 
 
 
 
X
 
 
Household electrical/electronic equipment sales/repair - No outside storage
 
 
 
 
 
 
 
X
X
 
 
Household equipment rental - No outside storage
 
 
 
 
 
 
 
X
X
 
 
Household equipment rental - Outside storage of weather-resistant inventory permitted
 
 
 
 
 
 
 
 
X
X
 
Interior design/decorating studio
 
 
 
 
 
 
X
X
X
 
 
Jewelry store
 
 
 
 
 
 
X
X
X
 
 
Landscape nursery, wholesale - Outside storage of plant inventory permitted
X
 
 
 
 
 
 
 
 
X
 
Laundromat
 
 
 
 
 
 
 
X
X
 
 
Laundry/dry cleaning pickup location
 
 
 
 
 
 
X
X
X
 
 
Laundry/dry cleaning plant
 
 
 
 
 
 
 
 
 
X
 
Lawnmower sales/service
 
 
 
 
 
 
 
 
X
 
 
Leather goods/luggage store
 
 
 
 
 
 
X
X
X
 
 
Liquor/wine package sales (5)
 
 
 
 
 
 
 
X
X
 
 
Locksmith
 
 
 
 
 
 
 
X
X
 
 
Machine shop/metal fabrication/welding shop - No outside storage or operations
 
 
 
 
 
 
 
 
X
X
 
Mailing service
 
 
 
 
 
 
X
X
X
 
 
Manufactured home
 
 
 
 
X
 
 
 
 
 
 
Manufacturing, heavy (1)
 
 
 
 
 
 
 
 
 
X
 
Manufacturing, light (1)
 
 
 
 
 
 
 
 
X
X
 
Martial arts school
 
 
 
 
 
 
 
X
X
 
 
Massage therapy clinic (6)
 
 
 
 
 
 
X
X
X
 
 
Medical/dental lab
 
 
 
 
 
 
 
X
X
X
 
Microbrewery/craft brewery (5)
 
 
 
 
 
 
 
 
X
 
 
Mini-warehouse (see self-storage facility)
 
 
 
 
 
 
 
 
 
 
 
Minor emergency care/urgent care facility - Outpatient services only
 
 
 
 
 
 
 
X
X
 
 
Mobile/manufactured home sales - Outside storage of home inventory permitted
 
 
 
 
 
 
 
 
X
 
 
Modular home
 
 
 
 
X
 
 
 
 
 
 
Motel
 
 
 
 
 
 
 
 
S
S
 
Motor vehicle body shop (1)
 
 
 
 
 
 
 
 
X
X
 
Motor vehicle parts/accessory sales
 
 
 
 
 
 
 
 
X
 
 
Motor vehicle rental - Outside storage of vehicle inventory permitted
 
 
 
 
 
 
 
 
X
 
 
Motor vehicle repair shop, major (1)
 
 
 
 
 
 
 
 
X
X
 
Motor vehicle repair shop, minor (1)
 
 
 
 
 
 
 
X
X
X
 
Motor vehicle sales/leasing center, new or used - Outside storage of vehicle inventory permitted (1)
 
 
 
 
 
 
 
 
X
 
 
Motor vehicle storage lot - Outside storage of vehicle inventory permitted
 
 
 
 
 
 
 
 
X
 
 
Movie theater (6)
 
 
 
 
 
 
 
 
X
 
 
Musical instrument sales/repair
 
 
 
 
 
 
 
X
X
 
 
Neighborhood recreation/amenity center
 
X
X
X
X
X
 
 
 
 
 
Nonprofit/charitable/community service organization
 
 
 
 
 
 
X
X
X
 
 
Nursing home/skilled nursing center
 
 
 
 
 
X
 
X
X
 
 
Office furniture/furnishings/supply/ equipment sales
 
 
 
 
 
 
 
X
X
 
 
Optical goods store
 
 
 
 
 
 
X
X
X
 
 
Paint/wallpaper store
 
 
 
 
 
 
 
X
X
 
 
Parking lot, accessory
 
 
 
 
 
X
X
X
X
X
X
Parking lot or garage, commercial off-street
 
 
 
 
 
 
 
 
X
X
 
Parking lot, off-site
 
 
 
 
 
 
S
S
S
S
S
Patio home
 
 
 
 
 
 
 
 
 
 
 
Pawnshop
 
 
 
 
 
 
 
 
 
X
 
Payday advance/loan business
 
 
 
 
 
 
 
 
S
S
 
Pet/pet supply sales/grooming
 
 
 
 
 
 
 
X
X
 
 
Pet boarding - Inside kennels only (7)
 
 
 
 
 
 
 
X
X
 
 
Pet boarding - Outside kennels permitted (7)
X
 
 
 
 
 
 
 
 
 
 
Photography studio
 
 
 
 
 
 
X
X
X
 
 
Picture framing shop
 
 
 
 
 
 
X
X
X
 
 
Plumbing parts/equipment sales/repair - No outside storage
 
 
 
 
 
 
 
 
X
 
 
Portable building sales - Outside storage of building inventory permitted
 
 
 
 
 
 
 
 
X
X
 
Print shop, major
 
 
 
 
 
 
 
 
 
X
 
Print shop, minor
 
 
 
 
 
 
 
X
X
 
 
Psychic reader/fortune teller
 
 
 
 
 
 
 
 
S
 
 
Public buildings/facilities - Municipal, school district, county, state, federal
S
S
S
S
S
S
S
S
S
S
S
Public parks
X
X
X
X
X
X
X
X
X
X
 
Public utility/utility district facility
S
S
S
S
S
S
S
S
S
S
S
Quarry
 
 
 
 
 
 
 
 
 
S
 
Radio/television/microwave/cell tower
S
S
S
 
 
 
S
S
S
S
 
Radio/television studio
 
 
 
 
 
 
 
 
X
 
 
Real estate sales office, temporary
 
 
X
X
X
X
 
 
 
 
 
Rehabilitation center
 
 
 
 
 
 
 
X
X
 
 
Resident manager/caretaker quarters
 
 
 
 
 
 
 
 
S
S
 
Resort
S
 
 
 
 
 
S
S
S
S
S
Restaurant, dine-in
 
 
 
 
 
 
 
X
X
 
 
Restaurant with drive-through or drive-in service (2)
 
 
 
 
 
 
 
X
X
 
 
Retail center, convenience (4)
 
 
 
 
 
 
X
X
X
 
 
Retail center, neighborhood/community (4)
 
 
 
 
 
 
 
X
X
 
 
Retail center, regional (4)
 
 
 
 
 
 
 
 
X
 
 
Riding academy/stables, commercial
X
 
 
 
 
 
 
 
 
 
 
Rifle/pistol/archery range
 
 
 
 
 
 
 
 
S
S
 
School, private/parochial
S
X
X
X
X
X
X
X
X
 
 
School, public
S
X
X
X
X
X
X
X
X
 
 
Scientific/research/development laboratory
 
 
 
 
 
 
 
 
X
X
 
Self-storage facility (1)
 
 
 
 
 
 
 
 
X
X
 
Shoe repair
 
 
 
 
 
 
X
X
X
 
 
Showroom (1)
 
 
 
 
 
 
 
 
X
X
 
Sign printing shop
 
 
 
 
 
 
 
X
X
X
 
Sign manufacturing
 
 
 
 
 
 
 
 
X
X
 
Single-family home
X
X
X
X
X
 
 
 
 
 
 
Sporting goods store
 
 
 
 
 
 
 
X
X
 
 
Surgical center
S
 
 
 
 
 
S
S
S
S
 
Tailor shop/alterations
 
 
 
 
 
 
X
X
X
 
 
Technical/occupational training school
 
 
 
 
 
 
 
 
X
X
 
Theater/stage/live performance venue - Inside (6)
 
 
 
 
 
 
 
X
X
 
 
Theater/stage/live performance venue - Outside (6)
S
 
 
 
 
 
S
S
S
S
S
Thrift store/secondhand store - No outside storage
 
 
 
 
 
 
 
 
X
 
 
Tobacco shop
 
 
 
 
 
 
 
X
X
 
 
Townhome
 
 
 
 
 
 
 
 
 
 
 
Toy/hobby shop (4)
 
 
 
 
 
 
 
X
X
 
 
Toy/hobby store (4)
 
 
 
 
 
 
 
 
X
 
 
Tree farm - Outside storage of tree inventory permitted
X
 
 
 
 
 
 
 
 
 
 
Trophy store
 
 
 
 
 
 
X
X
X
 
 
Upholstery shop
 
 
 
 
 
 
 
 
X
X
 
Warehouse (1)
 
 
 
 
 
 
 
 
 
X
 
Wholesale establishment (1)
 
 
 
 
 
 
 
 
 
X
 
Wind energy system
S
S
S
 
 
 
S
S
S
S
 
Wrecker service - No outside storage of vehicles except tow trucks
 
 
 
 
 
 
 
 
 
X
 
KEY
Uses not listed in this table, unless essentially the same as another listed use as determined by the city manager or designee, shall require a special use permit.
X = Permitted
S = Special use permit required
P = Special permission from the city council or city manager or designee required
NOTES
(1)
No overhead doors or blank, unadorned walls facing the street; all operations conducted indoors.
(2)
Subject to city review and approval of a traffic impact analysis.
(3)
Certificate of occupancy required.
(4)
Size limitations apply.
(5)
Subject to article 4.02, Alcoholic Beverages, of the City of Bulverde Code of Ordinances, as amended.
(6)
Subject to article 4.03, Sexually Oriented Businesses, of the City of Bulverde Code of Ordinances, as amended.
(7)
Subject to chapter 2, Animal Control, of the City of Bulverde Code of Ordinances, as amended.
(Ordinance 437, ex. A, adopted 9/13/16; Ordinance 668 adopted 10/12/21; Ordinance 679 adopted 12/14/21; Ordinance 735 adopted 7/11/2023)

§ 14.04.003 Prohibited uses.

(a) 
Animals.
The following animal-related uses and activities shall be limited or prohibited within the corporate limits of the City of Bulverde. The provisions of chapter 2, Animal Control, City of Bulverde Code of Ordinances, as amended, shall also apply.
(1) 
Commercial breeding or feeding of animals, birds, poultry, fish or reptiles, the operation of a commercial dairy and the operation of a rodeo or roping arena is prohibited.
(2) 
Outdoor kennels affiliated with an animal clinic, animal hospital or pet boarding establishment shall be limited as provided herein.
(3) 
These restrictions shall not be construed to prohibit the keeping of a reasonable number of domestic animals for family enjoyment, but where such domestic animals are kept, the premises shall be maintained in a clean condition and in a manner to avoid excessive noise, the breeding of flies or the production of noxious odors.
(b) 
Salvage yards, auto wrecking yard or similar use.
No property located within the corporate limits of the City of Bulverde shall be used and no building shall be erected for or converted to be used as an auto wrecking yard, junkyard, salvage yard, scrap metal storage yard or wrecking material yard.
(c) 
Temporary residences.
No person shall at any time use as a residence, temporarily or permanently, a trailer, motor home, mobile home, basement, tent, shack, garage, barn or other accessory building.
(d) 
Signage in single-family residential districts.
No advertising sign or business sign of any character shall be permitted in a residential district, except temporary real estate, political and public interest signs as regulated by the sign ordinance and approved neighborhood entry features.
(Ordinance 437, ex. A, adopted 9/13/16)

§ 14.04.004 Portable storage containers.

(a) 
Agricultural district.
Portable storage containers are permitted in the AG agricultural district for use as storage for agricultural products and materials without a building permit or other permit, provided that any portable storage container must not be visible from the public right of way.
(b) 
Prohibited in residential districts.
Portable storage containers are prohibited in all residential districts except as provided in this subsection.
(1) 
Loading and unloading.
Portable storage containers may be present on a residential lot for the purpose of loading or unloading for a period of time not to exceed 30 days, whether consecutive or not, in a one-year period.
(2) 
Accessory structures.
A portable storage container may be used as an accessory structure only in accordance with the following:
(A) 
There must be a main building on the lot prior to installation of the portable storage container.
(B) 
The portable storage container must have a building permit, be constructed in accordance with such building permit, and must comply with all applicable ordinances, rules, and regulations pertaining to accessory structures, including but not limited to chapter 3 of this code and all lot coverage regulations.
(C) 
Use of more than one storage container on a lot as an accessory structure is prohibited.
(D) 
The maximum size of a storage container being used as an accessory structure is as follows:
(i) 
On lots that are 5 acres or more, the height must not exceed 9.5 feet and the total square footage must not exceed 360 square feet.
(ii) 
On lots that are less than 5 acres, the height must not exceed 8.5 feet and the total square footage must not exceed 160 square feet.
(3) 
Construction and remodeling.
Portable storage containers may be used during new construction or any work on an existing residential building for which a permit is required, subject to the following:
(A) 
The portable storage building may only be used to accommodate furniture and other property displaced by, or materials being used for, the construction or other work.
(B) 
The location of the portable storage building must be indicated on the application for the relevant permit and must be placed in accordance with such approved permit.
(C) 
The portable storage building must be removed no later than 10 business days after the construction or other work is complete and has passed a final inspection.
(c) 
No encroachment.
Even when use is authorized under this section, placement of a portable storage container onto or within any public right-of-way, utility easement, easement dedicated to the public, riparian buffer, or floodplain is prohibited.
(d) 
Administrative extension.
The time periods during which a portable storage building may be used may be extended or modified by the city manager, or the designee thereof, for good cause shown in an application submitted for such extension. Good cause for an extension includes, but it not limited to, weather delays, unexpected permitting delays, or similar extenuating circumstances beyond the control of the applicant.
(Ordinance 632 adopted 1/12/21)