San Antonio City Zoning Code

DIVISION 2

BASE ZONING DISTRICTS

STATEMENT OF PURPOSE

The purpose of this article is to implement the land use policies of the master plan. Pursuant to V.T.C.A. Local Government Code § 211.004, all zoning ordinances or regulations adopted pursuant to this chapter shall be consistent with the comprehensive plan and any specific plans of the city council. Each subsection describes the relationship between the various zoning district and the master plan, and prescribes the design regulations for the district.

Sec. 35-310.- Zoning District Purpose Statements and Design Regulations.

STATEMENT OF PURPOSE

This section implements the following provisions of the master plan:

• Urban Design, Policy 1b: Greater density and diversity of development consistent with these urban design policies.

• Urban Design, Policy 1e: Permit zero setbacks for commercial and multi-family developments.

Sec. 35-310.01. - Generally.

(a)

No building permit shall be issued unless the proposed development conforms to the design regulations prescribed within the applicable zoning district. Rules for interpreting the design regulations are included in the lot layout, height, and density/intensity standards (article V, division 4 of this chapter (sections 35-515 to 35-517)).

(b)

The design regulations for each district are included in Table 310-1 below. The design standards are illustrated graphically for each zoning district in a subsection entitled "Summary of Lot and Building Specifications" in each section 35-310.01 to 35-310.14, below. To the extent that there is any inconsistency between the provisions of Table 310-1 and the illustrations in the summaries of lot and building specifications, below, the provisions of Table 310-1 shall govern. Specific rules of interpretation and exceptions to the zoning district design regulations are as set forth in the lot layout, height, and density/intensity standards (article V, division 4 of this chapter).

Table 310-1
Lot and Building Dimensions Table

(A)	(B)	(C)	(D)	(E)	(F)	(G)	(H)	(I)	(J)	(K)	(L)	(M)	(N)
	LOT DIMENSIONS						BUILDING ON LOT				BUILDING
Zoning District	Lot Size (min)	Lot Size (max)	Density (max) (units/acre)	Street Frontage (min)	Width (min)	Width (max)	Front Setback (min) * * * *	Front Setback (max)	Side Setback (min)	Rear Setback (min)	Height (max) (feet/#of stories) ^11,14	Size - Individual Building Size (max)	Size - Aggregate Building Size (max)
RP	10 acres		0.1	—	—	—	15	—	5	—	35/2-½	—	—
RE	43,560		1	100	120	—	15	—	5	30	35/2-½	—	—
R-20	20,000		2	65	90	—	10	—	5	30	35/2-½	—	—
R-6 ¹	6,000		7	30	50	150	10	—	5	20	35/2-½	—	—
R-5 ¹	5,000		9	30	45	150	10	—	5	20	35/2-½	—	—
R-4 ¹	4,000		11	20	35	150	10	—	5	20	35/2-½	—	—
R-3 ¹	3,000 ⁷		—	15	20	—	10	35	5	10	35/2-½	70% of lot area	—
R-2 ¹	2,000	2.999	—	15	20	—	10	—	5	5	25/1-½	50% of lot area	—
R-1 ^{1, 15}	1,250	1.999	—	15	20	—	10	—	5	5	25/1-½	45% of lot area	—
RM-6 ^{1, 13}	6,000		7	15	15	150	10	—	5	20	35/3	65% of lot area	—
RM-5 ^{1, 13}	5,000		9	15	15	100	10	—	5	10	35/3	65% of lot area	—
RM-4 ^{1, 13}	4,000		11	15	15	80	10	—	5	10	35/3	65% of lot area	—
MF-18 ^{1, 4, 13}	—		18	50	50	—	—	20 ^{3, 4, 6}	5	10	35	—	—
"MF-25" ^{1, 4, 8, 13}	—		25	50	50	—	—	20 ^{3, 4, 6}	5	10	35	—	—
"MF-33" ^{1, 4, 8, 13}	—		33	50	50	—	— ¹²	20 ^{3, 4, 6}	5	10	45	—	—
"MF-40" ^{1, 4, 8}	—		40	50	50	—	—	20 ^{3, 4, 6}	5	10	60	—	—
"MF-50" ^{1, 4, 8}	—		50	50	50	—	—	20 ^{3, 4, 6}	5	10	—	—	—
"MF-65" ^{1, 4}	—		65	50	50	—	—	20 ^{3, 4, 6}	5	10	—	—	—
O-1 ¹⁰	—		—	50	50	—	—	35	20 ²	30 ²	25	10,000	90,000
O-1.5	—		—	50	50	—	—	35	20 ²	30 ²	60	—	—
O-2	—		—	50	—	—	25	80	20 ²	30 ²	—	—	—
NC ¹⁰	—		—	20	—	—	—	15	10 ²	30 ²	25	3,000	5,000
C-1 ¹⁰	—		—	50	50	—	—	20	10	30	25	5,000	15,000
C-2	—		—	20	—	—	—	—	10 ²	30 ²	25	—	—
C-2P ¹⁰			—	20	—	—	—	35	10 ²	30 ²	25	—	—
C-3	—		—	20	—	—	—	—	30 ²	30 ²	35	—	—
D ⁹	—		—	—	—	—	—		—	—	—	—	—
L				80	—	—	25	—	30 ²	30 ²	35	—	—
I-1	—		—	80	80	—	30	—	30 ²	30 ²	60	—	—
I-2	—		—	100	100	—	30	—	50 ²	50 ²	60	—	—
UD-Single-family	—	10,000	—	15	15	150	10	20	0	10	35/2-½
UD-Multi-family-15	—	—	15	50	50	—	10	20	5	10	35		15 units
UD-Multi-family-33			33	50	50		10	20	5	10			150 units
UD Major Node				20			0	35	10 ²	30 ²	35
UD Minor Node				20			0	35	10 ²	30 ²	25	6,000
RD-Single-family	43,560		1	100	120		15		5	30	35/2-½
RD Major Node				20			0	35	10 ²	30 ²	25
RD Minor Node				20			0	35	10 ²	30 ²	25	6,000
FR-Single-family	25 acres*		0.04				15		5		35/2-½		35/2-½
FR-Ag Commercial	25 acres*						15		5		35/2-½		35/2-½
FR Minor Node**			50					10 2	30 ²			6,000
FR Village Center	2 acres			300					10 ²	30 ²
MI-1				80	80		***		30 ²	50 ²	60
MI-1 Minor Node**				50			***		10 ²	30 ²		6,000
MI-1 Village Center	2 acres			300			***		10 ²	30 ²
MI-2				100	100		***		50 ²	50 ²	150
MI-2 Minor Node**				50			***		10 ²	30 ²		6,000
MI-2 Village Center	2 acres			300			***		10 ²	30 ²

* Exception allowed for pre-existing lots of record.
** See regulations for location standards.
*** See Table 35-310.18-1 and 35-310.19 for minimum setback standards on specific street classifications.
**** Subdivision recreation facilities provided for the primary use of the subdivision's residents and located on property with a single-family zoning category shall be exempt from the front setbacks of Table 310-1.

Rules for Interpretation of Table 310-1:
Generally. The requirements for the parameters set forth in columns (B) through (N), above, relate to the zoning district specified in the row under column (A), above. A dash (—) indicates that the requirement does not apply within the particular zoning district. Except for column (B), (C), (D), (M), and (N) or otherwise notated the dimensions specified in columns (B) through (N) are expressed in linear feet. The dimensions specified in columns (B), (C), (D), (M), and (N) are expressed in square feet or acres unless otherwise provided. Rules of interpretation and additional standards for setback and height requirements are set forth in the lot layout, height and density/intensity standards (sections 35-515 to 35-517 of this chapter).
Column (B) and (C): Minimum lot size column (B) and maximum lot size column (C) applies only to Conventional Option, single-family detached developments (see section 35-201 of this chapter). The minimum lot size figures are expressed in square feet, unless otherwise indicated. Additional rules of interpretation are set forth in subsection (d) of this section for minimum lot area.
Column (D): The maximum density requirements (column (D)) are expressed in dwelling units per gross acre. Additional rules of interpretation are set forth in section 35-515 of this chapter.
Column (E): Frontage is defined as the distance where a property line is common with a street right-of-way line. For irregular shaped lots, see subsection 35-515(c)(4).
Column (F): Minimum lot width is defined as the width of the lot at the front setback line. For irregular shaped lots, lot width shall be measured at the front building line rather than the front setback line.
Column (G): Maximum lot widths apply only to detached single-family residential development.
Column (J): The side setback requirements in the "RM-4," "RM-5," "RM-6," "R-3," "R-4," "R-5" and "R-6" districts may be reduced in accordance with section 35-373 of this article. Additional setbacks are required for height increases as set forth in subsection 35-517(d).
Column (K): Rear setback requirements shall not apply to any use in the "NC," "O-1," "O-1.5," "O-2," "C-1," "C-2," or "C-3" zoning districts which abuts an alley or another structure within any of these districts. Notwithstanding the requirements of Table 310-1, an "MF-18," "MF-25,"" MF-33," "MF-40" or "MF-50" zoning district adjoining a platted subdivision zoned single-family residential use shall have a minimum rear setback of forty (40) feet, and parking areas shall be located at least five (5) feet from any fence along the rear property line.
Column (L): Height. The vertical dimension measured from the average elevation of the finished lot grade at the front of the building to the highest point of ceiling of the top story in the case of a flat roof; to the deckline of a mansard roof; and to the average height between the plate and ridge of a gable, hip or gambrel roof. All dimensions are in feet provided, however, that for zoning districts "RP" through "RM-4," the first number refers to feet and the second number refers to stories. A "story" is that part of a building between the surface of a floor and the ceiling immediately above. Height is restricted when adjacent to a single-family residential use. See Note 11. Additional height may be provided pursuant to subsection 35-517(d).
Column (M): Dimensions are in square footage. See sections 35-310.17 and 35-310.18 for specific rules of interpretation. Additional square footage may be available if a specific use authorization is approved, in accordance with these provisions.
Column (N): The aggregate square footage refers only to nonresidential square footage. Where residential uses are permitted, (1) the square footage of nonresidential uses within the contiguous boundaries of the district may not exceed the aggregate square footage, and (2) the aggregate square footage may be exceeded where the square footage exceeding the maximum aggregate square footage is devoted to residential uses.
Note (1) - column (A): See sections 35-372, 35-373, 35-515, and 35-516 of this chapter for standards applicable to zero lot line dwellings and uses other than detached single-family dwellings.
Note (2) - columns (J) and (K): Applies only to the setback area measured from a lot line which abuts a residential use or residential zoning district. The side or rear setback shall be eliminated where the use does not abut a residential use or residential zoning district or the two districts are separated by a public right-of-way. The indicated setback would not apply if the subject property adjoins a residentially zoned property (single-family or multi-family) which is occupied by an existing nonresidential use such as a public or private use school, church, park and/or golf course.
Note (3) - Public and parochial school facilities and religious institutions whose primary activity is worship shall be exempt from the mandatory maximum front setback provision.
Note (4) - Single-family lot development within an "MF" multi-family zoning district shall meet the minimum lot requirements for an "R-4" zoning district.
Note (5) - Maximum front setback for "RD" and "UD" commercial uses shall not apply to flag lots or properties with primary frontage on expressways and parkways.
Note (6) - For a lot with one hundred (100) feet or more of frontage along a public or private street the maximum front setback of twenty (20) feet in "MF-18," "MF-25," " "MF-33"," "MF-40," and "MF-50" may be extended to ninety (90) feet provided that no parking or drives other than egress/ingress drives shall be located within twenty (20) feet of the front property line. For a lot with less than fifty (50) feet of frontage on a public street the front setback shall be at least twenty (20) feet and shall be measured from the point at which the lot first becomes wider than fifty (50) feet in width.
Note (7) - May vary in accordance with subsection 35-410.05a(b)(3).
Note (8) - When multi-family units (apartments) are developed in a non-multifamily zoning district as stand alone apartments the buildings and lot shall conform to the standards of development (setback, yards, buffer, landscaping, etc.) for one of the following "MF-18," "MF-25," "MF-33," "MF-40" or "MF-50" zoning districts. The specific district shall be determined by the density to which the apartments are being developed.
Note (9) - Site planning and architectural criteria for the "D" Downtown Zoning District can be found in the Downtown Design Guide in Appendix G of this chapter.
Note (10)- Buildings shall contain ground level fenestration (transparent windows and openings at street level) of not less than 30%. Parking areas for new buildings or structures shall be located behind the front façade of the principal use or principal building. For "O-1"and "C-1", parking shall be located behind the front facade of the principal use or principal building, provided that up to two (2) rows of parking may be located to the front of the principal use or principal building.
Note (11) - The maximum height of any portion of a commercial, office or multi-family zoning district located within fifty (50) linear feet of the property line of an established single-family residential use shall be limited to the maximum height of the single-family district. The height limit shall not apply where an abutting property is zoned single-family residential but not used for residential purposes, such as a church, school, park, or golf course, except the height limit shall apply to properties abutting a vacant property. The measurement of fifty (50) feet shall occur from the property line of the residential use to the structure in the zoning district subject to this subsection. After fifty (50) feet, height may be increased using setbacks for height increases established and illustrated in section 35-517. Multi-family construction on lots one-third (⅓) of an acre in size or smaller, and zoned MF-33, MF-25, MF-18 shall be limited to thirty-five (35) feet and two and one-half (2½) stories where abutting single family residential uses. For example, where a C-2 zoned property abuts single-family property with R-5 zoning, the C-2 property shall have a building height limited to thirty-five (35) feet or two and one-half (2½) stories for that portion of the property within fifty (50) feet of the property line with the R-5 district.
Note (12) - Multi-family construction on lots one-third (⅓) of an acre in size or smaller, and zoned MF-33, shall comply with the following: If a single-family use exists on an abutting lot which shares a side lot line, the minimum front setback shall be equal to the minimum front setback of the abutting lot as per Table 310-1. This setback shall not apply where a property is zoned single-family residential but not used for residential purposes, such as a church, school, park or golf course. For example, consider a new multi-family development is proposed on a qualifying MF-33 zoned property between a single-family use equivalent to R-4 or zoned as R-4, and another lot zoned MF-33 that is non-single-family use. The minimum front setback for the MF-33 lot would be ten (10) feet, equivalent to the R-4 minimum setback.
Note (13) - Construction of two (2) to four (4) units on lots one-third (⅓) of an acre in size or smaller, shall have a front entry oriented to the primary street in which the lot is addressed on. A front walkway from the door shall also be provided. These provisions shall only apply to the primary structure that abuts the primary street.
Note (14) - Half story. An uppermost story containing space completely within a sloping roof (between a three in twelve slope and a twelve in twelve slope) springing from the top plate of the story below and broken only by dormers of total (sum) width less than twenty-five (25) percent of the horizontal length of the facade which the dormers face, in which a sloping roof replaces two (2) opposing exterior walls, or a flat roof where the half story is setback twenty (20) percent of the depth from all opposing walls. Total floor area on the uppermost story shall not exceed a floor area derived by multiplying the floor area of the story directly below by fifty (50) percent. Open decks, or porches, are not allowed. A basement as defined in the International Building Code or International Residential Code shall not be included in the maximum number of stories in Table 310-1
Note (15) - The off-street parking requirement is waived in the "R-1" Residential Single-Family District.

(c)

Unless expressly permitted as an accessory use, a use permitted in the "RE," "R-20," "R-6," "R-5," "R-4," "RM-6," "RM-5," "RM-4," "MF-18," "MF-25," "MF-33," "MF-40," or "MF-50" districts must occur within a completely enclosed structure.

(d)

An application approval of a subdivision plat within the incorporated areas of the city must comply with Table 310-2, below, where the proposed subdivision abuts an existing subdivision which was recorded and substantially developed as of the effective date of this chapter (hereinafter the "existing subdivision"). The lots abutting the existing subdivision ("buffer lots") must comply with the lot and building dimensions of Table 310-1 for the "R-20" zoning district and be at least one hundred (100) feet in depth (as measured from front lot line to the rear lot line) and comply with the minimum area requirements identified in Table 310-2. Open space and passive recreation areas may be allowed on such required buffer lots provided, however, that no vehicular parking areas, driveways, or structures associated with such passive recreation shall be located within fifty (50) feet of the perimeter of the existing subdivision. No private or public street or ingress/egress easement shall be allowed or constructed within one hundred (100) feet of the perimeter of the existing subdivision.

Table 310-2
DESIGN REGULATIONS

Zoning of Adjacent Subdivision	Minimum Required Area of Buffer Lots
R-20	20,000 square feet
RE	20,000 square feet

(Ord. No. 95490 § 1) (Ord. No. 96564 § 2) (Ord. No. 97568 § 2) (Ord. No. 98091 § 3) (Ord. No. 99555 § 4) (Ord. No. 100126) (Ord. No. 101816, § 2, 12-15-05) (Ord. No. 2006-11-30-1333, § 2, 11-30-06) (Ord. No. 2009-01-15-0001, § 2, 1-15-09) (Ord. No. 2010-11-18-0985, § 2, 11-18-10) (Ord. No. 2012-10-18-0829, § 2, 10-18-12) (Ord. No. 2014-04-03-0206, § 6, 4-3-14; Ord. No. 2015-12-17-1077, § 2, 12-17-15; Ord. No. 2018-11-15-0913, § 2, 11-1-18; Ord. No. 2019-12-12-1055, § 1(Att. A), 12-12-19; Ord. No. 2022-11-03-0831, § 2, 11-3-22, eff. 1-1-23)

Sec. 35-310.02. - "RP" Resource Protection District.

STATEMENT OF PURPOSE

The "RP" (resource protection) district provides areas for agricultural operations and natural resource industries. These districts are composed mainly of unsubdivided lands that are vacant or in agricultural uses with some dwellings and some accessory uses. "RP" zoning protects and preserves valuable agricultural areas, implements agricultural and natural resource protection, establishes performance standards for rural businesses, preserves rural areas, preserves pasture land and agriculture, and identifies areas appropriate for agricultural preservation. The "RP" district may be used to establish a buffer of low intensity uses along streams, floodplains, and similar environmentally sensitive areas. The "RP" district implements the following policies of the master plan:

• Growth Management, Policy 1f: Encourage a balance of new development and redevelopment. This district partially implements Policy 1f by discouraging leapfrog or premature subdivision, thereby directing growth to built-up areas with public facilities and services.

• Natural Resources, Policy 2d: Preserve the integrity of the natural settings of neighborhoods, communities, open spaces and parks, and develop clear procedures for their enforcement.

• Urban Design, Policy 1a: Based on a comprehensive land use plan, encourage more intensive development in and near neighborhood centers with less intensive development between neighborhood centers, and implement these changes through zoning.

The "RP" district should normally be located in areas with large tracts of open space, agricultural areas, woodlands, or fields. The "RP" district should not be designated in areas with central water and sewer, or where collector or higher order streets are spaced closer than one (1) mile apart.

Sec. 35-310.03. - "RE" Residential Estate District.

STATEMENT OF PURPOSE

The rural estate (RE) district is the designation for a low-density residential use on a lot that is a minimum of one (1) acre. The "RE" district implements the following policies of the master plan:

• Growth Management, Policy 1b: Ensure that proposed land uses and development are compatible in their use, character and size to the site and the surrounding areas.

• Urban Design, Policy 1a: based on a comprehensive land use plan, encourage more intensive development in and near neighborhood centers with less intensive development between neighborhood centers, and implement these changes through zoning.

• Urban Design, Policy 1c: Encourage patterns of urban development that provide a full range of housing choices and promote a sense of community, urban vitality and the efficient provision of infrastructure.

Sec. 35-310.04. - "R-20" Residential Single-Family.

STATEMENT OF PURPOSE

This district provides areas for low-density single-family uses which provide a buffer between the agricultural and "RE" classifications and the higher density areas of the city. Minimum lot size requirements are provided in order to allow for market and design flexibility while preserving neighborhood character.

The "R-20" district implements the following policies of the master plan:

Sec. 35-310.05. - "R-6," "R-5" and "R-4" Residential Single-Family.

STATEMENT OF PURPOSE

These districts provide areas for medium- to high-density, single-family residential uses where adequate public facilities and services exist with capacity to serve development. These districts are composed mainly of areas containing single-family dwellings and open area where similar residential development seems likely to occur. Residential single-family provides minimum lot size and density requirements in order to preserve neighborhood character.

These districts implement the following policies of the master plan:

• Urban Design, Policy 1a: Define, preserve and promote neighborhood centers which include schools, libraries, stores, transit centers and community service facilities in accessible, pedestrian friendly environments.

Sec. 35-310.05a. - "R-3", "R-2", and "R-1" Single-Family Residential District.

(a)

Purpose. The "R-3", "R-2", and "R-1" (residential single-family) zoning districts are designed to provide options for developing dwelling units for specialized housing markets such as the affordable housing market, starter homes, and empty nester homes on small lots. These districts will provide areas for medium to high-density, single-family residential uses where adequate public facilities and services exist, prevent the overcrowding of land, and facilitate the adequate provision of transportation. The "R-3", "R-2", and "R-1" (residential single-family) zoning districts are designed to be in close proximity to schools, public parks, and open space serving the site. "R-3", "R-2", and "R-1" zoning districts are inappropriate for "enclave subdivisions" and are not permitted.

"R-3" subdivisions shall be limited to a maximum size of thirty (30) acres including lots, street right-of-way, easements and open space. "R-2", and "R-1" zoning requests shall be limited to a maximum size of two thousand nine hundred ninety-nine (2,999) square feet in order to prevent the oversaturation of small, compact subdivisions. This limitation shall not apply to city initiated zoning cases.

(b)

General—Lot and Building Specification.

(1)

The following housing types may be developed in "R-3", "R-2", and "R-1" zoning districts. The following housing types may be developed in "R-3", "R-2", and "R-1" zoning districts. Single-family attached dwellings, single-family detached dwellings, townhouses, and zero-lot line houses (cottages and garden homes) are allowed.

(2)

Connectivity and Permitted Locations. An "R-3" subdivision will have connectivity ratio of 1.4. In all "RM-4," "RM-5" and "RM-6" zoning districts, a limited number of lots may be developed as "R-3", "R-2", and "R-1" lots by right without additional zoning provided the total number of "R-3" "R-2", and "R-1" sized lots do not exceed fifteen (15) percent of the gross number of "RM-4," "RM-5" and "RM-6" lots within the development.

(3)

"R-3" Lot Sizes and Specifications. The following requirements for lot design shall be applicable regardless of which housing use is planned for the lot (single-family attached dwellings, single-family detached dwellings, townhouses, and zero-lot line houses):

Building and lot dimensions shall be in accordance with section 35-310.01 "Building and Lot Dimensions Table."

(4)

"R-2" Lot Sizes and Specifications. The following requirements for lot design shall be applicable regardless of which housing use is planned for the lot (single-family attached dwellings, single-family detached dwellings, townhouses, and zero-lot line houses):

Building and lot dimensions shall be in accordance with section 35-310.01 "Building and Lot Dimensions Table."

(5)

"R-1" Lot Sizes and Specifications. The following requirements for lot design shall be applicable regardless of which housing use is planned for the lot (single-family attached dwellings, single-family detached dwellings, townhouses, and zero-lot line houses):

Building and lot dimensions shall be in accordance with section 35-310.01 "Building and Lot Dimensions Table."

(6)

Tree Preservation. Solely for purposes of calculating requirements pursuant to section 35-523 (tree preservation) and section 35-B123 (tree preservation plan) of this chapter, the front setbacks shall be ten (10) feet and the rear setbacks shall be five (5) feet.

(7)

Park/Open Space. Within the "R-3" base zoning district, Park/open space requirement is one (1) acre for each seventy (70) units and all units for which park/open space is calculated must be within one (1) mile of the park/open space dedicated for those units. Payment of a fee in lieu of park/open space dedication is not permitted in "R-3" subdivisions. Within the "R-1" and "R-2" base zoning districts, there is no requirement for Park/Open Space dedication.

(8)

Mixed-Use. If the development is a mixed-use development, one-half (½) acre for each one hundred (100) units may be dedicated to a "NC" or "C-1" land use.

(9)

"NC" or "C-1" Land Use Within Mixed-Use Development.

Maximum building front setback: Ten (10) feet.

Minimum building front setback: Zero (0) feet.

Minimum side setback: None.

(10)

Off-Street Parking Required.

Off-street parking requirements shall be the same as those required in Table 35-526-3a. In addition, the garage setback requirement in subsection 35-516(g) shall not apply.

Driveway width for "R-3", "R-2", and "R-1" dwelling units shall not exceed twelve (12) feet within the street's right-of-way.

Minimum parking for "NC" or "C-1" land uses: None.

(Ord. No. 100126) (Ord. No. 101816, § 2, 12-15-05; Ord. No. 2018-11-15-0913, § 2, 11-1-18)

Sec. 35-310.06. - "RM-6," "RM-5," and "RM-4" Mixed Residential.

STATEMENT OF PURPOSE

These districts provide areas for medium to high-density residential uses where adequate public facilities and services exist with capacity to serve development. These districts are composed mainly of areas containing a mixture of single-family, two-family and multi-family dwellings and open space where similar residential development seems likely to occur. The district regulations are designed to encourage a suitable neighborhood environment for family life by including among the permitted uses such facilities as schools and churches; and to preserve the openness of the area by requiring flexible yard and area standards. Mixed residential districts provide flexible density requirements in order to allow for market and design flexibility while preserving the neighborhood character and permitting applicants to cluster development in order to preserve environmentally sensitive and agricultural land areas.

These districts implement the following policies of the master plan:

• Urban Design, Policy 5b: Encourage resident and employment growth within walking distance of the downtown area and neighborhood centers in order to support an inter-modal transportation system.

(a)

Lot and Building Specifications.

(1)

Density Allowances for RM-Development. For lots zoned "RM-4," "RM-5" or "RM-6", the maximum density requirements (units per acre) of Table 310-1 may be exceeded provided:

The minimum lot size for the district is met, and

The maximum number of dwellings is limited to two (2) units for RM-6, three (3) units for RM-5, and four (4) units for RM-4. Multi-unit construction on lots one-third (⅓) of an acre in size or smaller, shall be within a single structure.

(Ord. No. 100126) (Ord. No. 2006-11-30-1333, § 2, 11-30-06) (Ord. No. 2009-01-15-0001, § 2, 1-15-09) (Ord. No. 2010-11-18-0985, § 2, 11-18-10; Ord. No. 2015-12-17-1077, § 2, 12-17-15; Ord. No. 2022-11-03-0831, § 2, 11-3-22, eff. 1-1-23)

Sec. 35-310.07. - "MF-18," "MF-25," "MF-33," "MF-40," "MF-50" and "MF-65" Multi-Family.

"MF-18" Limited Density Multi-Family.

STATEMENT OF PURPOSE

Multi-family residence limited density "MF-18" district is the designation for a multi-family use with a maximum density of up to eighteen (18) units per acre, depending on unit size. An "MF-18" district designation may be applied to a use in a residential neighborhood that contains a mixture of single-family and multi-family uses or in an area for which limited density multi-family use is desired. An "MF-18" district may be used as a transition between a single-family and higher intensity uses.

"MF-25" Low Density Multi-Family.

STATEMENT OF PURPOSE

Multi-family residence low density "MF-25" district is the designation for a multi-family use with a maximum density of up to twenty-five (25) units per acre, depending on unit size. An "MF-25" district designation may be applied to a use in a residential neighborhood that contains a mixture of single-family and multi-family uses or in an area for which low density multi-family use is desired. An "MF-25" district may be used as a transition between a single-family and higher intensity uses.

"MF-33" Multi-Family.

STATEMENT OF PURPOSE

Multi-family residence medium density "MF-33" district is the designation for multi-family use with a maximum density of up to thirty-three (33) units per acre, depending on unit size. An "MF-33" district designation may be applied to a use in a multi-family residential area located near supporting transportation and commercial facilities in a centrally located area or in an area for which medium density multi-family use is desired.

(a)

Lot and Building Specifications. Multi-unit construction on lots one-third (⅓) of an acre in size or smaller, and zoned MF-33, shall be within a single structure.

"MF-40" Multi-Family.

STATEMENT OF PURPOSE

Multi-family residence moderate - high density "MF-40" district is the designation for multi-family and group residential use with a maximum density of forty (40) units per acre, depending on unit size. An "MF-40" district designation may be applied to high density housing in a centrally located area near supporting transportation and commercial facilities, in an area adjacent to the downtown business district or a major institutional or employment center, or in an area for which moderate to high density multi-family use is desired.

"MF-50" Multi-Family.

STATEMENT OF PURPOSE

Multi-family residence urban "MF-50" district is the designation for a multi-family use with a maximum density of up to fifty (50) units per acre, depending on unit size. An "MF-50" district designation may be applied to a use in a centrally located area near supporting transportation and commercial areas, an area adjacent to the downtown business district or a major institutional or employment center, or an area for which very high density multi-family use is desired.

"MF-65" Urban Multi-Family.

STATEMENT OF PURPOSE

Multi-family residence urban "MF-65" district is the designation for a multi-family use with a maximum density of up to 65 units per acre, depending on unit size. An "MF-65" district designation may be applied to a use in a centrally located area near supporting transportation and commercial areas, an area adjacent to the downtown business district or a major institutional or employment center, or an area for which very high density multi-family use is desired.

General Provisions. See subsection 35-517(d) relating to additional setback for building height increases. An increase of up to ten (10) percent of the allowable gross units per acre shall be permitted in the MF-40, MF-50 and MF-65 districts where the minimum required on-site visitor and resident parking is provided in a structured parking garage in accordance with subsection 35-384(c). When utilizing the provisions of this section for structured and non-structured parking, structured parking is not subject to the maximum parking requirements per subsection 35-526(b)(5). Non-structured parking spaces are permitted but shall not exceed twenty (20) percent of the minimum number of parking spaces.

(Ord. No. 2009-01-15-0001, § 2, 1-15-09) (Ord. No. 2012-10-18-0829, § 2, 10-18-12) (Ord. No. 2014-04-03-0206, § 6, 4-3-14; Ord. No. 2015-12-17-1077, § 2, 12-17-15; Ord. No. 2022-11-03-0831, § 2, 11-3-22, eff. 1-1-23)

Sec. 35-310.08. - "NC" Neighborhood Commercial.

STATEMENT OF PURPOSE

This district provides small areas for offices, professional services, service and shop front retail uses, all designed in scale with surrounding residential uses. The district regulations are designed to protect and encourage the transitional character of the districts by permitting a limited group of uses of a commercial nature and to protect the abutting and surrounding residential areas by requiring certain minimum yard and area standards to be met which are comparable to those called for in the residential districts. These districts are also intended to reduce energy consumption by permitting a limited group of commercial uses to be located in close proximity to residential areas. This district provides a balance of residential and nonresidential land use opportunities reflecting the economic needs of residents and business owners. The "NC" district implements the following policies of the master plan:

• Neighborhoods, Policy 2b: Amend the Unified Development Code to create neighborhood commercial districts.

• Urban Design, Policy 5b: Encourage resident and employment growth within walking distance of the downtown area and neighborhood centers in order to support an inter-modal transportation system.

"NC" districts should be limited to:

• The intersection of arterial/collector, collector/collector, collector/local street intersections, except where an existing commercial area has been established prior to the adoption of this chapter; or

• The interior of a block along an arterial or collector street which lies parallel to an existing commercial area.

(a)

Lot and Building Specifications.

(1)

In addition to the provisions set forth below, the following restrictions shall apply to the scale of buildings in each "NC" district. Individual buildings shall not exceed the following:

Three thousand (3,000) square feet of gross floor area for a single-use building; or

A five thousand (5,000) square foot of gross floor area for a multiple tenant, mixed-use building or a live-work unit, so long as the building does not exceed two (2) stories.

(2)

Buildings shall conform to the design standards established in subsection (b)(2) of this section.

(b)

General Provisions.

(1)

Generally.

Service entrances and service yards shall be located only in the rear or side yard of the business use. Service yards shall be screened from adjacent residential zones or uses by the installation and maintenance of a solid wall or fence having a height of not less than four (4) feet or greater than six (6) feet or vegetation having a minimum height of four (4) feet. Refuse enclosures shall be located at the rear of the site and screened with a wall and gate.

Animal clinics shall provide all care on an out-patient basis only. Overnight boarding of animals is not permitted.

Outside dining with consumption of alcoholic beverages incidental to food sales for restaurants are permitted subject to the following conditions: (1) no permanent structures shall be placed within the required setbacks; (2) no live entertainment or amplification shall be permitted outside; and (3) a six-foot solid screen fence shall be erected and maintained adjacent to all residentially zoned property.

No external sound systems or live music shall be allowed in an "NC" district.

No outdoor storage or display of goods shall be permitted except for outdoor dining.

Signage in an "NC" district shall be limited to one (1) sign per occupied space on the building. Signs in an "NC" district may be lighted but shall not utilize any moving parts or flashing lights. No inflatable advertisement signs of logos, products or figures may be utilized temporarily or permanently in an "NC" district."

Drive-Through uses shall not be permitted.

(Ord. No. 2010-11-18-0985, § 2, 11-18-10) (Ord. No. 2012-10-18-0829, § 2, 10-18-12; Ord. No. 2015-12-17-1077, § 2, 12-17-15)

Sec. 35-310.09. - "O-1," O-1.5" and "O-2" Office Districts.

Generally.

STATEMENT OF PURPOSE

These districts permit institutional, indoor retail, service and office uses requiring arterial or collector street access and business and commercial development along urban arterials. The purpose of the office districts is to accommodate well-designed development sites that provide excellent transportation access, make the most efficient use of existing infrastructure and provide for orderly transitions and buffers between uses.

The "O-1," "O-1.5" and "O-2" districts implement the following policies of the master plan:

• Promote San Antonio's health care industry as a regional and national leader through marketing of its excellent health care facilities and world class physicians (Economic Development, Policy 1c).

• Facilitate the development of export industries by encouraging the use of local and regional artistic, heritage and entertainment resources through international tours as a means to increase and diversify San Antonio export industries and economy (Economic Development, Policy 1c).

• Work towards establishing San Antonio as the dominant link between the United States and Mexico; and continue to support the expansion of free trade with other countries (Economic Development, Policy 1c).

• Facilitate the development and expansion of targeted industries including manufacturing and assembly; research; high technology; aviation and regional distribution (Economic Development, Policy 1d).

• Facilitate the development of business incubator facilities (Economic Development, Policy 3b).

• Facilitate economic development activities that will strengthen neighborhoods and communities; provide educational, training and employment opportunities; provide necessary support services; and promote and encourage economic participation for all San Antonio citizens (Economic Development, Policy 3e).

(a)

"O-1" Office Districts.

STATEMENT OF PURPOSE

The "O-1" district restricts uses primarily to offices and ancillary uses (for the purposes of this subsection, ancillary uses are those provided for the convenience of on-site tenants and which do not provide services or products to the general public) which do not have peak weeknight or weekend usage in order to provide a buffer between residential areas and more intensive uses. "O-1" districts provide for the establishment of low to mid-rise office buildings. Uses within an "O-1" district are limited to uses incidental to the needs of the occupants of the building and are not designed to serve a regional market area.

(1)

General Provisions.

Scale. Buildings in an "O-1" district shall be restricted to a maximum size of ten thousand (10,000) square feet for individual buildings.

Outdoor display/sales. The outdoor display or sale of merchandise is prohibited in the "O-1" district.

(b)

"O-1.5" Mid-Rise Office Districts.

STATEMENT OF PURPOSE

The "O-1.5" district allows the same uses as the "O-1" district, however the "O-1.5" district is intended for taller, mid-rise office buildings or campuses.

(1)

General Provisions.

Uses. Uses allowed in the "O-1.5" district are the same as are allowed by right in the "O-1" district.

Scale. Building size in an "O-1.5" district is unlimited, however any building in an "O-1.5" district shall not exceed a maximum height of sixty (60) feet or five (5) stories regardless of the provisions of subsection 35-517(d).

Outdoor display/sales. The outdoor display or sale of merchandise is prohibited in the "O-1.5" district.

(c)

"O-2" High-Rise Office Districts.

STATEMENT OF PURPOSE

The "O-2" district provides a wider variety of office and accessory retail uses that are primarily designed to serve on-site tenants but may provide services or products to the general public as a secondary market in support of the building's primary office tenants in order to promote mixed uses and the internal capture of vehicular trips, while facilitating economic development. "O-2" districts provide for the establishment of low to high-rise office buildings. Uses within an "O-2" district may serve a regional market area.

(1)

General Provisions.

Building Height. Unlimited except as specified in Table 310-1.

Buffer. Where an "O-2" district or use abuts an area either developed with residential uses or zoned as a residential zoning district, a minimum buffer of sixty-five (65) feet zoned "NC," "C-1" or "O-1" shall be provided. Existing areas zoned "NC," "C-1" or "O-1" may be considered in computing the width of this buffer.

Outdoor Display/Sales. The outdoor display or sale of merchandise is prohibited in the "O-2" district.

Uses. Other than office, park, church, or school uses, any other use listed in the Use Matrix as permitted by right in the "O-2" District is only allowed as an accessory use to a primary and principal office use, for example: a deli on the first floor of a high-rise office tower.

(Ord. No. 95573 § 2, Amendment "D") (Ord. No. 96564 § 1) (Ord. No. 2006-11-30-1333, § 2, 11-30-06) (Ord. No. 2009-01-15-0001, § 2, 1-15-09; Ord. No. 2015-12-17-1077, § 2, 12-17-15)

Sec. 35-310.10. - "C-1," "C-2," "C-2P," and "C-3" Commercial Districts.

Generally.

STATEMENT OF PURPOSE

These districts permit general commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing and limited retail sales with some outdoor display of goods. These districts promote a broad range of commercial operations and services necessary for large regions of the city, providing community balance.

The "C-1," "C-2," "C-2P," and "C-3" districts implement the following policies of the master plan:

• Ensure that proposed land uses and development are compatible in their use, character and size to the site and the surrounding areas (Growth Management, Policy 1b).

• Support and encourage efforts to diversify the economic base of San Antonio (Economic Development, Policy 1e).

• Define, preserve and promote neighborhood centers which include schools, libraries, stores, transit centers and community service facilities in accessible, pedestrian friendly environments (Urban Design, Policy 1a).

• Develop zoning regulations that would allow mixed-use development (i.e. residential and commercial) to be placed in the same building (Urban Design, Policy 1e).

(1)

Lot and Building Specifications. See subsections (a)(1), (b)(1), (c)(1) and (d)(1), below.

(a)

"C-1" Commercial.

STATEMENT OF PURPOSE

"C-1" districts accommodate neighborhood commercial uses which depend on a greater volume of vehicular traffic than an "NC" district. "C-1" uses are considered appropriate buffers between residential uses and "C-2" and "C-3" districts and uses.

(1)

General Provisions.

Scale. See section (1) under "Statement of Purpose" of this section.

Location of Uses. Unless permitted as an accessory use, uses permitted within the commercial districts shall occur within completely enclosed structures.

Noise. No external sound systems or live music shall be allowed.

Outdoor Storage or Display. No outdoor storage or display of goods shall be permitted except for outdoor dining.

(b)

"C-2" Commercial.

STATEMENT OF PURPOSE

"C-2" districts accommodate commercial and retail uses that are more intensive in character than "NC" and "C-1" uses, and which generate a greater volume of vehicular traffic and/or truck traffic.

(1)

General Provisions.

Scale. See subsection (1) under "Statement of Purpose" of this section.

Outdoor Storage or Display. No outdoor storage or display of goods shall be permitted except for outdoor dining.

(2)

Front Setback.

The maximum front setback in a "C-2P" district is thirty-five (35) feet.

The district regulations within the "C-2" district are the same as in the "C-2P" districts except that there is no required front setback maximum.

(c)

"C-3" Commercial.

STATEMENT OF PURPOSE

"C-3" districts are designed to provide for more intensive commercial uses than those located within the "NC," "C-1," "C-2" or "C-3" zoning districts. "C-3" uses are typically characterized as community and regional shopping centers, power centers and/or assembly of similar uses into a single complex under either single ownership or the structure of a property owners or condominium styled organization. "C-3" districts should incorporate shared internal circulation and limited curb cuts to arterial streets.

(1)

General Provisions. No outdoor storage is permitted. Outdoor operations and display shall be permitted in areas which are screened as provided in subsection 35-510(g) of this chapter.

(d)

Alcohol Restricted Districts.

(1)

The district regulations within the "C-2NA" district are the same as in the "C-2" districts, except that no sales of alcoholic beverages for on-premises or off-premises consumption shall be permitted.

(2)

District regulations within the "C-3R" district are the same as in "C-3" districts except that no sales of alcoholic beverages for on-premises consumption shall be permitted.

(3)

District regulations within the "C-3NA" districts are the same as in "C-3" districts except that no sales of alcoholic beverages for on-premises or off-premises consumption shall be permitted.

(e)

Noise Restricted Districts.

(1)

The district regulations within the "C-2NR" district are the same as in the "C-2" districts, except that no external sound systems or outside live music shall be allowed.

(2)

The district regulations within the "C-3NR" district are the same as in the "C-3" districts, except that no external sound systems or outside live music shall be allowed.

(Ord. No. 95490 § 1) (Ord. No. 2006-11-30-1333, § 2, 11-30-06) (Ord. No. 2010-11-18-0985, § 2, 11-18-10; Ord. No. 2015-12-17-1077, § 2, 12-17-15)

Sec. 35-310.11. - "D" Downtown.

STATEMENT OF PURPOSE

This district provides concentrated downtown retail, service, office and mixed uses in the existing downtown business district. Major/regional shopping centers are permitted, but urban design standards are required in order to maintain a neighborhood commercial scale, to promote pedestrian activity, and to maintain the unique character of the center. Large outdoor sales areas are not permitted. Pedestrian circulation is required as are common parking areas. The "D" district promotes the long-term vitality of the downtown business district. The "D" district implements the following policies of the master plan:

• Neighborhoods, Policy 2b: Amend the Unified Development Code to create mixed-use districts.

• Neighborhoods, Goal 5: Encourage development of the downtown area as a complete neighborhood to enhance its image to both visitors and residents.

• Neighborhoods, Policy 5a: Encourage new development in the downtown area to create a broad range of housing stock including single occupancy hotels, low, moderate, and upper income housing, and housing for elderly persons.

• Neighborhoods, Policy 5a: Give priority to existing buildings, particularly vacant upper floors in existing buildings for meeting housing needs.

• Neighborhoods, Policy 5a: Adapt zoning, construction and fire codes that facilitate housing in existing buildings without compromising the basic health and safety of building occupants.

• Neighborhoods, Policy 5a: Facilitate the development of new infill multi-family housing in single use or mixed-use developments on vacant tracts in the downtown.

• Neighborhoods, Policy 5g: Encourage development of vacant parcels and parcels with underutilized buildings [in downtown] as office space.

• Urban Design, Policy 5b: Encourage resident and employment growth within walking distance of the downtown area and neighborhood centers in order to support an inter-modal transportation system.

(a)

Location Criteria. The "D" downtown district shall be permitted only in the downtown business district, as defined in appendix A, which is the area originally settled and the locus of economic activity in the region. This shall include the area described as follows: Start at the intersection of Salado and El Paso Streets; north on Salado to its intersection with Frio Street; thence northeast in a straight line to the intersection of IH-10 and Cadwallader; south on IH-10 to IH-35; northeast on IH-35 to a perpendicular point connecting with Cherry Street; south on Cherry Street to César E. Chávez Boulevard; west on César E. Chávez Boulevard to the San Antonio River; south along the San Antonio River to Arsenal Street; west on Arsenal to El Paso Street; and then west on El Paso to Salado.

Figure 310-11

(b)

Design Standards and Guidelines. Properties zoned "D" Downtown District shall be governed in accordance with the Downtown Design Guide in Appendix G of this chapter (35-G101).

(Ord. No. 2014-04-03-0206, § 6, 4-3-14; Ord. No. 2015-12-17-1077, § 2, 12-17-15)

Sec. 35-310.12. - "L" Light Industrial.

STATEMENT OF PURPOSE

This district provides for a mix of light manufacturing uses, office park, flex-space, and limited retail and service uses that services the industrial uses with proper screening and buffering, all compatible with adjoining uses.

The "L" district implements the following policies of the master plan:

• Ensure that proposed land uses and development are compatible in their use, character and size to the site and the surrounding areas (Growth Management, Policy 1b).

• Support and encourage efforts to diversify the economic base of San Antonio (Economic Development, Policy 1e).

The zone and its uses should continue the orderly development and concentration of industrial and manufacturing uses. The land area should be sufficient to maintain compatibility with surrounding uses.

(a)

General Provisions. Uses in this district shall be in full conformance with the standards of the following and other applicable sections of this chapter:

(1)

Principal vehicle access to and from the site shall be from a primary driveway.

(2)

All loading shall be from the rear or side of the building, but not facing an arterial street. These loading standards apply to new structures only, and existing buildings with loading docks facing the street may continue to be used, restored or enlarged without being subject to the side or rear loading requirement of this section. Loading docks may be located in the rear yard, or a side yard facing a street that is internal to an "L," "I-1" or "I-2" zoning district.

Sec. 35-310.13. - "I-1" General Industrial.

STATEMENT OF PURPOSE

This district accommodates areas of heavy and concentrated fabrication, manufacturing and industrial uses which are suitable based upon adjacent land uses, access to transportation and the availability of public services and facilities. It is the intent of this district to provide an environment for industries that is unencumbered by nearby residential or commercial development. "I-1" must be located in areas where conflicts with other uses can be minimized to promote orderly transitions and buffers between uses. These districts are located for convenient access for existing and future arterial thoroughfares and railway lines. These districts are in many instances separated from residential areas by business or light industry areas or by natural barriers; where they are adjacent to residential areas some type of artificial separation may be required. The "I-1" district implements the following policies of the master plan:

• Ensure that proposed land uses and development are compatible in their use, character and size to the site and the surrounding areas (Growth Management, Policy 1b).

• Support and encourage efforts to diversify the economic base of San Antonio (Economic Development, Policy 1e).

• Natural Resources, Policy 1g: Promote the safe storage of hazardous materials in locations that do not endanger neighborhoods.

• Natural Resources, Policy 1g: Identify and establish appropriate locations and standards for the storage of hazardous and toxic materials.

• Natural Resources, Policy 1g: Consider during the zoning process and when issuing building permits and certificates of occupancy, the proximity of residential neighborhoods to the storage of hazardous materials.

(a)

General Provisions.

All driveways, parking areas, and pedestrian ways shall be surfaced with an all weather surface. Curb and gutter shall be provided where required by the street design standards.

All delivery and freight handling areas shall be screened from the boundary of any property not zoned "L," "I-1" or "I-2."

Sites shall not be accessed from residential streets.

Sec. 35-310.14. - "I-2" Heavy Industrial.

STATEMENT OF PURPOSE

This district accommodates uses that are highly hazardous, environmentally severe in character and/or generate very high volumes of truck traffic. The "I-2" district is established in order to provide sites for activities which involve major transportation terminals, and manufacturing facilities that have a greater impact on the surrounding area than industries found in the "L" or" I-1" district. These districts are located for convenient access for existing and future arterial thoroughfares and railway lines. These districts are in many instances separated from residential areas by business or light industry areas or by natural barriers; where they are adjacent to residential areas some type of artificial separation may be required. The "I-2" district implements the following policies of the master plan:

• Ensure that proposed land uses and development are compatible in their use, character and size to the site and the surrounding areas (Growth Management, Policy 1b).

• Support and encourage efforts to diversify the economic base of San Antonio (Economic Development, Policy 1e).

• Natural Resources, Policy 1g: Promote the safe storage of hazardous materials in locations that do not endanger neighborhoods.

• Natural Resources, Policy 1g: Identify and establish appropriate locations and standards for the storage of hazardous and toxic materials.

(a)

General Provisions.

(1)

Storage yards shall be completely screened from the boundary of any property not zoned "L," "I-1" or "I-2."

(2)

All driveways, parking areas, and pedestrian ways shall be surfaced with an all weather surface.

(3)

Sites shall not be accessed from residential streets.

Sec. 35-310.15. - "UD" Urban Development District.

"UD" Generally.

STATEMENT OF PURPOSE

The Urban Development "UD" district is established to encourage the development of a land use pattern that encourages compact neighborhoods and centralized commercial areas that promote a sense of community and are pedestrian and transit friendly. The intent is to minimize traffic congestion and environmental degradation while improving the quality of life and promoting the health, safety and welfare of neighborhood communities.

The "UD" district implements the following master plan policies:

• Growth Management Policy 1b: Distribute land uses to meet the physical, social, cultural, economic, and energy needs of present and future populations.

• Urban Design Policy 1a: Based on a comprehensive land use plan, encourage more intense development in and near neighborhood centers with less intensive development between neighborhood centers, and implement these changes through zoning.

• Urban Design Policy 1c: Encourage patterns of urban development that provide a full range of housing choices and promote a sense of community, urban vitality and efficient provision of infrastructure.

• Urban Design Policy 1e: Apply strategies, which will result in all existing and new streetscapes being accessible, safe, and stimulating.

• Urban Design Policy 3b: Plan and develop a citywide system of linear parks and hike and bike trails which incorporate drainageways and open spaces which link parks, schools, institution, and neighborhoods.

• Urban Design Policy 4c: Create streetscapes, which emphasize both pedestrians and vehicles.

• Urban Design Policy 5i: Develop a safe and convenient pedestrian travel network with sidewalks, walkways, and trails integrated into the transportation system and neighborhood centers.

The "UD" district standards are based on the following principles:

• Well planned neighborhoods have identifiable centers and edges.

• Shopping, recreation and basic neighborhood services are accessible by non-vehicular means in the neighborhoods.

• Each neighborhood shall provide a mixed-use neighborhood center within one-half (½) mile of the majority of the dwelling units.

• Land use and housing types are mixed and in close proximity to one another, utilizing urban design to facilitate the compatibility of different uses.

• Street, block, and building placement patterns encourage pedestrian activity.

• Streets are interconnected, forming a network.

• Civic spaces and buildings are located on prominent sites.

• Parks are evenly distributed throughout neighborhoods - within one-fourth (¼) mile from the majority of dwelling units.

• Schools are located within a ten-minute walk or one-half (½) mile from a majority of the dwelling units in a neighborhood.

• Residential development shall be connected to adjacent developments and thoroughfares in as many locations as possible.

• A network of interconnecting tree-lined streets should be developed to create several alternative routes through and between neighborhoods and commercial/employment districts.

• On-street parking and structured parking is encouraged in commercial areas.

• Lakes, ponds, creeks, wetlands and other natural features should be retained in the design and development process.

• Significant natural amenities should be fronted by streets or paths rather than privatized in rear yards for at least thirty (30) percent of their length or circumference.

• Street vistas should terminate with views of a primary building or a natural feature.

• A continuous pedestrian system should be provided throughout any development.

(a)

"UD" Uses and Conditions.

Applicability. No building permit for new construction shall be issued unless the application is accompanied by an approved flex district site plan. The flex district site plan shall be submitted prior to, or in conjunction with, an application for a building permit for new construction. The site plan shall include all property within the boundaries of the overall development project or the development project phase in which the property that is the subject of the building permit application is located and shall be submitted to the planning and community development director for review. The director shall review the submitted flex district site plan for compliance with the flex district standards and issue or deny a certificate of compliance to the applicant within ten (10) working days. An approved flex district site plan shall be submitted with all subsequent building permit applications for all property included in the flex district site plan. The flex district site plan shall contain the following information:

Use: location, acreage, notation of restrictions based on use-type.

Circulation: Street type and location must be indicated. Typical right-of-way and pavement cross-sections must be provided that indicate travel lane width, bike lane, and on-street parking within pavement width, and vegetation and sidewalk widths within remaining right-of-way. Approximate parking locations and pedestrian walkways to commercial buildings must be indicated.

Block lengths must be indicated on plan.

Vegetative buffers and building setbacks shall be indicated or notated on plan.

Housing mix pursuant to subsection 35-310.15(a)(1)A.

Indicate housing units that will have front porches pursuant to subsection 35-310.15(a)(1)E.

Conservation easements.

The urban development district "UD" is a mixed-use district that allows for development under the dimensional standards indicated in section 35-310, Table 310-1, unless stated otherwise in this section.

All permitted and specifically permitted uses for "UD" districts are enumerated in section 35-310, Table 311-1a, Residential Use Matrix and Table 311-2a, Nonresidential Use Matrix.

(1)

Single-Family Project Over Five (5) Acres Residential Uses.

Housing Mix Requirement. Residential development projects in excess of five (5) acres shall be required to include at least three (3) housing types from the list of residential types [table 209-5b], with each housing type comprising at least five (5) percent of the total residential units included in each development project or development project phase if there are multiple phases.

Parking courts, carports, and garages shall extend no closer to the front lot line than the street wall facade of the habitable portion of the dwelling. Doors for front-entry garages on the street facade shall be integrated into the design of the structure.

Residential Driveways.

In the "UD" zoning district, residential driveways shall be no wider than eighteen (18) feet.

For residential projects built under the universal design ordinance in the UD zoning district, residential driveways shall be no wider than twenty (20) feet.

All dwelling units shall have a front entrance articulated by a covered front entry at the front of the house.

At least seventy (70) percent of the single-family housing units along a single block face shall front the street and have front porches of at least eight (8) feet in depth along at least fifty (50) percent of the entire front facade of the house, including the garage width. For single-family housing units with a front-entry double-width garage on lots that are fifty (50) feet wide or less, the porch shall be at least eight (8) feet deep along one hundred (100) percent of the front facade of the house, excluding the garage width.

F. ⁽¹⁾

Single-family residential uses shall be located in a "build-to zone" defined by a minimum front building setback of ten (10) feet and a maximum front building setback of twenty (20) feet.

⁽¹⁾ Exceptions to F. above may be allowed on up to five (5) percent of the lots if site physical constraints cannot be overcome.

(2)

Multi-Family Residential Uses. Multi-family (apartment) units may be built on any "UD" district zoned property with the following limits:

Multi-family units may be constructed along any major thoroughfare on the city's major thoroughfare plan, or main street or boulevard, as defined by this chapter at a density of thirty-three (33) units per acre.

Multi-family units may be constructed along a collector or avenue not to exceed a density of fifteen (15) units per acre.

The front entries of all ground floor multi-family units adjacent to a collector or arterial street shall be oriented toward the street.

(3)

Commercial Uses.

Major Node. Permitted uses, as indicated in the "UD" major node column of Table 311-2a, Nonresidential Use Matrix, shall be located fronting on and within one-quarter (¼) mile of the intersection of the centerlines of any two (2) major thoroughfares (including boulevards, main streets and avenues) or within one-half (½) mile of the intersection of the centerlines of any two (2) major thoroughfares when one or more of these major thoroughfares is an expressway as defined by the city's major thoroughfare plan, Table 506-1 and Table 506-2.

Minor Node. Permitted uses, as indicated in the "UD" minor node column of Table 311-2a, Nonresidential Use Matrix, shall be located fronting on and within one-eighth (⅛) mile of the intersection of the centerlines of any two (2) collector streets or avenues as defined by the city's major thoroughfare plan, Table 506-1 and Table 506-2. No drive-through uses/windows are allowed. Maximum building size for an individual building shall not exceed six thousand (6,000) square feet.

Civic uses, as defined by this chapter, shall be permitted along any local street, avenue, main street, boulevard, or parkway (or conventional street classification equivalent).

Reference: Section 35-506 Transportation and Street Design: Table 506-1, Conventional, and Table 506-2, Traditional, street classifications.

(b)

"UD" Blocks, Lots, Streets, Sidewalks, Parking and Loading Design. All blocks, lots, streets and sidewalks shall be designed in accordance with article V of this chapter with the following exceptions: (Where the provisions of this section conflict with article V the provisions of this section shall apply.)

(1)

Blocks. All blocks shall have an average length not exceeding six hundred (600) feet and no single block shall exceed a maximum length of eight hundred (800) feet. Block length shall be measured from street right-of-way to street right-of-way, or where applicable, from street right-of-way to an alley or unplatted parcel. Maximum average block length and maximum block length shall not apply to block lengths abutting expressways, as defined by the city's major thoroughfare plan. Civic uses, as defined by this chapter, shall be exempt from the maximum average block length and maximum block length requirements.

(2)

Lots.

All lots shall comply with the dimension provisions of Table 310-1.

Pre-existing lots - The property owner may elect to develop a residential unit on a lot of record existing prior to the adoption of this ordinance on August 28, 2003, under the lot and setback standards referenced in Table 310.15-1, provided that the property is developed in accordance with "Article IV Procedures, Division 4 Subdivisions" of this chapter.

Table 310.15-1
Dimension Alternative for Pre-Existing Lots

Lot Size	Front Setback (min)	Side Setback (min)	Rear Setback (min)	Height (max)
4,000 "R-4"	10	5	20	35 ft./2½ stories
5,000 "R-5"	10	5	20	35 ft./2½ stories
6,000 "R-6"	10	5	20	35 ft./2½ stories
20,000 "R-20"	10	5	30	35 ft./2½ stories
43,560 "RE"	15	5	30	35 ft./2½ stories
10 acres "RP"	15	5	-	35 ft./2½ stories

(3)

Streets.

All streets and alleys shall be built to the traditional design classification categories described in subsection 35-506(c) (Table 506-2) and standards in subsection 35-506(d) (Table 506-4).

Reference: Section 35-506 Transportation and Street Design: Tables 506-1, Traditional Street Design and Table 506-2, Conventional Street Design.

No gated streets or developments are allowed.

All streets shall have an internal connectivity ratio of 1.7. The formula for calculating the ratio is found in subsection 35-506(e).

Reference: Subsection 35-506(e) Transportation and Street Design: Connectivity. Current standards require a connectivity of 1.2.

Access points for commercial uses may be no greater than thirty (30) feet in width unless driveway is located at a signalized intersection. Shared driveway approaches between adjacent properties are permitted.

Reference: Subsection 35-506(r) Transportation and Street Design: Access and Driveways.

(4)

Sidewalks and Pedestrian Circulation for Commercial Uses.

At least one (1) direct pedestrian route shall be provided within the parking lot from the building to the furthest edge of the parking lot. The pedestrian route shall be separated from the parking stalls and drive lanes with a combination of landscaping and edging to protect pedestrians from the vehicular traffic flow in the parking lot. Where the pedestrian route crosses drive lanes the pedestrian path shall be clearly striped to warn vehicle drivers of the pedestrian crossing.

Direct access from the public sidewalk shall be provided into buildings, unless the building fronts a plaza, green, or courtyard.

(5)

Parking and Loading.

Minimum parking space provisions shall not apply.

Reference: Section 35-526 Parking and Loading Standards.

No more than fifty (50) percent of the off-street parking area shall be located within the street yard of the front entrance of the building. This requirement shall not apply to flag lots.

Surface parking lots shall be designed to screen parked cars from the public sidewalk and the screening shall be continuous on all public frontages using one (1) or a combination of the following:

Building face,

Low wall (twenty-four inches to forty-eight inches), canopy structure, or fence (no wooden fences) constructed of material similar to the building,

Street furniture, or

Landscaping.

Parking structures shall provide clearly defined pedestrian access and be screened by one (1) or more of the following:

Placement of the parking structure on the interior of the site,

Liner buildings that front the street(s),

Ground floor area, or

A minimum of a Type B bufferyard (see Table 510-2).

Reference: Section 35-510 Landscaping and Section 35-523 Tree Preservation (buffer requirements); Section 35-511 Landscaping and Section 35-523 Tree Preservation (screening and shading).

On-street parking shall be allowed within commercial use areas.

Service/loading areas shall have an articulated screening wall to shield trucking activities from pedestrian areas.

Loading areas and service driveways shall adjoin alleys or parking areas to the rear or the principal building and shall be hidden from streets, parks, squares, and pedestrian spaces.

Bicycle parking shall be provided within fifty (50) feet of the primary building entrance and at least every one hundred fifty (150) feet along the length of the facade in developments with multiple tenants that have separate entrances. Bicycle parking shall be provided through bicycle storage racks. Bicycle parking shall not be located behind any wall, shrubbery, or other visual obstruction.

Reference: Section 35-526 Parking and Loading Standards. Subsection (k) contains reference to current bicycle parking standards.

(c)

"UD" Parks and Open Space.

(1)

Dedication. Park dedication will be at the ratio of one (1) acre per seventy (70) dwelling units. Entities to which the park may be dedicated shall follow the provisions in section 35-503 and shall be subject to review and approval by the director of parks and recreation. A fee in lieu of land dedication may be allowed only for developments of less than seventy (70) dwelling units.

(2)

Parks and playgrounds shall be located within one-quarter (¼) mile of every residence in "UD" districts.

Reference: Section 35-503 Parks and Open Space Standards.

(d)

"UD" Nonresidential Building/Site Design.

(1)

Facades. Windows and clearly marked public entries that allow for visibility into the commercial building from the street shall be provided along at least fifty (50) percent of the length of the first floor street facade calculated as the area between the first floor and the first floor ceiling or to a height of fifteen (15) feet, whichever is less. Automobile service bay openings shall be included with windows and public entries in the calculation of the window/public entry facade requirements.

(2)

Articulation. Buildings shall be articulated so facades which face public streets and exceed forty (40) feet in horizontal length shall include design elements such as:

Texture.

Canopies.

Projections or indentations.

Vertical expression of structural bays.

Roof design.

(3)

Building Orientation. The primary facade of all buildings within thirty-five (35) feet of the right-of-way shall front a public street, unless they front a plaza, green or a courtyard.

(4)

Outside Storage.

Mechanical Equipment. Mechanical equipment, electrical meter and service components, and similar utility devices, whether ground level, wall mounted, or roof mounted, shall be screened from view from streets, parks, squares, and pedestrian spaces. Exterior screening materials shall be the same as the predominant exterior materials as the principal building.

Trash Receptacles. Trash receptacles, garbage areas, and storage areas shall be hidden from streets, parks, squares, and pedestrian spaces through strategic placement and shall be screened in accordance with subsection 35-511(c).

(5)

Lighting.

The height of a lamp shall not exceed fifteen (15) feet for all pedestrian walkways.

Flashing lights, rotating lights, and chaser lights are prohibited.

Lighting shall be placed and shielded so as to direct the light on the site, away from adjoining properties, and to not cause glare for motorists.

Outdoor lighting fixtures shall incorporate cutoff features to reduce glare and limit uplight. The mounting height of all outdoor lighting, with the exception of outdoor sports field lighting and outdoor performance area lighting, shall not exceed twenty (20) feet measured from grade at the base.

All outdoor sports field and outdoor performance area lighting fixtures shall be equipped with a glare control package (louvers, shields, or similar devices.) The fixtures must be aimed so that their beams are directed and fall within the primary playing or performance area.

Building illumination and architectural lighting shall be indirect in character, with no light source visible. Architectural lighting, where used, shall articulate and animate the particular building design, as well as provide the required functional lighting for safety of pedestrian movement. Wall pack fixtures shall be cutoff fixtures.

Reference: Lighting requirements are contained in section 35-526 Parking and Loading Standards. Subsection 35-526(e)(4) states "Facilities shall be arranged so that the source of light is concealed from public view and from adjacent residential properties and does not interfere with traffic."

(e)

Signs. The provisions of chapter 28 of the City Code pertaining to signs and billboards shall apply, provided that in the event of a conflict between the provisions of this section and chapter 28, the provisions of this section shall apply. No provision in this section shall be construed to prohibit a sign master plan agreement as defined by section 28-244 of the City Code.

Reference: Chapter 28 of the City Code contains regulations regarding signs and billboards.

(1)

Signs shall only advertise a service, product or business on the site on which the sign is located.

(2)

Signs shall be designed to be compatible in style and character with the primary structure on the site. Trademark signs are allowed subject to the other provisions of this section.

(3)

No fluorescent colored, reflective surfaces, blinking lights and/or rotating or moving parts shall be permitted on a sign.

(4)

Wall signs. The maximum allowable sign area, as a percentage of the area of each building elevation, for attached signs along all street frontage is contained in Table 310.15-2, provided that each occupancy that has a separate and distinct public entrance located on a collector street shall be allowed a minimum of fifty (50) square feet of sign message area. Each occupancy that has a separate and distinct public entrance located on an arterial Type A or Type B street shall be allowed a minimum of seventy-five (75) square feet of sign message area, and each occupancy that has a separate and distinct public entrance located on an expressway shall be allowed a minimum of one hundred (100) square feet of sign message area.

Table 310.15-2
Maximum Attached Sign Message Area for Nonresidential Uses

Street Type	Maximum Attached Sign Message Area
Avenue or Collector	10%
Arterial Type A and Type B or Boulevard and Main Street
Cabinet sign	10%
Channel letters raised or incised	15%
Painted or flat sign	15%
Expressway or Parkway
Cabinet sign	15%
Channel letters raised or incised	20%
Painted or flat sign	15%

(5)

Freestanding Signs. One freestanding monument sign shall be permitted per parcel or platted lot for permitted uses subject to the height and message area limitations contained in Table 310.15-3.

Table 310.15-3
Maximum Freestanding Sign Height and Message Area for Nonresidential Uses

Street Type	Maximum Freestanding Sign Height (ft)	Maximum Freestanding Sign Message Area (SF)
Avenue or Collector
Single Tenant	6	32
Multiple Tenant	8	50
Arterial Type B or Main Street
Single Tenant	6	32
Multiple Tenant	8	50
Arterial Type A or Boulevard
Single Tenant	6	32
Multiple Tenant	8	50
Expressway or Parkway
Single Tenant	35	200
Multiple Tenant	40	250

(6)

Externally illuminated signs shall be illuminated only with steady, stationary, shielded light sources directed solely onto the sign without causing glare. Light bulbs or lighting tubes used for illuminating a sign shall not be visible from the public right-of-way.

(7)

Prohibited signs:

Animated, moving, flashing, or rotating signs.

Signs which utilize intermittent or flashing illumination. devices, change light intensity, brightness or color, or are constructed and operated to create an appearance of motion.

Off-premises signs.

Roof signs.

Signs in public rights-of-way.

Pole mounted signs shall not be allowed, except that directional signs not exceeding three (3) feet in height and four (4) square feet in sign area per side are permitted.

(8)

Temporary signs. Banners, pennants, streamers, and balloons one (1) foot in diameter may be used as temporary advertising for a maximum duration of thirty (30) days each six (6) months. Permits in accordance with chapter 28 are required for temporary signs more than fifteen (15) square feet in size.

(f)

"UD" Buffers.

(1)

Buffer requirements for "UD" districts shall be in addition to the requirements set forth in section 35-510 pertaining to buffers.

Reference: Section 35-510 Landscaping and section 35-523 Tree Preservation.

(2)

Any property adjoining a collector, primary or arterial street, or freeway must comply with the minimum vegetative bufferyard requirements set forth below in Table 310.15-4. No fence or wall can be substituted for the vegetative bufferyard requirement. A Type N buffer may be substituted for the bufferyard requirement to encourage the preservation of natural vegetation.

Table 310.15-4
Street Classification and Vegetative Buffers

Adjoining Street Classification*	Minimum Vegetative Bufferyard Requirement	Vegetative Bufferyard Type
Collectors or Avenues ** (UD, RD, and FR districts Exempt)	15 feet from any property line adjoining a collector street	C or Option C or N Fence, wall, or berm not permitted
Primary and Secondary Arterials, Enhanced Secondary Arterials, Main Streets or Boulevards (UD District Exempt)	25 feet from any property line adjoining a primary or secondary arterial street	D or Option D or N Fence, wall or berm not required
Freeways, Parkways or Super Arterials	30 feet from any property line adjoining a freeway	E or Option E or N Fence, wall, or berm not required

* As described in Table 506-1, Table 506-2, and the major thoroughfare plan.
** Only applicable to "MI-1" and "MI-2" districts.

Reference: Section 35-506 Transportation and Street Design: Table 506-1, Conventional and Table 506-2, Traditional street classifications.

(3)

Buffer requirements for adjoining uses or zoning districts are set forth below in Table 310.15-5.

Table 310.15-5
Adjoining Use Buffers

Use or Zoning District	Adjoining Use or Zoning District
Use or Zoning District	SF	MF < or = 15 du	MF > 15 du	C - O < 3,000*	C - O 3,001— 10,000*	C - O 10,001— 45,000*	C - O 45,001— 90,000*	C - O > 90,000*	L, I-1, I-2	MI-1, MI-2

SF	NA	A	B	A	B	C	D	E	F	F
MF < or = 15 du	A	NA	B	A	C	C	C	E	F	F
MF > 15 du	B	B	NA	A	C	C	C	D	F	F
C - O < 3,000*	A	A	A	NA	A	B	B	B	E	E
C - O 3,001—10,000*	B	C	C	A	NA	NA	NA	NA	D	D
C - O 10,001—45,000*	C	C	C	B	NA	NA	NA	NA	C	C
C - O 45,001—90,000*	D	C	C	B	NA	NA	NA	NA	C	C
C - O > 90,000*	E	E	D	B	NA	NA	NA	NA	C	C
L, I-1, I-2	F	F	F	E	D	C	C	C	NA	NA
MI-1	F	F	F	E	D	C	C	C	NA	NA
MI-2	F	F	F	E	D	C	C	C	NA	NA

* Commercial or office aggregate building footprint

Type N or "Option" buffers may be utilized

Reference: Section 35-510 Landscaping and section 35-523 Tree Preservation. Table 510-1 lists buffer requirements between zoning districts and adjoining streets.

(g)

"UD" Natural Resource Protection.

(1)

Riparian.

Riparian protection buffer. The purpose of the riparian protection buffer shall be to:

• Protect natural stormwater management provided by rivers, creeks, and wetlands.

• Protect surface water and groundwater quality.

• Protect water-dependent aquatic and terrestrial wildlife corridors.

• Maintain natural vegetation needed to protect the floodplain and provide wildlife habitat.

• Protect wetlands under federal jurisdiction that exist within the floodplain buffer.

• Protect the underlying aquifer.

Reference: Riparian buffers are not currently addressed in the UDC. Whereas the floodplain (section 35-460 and Appendix "F") and the stormwater (section 35-504) regulations protect people and development from the hazards of flooding, the riparian protection buffer is designed to protect the natural function and beauty of the riparian area.

A riparian protection buffer shall be a minimum of one hundred fifty (150) feet from both sides of the centerline of a waterway or the limit of the 100-year floodplain, whichever is greater.

No building shall be placed or excavation shall be conducted within the riparian protection buffer. A single-family residential use is permitted in the riparian protection buffer when a plat is not required by V.T.C.A. Local Government Code Ch. 212 and the existence of the buffer would otherwise prohibit such use on the lot. No riparian protection buffer shall be cleared, graded, filled, or subject to construction provided, however, that rights-of-way for trails, any streets needed to provide access to the property and water, sewer, electric, or cable lines may be cleared. The buffer area may be used for passive recreation or agriculture and ranch uses. The width of rights-of-way for streets or trails in the riparian protection buffer shall be restricted to the minimum as designated in the transportation standards, subsection 35-506 (d).

Drainage channels and watercourses located within a riparian protection buffer, except streets, shall be of earthen construction only. A retention or detention facility may be located within a riparian protection buffer, provided that it is of earthen construction and is screened with vegetative screening. Modifications to existing earthen channels and watercourses or newly created open channels or retention/detention facilities shall be designed with earth and sodded to enhance the rural aesthetic character or habitat value and shall be constructed and maintained in accordance with subsection 35-504(h).

In a riparian protection buffer where ongoing maintenance is required, the drainage easements shall be maintained in accordance with subsection 35-504(d). Native vegetation shall be preserved within all drainage easements except that portion of the channel to be used for stormwater conveyance wherein all vegetation will be removed if it obstructs or retards the desired flow of water. Ground cover plantings to prevent soil erosion must be used to supplement native vegetation. New earthen channels shall be planted with drought resistant, low growth, native species grasses, which will allow unobstructed passage of stormwater, and shall be maintained in accordance with subsection 35-504(h).

A density bonus of one hundred twenty (120) percent of the base zoning density, as prescribed per section 35-360, shall be granted for parcels which contain one (1) or more riparian protection buffers. Water bodies are eligible for a density bonus as follows:

Greater than one-fourth (¼) acre surface area but less than one (1) acre surface area in size at one hundred ten (110) percent.

One (1) acre or more surface area or more at one hundred twenty (120) percent.

To receive the density bonus, the riparian protection buffer must be placed in a dedicated conservation easement in accordance with section 35-203 or dedicated as parks and open space in accordance with subsection 35-503(f). The density bonus shall be calculated on the acreage of the entire parcel in which the riparian buffer resides. The parcel acreage shall be based on an existing legal lot of record at the time this section is effective. Should the parcel be replatted the bonus density shall be calculated on the original parcel acreage, prior to replatting, and recorded on the new plat. Should the lot be subdivided, the bonus density may be distributed among the newly created lots and recorded on the new plats. Under no circumstance may the density bonus exceed one hundred (100) percent of the original calculation.

The floodplain administrator may reduce the required riparian protection buffer area up to fifty (50) percent for:

A single-family residence when a plat is not required by the V.T.C.A. Local Government Code Ch. 212; or

If the applicant demonstrates that the portion of the riparian protection buffer being reduced does not contain significant existing vegetative cover, such as protected native trees or wetlands, and the applicant provides one (1) or more of the following mitigation measures:

Enhanced vegetative cover provided in the remaining buffer area; or

Earthen water breaks, drainage facilities or catch basins, or

Erosion control and slope stabilization.

Reference: Section 35-360 Flexible zoning: Density Bonus. Section 35-203 Conservation Subdivision; Section 35-503 Parks and Open Space Standards.

(h)

"UD" Master Plan Consistency. Application of the "flex" districts shall be consistent with the city council adopted master plan governing the subject area. Within the "flex" district, a landowner may develop any parcel or combination of parcels greater than twenty (20) acres in size as a flexible development plan ("FDP") if such "FDP" complies with the goals and objectives of the city's comprehensive master plan and the development standards and criteria set forth below. The use of an "FDP" under this provision shall be considered in compliance with the adopted master plan and requires only ministerial approval of the flexible development plan (section 35-412) by the planning and community development director if it meets the criteria in Table 310.15-6.

(1)

An "FDP" shall follow one (1) of the following two (2) use patterns.

The TND pattern requires compliance with the provisions of section 35-207 and the additional flex standards in the table below.

The "MXD"D pattern requires a mix of retail, office, service, and residential uses within a maximum radius of one quarter (¼) mile in accordance with subsection 35-341(b) and the standards set forth in the table below. The standards are based on certain provisions taken from the "UD" and "MI-1" flex districts. These standards are to ensure compatibility between uses that are not otherwise allowed and may have more density or intensity than the underlying base zoning.

(2)

An "FDP" shall be approved through the master development plan (MDP) process. An "FDP" submittal shall provide the same information as required for a planned unit development in Appendix "B."

(3)

Flex development plan shall include at least one (1) civic space in the form of a plaza, courtyard, forecourt, or square within the commercial area of the development. The civic space will count toward required park dedication.

Table 310.15-6
Flex Development Plan Option

	Applicable UD Standards	TND Pattern:	Mixed-Use Pattern:
	Uses	All Flex Districts	UD	RD	FR	MI-1 and MI-2
(a)	Residential	Permitted, except no residential uses permitted in MI-1 and MI-2 and no multi-family uses permitted in FR TND standards apply	Residential uses are permitted UD flex standards apply if residential uses are built	Both single-family and multi-family uses are permitted Single-family maximum at two (2) dwelling units per acre Multi-family uses shall not exceed twenty (20) percent of the total acreage at twenty-five (25) dwelling units per acre	Residential density shall not exceed one (1) dwelling unit per five (5) acres Multi-family uses are not permitted	No single-family or multi-family uses permitted
		Live-work units allowed	Live-work units allowed	Live-work units allowed	Not applicable
(b)	Commercial	TND standards apply	Location: Buildings with footprint > 90,000 are allowed only at intersection of interstate highway and primary arterial (boulevard) or higher classification
			Setback standards apply
(c)	Parks and Open Space	TND standards apply	All UD flex district standards apply			Not applicable. (MI-standards are applicable)
(d)	Building/Site Design	TND standards apply	All UD flex district standards apply
(e)	Signs	All UD flex district standards apply
(f)	Buffers	All UD flex district standards apply, except for uses adjoining collector streets in UD, RD, and FR districts and arterial streets in UD districts	All UD flex district standards apply, except for uses adjoining collector and arterial streets	All UD flex district standards apply except for uses adjoining collector streets.		All UD flex district standards apply
(g)	Resource Protection	All UD flex district standards apply
(h)	Petroleum and Gas	All UD flex district standards apply
(i)	Blocks, Streets, and Parking
	(c)(1) Blocks	TND standards apply	UD flex standards apply	UD flex standards apply for multi-family	Not applicable
	(c)(2) Lots	Lot dimensions are not applicable (developer not choosing to utilize pre-existing lot standards)
	(c)(3) Streets	TND standards apply	UD flex standards apply	UD flex district standards apply except connectivity ratio shall be 1.5 and collectors exempt from traditional street design standards	UD flex district standards apply except exempt from traditional street standards of UDC, and connectivity ratio does not apply
	(c)(4) Sidewalks and Pedestrian Circulation	TND standards apply	All UD flex district standards apply
	(c)(5) Parking and Loading	TND standards apply	All UD flex district standards apply

	Applicable MI-1 Standards	TND Pattern:	Mixed-Use Pattern:
	Standards Referenced in MI-1 District	All Flex Districts	UD	RD	FR	MI-1 and MI-2
(a)	(c) (3) Minimum building setback requirements.	Applies to MI-1 district only	Not applicable (industrial uses not allowed)			MI-1 flex standards apply
(b)	(c) (4) Wireless communication transmission tower setback	MI-1 flex standards apply
(c)	Parks and Open Space	Not applicable (industrial uses not allowed)				MI-1 flex standards apply
(d)	(e) Building Design and Articulation	Applies to MI-1 district only	Not applicable (industrial uses not allowed)			MI-1 flex standards apply

(i)

"UD" Petroleum and Natural Gas Extraction and Production - (same as "MI-1" district).

(Ord. No. 98091 § 4) (Ord. No. 100126) (Ord. No. 101816, § 2, 12-15-05) (Ord. No. 2006-11-30-1333, § 2, 11-30-06) (Ord. No. 2008-04-03-0267, § 2, 4-3-08) (Ord. No. 2009-01-15-0001, § 2, 1-15-09) (Ord. No. 2010-11-18-0985, § 2, 11-18-10)

Sec. 35-310.16. - "RD" Rural Development District.

"RD" Generally.

STATEMENT OF PURPOSE

The rural development district "RD" is established to encourage the development of a land use pattern that reflects rural living characteristics by encouraging low density, single-family residential land use patterns with limited commercial uses placed in a manner that conserves open land. The "RD" district serves as a buffer between more urbanized, denser development, and significantly rural, open, or agriculturally oriented land use patterns.

The "RD" district implements the following master plan policies:

• Growth Management Policy 1b: Distribute land uses to meet the physical, social, cultural, economic, and energy needs of present and future populations.

• Urban Design Policy 1a: based on a comprehensive land use plan, encourage more intense development in and near neighborhood centers with less intensive development between neighborhood centers, and implement these changes through zoning.

(a)

"RD" Uses and Conditions.

Applicability (see subsection 35-310(15)(a)).

The rural development district "RD" allows development in accordance with the dimensions standards contained in section 35-310, Table 310-1, lot and building dimensions table. All permitted and specifically permitted uses in the "RD" district are enumerated in section 35-311, Table 311-1a, Residential Use Matrix, and Table 311-2a, Nonresidential Use Matrix, unless otherwise provided for in this section.

(1)

Single-Family Residential Uses.

Single-family development projects shall have a minimum lot size of forty-three thousand five hundred sixty (43,560) square feet (one (1) acre) unless otherwise permitted below.

A density bonus shall be allowed when property is developed as a conservation subdivision pursuant to section 35-203 and subject to the following requirements:

A minimum percentage of the property as specified in column B of Table 310.16-1 is contained within a conservation easement for agricultural land, ranch land, or open space. The easement shall be dedicated and maintained as required by section 35-203.

The remainder of the property may be developed up to the maximum density specified in column C of Table 310.16-1.

Residential units shall be developed in accordance with the lot layout standards in subsection 35-203(f).

Up to five (5) percent or five (5) acres (whichever is less) of the conservation easement set aside may be designated as parks and open space if dedicated in accordance with section 35-503, and may be used to fulfill the parks and open space requirement.

Table 310.16-1
Density Bonus Options within the "RD" Rural Development District

A. Density Bonus Options	B. Minimum Percentage of Property in Conservation Easement	C. Maximum Density for Remaining Property
Option A	40%	9 dwelling units per acre
Option B	50%	12 dwelling units per acre
Option C	60%	18 dwelling units per acre

Reference: Section 35-203 Conservation Subdivision. Includes Table 203-1 for acceptable lot configurations. Subsection (i) contains provisions for permanent primary and secondary conservation areas.

(2)

Multi-Family Residential Uses. Multi-family/apartment uses are not permitted in the "RD" district except as otherwise provided in subsection 35-310.16(a)(1)B. of this chapter.

(3)

Commercial Uses.

Major Node. Permitted uses, as indicated in the "RD" major node column of Table 311-2a, Nonresidential Use Matrix, shall be located fronting on and within one-quarter (¼) mile of the intersection of the centerlines of any two (2) major thoroughfares (including boulevards, main streets and avenues) or within one-half (½) mile of the intersection of the centerlines of any two (2) major thoroughfares when one or more of these major thoroughfares is an expressway as defined by the city's major thoroughfare plan, Table 506-1 and Table 506-2.

Minor Node. Permitted uses, as indicated in the "RD" minor node column of Table 311-2a, Nonresidential Use Matrix, shall be located fronting on and within one-eighth (⅛) mile of the intersection of the centerlines of any two (2) collector streets or avenues as defined by the city's major thoroughfare plan, Table 506-1 and Table 506-2. No drive-through uses/windows are allowed. Maximum building size for an individual building shall not exceed six thousand (6,000) square feet.

Civic uses, as defined by this chapter, shall be permitted along any local street, avenue, main street, boulevard, or parkway (or conventional street classification equivalent).

Reference: Section 35-506 Transportation and Street Design: Table 506-1, Conventional, and Table 506-2, Traditional, street classifications.

(b)

"RD" Blocks, Lots, Streets, Sidewalks, Parking and Loading Design. All blocks, lots, streets, sidewalks, and parking and loading shall be designed in accordance with article V of this chapter with the following exceptions: (Where the provisions of this section conflict with article V, the provisions of this section shall apply.)

(1)

Blocks - (no additional standards are required).

(2)

Lots - (same as "UD" district).

(3)

Streets:

Streets to be built in accordance with the provisions of subsections 35-506(c) and 35-506(d) - (same as "UD" district but shall apply only to main streets, boulevards, parkways or major thoroughfares).

Gated streets - (same as "UD" district). See subsection 35-310.15(b).

Connectivity ratio - (no additional standards are required).

Access points - (same as "UD" district). See subsection 35-310.15(b).

Residential driveways - (no additional standards are required).

(4)

Sidewalks and pedestrian circulation - (same as "UD" district). See subsection 35-310.15(b).

(5)

Parking and loading - (same as "UD" district). See subsection 35-310.15(b).

(c)

"RD" Parks and Open Space - (UDC standards apply). See section 35-503.

(d)

"RD" Nonresidential Building/Site Design. Buildings set back thirty-five (35) feet or less from common property lines or street rights-of-way shall comply with the standards for "UD" districts. Buildings in "RD" districts set back more than thirty-five (35) feet from common property lines or street rights-of-way are exempt from these provisions.

(e)

"RD" Signs - (same as "UD" district). See subsection 35-310.15(e).

(f)

"RD" Buffers - (refer to "UD" district Table 310.15-3 and Table 310.15-4).

(g)

"RD" Natural Resource Protection - (same as "UD" district). See subsection 35-310.15(g).

(h)

"RD" Master Plan Consistency - (same as "UD" district). See subsection 35-310.15(h).

(i)

"RD" Petroleum and Natural Gas Extraction and Production - (same as "MI-1" district). See subsection 35-310.18(i).

(Ord. No. 98091 § 5) (Ord. No. 100126) (Ord. No. 101816, § 2, 12-15-05) (Ord. No. 2010-11-18-0985, § 2, 11-18-10)

Sec. 35-310.17. - "FR" Farm and Ranch District.

"FR" Generally.

STATEMENT OF PURPOSE

Purpose. The farm and ranch district "FR" is intended to preserve rural character and culture by implementing larger minimum lot sizes and by prohibiting incompatible land uses.

The "FR" district provides areas for agricultural operations and natural resource industries. These districts are composed primarily of large tracts of land that are vacant or in agricultural uses and may contain a minimal number of dwellings and accessory structures.

"FR" zoning protects and preserves valuable agricultural areas, implements agricultural and natural resource protection, preserves rural areas, and identifies areas appropriate for agricultural preservation. The "FR" district may be used to establish and buffer low intensity uses along streams, floodplains, and similar environmentally sensitive areas.

The "FR" district implements the following policies of the master plan:

• Growth Management, Policy 1b: Distribute land uses to meet the physical, social, cultural, economic and energy needs of present and future populations.

• Natural Resources, Policy 2b: Assist in the development of a comprehensive, regional natural resources plan.

• Natural Resources, Policy 2d: Preserve the integrity of the natural settings of neighborhoods, communities, open spaces and parks, and develop clear procedures for their enforcement.

(a)

"FR" Uses and Conditions.

Applicability (see subsection 35-310(a)).

The farm and ranch district "FR" allows development in accordance with the dimension standards contained in section 35-310, Table 310-1, lot and building dimensions table. All permitted and specifically permitted uses in the farm and ranch district "FR" are enumerated in section 35-311, Table 311-1a, Residential Use Matrix, and Table 311-2a, Nonresidential Use Matrix, unless otherwise provided for in this section.

(1)

Single-Family Residential Uses.

Accessory detached dwelling units (ADDU) are permitted in the "FR" districts under the following conditions:

Each property is permitted a maximum of two (2) ADDUs.

The total square footage for each ADDU shall not exceed one thousand two hundred (1,200) square feet or be less than three hundred (300) square feet.

An ADDU may not contain more than three (3) bedrooms.

The owner is not required to occupy either the principal dwelling unit or an ADDU on the property as a primary residence.

Reference: Section 35-371 contains regulations for accessory dwelling units as a supplemental use.

Other Accessory Structures.

An "FR" property is permitted a maximum of five thousand (5,000) total square feet for accessory structures, not including permitted ADDUs, for every twenty-five (25) acres.

Reference: Section 35-370 contains regulations for accessory use structures (that are not used as a dwelling unit) as a supplemental use.

Building setbacks are enumerated in Table 310-1.

Density Bonus. A density bonus allowed when property is developed as a conservation subdivision, per section 35-203, and subject to the following requirements:

A minimum of seventy-five (75) percent of the property is contained within the conservation easement for agricultural land, ranch land, or open space.

The remainder of the property may be developed up to a maximum density of two (2) units per acre.

The residential units shall be developed in conformance with the housing types and lot configurations referenced in Table 203-1, column B ("RP," "RE," and "R-20" districts).

Example: On a one hundred (100) acre lot, this would result in a maximum density of fifty (50) dwelling units on twenty-five (25) acres with seventy-five (75) acres in a conservation easement.

Comparison: A standard "FR" development would allow four (4) units on a one hundred (100) acre lot compared to the fifty (50) units allowed in a conservation subdivision.

Reference: Section 35-203 Conservation Subdivision. Table 203-1 contains allowable housing types and lot configurations.

(2)

Multi-Family Residential Uses. Multi-family (apartment) dwelling units are not permitted in the "FR" district.

(3)

Commercial Uses.

Ag Commercial. Permitted uses, as indicated in the Ag Commercial column of Table 311-2a, Nonresidential Use Matrix shall be permitted subject to the lot and building dimension standards contained in the "FR" Ag Commercial row of Table 310-1, Lot and Building Dimensions Table.

Village Center. Permitted uses, as indicated in the "FR" village center/ minor node column of Table 311-2a, Nonresidential Use Matrix, shall be permitted in a village center constructed in accordance with the "MI-1" Village Center standards, subsection 35-310.18(a)(3).

Minor Node. Permitted uses, as indicated in the "FR" village center/ minor node column of Table 311-2a, Nonresidential Use Matrix shall be located fronting on and within one-eighth (⅛) mile of the intersection of the centerlines of any two (2) of the following: major thoroughfares (including boulevards, main streets and avenues), collector streets, and rural roadways as defined by the city's major thoroughfare plan, Table 506-1 and Table 506-2. No drive-through uses/windows are allowed. Maximum building size for an individual building shall not exceed six thousand (6,000) square feet.

(4)

Village Center Option. Table 311-2a indicates uses that may be permitted in a village center. The standards are the same as the "MI-1" district, section 35-310.18.

(b)

"FR" Blocks, Lots, Streets, Sidewalks, Parking and Loading Design. All blocks, lots, streets and sidewalks shall be designed in accordance with article V of this chapter with the following exceptions: (Where the exceptions conflict with article V the provisions of this section shall apply.)

(1)

Blocks - (no additional standards are required).

(2)

Lots.

All lots shall comply with the provisions of Table 310-1. The minimum lot size shall be twenty-five (25) acres.

Pre-existing lots - (same as "UD" district).

(3)

Streets - (no additional standards are required).

(4)

Sidewalks and Pedestrian Circulation - (no additional standards are required).

(5)

Parking and Loading - (same as "UD" district, agricultural related uses are exempt from requirements).

(c)

"FR" Parks and Open Space - (no additional standards are required).

(d)

"FR" Nonresidential Building/Site Design and Articulation - (no additional standards are required).

(1)

Lighting - (same as "UD" district except only subsections 35-310.15(d)(5)A., B., C., and F. apply to a village center).

(e)

"FR" Signs - (same as "UD" district). See subsection 35-310.15(e).

(f)

"FR" Buffers - (same as "UD" district, subsection 35-310.15(f), except Table 310.15-3 does not apply).

(g)

"FR" Natural Resource Protection - (same as "UD" district). See subsection 35-310.15(g).

(h)

"FR" Master Plan Consistency - (same as "UD" district, subsection 35-310.15(h), provided that the residential density is no more than one (1) dwelling unit per five (5) acres).

(i)

"FR" Petroleum and Natural Gas Extraction and Production - (same as "MI-1" district). See subsection 35-310.18(i).

(Ord. No. 98091 § 6) (Ord. No. 100126) (Ord. No. 101816, § 2, 12-15-05) (Ord. No. 2010-11-18-0985, § 2, 11-18-10)

Sec. 35-310.18. - "MI-1" Mixed Light Industrial.

"MI-1" Generally.

STATEMENT OF PURPOSE

The mixed light industrial district "MI-1" is established to encourage the development of mixed agricultural, commercial and light industrial uses that are internally compatible in an effort to achieve well designed development and provide a more efficient arrangement of land uses, building, and circulation systems.

These districts are located for convenient access from existing and future arterial thoroughfares and railway lines. Furthermore, these districts shall protect and enhance the rural character of the area, attract sources of economic development and growth, promote clean industry, and minimize the adverse effects to adjacent uses. The "MI-1" district implements the following goals and policies of the master plan:

• Economic Development, Policy 1e: Support and encourage efforts to diversify the economic base of San Antonio.

• Natural Resources, Policy 1g: Promote the safe storage of hazardous materials in locations that do not endanger neighborhoods.

• Natural Resources, Goal 3: Achieve a sustainable balance between the conservation, use and development of San Antonio's natural resources.

• Natural Resources, Policy 1d: Encourage retention of the 100-year floodplains as natural drainageways without permanent construction, unnecessary straightening, bank clearing, or channeling.

• Urban Design, Policy 1b: Develop urban design policies and standards which integrate and coordinate planning for historic and cultural resources, public facilities and services, and private development, infrastructure, transportation, arts and cultural resources, libraries, parks and recreation, health and human service facilities.

(a)

"MI-1" Uses and Conditions.

Applicability (see subsection 35-310.15(a)).

The mixed light industrial district "MI-1" allows development in accordance with the dimension standards contained in section 35-310, Table 310-1, lot and building dimensions table.

(1)

Single-Family Residential Use. Single-family residential uses are not permitted in an "MI-1" district except that dwelling units for on-site caretakers are allowed.

(2)

Multi-Family Residential Use. Multi-family (apartment) uses are not permitted in the "MI-1" district.

(3)

Village Center. Table 311-2a indicates uses that shall be permitted, provided such sites are designed as a village center in accordance with the following standards:

The minimum lot frontage requirement shall be three hundred (300) feet.

The ground floor to area ratio (FAR) shall not exceed thirty-five (35) percent. The ground FAR shall include the plaza, square or public open space

A minimum of three (3) individual buildings is required.

A minimum of two (2) acres located on an arterial street or an expressway is required.

Village centers shall not be located within a radius of forty-five (45) percent of the length of the roadway section between the intersection of two (2) major arterial streets or higher classification, whichever is greater, measured from the centerline where two (2) major arterial streets or higher classification streets intersect.

Site plan(s) shall be pedestrian oriented with sidewalks and walkways connecting buildings, plazas and parking.

Shared internal driveway access is required.

No parking shall be permitted in the front street yard.

Parking shall be located at the sides and rear of buildings. Parking requirement shall be a minimum of one (1) space per five hundred (500) GFA.

At least two (2) of the following pedestrian-oriented features shall be provided in the public open space area:

Seating,

Ornamental lamp posts, or

Native shade trees.

At least two (2) of the following urban design features shall be provided in the public open space area:

Drinking fountains,

A bandstand or a gazebo,

Arbors,

Awnings or canopies,

Ornamental fountains,

Trellises with native plants, or

Beds of native plants.

The buildings of a village center shall be oriented around a green, plaza, or other public open space. Public open space shall not be less than five (5) percent of the total acreage. The five (5) percent requirement shall include only those sidewalks and walkways that adjoin or are located in the open space.

(4)

Minor Node. Permitted uses, as indicated in the "MI-1" minor node column of Table 311-2a, Nonresidential Use Matrix shall be located fronting on and within one-quarter (¼) mile of the intersection of the centerlines of any two (2) major thoroughfares (including boulevards, main streets and avenues) as defined by the city's major thoroughfare plan, Table 506-1 and Table 506-2. Maximum building size for an individual building shall not exceed six thousand (6,000) square feet.

(b)

"MI-1" Blocks, Lots, Streets, Sidewalks, Parking and Loading Design (same as "RD" district, subsection 35-310.16(b)) with the following exceptions:

(1)

Streets - (no additional standards required).

(2)

Parking and loading - (no additional standards required).

(3)

Minimum building setback requirements. In addition to the requirements set forth in section 35-310, Table 310-1, any property adjoining a collector street, primary or secondary arterial street, or freeway must comply with the minimum setbacks in Table 310.18-1.

(4)

Wireless communication towers. All self-standing wireless communication transmission towers shall adhere to the minimum building setbacks set forth in Table 310.18-1.

Table 35-310.18-1
Building Setback Requirements for MI-1 District

Adjoining Street Classification*	Minimum Building Setback Requirement
Collectors or Avenues	30 feet from any property line adjoining a collector street
Primary and Secondary Arterials, Boulevards, and Main Streets	40 feet from any property line adjoining a primary or secondary arterial street
Freeways or Parkways	50 feet from any property line adjoining a freeway

* As described in Table 506-1, Table 506-2, and the major thoroughfare plan.

Reference: Sec. 35-506 Transportation and Street Design: Table 506-1, Conventional, and Table 506-2, Traditional street classifications.

(5)

Off-Street Loading.

Principal vehicle access to and from the site shall be from a primary driveway.

All loading docks shall be located on the same lot as the building or use to be served, shall be located either behind the building or at the sides of a building if fully screened from public rights-of-way, and shall not occupy the required front setback area.

(c)

"MI-1" Parks and Open Space. No park or open space dedication is required. Fifteen (15) percent of the site shall be retained in permanent open space with either undisturbed natural plant materials or maintained landscaped areas.

(d)

"MI-1" Building Design and Articulation. Buildings within one hundred (100) feet of any public rights-of-way shall conform to the following standards:

(1)

Exterior Wall Finish for Nonresidential Buildings. Any exterior wall located partially or wholly within one hundred (100) feet from the edge of a public right-of-way shall be masonry except for doors, windows, and trim. Masonry shall mean brick, stone, or stucco, or similar material. Stucco shall not comprise more than fifty (50) percent of the exterior finish.

(2)

Refuse Collection. Refuse containers shall be located away from public rights-of-way and business entrances, must not interfere with traffic circulation or site parking, and shall be completely screened from public view with materials similar to or compatible with buildings located on the same site. Screening is not required for collection areas for industrial by-products located more than one hundred (100) feet from the right-of-way.

(3)

Mechanical Equipment and Appurtenances. Cooling towers, vent stacks, ventilating fans, and other rooftop and ground-mounted mechanical units located partially or wholly within one hundred (100) feet from the edge of a public right-of-way shall be integrated into the design of the structure in a manner that is integral to the architectural form of the building.

(e)

"MI-1" Signs - (same as "UD" district). See subsection 35-310.15(e).

(f)

"MI-1" Buffers - (same as "UD" district). See subsection 35-310.15(f).

(g)

"MI-1" Natural Resource Protection.

(1)

Riparian.

Riparian protection buffer. The purpose of the riparian protection buffer shall be to:

• Protect natural stormwater management provided by rivers, creeks, and wetlands.

• Protect surface water and groundwater quality.

• Protect water-dependent aquatic and terrestrial wildlife corridors.

• Maintain natural vegetation needed to protect the floodplain and provide wildlife habitat.

• Protect wetlands under federal jurisdiction that exist within the floodplain buffer.

• Protect the underlying aquifer.

Reference: Riparian buffers are not currently addressed in UDC. The floodplain (section 35-460 and Appendix "F") and the stormwater (section 35-504) regulations protect people and development from the hazards of flooding. The riparian protection buffer is designed to enhance the natural function and beauty of the riparian area.

A riparian protection buffer shall be a minimum of one hundred fifty (150) feet from both sides of the centerline of a waterway or the limit of the 100-year floodplain, whichever is greater.

A single-family residential use is permitted in the riparian protection buffer when a plat is not required by V.T.C.A. Local Government Code Ch. 212.

Clearing, grading, filling, or construction is permitted in the riparian protection buffer if such clearing, grading, filling, or construction complies with the provisions of Appendix "F," provided however, that rights-of-way for trails, streets or railroad lines needed to provide access to the property, and utility easements for water, sewer, stormwater, electric, or cable lines may be cleared. In no case shall these activities impacting the riparian protection buffer exceed more than twenty (20) percent of the total area of the buffer. The buffer area may be used for agriculture and ranch uses.

A retention or detention facility may be located within a riparian protection buffer provided that it is of earthen construction and is screened with vegetative screening.

In a riparian protection buffer where ongoing maintenance is required, drainage easements shall be maintained in accordance with section 35-504.

Modifications to existing earthen channels and watercourses or newly created open channels or retention/detention facilities shall be designed to enhance the rural aesthetic character or habitat value and shall be constructed and maintained in accordance with section 35-504.

The floodplain administrator may reduce the required riparian protection buffer area up to fifty (50) percent for:

A single-family residence when a plat is not required by V.T.C.A. Local Government Code Ch. 212; or

Enhanced vegetative cover provided in the remaining buffer area; or

ii.

Earthen water breaks, drainage facilities or catch basins; or

iii.

Erosion control and slope stabilization.

Reference: Section 35-203 Conservation Subdivision and section 35-503 Parks and Open Space Standards.

(h)

"MI-1" Master Plan Consistency - (same as "UD" district, provided that no residential uses are permitted). See subsection 35-310.15(h).

(i)

"MI-1" Performance Standards.

(1)

Mechanical Operations. All mechanical repairs shall be conducted inside a building or under a roof and screened from public view.

(2)

Air Pollution. All uses shall operate in compliance with the most current revision of the regulations of the Texas Commission on Environmental Quality codified in the Texas Administrative Code, Title 30, Chapter 101, "General Air Quality Rules."

(3)

Noise. All uses shall comply with the provision of chapter 21, article III of the City Code, "Noise.

(4)

Glare and Heat. No direct or sky-reflected glare so as to be visible at the lot line shall be permitted. These regulations shall not apply to signs or floodlighting of parking areas otherwise permitted by this chapter. There shall not be emission or transmission of heat or heated air that is discernible at the boundary of the lot line.

(5)

Vibration. All machines shall be so mounted as to minimize vibration and no vibration shall be produced which is discernible without the aid of instruments at the boundary of the lot line.

(6)

Noxious Odors. No odors, other than those related to permitted emissions, that are discernible without the aid of instruments by a person of ordinary sensibilities shall be allowed beyond the boundary of the zoning district.

(7)

Toxic and Liquid Wastes. The discharge of any toxic or liquid waste material, unauthorized by state or federal permit, into any outdoor watercourse or drainage way shall be prohibited. The terms "toxic material" and "liquid waste material" shall have the meanings ascribed to them in applicable laws, rules, and regulations.

(8)

Fire and Explosion. All activities and all storage of flammable and explosive materials shall be provided with adequate safety and fire-fighting devices in accordance with the city's adopted Uniform Fire Code and shall comply with the regulations promulgated by the Texas Commission on Environmental Quality and/or Texas Railroad Commission and other applicable laws governing such product storage and use.

(9)

Radioactive Materials. No operation shall cause radioactivity at any lot line in violation of the regulations of the Nuclear Regulatory Commission as set forth in Title 10, chapter 1, Part 20 of the Code of Federal Regulations, and all applicable regulations of the State of Texas.

(10)

Electromagnetic Radiation. No operation shall be conducted which shall adversely affect the performance of electromagnetic radiators or receptors other than those of the creator of the radiation.

(11)

Industrial Waste Monitoring. Upon request of the city fire department, the solid waste management department, or San Antonio Water System, any person operating an activity within this district shall provide, to the requesting agency's satisfaction, documentation evidencing the characterization, handling, and disposal of any industrial waste generated within the district. Documentation that will satisfy the characterization inquiry includes process knowledge literature and/or waste analysis records.

(12)

Material Safety Data. Upon request of the city fire department, independent of the Federal Emergency Planning and Community Right to Know Act, (EPCRA) any person operating an activity within this district shall provide copies of Material Safety Data Sheets (MSDS) for material maintained, stored, or used within the district. The materials, subject to this section, are those materials whose properties for volatility, flammability, explosive potential, corrosiveness, radioactivity, or other toxic or hazardous property qualify their listing in the North American Emergency Response Guidebook, current addition and as amended.

(13)

Petroleum and Natural Gas Extraction and Production.

General. The operator is responsible for compliance with this section during all operations at the well. Any violation of any valid law or of any valid rule, regulation or requirement of any city, state or federal regulatory body having jurisdiction with reference to drilling, completing, equipping, operating, producing, maintaining, or abandoning oil or gas wells or related appurtenances, equipment or facilities or with reference to firewall, fire protection, blow out protection or safety of persons or property shall be in violation of this section.

Wellhead setbacks. No well shall be drilled or re-entered for deepening or conversion, the surface location of which is:

Within less than the height of the drilling rig plus twenty-five (25) feet from any street, alley or utility easement, unless the operator obtains a variance from the board of adjustment.

Within less than four hundred (400) feet from any residence or other permanent structure intended for human occupancy, unless the operator obtains a variance from the board of adjustment for which the operator provides notarized affidavits from all affected property owners within four hundred (400) feet of the proposed well stating consent of the proposed drilling or re-entry activity for deepening or conversion.

Within less than four hundred (400) feet from any exterior boundary line or six hundred (600) feet from any building or land used by any public or parochial school, college, university, or hospital, or which is occupied by a church or a public building, unless the operator obtains a variance from the board of adjustment for which the operator provides notarized affidavits from all affected property owners within six hundred (600) feet from the proposed well stating consent to the proposed drilling or re-entry activity for deepening or conversion.

Within less than four hundred (400) feet from the exterior boundary line of lands utilized for cemeteries or public parks, unless the operator obtains a variance from the board of adjustment.

Well re-entry. No well shall be re-entered for reworking which does not involve deepening or conversion, or re-entry activity for plugging and abandonment, the surface location of which is within less that two hundred (200) feet from any residence or other permanent structure intended for human occupancy, unless the operator obtains a variance from the board of adjustment for which the operator provides notarized affidavits from all affected property owners within two hundred (200) feet of the proposed well stating consent of the proposed re-entry activity for reworking, which does not involve deepening or deepening or conversion, or re-entry for plugging and abandonment.

Pipelines. Before any excavation or construction work is commenced on any pipeline to move oil, gas, water or other product to and from a well site, on, over under, along or across any city street, sidewalk, alley or other city property, a franchise shall first be obtained from the city council. No operator shall interfere with or damage any existing storm sewer, drainage facility, water line, sewer line or gas line, or facility of a public utility located on, under or across the course of any such pipeline.

Premises to be kept clean. All surface areas utilized by an operator for production facilities shall be kept clear of dry grass, weeds and combustible trash or other rubbish or debris that would, if allowed to accumulate, result in a fire hazard. In the event the operator does not keep the premises clean, the director may have the premises cleaned by contract and the payment of such work performed shall constitute a valid lien against the property.

Public nuisance declared. No person shall conduct any well operation in a manner that would create a noise, odor or vibration detrimental to the health, safety or welfare of the surrounding neighborhood or any considerable number of persons. Such operation is hereby declared to constitute a public nuisance and subject to the provisions of sections 14-61 through 14-67 of the City Code.

(Ord. No. 98091 § 7) (Ord. No. 99555 § 5) (Ord. No. 100126) (Ord. No. 101816, § 2, 12-15-05) (Ord. No. 2010-11-18-0985, § 2, 11-18-10)

Sec. 35-310.19. - "MI-2" Mixed Heavy Industrial.

STATEMENT OF PURPOSE

"MI-2" Generally.

The mixed heavy industrial district "MI-2" is established to encourage the development of commercial, light and heavy industrial uses that are internally compatible in an effort to achieve a well designed development and provide a more efficient arrangement of land uses, building, and circulation systems. These districts are located for convenient access from existing and future arterial thoroughfares and railway lines. Furthermore, these districts shall protect and enhance the rural character of the area, attract sources of economic development and growth, promote clean industry, and minimize the adverse affects to adjacent uses.

The "MI-2" district implements the following goals and policies of the master plan:

• Economic Development, Policy 1e: Support and encourage efforts to diversify the economic base of San Antonio.

• Natural Resources, Policy 1g: Promote the safe storage of hazardous materials in locations that do not endanger neighborhoods.

• Natural Resources, Goal 3: Achieve a sustainable balance between the conservation, use and development of San Antonio's natural resources.

• Natural Resources, Policy 1d: Encourage retention of the 100-year floodplains as natural drainageways without permanent construction, unnecessary straightening, bank clearing, or channeling.

(a)

"MI-2" Uses and Conditions.

Applicability (see subsection 35-310.15(a)).

The mixed heavy industrial district "MI-2" allows development in accordance with the dimension standards contained in section 35-310, Table 310-1, lot and building dimensions table.

All permitted and specifically permitted uses in the mixed heavy industrial district "MI-2" are enumerated in section 35-311, Table 311-1a, Residential Use Matrix, and Table 311-2a, Nonresidential Use Matrix, unless otherwise provided for in this section.

(1)

Single-Family Residential Use. Single-family residential use is not allowed in an "MI-2" district except that dwelling units for on-site caretakers are allowed.

(2)

Multi-Family Residential Use. Multi-family residential use is not allowed in an "MI-2" district.

(3)

Accessory Uses. Accessory uses, whether located within a plant facility for its sole use or within a separate structure to be shared in common by occupants of the industrial facility, shall be demonstrably related to the permitted principal uses and provided only for the convenience, uses, and service of occupants of the industrial facility its guests and visitors. Authorized accessory uses include but are not limited to:

Personal services such as cafeteria, restaurant, barber/beauty shop, newsstand, laundry/dry cleaning pickup station, sundries store, financial services, or day care center, clinic (physician and/or dentist), optical goods retail, optician, optometry office, and post office, provided that such facilities shall have no advertising display other than directional or informational signs.

Retail incidental to or in support of any of the principal permitted uses, including but not limited to, apparel and accessory store, candy, nut and confectionery store, gift shop grocery store, and delicatessen.

Recreational facilities, industrial health clinics and first aid stations, technical libraries, auditoriums, employee training facilities, meeting and display rooms.

Temporary buildings, trailers and vehicles for uses incidental to construction work.

Other accessory uses and structures customarily incidental to any permitted principal uses.

Any permitted uses involving the handling or sale of food or food products shall comply with the requirements set forth in chapter 13 of the City Code (Food and Food Handlers).

(4)

Village Center. Table 311-2a indicates uses that shall be permitted in a village center. The standards are the same as the "MI-1" district, section 35-310.18.

(5)

Minor Node. Permitted uses, as indicated in the "MI-2" minor node column of Table 311-2a, Nonresidential Use Matrix, shall be located fronting on and within one-quarter (¼) mile of the intersection of the centerlines of any two (2) major thoroughfares (including boulevards, main streets and avenues) as defined by the city's major thoroughfare plan, Table 506-1 and Table 506-2. Maximum building size for an individual building shall not exceed six thousand (6,000) square feet.

(b)

"MI-2" Blocks, Lots, Streets, Sidewalks, Parking and Loading Design. Blocks, lots, streets, sidewalks, and parking and loading shall be designed in accordance with article V of this chapter with the following exceptions:

(1)

Streets. (no additional standards required).

(2)

Parking and Loading. (no additional standards required).

(3)

Minimum Building Setback Requirements. In addition to the requirements set forth in section 35-310, Table 310-1, any property adjoining a collector street, primary or secondary arterial streets, or freeway must comply with the minimum setbacks in Table 310.19-1.

(4)

Transmission Towers. All self-standing wireless communication transmission towers shall adhere to the minimum building setbacks set forth in Table 310.19-1.

Table 35-310.19-1
Building Setback Requirements for MI-2 District

Adjoining Street Classification*	Minimum Building Setback Requirement
Collectors or Avenues	30 feet from any property line adjoining a collector street
Primary and Secondary Arterials, or Boulevards and Main Streets	40 feet from any property line adjoining a primary or secondary arterial street
Freeways or Parkways	50 feet from any property line adjoining a freeway

* As described in Table 506-1, Table 506-2, and the major thoroughfare plan.

Reference: Section 35-506 Transportation and Street Design: Tables 506-1 and 506-2 explain both conventional and traditional street classifications.

(5)

Off-Street Loading.

Principal vehicle access to and from the site shall be from a primary driveway.

All loading docks shall be located on the same lot as the building or use to be served. All loading docks located within two hundred fifty (250) feet of public right-of-way shall be located behind a building. Loading docks may be located at the sides of a building and within two hundred fifty (250) feet of public right-of-way if fully screened from public view. No loading docks shall be permitted in the required front setback area.

(c)

"MI-2" Parks and Open Space - (same as "MI-1" district). See subsection 35-310.18(c).

(d)

"MI-2" Building Design and Articulation - See subsection 35-310.18(d).

(e)

"MI-2" Signs - See subsection 35-310.15(e).

(f)

"MI-2" Buffers - (same as "UD" district). See subsection 35-310.15(f).

(g)

"MI-2" Natural Resource Protection - (same as "MI-1" district). See subsection 35-310.18(g).

(h)

"MI-2" Master Plan Consistency (same as "UD" district, provided that no residential uses are permitted. See subsection 35-310.15(h).

(i)

"MI-2" Performance Standards - (same as "MI-1" district). See subsection 35-310.18(i).

(Ord. No. 99555 § 6) (Ord. No. 101816, § 2, 12-15-05) (Ord. No. 2010-11-18-0985, § 2, 11-18-10)

Sec. 35-311. - Use Regulations.

(a)

Generally. No use shall be permitted pursuant to this chapter, and no development permit authorizing a use may be authorized, issued, or approved by any officer, official, or agency, unless said use is listed as a permitted or specific use permit in this section and all applicable permits and approvals have been issued by the agency or official with final decision making authority. Those uses permitted as primary uses or buildings within each zoning district shall be those uses listed in the Use Matrix (Tables 311-1 and 311-2 herein). (Permitted accessory uses are set forth in the accessory use regulations, section 35-360 of this chapter.)

Only one (1) primary use may be located on any residential lot, property and/or premises. Only one (1) primary use may be located on any nonresidential lot, property and/or premises unless the improvements on the lots are classed as multi-use tenants including strip centers, shopping malls, and multi-storied office buildings. A primary or principal use must be established on a property prior to an accessory use being established on the subject property.

(b)

Uses Not Mentioned.

(1)

Uses Not Permitted Unless Specifically Enumerated. No building permit shall be issued for a use not specifically mentioned or described by category in the Use Matrix. Evaluation of these uses shall be as set forth in subsection (3), below.

(2)

Uses Preempted by State Statute. Notwithstanding any provision of this section to the contrary, uses which are required to be permitted in any zoning district by state statute may be permitted in accordance with state law whether or not the use is included in the Use Matrix.

Example: NAICS 5413 (Architectural Engineering, and Related Services) is coded under "Office, Professional." Assume that the Use Matrix sets out a classification for "Laboratories, Testing," which is NAICS 54138 (a subheading of 5413). The latter 5-digit number is more specific than the 4-digit code. Accordingly, testing laboratories are not included within the same classification as general offices. However, if testing laboratories had not been separately listed, they would be permitted in all districts where general offices are permitted.

(3)

Interpretation - Materially Similar Uses. The director of planning and development services shall make a determination if a use not mentioned can reasonably be interpreted to fit into a use category where similar uses are described. Interpretations may be ratified by the city council upon recommendation by the zoning commission at a regularly scheduled meeting. It is the intent of this article to group similar or compatible land uses into specific zoning districts, either as permitted uses or as uses authorized by a specific use permit. Uses not listed as a permitted or specific use permit shall be presumed to be prohibited from the applicable zoning district. In the event that a particular use is not listed in the Use Matrix, and such use is not listed as a prohibited use and is not otherwise prohibited by law, the director of planning and development services shall determine whether a materially similar use exists in this section. Should the director of planning and development services determine that a materially similar use does exist, the regulations governing that use shall apply to the particular use not listed and the director's decision shall be recorded in writing. Should the director of planning and development services determine that a materially similar use does not exist, the matter may be referred to the zoning commission for consideration for amendment to this chapter to establish a specific listing for the use in question. Unless an appeal is timely filed pursuant to section 35-481 of this chapter, a decision of the director of planning and development services pursuant to this section is deemed to be valid. If, when seeking periodic ratification of interpretations, the director's interpretation is reversed, then decisions made in reliance on the director's interpretation shall be deemed to be nonconforming uses.

(4)

Rules of Construction. The director may determine that a use is materially similar if:

The use is listed as within the same structure or function classification as the use specifically enumerated in the Use Matrix, as determined by the most recently updated Land-Based Classification Standards ("LBCS") of the American Planning Association. The director shall refer to the following documents in making this determination, which documents are hereby incorporated by this reference and which shall be maintained on file in the office of the department of development services: American Planning Association, Land-Based Classification Standards, LBCS Structure Dimension with Detail Descriptions; American Planning Association, Land-Based Classification Standards, LBCS Function Dimension with Detail Descriptions; American Planning Association, Land-Based Classification Standards, LBCS Tables; and American Planning Association, Land-Based Classification Standards. The use shall be considered materially similar if it falls within the same LBCS classification (subject to subsection (5), below), and meets the requirements of subsection C., below.

If the use cannot be located within one of the LBCS classifications pursuant to subsection A., above, the director shall refer to the most recently updated North American Industry Classification Manual (Executive Office of the President, Office of Management and Budget) ("NAICS"). The use shall be considered materially similar if it falls within the same industry classification of the NAICS (subject to subsection (5), below), and meets the requirements of subsection C., below.

The proposed use shall not generate trips exceeding other uses proposed in the zoning district by more than ten (10) percent, as determined by the most recently updated Institute of Transportation Engineers, Trip Generation (the "ITE Manual"), which document is hereby incorporated by this reference. If the trip generation is not listed in the ITE Manual, the use shall be considered materially similar.

(5)

Construction of LBCS and NAICS. In order to assist in interpretation of the Use Matrix, the LBCS and NAICS numbers precede each use in the Use Matrix. In interpreting the Use Matrix, the following rules of construction shall apply:

If a use is listed for a specific classification, while a more general classification within the same industry classification is also listed for another use, the specific classification governs.

The specific use is not permitted in all districts where the uses coded to the general classification are permitted simply because they share a similar NAICS code number. The numbers increase as the classifications get more specific.

Some uses are listed separately, but fall within the same LBCS or NAICS classification. The uses within one (1) such classification are not permitted in all of the zoning districts as the others simply because they fall within the same LBCS or NAICS classification.

(c)

Permitted Uses.

(1)

(2)

Use Categories and Specific Uses. The use categories listed in the first column of Tables 311-1 and 311-2 are defined in this chapter, the LBCS, NAICS, or in other resources cross-referenced in this chapter.

P	=	Permitted Uses. A "P" indicates that the listed use is permitted by right within the zoning district. Permitted uses are subject to all other applicable standards of this chapter. Additional development standards may be applicable (see supplemental use regulations, division 7 of this article).
S	=	Specific Uses. An "S" indicates that the listed use is permitted within the respective zoning district only after review and approval of a specific use permit, in accordance with the review procedures of section 35-423 of this chapter. Specific use permits are subject to all other applicable standards of this chapter and those requirements that may reasonably be imposed by the city consistent with the criteria set forth in subsection 35-423(e) of this chapter and any supplemental use regulations which apply to said use.
	=	Prohibited Uses. A blank cell (" ") indicates that the listed use type is not allowed within the respective zoning district, unless it is otherwise expressly allowed by other regulations of this chapter.
NA	=	Not Allowed Uses. "NA" within the Use Matrix of Table 311 or 312, indicates a use that the city council, in consultation with the San Antonio Water System, has deemed inappropriate. If a use is listed as prohibited in a zoning district, but is permitted as an accessory use in the accessory use regulations of this chapter, the use is permitted only as an accessory use to a principal use or principal building on the same lot, tract or parcel. Such uses cannot be established unless and until there is a principal use or principal building on the same lot, tract or parcel to which that use is accessory.

The overlay zoning districts address special sitting, use and compatibility issues which require use and development regulations in addition to those found in the underlying zoning districts. Accordingly, an overlay district may not permit all of the uses allowed in the base zoning district. If any regulation in an overlay zoning district requires lower densities, greater setbacks, or otherwise imposes greater standards than those required by the base zoning district, the more restrictive standard applies.

(d)

Alcoholic Beverage Consumption. The provisions of this subsection (d) are designed to carry forward the restrictions established in Ordinance No. 65513, § 2(f), adopted August 13, 1987; Ordinance No. 67518, adopted July 21, 1988; Ordinance No. 73398, § 1 (Att. "A"), adopted March 28, 1991; Ordinance No. 74489, § 1 (Att. I); and Ordinance No. 76116, § 1 (Att. I, § 9(A)), adopted July 9, 1992; as said ordinances are designed to restrict the sale or consumption of alcohol within various zoning districts.

(1)

The uses permitted within the "C-2NA" district are the same as in the "C-2" districts, except that no sales of alcoholic beverages for on-premises or off-premises consumption shall be permitted.

(2)

The uses permitted within the "C-3R" district are the same as in "C-3" districts except that no sales of alcoholic beverages for on-premises consumption shall be permitted.

(3)

The uses permitted within the "C-3NA" districts are the same as in "C-3" districts except that no sales of alcoholic beverages for on-premises or off-premises consumption shall be permitted.

TABLE 311-1 RESIDENTIAL USE MATRIX
PERMITTED USE	RP	RE	R-20	NP-15	NP-10	NP-8	R-6	RM-6	R-5	RM-5	R-4	RM-4	R-3, R-2, R-1	MF-18	MF-25	MF-33	MF-40	MF-50 & MF-65	ERZD
Assisted Living Facility, Boarding Home Facility or Community Home with six (6) or fewer residents		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Assisted Living Facility, Boarding Home Facility or Community Home with seven (7) or more residents														P	P	P	P	P	P
Athletic Fields (Noncommercial And Supplemental To The Residential Use)	S	S	S	S	S	S	S	S	S	S	S	S	S	P	P	P	P	P	P
Automobile Non-Commercial Parking																			NA
Automobile Commercial Parking	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA	NA
Bed and Breakfast, see § 35-374			S	S	S	S	S	S	S	S	S	S	S	S	S	P	P	P	P
Bus Shelter (Max Size 6'×13')	P	P	P	P	P	P	P	P	P	P	P		P	P	P	P	P	P	P
Bus Stop	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Cemetery, Columbarium Or Mausoleum	S	S	S				S		S		S		S	S					S
Child Care Facility (1-6 Children)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Child Care Facility (7-12 Children)	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S
Church, Temple, Mosque (facilities that are for worship or study of religion)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Dwelling - 1 Family (Attached or Townhouse)							P	P	P	P	P	P	P	P	P	P	P	P	P
Dwelling - 1 Family (Detached)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Dwelling - 2 Family								P		P		P		P	P	P	P	P	P
Dwelling - 3 Family										P		P		P	P	P	P	P	P
Dwelling - 4 Family												P		P	P	P	P	P	P
Dwelling - College Fraternity or Sorority (Off Campus)															P	P	P	P	P
Dwelling - School Dormitories or Housing (Off Campus)															P	P	P	P	P
Dwelling - HUD-Code Manufactured Homes	S	S	S	S	S	S	S	S	S	S	S	S	S						P
Dwelling (loft and/or ARH)														P	P	P	P	P	P
Dwelling - Multi-Family (18 Units/Acre Maximum)														P	P	P	P	P	P
Dwelling - Multi-Family (25 Units/Acre Maximum)															P	P	P	P	P
Dwelling - Multi-Family (33 Units/Acre Maximum)																P	P	P	P
Dwelling - Multi-Family (40 Units/Acre Maximum)																	P	P	S*
Dwelling - Multi-Family (50 Units/Acre Maximum in MF-50; 65 Units/Acre Maximum in MF-65)																		P	S*
Dwelling, Zero Lot Line							P	P	P	P	P	P	P	P	P	P	P	P	P
Foster Family Home			P	P	P	P	P	P	P	S	P	S	P						P
Foster Group Home	S	S	S	S	S	S	S	S	S	S	S	S	S						P
Golf Course (see § 35-346 "G" district)																			S
Housing Facilities for Older Persons (see § 35-373(e))								P		P		P		P	P	P	P	P	P
Library (Public)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Nursing Facility												P		P	P	P	P	P	P
Park - Public or Private	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Permanent Supportive Housing								S		S		S		P	P	P	P	P	P
Public Safety Facilities	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Radio/Television Station With Transmitter Tower	S	S	S	S	S														P
Recreation Facility, Neighborhood		P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Residential Greenhouse (incidental to a primary residential use)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Residential Market Garden (incidental to a primary residential use)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
School - Private (Includes Church Schools, Private Schools K-12, College or University)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
School - Public Includes All ISD Schools K-12, Open Enrollment Charter Schools, Public College or University	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Short Term Rental (Type 1) and (Type 2) See Section 35-374.01 for Supplemental Requirements related to Short Term Rentals (Type 1) and (Type 2)	P	P	P	P	P	P	P	P	P	P	P	P		P	P	P	P	P	P
Storage (moving pods) (see 35-A101)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Supportive Housing Campus								S		S		S		S	S	S	S	S
Transit Center														P	P	P	P	P	P
Transitional Home												S		S	S	S	S	S	P
Transit Park & Ride														P	P	P	P	P	S
Transit Transfer Center (Max Size 14'×33' and total footprint no larger than 30'×40')	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Transit Station														S	S	S	S	S	S
Urban Farm	P	P	P	P	P	P	S	S	S	S	S	S	S	P	P	P	P	P	P
Wireless Communication System	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S	S
* An Engineering Report in lieu of a site plan shall be submitted showing adjacent wastewater main capacity.

Table 311-1a Residential Use Matrix
Permitted Use	Urban	Rural	Farm And Ranch	Mixed Industrial
Assisted Living Facility, Boarding Home Facility, or Community Home	P	P	P
Athletic Fields (Noncommercial and Supplemental to the Residential Use)	See Nonresidential Matrix
Automobile Noncommercial Parking	S
Automobile Commercial Parking	S
Bed and Breakfast, see § 35-374	P	P	P
Bus Shelter (Max size 6'×13')	P	P	P	P
Bus Stop	P	P	P	P
Cemetery, Columbarium or Mausoleum	See Nonresidential Matrix
Child Care - Daycare Center	S	S
Child Care - Licensed Child Care	S	S
Child Care - Registered Child Care Home	P	P
Child - Care Institution (Basic)	S	S
Church, Temple, Mosque (facilities that are for worship or study of religion)	See Nonresidential Matrix
Dwelling - 1 Family (Attached or Townhouse)	P	P
Dwelling - 1 Family (Detached)	P	P	P
Dwelling - 2 Family	P	P
Dwelling - 3 Family	P	P
Dwelling - 4 Family	P	P
Dwelling - Accessory (Carriage Houses, Granny Flats, Echo Homes)	P	P	P
Dwelling - College Fraternity (Off Campus)	P	S	S
Dwelling - School Dormitories or Housing (Off Campus)	P	S	S
Dwelling - HUD-Code Manufactured Homes (Residential)		P	P
Dwelling (loft and/or ARH)	P
Dwelling - Multi-Family (18 Units/Acre Maximum)	P
Dwelling - Multi-Family (25 Units/Acre Maximum)	P
Dwelling - Multi-Family (33 Units/Acre Maximum)	P
Dwelling - Multi-Family (40 Units/Acre Maximum)
Dwelling - Multi-Family (50 Units/Acre Maximum)
Dwelling - Zero Lot Line	P
Dwelling - Townhouse	P
Farming and Truck Garden	P	P	P
Foster Family Home	P	P	P
Foster Group Home	S	S	S
Golf Course (Accessory to a Residential Subdivision)	See Nonresidential Matrix
Museum	P	P	S
Nursing Facility	P	S
Radio/Television Station with Transmitter Tower	See Nonresidential Matrix
Recreation Facility (Public and Noncommercial)	See Nonresidential Matrix
Rooming House	See Nonresidential Matrix
School - Private (Includes Church Schools, Private Schools K-12, Privately Owned College or University, Trade or Specialty School)	See Nonresidential Matrix
School - Public (Includes All ISD Schools K-12, Open Enrollment Charter Schools, Public College or University	See Nonresidential Matrix
Storage (moving pods) (see 35-A101)	P	P	P	P
Transit Center	P			P
Transit Park & Ride	P			P
Transit Transfer Center (Max Size 14'×33' and total footprint no larger than 30'×40')	P			P
Transit Station	S			S
Transitional Home	S	S	S	S
University or College (Private)	See Nonresidential Matrix
Wireless Communication System	See Nonresidential Matrix

TABLE 311-2 NONRESIDENTIAL USE MATRIX
	PERMITTED USE	O-1 & O-1.5	O-2*	NC	C-1	C-2	C-3	D	L	I-1	I-2	ERZD
Agriculture	Greenhouse	P	P	P	P	P	P	P	P	P	P	P
Agriculture	Indoor Growing	P	P	P	P	P	P	P	P	P	P	P
Agriculture	Urban Farm	P	P	P	P	P	P	P	P	P	P	P
Alcohol	Alcohol - Bar And/Or Tavern Without Cover Charge 3 or More Days Per Week			S	S	S	P	P	P			P
Alcohol	Alcohol - Bar And/Or Tavern With Cover Charge 3 or More Days Per Week						S	P				P
Alcohol	Alcohol - Nightclub Without Cover Charge 3 or More Days Per Week						P	P	P
Alcohol	Alcohol - Nightclub With Cover Charge 3 or More Days Per Week						S	P
Alcohol	Alcohol - Beverage Manufacture Or Brewery - Alcohol										P	NA
Alcohol	Alcohol - Distillation, Storage									P	P	NA
Alcohol	Alcohol - Microbrewery						P	P	P	P		S
Alcohol	Alcohol - Beverage Retail Sales (Liquor Store)					P	P	P				P
Alcohol	Alcohol - Wine Boutique					P	P	P	P			P
Alcohol	Alcohol - Winery With Bottling						P		P
Amusement	Amusement And/Or Theme Park - Outdoor Rides						P	S				P
Amusement	Animal Racetrack And/Or Rodeo Arena								S	S		S
Amusement	Billiard Or Pool Hall - No Alcohol In "C-2"					P	P	P				P
Amusement	Bingo Parlor					S	P					P
Amusement	Carnival And/Or Circus - Circus (more than 2 weeks, time limit set by city council on individual case consideration)						S	S	S			S
Amusement	Dance Hall						P	P				P
Amusement	Entertainment Venue (Indoor)					P	P	P	P	P		P
Amusement	Entertainment Venue (Outdoor)						S	S	P	P		P
Amusement	Fairground And/Or Stadium							S	S	S		S
Amusement	Go-Cart Track						S		P			S
Amusement	Museum - public or private	P	P	P	P	P	P	P	P	P		P
Amusement	Racing - Motor Vehicle									S		S
Amusement	Live Entertainment Without Cover Charge 3 or More Days Per Week (Not Including Food Service Establishments)						S	P				P
Amusement	Live Entertainment With Cover Charge 3 or More Days Per Week (Not Including Food Service Establishments)						S	P				P
Amusement	Racing - Motor Vehicle									S		S
Amusement	Theater - Indoor Permitting Over 2 Screens And/Or Stages						P	P				P
Amusement	Theater - Indoor With 2 Or Less Screens And/Or Stages				S	P	P	P				P
Amusement	Theater - Outdoor Including Drive-In And Amphitheaters								P			P
Amusement	Video Games - Coin Or Token Operated			S	P	P	P	P				P
Animal	Animal Clinic			P	P	P	P	P	P			S
Animal	Animal and pet services (no outdoor training, boarding, runs, pens or paddocks)			P	P	P	P	P	P			P
Animal	Animal and pet services (outdoor training, boarding, runs, pens or paddocks permitted)								P	P		S
Animal	Animal - Equestrian Center and Riding Trails (see also 35-348)						S		S			S
Animal	Animal - Pound Or Shelter								P	P		S
Animal	Breeder - Small Animal Only								S	P		NA
Animal	Cemetery - Pets (Limited To Small Animals)					P	P		P			S
Animal	Stockyard										S	NA
Animal	Veterinary Hospital - Large And Small Animal									P		S
Animal	Veterinary Hospital - Small Animal								P	P		S
Auto	Auto and Light Truck Repair (includes motorized vehicles such as motorcycles and all-terrain vehicles)						P		P			NA
Auto	Truck And Heavy Equipment - Auction									P		S
Auto	Ambulance Service						S	P	P			P
Auto	Auto - Glass Tinting					P	P		P			P
Auto	Auto - Manufacture										P	NA
Auto	Auto And Light Truck - Oil, Lube And Tune Up					P	P		P			NA
Auto	Auto And Light Truck Auction								S	P		P
Auto	Auto And Light Truck Repair						P		P			NA
Auto	Motor Vehicle Sales (full service)						P		P			NA
Auto	Motor Vehicle Sales						P		P			S
Auto	Auto - Rental						P		P	P	P	NA
Auto	Auto - Rental (Pick Up And Drop Off Only in "C-2," "D" and "ERZD")					P	P	P	P	P		P
Auto	Auto Alarm And Radio - Retail (Install. Incidental To Sales In "C-2")					P	P					P
Auto	Auto Alarm And Radio - Retail (Sales And Installation As A Primary Use)						S		P			P
Auto	Auto Glass Sales - Installation Permitted						P		P	P		P
Auto	Auto Muffler - Installation And Sales Only						P		P	P		S
Auto	Auto Paint And Body - Repair With Outside Storage Of Vehicles And Parts Permitted But Totally Screened From View Of Adjacent Property Owners And Public Roadways						S		P	P		NA
Auto	Auto Parts Retail - No Outside Storage In "C-2"					P	P		P			P
Auto	Auto State Vehicle Inspection Station					P	P	P	P	P	P	P
Auto	Auto Upholstery - Sales And Installation Completely Enclosed						P		P			P
Auto	Carwash - see supplemental use regulations					S	P		P	S		S
Auto	Limousine Service - Dispatch And Office Use Only No Servicing Of Vehicles Onsite					P	P	P	P	P		S
Auto	Parking And Transient Vehicle Storage - Related To A Delivery (Auto, Truck, Trailer And Marine)(Each Vehicle Limited To 24 Hours Maximum Parking Time Within Any 48 Hour Period In "C3," "D" And "L")						S	S	P	P	P	S
Auto	Parking And/Or Storage - Long Term								P	P	P	NA
Auto	Parking Lot - Commercial, Subject to 35-384(b) (Parking Lots Requiring Demolition of Dwelling Units) and (d) (Surface Parking Design Standards)	S	P	S	S	P	P	P	P	P	P	NA
Auto	Parking Lot - Noncommercial, Subject to 35-384(b) (Parking Lots Requiring Demolition of Dwelling Units)	P	P		S	P	P	P	P	P	P	S
Auto	Parking Garage - Commercial or Noncommercial, Subject to 35-384(c) (Parking Structure Design Standards)	S	P			P	P	P	P	P	P	S
Auto	Taxi Service - Parking And Dispatch (No Washing Or Mechanical Service Permitted)						P	P	P	P		S
Auto	Taxi Service - Parking And Dispatch (Washing Or Mechanical Service Permitted)								P	P		S
Auto	Tire Repair - Auto And Small Truck (Sale And Installation Only, No Mechanical Service Permitted)					P	P	S	P			S
Auto	Truck Repair And Maintenance						S		S	P	P	NA
Auto	Truck Stop Or Laundry - Full Mechanical Service And Repair Permitted									P	P	NA
Auto	Truck Stop Or Laundry - Tire Repair Permitted								S	P	P	S
Auto	Vehicle Storage - See "Auto Parking And/Or Storage Long Term"	-	-	-	-	-	-	-	-	-	-	-
Auto	Wrecker Service								P	P		NA
Beverage	Beverage Manufacture - Non-Alcohol									P		S
Church Temple, Mosque	Church Temple, Mosque (facilities that are for worship or study of religion	P	P	P	P	P	P	P	P	P	P	P
Dry Goods - Wholesale	Dry Goods - Wholesale							S	P	P		P
Dwelling	Dwelling - 1 Family (Single-family)							P				P
Dwelling	Dwelling - 1 Family Attached (townhome), see 35-373							P				P
Dwelling	Dwelling - Attached Apartments/Condominiums With Maximum Density Of 6 Dwellings Per Gross Acre, see also 35-381			P	P							P
Dwelling	Dwelling - Attached Apartments/Condominiums With Maximum Density Of 10 Dwellings Per Gross Acre, see also 35-381					P						P
Dwelling	Dwelling - Attached Apartments/Condominiums							P
Dwelling	Live-Work Units, subject to 35-381			P	P	P		P				P
Dwelling	Loft (see definition of Dwelling, Loft 35-A101)	S	S		P	P	P	P	S	S
Dwelling	Housing (Temporary Or Permanent) For On-Premises Caretaker			S	P	P	P	P	P	P	P	P
Government	Armory							S	S	S	S	S
Government	Correction Institution						S	S	S	S		P
Government	Library (Public)	P	P	P	P	P	P	P	P	P		P
Government	Public Safety Facilities	P	P	P	P	P	P	P	P	P	P	P
Housing	Bed and Breakfast, Boarding Home, Hotel (see Service Category)
Industrial	Batching Plant									P	P	S
Industrial	Batching Plant - Temporary In "C-3" And "L" (6 Months Maximum)						S	S	S	P	P	S
Industrial	Bookbinder						P		P	P		P
Industrial	Cabinet Or Carpenter Shop						S		P	P		S
Industrial	Can Recycle Collection Station - No Shredding						S		P	P	P	P
Industrial	Coffee Roasting									P	P	P
Industrial	Construction Contractor Facility - screening required for outdoor storage from public ROWs and adjacent property except in "I-2" (see also Service category, construction trades contractors)						S		S	P	P	S
Industrial	Creamery									S	P	S
Industrial	Dry Cleaning - Plant						P		P	P	P	NA
Industrial	Electronic Component - Fabrication									P	P	S
Industrial	Laundry - Plant						P		P	P		S
Industrial	Lumber Yard And Building Materials						S		P	P	P	S
Industrial	Machine Shop						S		P	P	P	S
Industrial	Pecan Shelling								S	P	P	P
Industrial	Printer - Large Scale						S		P	P		S
Industrial	Rock Crusher									S	P	S
Industrial	Rug Cleaning								P	P	P	S
Industrial	Water Well Drilling Contractor									S	P	S
Industrial	Welding Shop - Limited To Three Employees And Screening Of Outside Storage In "C-3"						S		S	P	P	P
Manufacturing	Abrasive - Manufacturing									P	P	NA
Manufacturing	Acetylene Gas - Manufacturing And Storage										P	S
Manufacturing	Air Products - Manufacturing									S	P	S
Manufacturing	Artificial Limb Assembly					P	P	S	P	P	P	P
Manufacturing	Asbestos Products - Manufacturing										P	NA
Manufacturing	Asphalt Products - Manufacturing										P	NA
Manufacturing	Bag Cleaning									P	P	S
Manufacturing	Battery - Manufacturing										P	NA
Manufacturing	Beverage - Manufacturing Or Processing									S	P	S
Manufacturing	Biomedical Products - Manufacturing										S	NA
Manufacturing	Boat And Marine - Manufacturing										P	S
Manufacturing	Boiler And Tank Works										P	S
Manufacturing	Broom, Brush - Manufacturing								P	P		S
Manufacturing	Building Specialties - Wholesale Outside Storage Permitted								S	P		S
Manufacturing	Bulk Plant Or Terminal (Includes Bulk Storage of Petro Chemicals)										S
Manufacturing	Can Manufacture										P	NA
Manufacturing	Candle - Manufacturing									S	P	S
Manufacturing	Candy - Manufacturing								S	P		S
Manufacturing	Canvas Products - Manufacturing								S	P	P	S
Manufacturing	Chemical - Manufacturing Or Processing									S	S	NA
Manufacturing	Chemical/Drug - Wholesale And Storage								P	P		NA
Manufacturing	Clothing Manufacture - Chemical Process										P	NA
Manufacturing	Clothing Manufacture - Non-Chemical Process								P	P	P	S
Manufacturing	Concrete Products - Manufacturing									S	P	S
Manufacturing	Cotton Compress, Ginning And Bailing										P	NA
Manufacturing	Drug - Manufacturing									P	P	S
Manufacturing	Electronic Component - Manufacturing									S	P	NA
Manufacturing	Electroplating										P	S
Manufacturing	Felt Products - Manufacturing										P	S
Manufacturing	Glass Manufacture										P	S
Manufacturing	Grain - Drying										P	S
Manufacturing	Grain - Milling										P	S
Manufacturing	Hatchery										P	S
Manufacturing	Hazardous Materials Storage										S	NA
Manufacturing	Hosiery - Manufacturing									P	P	S
Manufacturing	Ice Cream - Manufacturing								P	P	P	P
Manufacturing	Ice Plant - Manufacturing And Processing									P	P	P
Manufacturing	Insulation Products - Manufacturing And Processing										P	NA
Manufacturing	Mattress - Manufacturing And Rebuilding								P	P	P	S
Manufacturing	Metal Forging Or Rolling Mill										S	NA
Manufacturing	Metal Products - Fabrication									S	P	S
Manufacturing	Millinery - Manufacturing								P	P		P
Manufacturing	Millwork And Wood Products - Manufacturing									S	P	S
Manufacturing	Moving And Transfer Company - With Trucks Attached To Trailers For A Total Exceeding 24 Feet In Length								P	P	P	S
Manufacturing	Novelty And Souvenir - Manufacture								S	P	P	S
Manufacturing	Nuclear Or Radioactive Instrumentation - Manufacturing									S	S	NA
Manufacturing	Office Equipment, Furniture - Manufacture								P	P	P	S
Manufacturing	Oil Well Supplies And Machinery - Manufacturing.										P	NA
Manufacturing	Packing And Gasket - Manufacturing										P	NA
Manufacturing	Packing Plant - No Rendering										P	NA
Manufacturing	Paints, Etc. - Manufacturing And Processing										P	NA
Manufacturing	Paper Products - Manufacturing										P	NA
Manufacturing	Petroleum - Manufacturing Or Processing										S	NA
Manufacturing	Planing Mill										S	S
Manufacturing	Plastic/Vinyl - Manufacturing Or Processing									S	P	NA
Manufacturing	Playground Equipment - Manufacturing								P	P	P	S
Manufacturing	Poultry Processing - Caged Hen Operation										P	NA
Manufacturing	Poultry Processing And Live Poultry Storage - Completely Enclosed										P	NA
Manufacturing	Processing - Other Than Food									S	P	S
Manufacturing	Refrigeration Equipment - Manufacturing									S	P	NA
Manufacturing	Rendering Plant										S	NA
Manufacturing	Sand Or Gravel - Storage And Sales									P	P	P
Manufacturing	Shoe - Manufacturing								S	P	P	S
Manufacturing	Shoe - Wholesale (Manufacturing Permitted)								S	P		S
Manufacturing	Shoe Polish - Manufacturing										P	NA
Manufacturing	Sign Manufacture								S	P	P	S
Manufacturing	Stone Curing, Monument - Manufacturing									P	P	P
Manufacturing	Textile - Manufacturing										P	S
Manufacturing	Tile - Manufacturing										P	NA
Manufacturing	Tile, Roofing And Waterproofing Products - Manufacturing										P	NA
Manufacturing	Tobacco - Processing										P	S
Manufacturing	Tool - Manufacturing									S	P	S
Manufacturing	Toy - Manufacturing									P	P	S
Manufacturing	Trailer - Manufacturing									P	P	S
Manufacturing	Venetian Blind - Cleaning And Fabrication								S	P	P	S
Manufacturing	Vulcanizing, Recapping									S	P	NA
Manufacturing	Water Distillation									S	P	S
Manufacturing	Wire Products - Manufacturing									P	P	S
Manufacturing	Wood Processing By Creosoting Or Other Preserving Treatment										P	NA
Manufacturing	Wool Pulling And Scouring										P	NA
Medical	Medical - Surgical Supplies Wholesale						P	S	P	P		P
Processing	Cosmetics - Manufacturing Or Processing									P		S
Processing	Food And Food Products - Processing								S	P	P	S
Processing	Punch Concentrate - Processing And Mixing								S	P	P	P
Processing	Punch Concentrate Products - Mixing Only					S	P		P	P	P	P
Processing	Used Automotive Parts Recycler										S	NA
Processing	Recycling Facility Without Outside Storage And/Or Processing (Excluding Metal Recycling Entity)									P	P	S
Processing	Recycling Facility With Outside Storage And/Or Processing (Excluding Metal Recycling Entity)										P	NA
Processing	Metal Recycling Entity Without Outside Storage and/or Processing									S	S	S
Processing	Metal Recycling Entity With Outside Storage and/or Processing										S	NA
Recreation	Archery Range - Outdoor Permitted								S	P	P	P
Recreation	Archery Range - Indoor Only					P	P	P	P	P	P	P
Recreation	Athletic Fields - Indoor Only	S	P	P	P	P	P	P	P	P		P
Recreation	Athletic Fields - Outdoor Permitted	S	P	S	S	S	P	P	P	P		P
Recreation	Bowling Alley						P	P	P			P
Recreation	Fitness Center/Health Club, Gymnasium, Natatorium, Sport Court - Indoor Only		P	P	P	P	P	P	P	P		P
Recreation	Fitness Center/Health Club, Gymnasium, Natatorium, Sport Court - Outdoor Uses Permitted		P	S	S	S	P	P	P	P		P
Recreation	Golf Course (See § 35-346 "G" District)											S
Recreation	Golf Driving Range					S	P		P	S		S
Recreation	Gun Range - Indoor Only						S	S	P	P	P	P
Recreation	Gun Range - Outdoor Permitted								S	S	S	S
Recreation	Park - Public Or Private	P	P	P	P	P	P	P	P	P	P	P
Recreation	Performing Art Center - Digital Display Monitor							S
Recreation	Recreational Facility - Neighborhood (see Definition in Appendix A)			P	P	P	P					P
Recreation	Stable And Equestrian Center								P			S
Recreation	Recreational Vehicle Park						S		P			P
Retail	Air Conditioners - Retail (Incidental To Other Onsite Retail Items In "D")						P	P	P			P
Retail	Antique Store - Retail			P	P	P	P	P	P			P
Retail	Apothecary - See (Drugstore - Apothecary)
Retail	Apparel And Accessory Store - Retail			P	P	P	P	P				P
Retail	Appliance and Electronics - Retail (Appliance Sales Incidental To Other Onsite Retail Items in "C-1" and "D")				P	P	P	P				P
Retail	Art Gallery		P	P	P	P	P	P				P
Retail	Bakery - Retail			P	P	P	P	P				P
Retail	Bookstore		P	P	P	P	P	P				P
Retail	Business Machines - Retail		P		S	P	P	P				P
Retail	Camera, Photographic Equipment And Supplies - Retail			P	P	P	P	P				P
Retail	Candy, Nut And Confectionery - Retail			P	P	P	P	P				P
Retail	Computer and Software- Retail			P	P	P	P	P				P
Retail	Convenience Store - Limited to Maximum 3,000 Square Foot Total Floor Area in "I-1"			P	P	P	P	P	P	P		P
Retail	Convenience Store (With Carwash)					S	P		P	P	P	S
Retail	Convenience Store (With Gasoline) See Section 35-397.01					P	P	S	P	P	P	NA
Retail	Convenience Store (With Gasoline And Carwash) See Section 35-397.01					S	P		P	P	P	NA
Retail	Dairy Products - Retail			P	P	P	P	P				P
Retail	Drugstore - Apothecary		P	P	P	P	P	P				P
Retail	Dry Goods - Retail			P	P	P	P	P	P			P
Retail	Farm Supplies						S		P	P		P
Retail	Feed, Seed, Fertilizer Sales - No Outside Storage In "C-3"						P		P	P		P
Retail	Fish Market - Retail			P	P	P	P	P				P
Retail	Flea Market - Indoor						P		P			P
Retail	Flea Market - Outdoor								S	P		P
Retail	Floor Covering - Retail (Incidental To Other Onsite Retail Items In "D")					P	P	P	P			P
Retail	Florist - Retail		S	P	P	P	P	P	P			P
Retail	Food Locker Plant - Retail								S	P		S
Retail	Fruit And Produce - Retail			P	P	P	P	P				P
Retail	Furniture Sales - Retail			S	P	P	P	P				P
Retail	Gift Shop - Retail		S	P	P	P	P	P				P
Retail	Glass - Retail					P	P	P	P			P
Retail	Grocery Store - Limited to Maximum 3,000 Square Foot Total Floor Area in "NC"			P	P	P	P	P				P
Retail	Hardware Sales - Retail (Limited to Maximum 3,000 Square Foot Total Floor Area in "NC")			P	P	P	P	P				P
Retail	Headshop, see also Section 35-377						S					P
Retail	Hobby Store - Retail (Limited to Maximum 3,000 Square Foot Total Floor Area in "NC")			P	P	P	P	P				P
Retail	Home Improvement Center						P	S	P			P
Retail	Jewelry Store - Retail		S	P	P	P	P	P				P
Retail	Landscaping Materials - Sales And Storage								P	P		S
Retail	Leather Goods Or Luggage Store - Retail			P	P	P	P	P				P
Retail	Medical - Surgical Supplies Retail					P	P	P	P			P
Retail	Milliner - Custom			P	P	P	P	P	P	P		P
Retail	Music Store			P	P	P	P	P				P
Retail	Newsstand		P	P	P	P	P	P				P
Retail	Nursery - Retail (Growing Plants On-Site Permitted)					P	P		P			S
Retail	Nursery - Retail (No Growing Plants On-site Permitted)				P	P	P	P				S
Retail	Office Equipment And Supply - Retail		S		P	P	P	P	P			P
Retail	Paint And Wallpaper Store - Retail And Wholesale					P	P	P	P	S		P
Retail	Pet or pet supply store			P	P	P	P	P	P			P
Retail	Plumbing Fixtures - Retail (Incidental To Other Onsite Retail Items In "D")					P	P	P	P			P
Retail	Rug Or Carpet - Retail				P	P	P	P	P			P
Retail	Secondhand Merchandise - Retail No Outside Storage Or Display Of Inventory Permitted)					P	P	P	P			P
Retail	Shoe - Retail			P	P	P	P	P				P
Retail	Silk Screening - Retail					P	P	P				P
Retail	Sporting Goods - Retail			P	P	P	P	P				P
Retail	Stamps And Coin Sales - Retail			P	P	P	P	P				P
Retail	Stationary Products - Retail	S	P	P	P	P	P	P				P
Retail	Tamale - Preparation Retail (Less Than 2,000 Square Feet In "C-1" And "C-2")			S	S	P	P	P	P			P
Retail	Thrift Store - Retail See (Secondhand Merchandise)
Retail	Tobacco Store - Retail/Hookah Lounge or Smoking Room		P	P	P	P	P	P				P
Retail	Toy Store - Retail			P	P	P	P	P				P
Retail	Trophy Sales, Engraving And Assembly			P	P	P	P	P	P			P
Retail	Variety Store - Retail				P	P	P	P				P
Sales	Boat - Sales And Service						P		P			S
Sales	Machinery, Tools And Construction Equipment Sales And Service						S		P	P	P	S
Sales	Farm Equipment Sales, Service Or Storage								P	P	P	S
Sales	Oil Well Supplies And Machinery Sales - Used										P	NA
Sales	Portable Building Sales					S	S		P	P	P	P
School	School - Business or Commercial Trade		P			P	P	P				P
School	School - Public University Or College	P	P	P	P	P	P	P	P			P
School	School - Montessori				S	P	P	P				P
School	School - Nursery (Public And Private)		P	P	P	P	P	P				P
School	School - Private Pre-Kindergarten Through 12th Grade and College or University	P	P	P	P	P	P	P				P
School	School - Public Pre-Kindergarten Through 12th Grade	P	P	P	P	P	P	P				P
School	Vocational Trade (No Outside Storage & Training Area Permitted)						P	P				S
School	Vocational Trade (Outside Storage & Training Area Permitted)								P	P	P	S
Service	Air Conditioning/Refrigeration - Service And Repair						S		P	P		P
Service	Altering/Repairing Of Apparel			P	P	P	P	P				P
Service	Ammunition - Manufacturing, Loading And Storage										S	S
Service	Appliance - Repair Major					P	P		P			P
Service	Appliance - Repair Small			P	P	P	P					P
Service	Assisted Living Facility, Boarding Home Facility, or Community Home with no more than sixteen (16) residents			P	P	P	S	P				P
Service	Auditorium		P			P	P	P				P
Service	Bail Bond Agency					S	S		S	S		P
Service	Bank, Credit Union	P	P	S	S	P	P	P	P			P
Service	Barber or Beauty Shop		P	P	P	P	P	P				P
Service	Bed And Breakfast, see § 35-374	S	P	S	P	P		P				P
Service	Bicycle - Repair			P	P	P	P	P				P
Service	Boat And Marine - Storage (Outside Permitted)						S		P			S
Service	Body Piercing						P					P
Service	Caterers and Catering Shop (No On-Premises Food Services)				P	P	P	P	P	P
Service	Cemetery Or Mausoleum				S	S	S	S				NA
Service	Charitable - food and/or clothing bank					P	P	P	P			P
Service	Charitable - food service establishment (no charge for meals)					P	P	P	P			P
Service	Construction Trades Contractors-screening required for outdoor storage from public ROWs and adjacent property except in "I-2" (see also Industrial category, contractor facility use)								P	P	S	S
Service	Copy Service - Blueprinting And Photocopying	P	P	P	P	P	P	P				S
Service	Cosmetics - Permanent			P	P	P	P	P				P
Service	Day Care Center - Child And/Or Adult Care		S	P	P	P	P	P	S			P
Service	Dry Cleaning - Limited To Five Employees					P	P	P	P	P		S
Service	Dry Cleaning - Pickup Station Only		P	P	P	P	P	P	P			P
Service	Electric Repair - Heavy Equipment								P	P		P
Service	Electric Repair - Light Equipment						S		P	P		P
Service	Electronic Equipment - Repair			P	P	P	P	P	P			S
Service	Elevator Maintenance - Service							P	P	P		S
Service	Employment Agency	P	P		S	P	P	P				P
Service	Extended Stay Hotel /Motel, Timeshares, Or Corporate Apartment					S	P	P	P			P
Service	Exterminators								S	P		S
Service	Food Service Establishment Without Cover Charge 3 or More Days Per Week (With or Without Accessory Live Entertainment)		P	P	P	P	P	P	P	P		P
Service	Food Service Establishment With Cover Charge 3 or More Days Per Week (With or Without Accessory Live Entertainment)						S	P				P
Service	Food, Mobile Food Court (subject to 35-399)					P	P	S	P			S
Service	Food, Mobile Vending (Base Operations)								P	P	P	S
Service	Funeral Home Or Undertaking Parlor						P	P	P			S
Service	Furniture Repair/Upholstering			P	P	P	P	P	P			S
Service	Gasoline Filling Station (Without Repair Or Carwash) See Section 35-397.01					P	P	S	P	P	P	NA
Service	Gasoline Filling Station (With Repair) See Section 35-397.01						P		P	P	P	NA
Service	Gasoline Filling Station (With Repair And/Or Carwash) See Section 35-397.01					S	P	S	P	P	P	NA
Service	Gasoline Filling Station - Fleet See Section 35-397.01						S		P	P	P	NA
Service	Group Day Care Limited To 12 Individuals	P	P	P	P	P	P	P	P			P
Service	Gunsmith					P	P	P	P			S
Service	Hotel					S	P	P	P			P
Service	Hotel taller than 35 feet when unable to achieve additional height pursuant to § 35-517(d) Setbacks for Height Increases						S	P				P
Service	Human Services Campus						S	S				P
Service	Ice Machine (over 120 square feet)					P	P		P	P		P
Service	Janitorial/Cleaning Service					P	P	P	P	P		S
Service	Laboratory - Research Or Testing	P	P				P	P	P	P		S
Service	Laundry And Dry Cleaning - Self Service			P	P	P	P	P				S
Service	Laundry- Limited To Max Of Five Employees					P	P	P	P	P		S
Service	Laundry Or Dry Cleaning - Pickup Station Only		P	P	P	P	P	P	P			P
Service	Lawnmower Repair And Service - No Outside Storage In "C-2"					P	P		P			S
Service	Library	P	P	P	P	P	P	P				P
Service	Linen Or Uniform Supply, Diaper Service (Pickup And Supply Only)						P		P	P		S
Service	Loan Office	P	P		P	P	P	P				P
Service	Locksmith		P	P	P	P	P	P				P
Service	Manufactured Home/Oversize Vehicle Sales, Service Or Storage								S	P		S
Service	Massage - Parlor						P	P				P
Service	Massage - Therapeutic	S	P	P	P	P	P	P	P			P
Service	Medical - Chiropractor Office	P	P	S	S	P	P	P				P
Service	Medical - Clinic (Physician And/Or Dentist)	P	P	S	S	P	P	P				P
Service	Medical - Clinic Physical Therapist	S	P	P	P	P	P	P				P
Service	Medical - Hospital Or Sanitarium					S	P	P	S			S
Service	Medical - Hospital taller than 35 feet when unable to achieve additional height pursuant to § 35-517(d) Setbacks for Height Increases					S	S	P	S			S
Service	Medical - Laboratory Dental Or Medical		S	S	S	P	P	P	P			S
Service	Medical - Optical Goods Retail	S	P	P	P	P	P	P				P
Service	Medical - Optical Goods Wholesale						P	P	P	P		P
Service	Medical - Optometry Office	P	P	P	P	P	P	P				P
Service	Mortuary - Preparation Only						S		P			S
Service	Movie and/or Game Rentals			P	P	P	P	P				P
Service	Nursing Facility				P	P	P					P
Service	Office Call Center	P	P			P	P	P	P	P		P
Service	Office Data Processing & Management	P	P			P	P	P	P	P		P
Service	Office Professional	P	P	P	P	P	P	P	P	P		P
Service	Palm Reading			P	P	P	P	P				P
Service	Party House, Reception Hall, Meeting Facilities					S	P	P	P	S		P
Service	Pawn Shop						P	P	P			P
Service	Picture Framing			P	P	P	P	P				P
Service	Post Office	P	P	P	P	P	P	P	P	P		P
Service	Radio or Television Station Studio	P	P		P	P	P	P	P	P		P
Service	Reading Room	P	P	P	P	P	P	P				P
Service	Record Storage Facility (electronic and/or paper)		P			P	P	P	P	P		P
Service	Reducing Salon				S	P	P	P				P
Service	Rental - Event Specialties (no outside storage and or display allowed)					P	P	S	P			S
Service	Rental - Tool, Equipment and Event Specialties (fenced & screened outside storage and display permitted)						P	S	P	P	S	S
Service	Rooming House				P	P	P	P				P
Service	Self-Defense Instruction			P	P	P	P	P	P			P
Service	Shoe - Repair			P	P	P	P	P				P
Service	Short Term Rental (Type 1) and (Type 2) See Section 35-374.01 for Supplemental Requirements related to Short Term Rentals (Type 1) and (Type 2)	P	P	P	P	P		P				P
Service	Sign Shop - No Outside Storage					P	P	P	P			P
Service	Specified Financial Institution (see § 35-394)				S	S	S					P
Service	Stand-alone Personal Hygiene Facilities (Permanent) This entry is for primary use for the property only. 100-foot separation from any single-family residential structure required.						P	P	P	P	P	P
Service	Studio - Fine Or Performing Arts	S	P	P	P	P	P	P				P
Service	Studio - Interior Decorating	P	P	P	P	P	P	P				P
Service	Studio - Photographic			P	P	P	P	P				P
Service	Studio - Sound And Recording						P	P	P			P
Service	Supportive Housing Campus				S	S	P	S				P
Service	Tailor Shop			P	P	P	P	P				P
Service	Tattoo Parlor/Studio						P					P
Service	Taxidermist								P	P		S
Service	Temporary Common Worker Employer						S	P		P		P
Service	Transitional Home					S	S	S	S	S		P
Service	Tree Cut And Trim Service						S		P	P		S
Service	Watch Repair		P	P	P	P	P	P				P
Social	Club - Private (see definition "Club" in 35-A101)					S	P	P				P
Social	Clubhouse - Civic And Fraternal Organizations. Including Lodges And Meeting Halls				P	P	P	P				P
Storage	Carting, Crating, Hauling, Storage									P	P	S
Storage	Cold Storage									P	P	S
Storage	Fur Dyeing, Finishing And Storing							S	P	P		S
Storage	Moving Company								P	P	P	S
Storage	Pipe Storage									P	P	P
Storage	Self Service Storage	S	S			P	P	P	P	P	P	P
Storage	Storage, Moving Pod (see definition in Appendix A)	P	P	P	P	P	P	P	P	P	P	S
Storage	Storage - Outside (Screening From Public ROWs And Adjacent Property Required)						S		S	S	P	S
Storage	Storage - Outside (Open With No Screening Required)								S	S	P	S
Storage	Storage - Outside (Under Roof and Screened)								P	P	S	S
Storage	Storage Shipping Container (see definition in Appendix A. Requires registration affidavit with Development Services Dept.)	S	S	S	S	S	S	S	P	P	P	S
Transportation	Airport - Non-Governmental									S	S	S
Transportation	Bus Shelter (Max size 6'×13')	P	P	P	P	P	P	P	P	P	P	P
Transportation	Bus Stop	P	P	P	P	P	P	P	P	P	P	P
Transportation	Freight Depot								S	P	P	S
Transportation	Heliport (see also Chapter 3 City Code)		S					S		S	S	S
Transportation	Helistop (see also Chapter 3 City Code)		S			S	S	S		S	S	P
Transportation	Horse-Drawn Carriage (Base Operations) - Indoor Carriage Storage and/or Animal Boarding only (see also Chapters 5 and 33 of the City Code)						P	P	P	P		P
Transportation	Horse-Drawn Carriage (Base Operations) - Outdoor Carriage Storage and/or Animal Boarding allowed (see also Chapters 5 and 33 of the City Code)						S	S	P	P		S
Transportation	Passenger Depot						S	S	P	P	P	P
Transportation	Transit Bus Maintenance Facility								S	P		NA
Transportation	Transit Bus Storage Facility								S	P		NA
Transportation	Transit Center	P	P	P	P	P	P	P	P	P	P	S
Transportation	Transit Park & Ride	S	S	P	P	P	P	P	P	P	P	S
Transportation	Transit Station	S	S	S	S	S	S	S	S	S	S	S
Transportation	Transit Transfer Center (Max Size 14'×33' and total footprint no larger than 30'×40')	P	P	P	P	P	P	P	P	P	P	S
Utilities	Radio/Television Antenna, subject to § 35-385(b)	P	P	P	P	P	P	P	P	P	P	S
Utilities	Radio/Television Antenna, unable to comply with § 35-385(b)	S	S	S	S	S	S	S	S	S	S	S
Utilities	Small Wind Energy Systems, subject to § 35-398(a)	S	P	S	S	S	P	P	P	P	P	S
Utilities	Solar Farm, Photovoltaic, subject to § 35-398(b)	S	S	S	S	S	S	S	P	P	P	S
Utilities	Telephone Equipment Infrastructure	S	S	S	S	S	S	P	P	P	P	P
Utilities	Wireless Communication System, subject to § 35-385(e)	P	P	P	P	P	P	P	P	P	P	S
Utilities	Wireless Communication System, subject to § 35-385(d)	S	S	S	S	S	S	S	S	S	S	S
Utility	Sanitary Landfill, Solid Waste Facility										S	NA
Warehouse	Office Warehouse (Flex Space) - Outside Storage Not Permitted except in the I-2 district						P		P	P	P	S
Warehousing	Warehousing							S	P	P	P	S
Wholesale	Bakery - Wholesale								S	P		P
Wholesale	Barber And Beauty Equipment - Wholesale						P	P	P			P
Wholesale	Camera, Photographic Equipment And Supplies - Wholesale						S	P	P	P		S
Wholesale	Dairy Equipment Sales - Wholesale									P	P	P
Wholesale	Dairy Products - Wholesale								S	P	P	P
Wholesale	Drug Sales - Wholesale								P	P		P
Wholesale	Fish Market - Wholesale								P	P		P
Wholesale	Florist - Wholesale						P	P	P	P		P
Wholesale	Food Products - Wholesale And Storage								P	P		P
Wholesale	Fruit And Produce - Wholesale								S	P	P	P
Wholesale	Furniture Sales - Wholesale						P		P	P		P
Wholesale	Glass - Wholesale						P		P	P		P
Wholesale	Grocery - Wholesale								S	P	P	P
Wholesale	Hardware Sales - Wholesale								P	P		P
Wholesale	Office Equipment And Supply - Wholesale (Incidental To Other Onsite Retail Items In "D")						P	P	P	P		P
Wholesale	Paper Supplies - Wholesale (Incidental To Onsite Retail Items In "C-3" And "D")						P	P	P	P	P	P
Wholesale	Nursery - Plant Wholesale Onsite Growing Permitted						P		P			S
Wholesale	Plumbing Fixtures - Wholesale						S	S	P	P		P
Wholesale	Shoe - Wholesale No Manufacturing						P	P	P			P
Wholesale	Sporting Goods - Wholesale (Incidental To Onsite Retail Items In "D")							P	P	P		P
Wholesale	Stone Monument - Retail And Wholesale								P	P		P
Wholesale	Tamale - Preparation Wholesale (Less Than 2,000 Square Foot In "C-1" And C-2)				S	S	P	P	P	P		P

* For uses permitted by right ("P") in the "O-2" district, please see 35-310.09(c)(1)(D).

TABLE 311-2a NONRESIDENTIAL USE MATRIX
		Urban		Rural		Farm		Mixed Industrial
	PERMITTED USE	UD Major Node	UD Minor Node	RD Major Node	RD Minor Node	FR Ag Commercial	VILLAGE CENTER FR/ FR Minor Node	MI - 1	MI-1 Minor Node	VILLAGE CENTER - M1	MI - 2	MI-2 Minor Node	VILLAGE CENTER - M2
Alcohol	Alcohol - Bar And/Or Tavern Without Cover Charge 3 or More Days Per Week	P	S	P	S		P		S	P		S	P
Alcohol	Alcohol - Bar And/Or Tavern With Cover Charge 3 or More Days Per Week	S	S	S	S		S		S	S		S	S
Alcohol	Alcohol - Nightclub Without Cover Charge 3 or More Days Per Week	P		P			P			P			P
Alcohol	Alcohol - Nightclub With Cover Charge 3 or More Days Per Week	S		S			S			S			S
Alcohol	Alcohol - Beverage Manufacture Or Brewery - Alcohol										P
Alcohol	Alcohol - Distillation, Storage										P
Alcohol	Alcohol - Microbrewery	P		P			P			P	P		P
Alcohol	Alcohol - Beverage Retail Sales (Liquor Store)	P		P			P			P			P
Alcohol	Wine Boutique	P		P			P			P			P
Alcohol	Alcohol - Winery With Bottling					P					P

Amusement	Animal Racetrack And/Or Rodeo Arena							S
Amusement	Entertainment Venue (Indoor)	P	P	P	P	P	P	P	P	P	P	P	P
Amusement	Entertainment Venue (Outdoor)	P	S	P	S	P	S	P	S	P	P	S	P
Amusement	Fairground And/Or Stadium					P		S
Amusement	Amusement And/Or Theme Park - Outdoor Rides	S		S
Amusement	Billiard Or Pool Hall	P		P						P			P
Amusement	Bingo Parlor	P		P		S	S
Amusement	Carnival And/Or Circus - Temporary use (more than 2 weeks, time limit set by city council on individual case consideration)	S		S		S		S			S
Amusement	Dance Hall	P		P		P	P	P
Amusement	Go-Cart Track	S		S		P		P
Amusement	Live Entertainment Without Cover Charge 3 or More Days Per Week (Not Including Food Service Establishments)	S		S
Amusement	Live Entertainment With Cover Charge 3 or More Days Per Week (Not Including Food Service Establishments)	S		S
Amusement	Museum - public or private	P	P	P	P	P	P	P	P	P			P
Amusement	Racing - Motor Vehicle							S			S
Amusement	Theater - Indoor permitting Over 2 Screens And/Or Stages	P		P
Amusement	Theater - Indoor With 2 Or Less Screens And/Or Stages	P		P						P			P
Amusement	Theater - Outdoor Including Drive-In And Amphitheaters					P	P	P
Amusement	Video Games - Coin Or Token Operated	P	S	P	S				S	P		S	P

Animal	Animal Clinic	P	P	P	P	P	P	P	P	P		P
Animal	Animal and pet services (no outdoor boarding, runs, pens or paddocks)	P	P	P	P	P	P	P	P	P		P
Animal	Animal and pet services (outdoor boarding, runs, pens or paddocks permitted)					P	P	P
Animal	Animal - Equestrian Center And Riding Trails					S		S
Animal	Animal - Pound Or Shelter							P
Animal	Breeder - Small Animal Only					P		S
Animal	Cemetery - Pets (Limited To Small Animals)					P		P
Animal	Stockyard							S
Animal	Veterinary Hospital - Large And Small Animal					P		P

Auto	Truck And Heavy Equipment - Auction
Auto	Ambulance Service	S		S				P
Auto	Auto - Glass Tinting	P		P				P
Auto	Auto And Light Truck - Manufacture										P
Auto	Auto And Light Truck - Oil, Lube And Tune Up	P		P					P	P	P		P
Auto	Auto And Light Truck Auction							S
Auto	Auto And Light Truck Repair	S		S					P	P	P		P
Auto	Auto - Rental	P		P
Auto	Auto - Rental (Pickup And Drop Off Only)	P		P						P			P
Auto	Auto Alarm And Radio - Retail (Install. Incidental To Sales In "UD" )	P		P						P			P
Auto	Auto Alarm and Radio - Retail (Sales And Installation As A Primary Use)	S		S				P
Auto	Auto Glass Sales - Installation Permitted	S		S				P			P
Auto	Auto Muffler - Installation And Sales Only	S		S				P			P
Auto	Auto Paint And Body - Repair With Outside Storage Of Vehicles And Parts Permitted But Totally Screened From View Of Adjacent Property Owners And Public Roadways	S		S				P			P
Auto	Auto Parts Retail - No Outside Storage In "UD"	P		P				P		P			P
Auto	Auto State Vehicle Inspection Station	P		P					P	P	P		P
Auto	Auto Upholstery - Sales And Installation Completely Enclosed	S		S				P			P
Auto	Carwash - See supplemental use regulations	P		P				P
Auto	Limousine Service - Dispatch And Office Use Only No Servicing Of Vehicles Onsite	P		P				P
Auto	Motor Vehicle Sales (full service)	S		S				S			P
Auto	Motor Vehicle Sales	S		S				S
Auto	Parking And Transient Vehicle Storage - Related To A Delivery (Auto, Truck, Trailer And Marine)							P			P
Auto	Parking And/Or Storage - Long Term							P			P
Auto	Parking (as primary use; surface lot or structured), see §35-384	P	P	P	P			P			P
Auto	Taxi Service - Parking And Dispatch (No Washing Or Mechanical Service Permitted)	S		S				P
Auto	Taxi Service - Parking And Dispatch (Washing Or Mechanical Service Permitted)			S				P
Auto	Tire Repair - Auto And Small Truck (Sale And Installation Only, No Mechanical Service Permitted)	P		P				P
Auto	Truck Repair And Maintenance	S		S				P			P
Auto	Truck Stop Or Laundry - Full Mechanical Service And Repair Permitted							P			P
Auto	Truck Stop Or Laundry - Tire Repair Permitted							P			P
Auto	Vehicle Storage - See "Auto Parking And/Or Storage Long Term"										P
Auto	Wrecker Service							P

Auto Manufacturing	Auto Manufacturing Assembly Operations (< 5 acres in MI-1)							P			P
Auto Manufacturing	Electronic Component Manufacturing (< 5 acres in MI-1)							P			P
Auto Manufacturing	Metal Fabrication (< 5 acres in MI-1)							P			P
Auto Manufacturing	Plastics Manufacturing (< 5 acres in MI-1)							P			P
Auto Manufacturing	Auto Parts Sequencing And Assembly (< 5 acres in MI-1)							P			P

Beverage	Beverage Manufacture - Non-Alcohol

Church, Temple, Mosque	Church, Temple, Mosque (facilities that are for worship or study of religion)	P	P	P	P	P	P		P	P		P

Dry Goods - Wholesale	Dry Goods - Wholesale							P

Dwelling	Dwelling - Attached Apartments/Condominiums With Maximum Density Of 20 Dwellings Per Gross Acre, see also 35-381		P
Dwelling	Dwelling - Attached Apartments/Condominiums With Maximum Density Of 50 Dwellings Per Gross Acre, see also 35-381
Dwelling	Housing (Temporary Or Permanent) For On-Premises Caretaker	P	P	P	P	P	P	P	P	P	P	P	P
Dwelling	Live-Work Units, subject to 35-381	P	P

Farm And Ranch	Bulk Grain And Feed Storage					P	S	P
Farm And Ranch	Farming (Crops And Livestock)	P	P	P	P	P	P	P	P	P	P	P	P
Farm And Ranch	Farmers Cooperative					P	P	P
Farm And Ranch	Farmers Market					P	P	P
Farm And Ranch	Greenhouse - Non-Retail	P	P	P	P	P	P	P	P	P	P	P	P
Farm And Ranch	Greenhouse - Retail	P	P	P	P	P	P	P	P	P	P	P	P
Farm And Ranch	Indoor Growing	P	P	P	P	P	P	P	P	P	P	P	P
Farm And Ranch	Orchard	P	P	P	P	P	P	P	P	P	P	P	P
Farm And Ranch	Ranch	P	P	P	P	P	P	P	P	P	P	P	P
Farm And Ranch	On-Site Storage of Farm Equipment					P	P	P
Farm And Ranch	Retail - Crafts						P		P
Farm And Ranch	Urban Farm	P	P	P	P	P	P	P	P	P	P	P	P

Government	Armory							S			S
Government	Correction Institution							S
Government	Public Safety Facilities	P	P	P	P	P	P	P	P	P	P	P	P

Industrial	Batching Plant										P
Industrial	Batching Plant - Temporary In "UD" And "RD" ( 6 Months Maximum)	S		S							P
Industrial	Bookbinder							S
Industrial	Cabinet Or Carpenter Shop							S
Industrial	Can Recycle Collection Station - No Shredding	S		S				S			P
Industrial	Coffee Roasting										P
Industrial	Construction Contractor Facility - screening required for outdoor storage from public ROWs and adjacent property (see also Service category, construction trades contractors)							S			P
Industrial	Creamery										P
Industrial	Dry Cleaning - Plant										P
Industrial	Electronic Component - Fabrication							P			P
Industrial	Laundry - Plant
Industrial	Lumber Yard And Building Materials							P			P
Industrial	Machine Shop							P			P
Industrial	Pecan Shelling					S		S			P
Industrial	Printer - Large Scale							P			P
Industrial	Rock Crusher							S			P
Industrial	Rug Cleaning							P			P
Industrial	Water Well Drilling Contractor							S			P
Industrial	Welding Shop					S		S			P

Manufacturing	Abrasive - Manufacturing										P
Manufacturing	Acetylene Gas - Manufacturing And Storage										P
Manufacturing	Air Products - Manufacturing										P
Manufacturing	Artificial Limb Assembly			S				P			P
Manufacturing	Asbestos Products - Manufacturing										P
Manufacturing	Asphalt Products - Manufacturing										P
Manufacturing	Bag Cleaning										P
Manufacturing	Battery - Manufacturing										P
Manufacturing	Beverage - Manufacturing Or Processing										P
Manufacturing	Biomedical Products - Manufacturing										S
Manufacturing	Boat And Marine - Manufacturing										P
Manufacturing	Boiler And Tank Works										P
Manufacturing	Broom, Brush - Manufacturing							S
Manufacturing	Building specialties - Wholesale Outside Storage Permitted							S
Manufacturing	Bulk Plant Or Terminal										S
Manufacturing	Can Manufacture										P
Manufacturing	Candle - Manufacturing										P
Manufacturing	Candy - Manufacturing							S
Manufacturing	Canvas Products - Manufacturing							S			P
Manufacturing	Chemical - Manufacturing Or Processing										S
Manufacturing	Chemical/Drug - Wholesale And Storage							P
Manufacturing	Clothing Manufacture - Chemical Process										P
Manufacturing	Clothing Manufacture - Non-Chemical Process							S			P
Manufacturing	Concrete Products - Manufacturing										P
Manufacturing	Cotton Compress, Ginning And Bailing										P
Manufacturing	Drug - Manufacturing										P
Manufacturing	Electronic Component - Manufacturing										P
Manufacturing	Electroplating										P
Manufacturing	Felt Products - Manufacturing										P
Manufacturing	Glass Manufacture										P
Manufacturing	Grain - Drying										P
Manufacturing	Grain - Milling										P
Manufacturing	Hatchery										P
Manufacturing	Hazardous Materials Hauling Or Storage										S
Manufacturing	Hosiery - Manufacturing										P
Manufacturing	Ice Cream - Manufacturing							P			P
Manufacturing	Ice Plant - Manufacturing And Processing										P
Manufacturing	Insulation Products - Manufacturing And Processing							P			P
Manufacturing	Petro Chemicals Bulk Storage										P
Manufacturing	Mattress - Manufacturing And Rebuilding							S			P
Manufacturing	Metal Forging Or Rolling Mill										S
Manufacturing	Metal Products - Fabrication										P
Manufacturing	Millinery - Manufacturing							S
Manufacturing	Millwork And Wood Products - Manufacturing										P
Manufacturing	Moving And Transfer Company - With Trucks Attached To Trailers For A Total Exceeding 24 Feet In Length							P			P
Manufacturing	Novelty And Souvenir - Manufacture							S			P
Manufacturing	Nuclear Or Radioactive Instrumentation - Manufacturing										S
Manufacturing	Office Equipment, Furniture - Manufacture							P			P
Manufacturing	Oil Well Supplies And Machinery - Manufacturing.										P
Manufacturing	Packing And Gasket - Manufacturing										P
Manufacturing	Packing Plant - No Rendering										P
Manufacturing	Paints, Etc. - Manufacturing And Processing										P
Manufacturing	Paper Products - Manufacturing										P
Manufacturing	Petroleum - Manufacturing Or Processing										S
Manufacturing	Pipe Storage										P
Manufacturing	Planing Mill										S
Manufacturing	Plastic/Vinyl - Manufacturing Or Processing										P
Manufacturing	Playground Equipment - Manufacturing										P
Manufacturing	Poultry Processing - Caged Hen Operation										P
Manufacturing	Poultry Processing And Live Poultry Storage - Completely Enclosed										P
Manufacturing	Processing - Other Than Food										P
Manufacturing	Refrigeration Equipment - Manufacturing										P
Manufacturing	Rendering Plant										S
Manufacturing	Sand Or Gravel - Storage And Sales										P
Manufacturing	Shoe - Manufacturing							S			P
Manufacturing	Shoe - Wholesale (Manufacturing Permitted)							S
Manufacturing	Shoe Polish - Manufacturing										P
Manufacturing	Sign Manufacture							S			P
Manufacturing	Stone Curing, Monument - Manufacturing										P
Manufacturing	Storage - Outside (Open With No Screening Required)							S			P
Manufacturing	Storage - Outside (Screening From Public Rows And Adjacent Property Required)							S			P
Manufacturing	Textile - Manufacturing										P
Manufacturing	Tile - Manufacturing										P
Manufacturing	Tile, Roofing And Waterproofing Products - Manufacturing										P
Manufacturing	Tobacco - Processing										P
Manufacturing	Tool - Manufacturing										P
Manufacturing	Toy - Manufacturing										P
Manufacturing	Trailer - Manufacturing										P
Manufacturing	Venetian Blind - Cleaning And Fabrication							S			P
Manufacturing	Vulcanizing, Recapping										P
Manufacturing	Water Distillation										P
Manufacturing	Wire Products - Manufacturing										P
Manufacturing	Wood Processing By Creosoting Or Other Preserving Treatment										P
Manufacturing	Wool Pulling And Scouring										P

Medical	Medical - Surgical Supplies Wholesale							P

Processing	Cosmetics - Manufacturing Or Processing
Processing	Food And Food Products - Processing					S	S	P			P
Processing	Punch Concentrate - Processing And Mixing							S			P
Processing	Used Automotive Parts Recycler										S
Processing	Punch Concentrate Products - Mixing Only							P			P
Processing	Recycling Facility Without Outside Storage And/Or Processing (excluding metal recycling entity)							P			P
Processing	Recycling Facility With Outside Storage And/Or Processing (excluding metal recycling entity)										P
Processing	Metal recycling entity Without Outside Storage and/or Processing							S			S
Processing	Metal recycling entity With Outside Storage and/or Processing										S

Recreation	Archery Range - Outdoor Permitted					P	P	P			P
Recreation	Archery Range - Indoor Only	P		P		P	P	P	P	P	P	P	P
Recreation	Athletic Fields	P	S	P	S	P	P	P	S			S
Recreation	Bowling Alley	P		P				P
Recreation	Fitness Center/Health Club, Gymnasium, Natatorium, Sport Court - Indoor Only	P	P	P	P		P		P	P		P	P
Recreation	Fitness Center/Health Club, Gymnasium, Natatorium, Sport Court - Outdoor Uses Permitted	P	S	P	S		P		P	S		P	S
Recreation	Golf Course (See § 35-346 "G" District)
Recreation	Golf Driving Range							P
Recreation	Gun Range - Indoor Only					P	P	P			P
Recreation	Gun Range - Outdoor Permitted					S		S			S
Recreation	Park - Public or Private	P	P	P	P	P	P	P	P	P	P	P	P
Recreation	Recreational Facility - Neighborhood (see Definition in Appendix A)	P	P	P	P	P	P
Recreation	Stable And Equestrian Center					P		P
Recreation	Recreational Vehicle Park					S		P

Retail	Air Conditioners - Retail (Incidental To Other Onsite Retail Items In "UD" and "RD" )	P		P						P			P
Retail	Antique Store - Retail	P	P	P	P	P	P		P	P		P	P
Retail	Apothecary - See (Drugstore - Apothecary)	*	*							*			*
Retail	Apparel And Accessory Store - Retail	P	P	P	P				P	P		P	P
Retail	Appliance and Electronics - Retail (Appliance Sales Incidental To Other Onsite Retail Items in "UD and "RD")	P		P						P			P
Retail	Art Gallery	P	P	P	P				P	P		P	P
Retail	Bakery - Retail	P	P	P	P		P		P	P		P	P
Retail	Bookstore	P	P	P	P		P		P	P		P	P
Retail	Business Machines - Retail	P		P						P			P
Retail	Camera, Photographic Equipment And Supplies - Retail	P	P	P	P				P	P		P	P
Retail	Candy, Nut And Confectionery - Retail	P	P	P	P				P	P		P	P
Retail	Catering Shop	P	P	P	P				P	P		P	P
Retail	Computer and Software - Retail	P	P	P	P				P	P		P	P
Retail	Convenience Store	P	P	P	P	P	P		P	P		P	P
Retail	Convenience Store (With Carwash)	P		P		P	P		P	P		P	P
Retail	Convenience Store (With Gasoline) See Section 35-397.01	P		P		P	P		P	P		P	P
Retail	Convenience Store (With Gasoline And Carwash) See Section 35-397.01	P		P		P	P		P	P		P	P
Retail	Dairy Products - Retail	P	P	P	P	P	P		P			P
Retail	Drugstore - Apothecary	P	P	P	P		P		P	P		P	P
Retail	Dry Goods - Retail	P	P	P	P				P	P		P	P
Retail	Farm Supplies					P	P	P
Retail	Feed, Seed, Fertilizer Sales - No Outside Storage In "UD" and "RD"	S		S		P	P	P
Retail	Fish Market - Retail	P	P	P	P					P			P
Retail	Flea Market - Indoor	S		S				P
Retail	Flea Market - Outdoor							S
Retail	Floor Covering - Retail	P		P						P			P
Retail	Florist - Retail	P	P	P	P		P		P	P		P	P
Retail	Food Locker Plant - Retail					S	S	S
Retail	Fruit And Produce - Retail	P	P	P	P	P	P	P	P	P		P	P
Retail	Furniture Sales - Retail	P		P
Retail	Gift Shop - Retail	P	P	P	P				P	P		P	P
Retail	Glass - Retail	P		P				P		P
Retail	Grocery Store	P	P	P	P		P		P	P		P	P
Retail	Hardware Sales - Retail	P	P	P	P		P		P	P		P	P
Retail	Head Shop	S		S
Retail	Hobby Store - Retail	P	P	P	P				P	P		P
Retail	Home Improvement Center	P		P				S
Retail	Jewelry Store - Retail	P	P	P	P				P	P		P
Retail	Landscaping Materials - Sales And Storage					P	P	P
Retail	Leather Goods Or Luggage Store - Retail	P	P	P	P		P		P	P		P
Retail	Medical - Surgical Supplies Retail	P		P						P			P
Retail	Milliner - Custom	P	P	P	P				P	P		P	P
Retail	Music Store	P	P	P	P				P	P		P
Retail	Newsstand	P	P	P	P		P		P	P		P	P
Retail	Nursery - Retail (Growing Plants On-site Permitted)	P	P	P	P	P	P	P	P	P	P	P	P
Retail	Nursery - Retail (No Growing Plants On-site Permitted)	P	S	P	S	P	P		S	P		S	P
Retail	Office Equipment And Supply - Retail	P		P						P
Retail	Paint And Wallpaper Store - Retail And Wholesale	P		P						P
Retail	Pet or Pet Supply Store	P	P	P	P				P	P		P
Retail	Plumbing Fixtures - Retail	P		P						P
Retail	Rug Or Carpet - Retail	P		P						P
Retail	Secondhand Merchandise - Retail No Outside Storage Or Display Of Inventory Permitted)	P		P						P
Retail	Shoe - Retail	P	P	P	P				P	P		P
Retail	Silk Screening - Retail	P		P						P
Retail	Sporting Goods - Retail	P	P	P	P				P	P		P
Retail	Stamps And Coin Sales - Retail	P	P	P	P				P	P		P
Retail	Stationary Products - Retail	P	P	P	P				P	P		P	P
Retail	Tamale - Preparation Retail	P	S	P	S			P	S			S
Retail	Thrift Store - Retail See (Secondhand Merchandise)	*	*
Retail	Tobacco Store - Retail	P	P	P	P				P	P		P	P
Retail	Toy Store - Retail	P	P	P	P				P	P		P
Retail	Trophy Sales, Engraving And Assembly	P	P	P	P				P	P		P	P
Retail	Variety Store - Retail	P	P	P	P				P	P		P	P

Sales	Boat - Sales And Service							S
Sales	Machinery, Tools And Construction Equipment Sales And Service							S			P
Sales	Farm Equipment Sales, Service Or Storage					P	P	P			P
Sales	Oil Well Supplies And Machinery Sales - used					S	S	S			P
Sales	Portable Building Sales							S			P

School	School - Business or Commercial Trade	P		P		P	P	P
School	School - Private University Or College	P		P		P	P	P
School	School - Public University Or College	P		P		P	P	P
School	School - Montessori	P	P	P	P	P	P		P			P
School	School - Nursery (Public And Private)	P	P	P	P	S	S		P			P
School	School - Private Pre-Kindergarten Through 12th Grade	P	P	P	P	P	P		P			P
School	School - Public Pre-Kindergarten Through 12th Grade	P	P	P	P	S	S		P			P
School	Vocational Trade (No Outside Storage & Training Area Permitted)	P	P	P	P	P	P	P	P		P	P
School	Vocational Trade (Outside Storage & Training Area Permitted)					P	P	P	S		P	S

Service	Air Conditioning/Refrigeration - Service And Repair							P
Service	Altering/Repairing Of Apparel	P	P	P	P				P	P		P
Service	Ammunition - Manufacturing, Loading And Storage										S
Service	Appliance - Repair Major	P		P				S
Service	Appliance - Repair Small	P	P	P	P				P			P
Service	Assisted Living Facility, Boarding Home Facility or Community Home with no more than 16 residents	P	P	P	P
Service	Auditorium	P		P
Service	Bail Bond Agency	S	S	S	S				S			S
Service	Bank, Credit Union	P	S	P	S		S		S	P		S	P
Service	Barber Or Beauty Shop	P	P	P	P		P		P	P		P	P
Service	Bicycle - Repair	P	P	P	P				P			P
Service	Boat And Marine - Storage (Outside Permitted)							S
Service	Caterers (No On-Premises Food Services)	P	P	P	P				P			P
Service	Body Piercing	P		P
Service	Cemetery Or Mausoleum				S	S	S
Service	Charitable - Food And/Or Clothing Bank	P		P
Service	Construction Trades Contractors- screening required for outdoor storage from public ROWs and adjacent property (see also Industrial category, contractor facility use)							P			P
Service	Copy Service - Blueprinting And Photocopying	P	P	P	P					P			P
Service	Cosmetics - Permanent	P	P	P	P				P			P
Service	Day care Center - Child And/Or Adult Care	P	P	P	P		P		P	P		P	P
Service	Dry Cleaning - Limited To Five (5) Employees	P		P				P		P			P
Service	Dry Cleaning - Pickup Station Only	P	P	P	P		P	P	P	P		P	P
Service	Electric Repair - Heavy Equipment							P
Service	Electric Repair - Light Equipment							P
Service	Electronic Equipment - Repair	P	P	P	P			P	P			P
Service	Elevator Maintenance - Service							P
Service	Employment Agency	P		P						P			P
Service	Exterminators							P
Service	Extended Stay Hotel or Timeshares	P	P	P	P			P		P
Service	Food Service Establishment Without Cover Charge 3 or More Days Per Week (With or Without Accessory Live Entertainment)	P	P	P	P		P		P	P		P	P
Service	Food Service Establishment With Cover Charge 3 or More Days Per Week (With or Without Accessory Live Entertainment)	S	S	S	S		S		S			S
Service	Food, Mobile Food Court (subject to 35-399)	P	P						P	P		P	P
Service	Food, Mobile Vending (Base Operations)							P			P
Service	Funeral Home Or Undertaking Parlor	S		S	S			P	S			S
Service	Furniture Repair/Upholstering	P		P				P
Service	Gasoline Filling Station (Without Repair Or Carwash) See Section 35-397.01	P		P		P	P		P	P		P	P
Service	Gasoline Filling Station (With Repair) See Section 35-397.01	P		P		P	P		P	P		P	P
Service	Gasoline Filling Station (With Repair And/Or Carwash) See Section 35-397.01	P		P		P	P		P	P		P	P
Service	Gasoline Filling Station - Fleet See Section 35-397.01							P			P
Service	Group Day Care Limited to 12 Individuals	P	P	P	P
Service	Gunsmith	S		S			S	P
Service	Hotel	P	P	P	P
Service	Hotel taller than 35 feet when unable to achieve additional height pursuant to §35-517(d) Setbacks for Height Increases	S
Service	Human Services Campus	S		S
Service	Ice Machine (over 120 square feet)	P		P			P	P		P
Service	Janitorial/Cleaning Service	P		P				P
Service	Laboratory - Research	S		S				P
Service	Laboratory - Testing	S		S				P
Service	Laundry And Dry Cleaning - Self Service	P	P	P	P				P	P		P	P
Service	Laundry- Limited To Max Of Five (5) Employees	P		P		P		P		P			P
Service	Laundry Or Dry Cleaning - Pickup Station Only	P	P	P	P	P	P		P	P		P	P
Service	Lawnmower Repair And Service - No Outside Storage In "UD" or "RD"	P		P						P			P
Service	Library	P	P	P	P		P		P	P		P	P
Service	Linen Or Uniform Supply, Diaper Service (Pickup And Supply Only)	P		P				P		P			P
Service	Loan Office	P	P	P	P		P			P			P
Service	Locksmith	P	P	P	P				P	P		P	P
Service	Manufactured Home / Oversize Vehicle Sales, Service Or Storage							P
Service	Massage - Parlor
Service	Massage - Therapeutic	P	P	P	P				P	P		P	P
Service	Medical - Chiropractor Office	P	P	P	P		P		P	P		P
Service	Medical - Clinic (Physician And/Or Dentist)	P	P	P	P		P		P	P		P	P
Service	Medical - Clinic Physical Therapist	P	P	P	P				P	P		P	P
Service	Medical - Hospital Or Sanitarium	P		P				S
Service	Medical - Laboratory Dental Or Medical	P		P				P
Service	Medical - Optical Goods Retail	P	P	P	P				P	P		P	P
Service	Medical - Optical Goods Wholesale							P
Service	Medical - Optometry Office	P	P	P	P		P		P	P		P	P
Service	Mortuary - Preparation Only							S
Service	Movie Rentals	P	P	P	P				P	P		P	P
Service	Nursing Facility	P	P	P	P
Service	Office Call Center	P		P				P
Service	Office Data Processing & Management	P		P				P
Service	Office, Professional	P	P	P	P		P	P	P	P		P	P
Service	Palm Reading	P	P	P	P				P	P		P	P
Service	Party House, Reception Hall, Meeting Facilities	P		P				P
Service	Pawn Shop	P		P						P
Service	Picture Framing	P	P	P	P				P	P		P	P
Service	Post Office	P	P	P	P	P	P		P	P		P	P
Service	Radio or Television Station Studio	P		P		S	S	S			S
Service	Reading Room	P	P	P	P				P	P		P	P
Service	Record Storage Facility (Electronic And/Or Paper)	P		P				P
Service	Reducing Salon	P		P						P			P
Service	Rental - Event Specialties (No Outside Storage And/Or Display Allowed)	P		P				P
Service	Rental - Tool, Equipment, And Event Specialties (Fenced And Screened; Outside Storage And Display Permitted)	S		S				P
Service	Rooming House	P	P	P	P
Service	Self-Defense Instruction	P	P	P	P				P	P		P	P
Service	Shoe - Repair	P	P	P	P				P	P		P	P
Service	Sign Shop - No Outside Storage	P		P	P			P
Service	Skilled Nursing Facility	P	P	P	P
Service	Specified Financial Institution (see § 35-394)	S	S	S	S				S			S
Service	Storage, Climate Controlled	P		P	P			P		P	P		P
Service	Storage, Cold							P			P
Service	Storage, Moving Pod (See Definition In Appendix A)	P	P	P	P	P	P	P	P	P	P	P	P
Service	Storage Shipping Container (See Definition In Appendix A. Requires Registration Affidavit With Development Services Dept.)	S	S	S	S	S	S	P	S	S	P	S	S
Service	Studio - Fine Or Performing Arts	P	P	P	P				P			P
Service	Studio - Interior Decorating	P	P	P	P				P	P		P
Service	Studio - Photographic	P	P	P	P				P	P		P
Service	Studio - Sound And Recording	P		P				P
Service	Tailor Shop	P	P	P	P		P		P	P		P
Service	Tattoo Parlor/Studio	P		P						P
Service	Taxidermist					S		P
Service	Temporary Common Worker Employer							P
Service	Tree Cut And Trim Service					S		P
Service	Watch Repair	P	P	P	P				P	P		P	P

Social	Club - Private	P		P		P	P			P			P
Social	Clubhouse - Private Including Lodges And Meeting Halls	P		P		P	P			P			P

Storage	Carting, Crating, Hauling, Storage										P
Storage	Cold Storage										P
Storage	Fur Dyeing, Finishing And Storing							S
Storage	Moving Company							P			P
Storage	Self Service Storage	P	P	P	P			P		P	P		P
Storage	Storage - Outside (Under Roof And Screened)							P			P

Transportation	Airport - Non-Governmental					S					S
Transportation	Bus Shelter (Max Size 6'x13')	P	P	P	P	P	P	P	P	P	P	P	P
Transportation	Bus Stop	P	P	P	P	P	P	P	P	P	P	P	P
Transportation	Freight Depot					P		S			P
Transportation	Heliport					S		S			P
Transportation	Helistop	S		S		S		S			P
Transportation	Passenger Depot	S		S		S		P			P
Transportation	Transit Bus Maintenance Facility							P
Transportation	Transit Bus Storage Facility							P
Transportation	Transit Center	P	P	P	P		P	P	P	P	P	P	P
Transportation	Transit Park & Ride	P	P	P	P		P	P	P	P	P	P	P
Transportation	Transit Station	S	S	S	S		S	S	S	S	S	S	S
Transportation	Transit Transfer Center (Max Size 14'x33' And Total Footprint No Larger Than 30'x40')	P	P	P	P		P	P	P	P	P	P	P

Utilities	Radio/Television Antenna, subject to § 35-385(b)	P	P	P	P	P	P	P	P	P	P	P	P
Utilities	Radio/Television Antenna, unable to comply with § 35-385(b)	S	S	S	S	S	S	S	S	S	S	S	S
Utilities	Small Wind Energy Systems, subject to §35-398(a)	S	S	S	S	P	P	P	P	P	P	P	P
Utilities	Solar Farm, Photovoltaic, subject to §35-398(b)	S	S	P	P	P	P	P	P	P	P	P	P
Utilities	Telephone Equipment Infrastructure	S		S		S	S	P			P
Utilities	Wireless Communication Systems	S		S		S	S	S			P
Utility	Sanitary Landfill, Solid Waste Facility										S

Warehouse	Office Warehouse (Flex Space) - Outside Storage Not Permitted							P			P

Warehousing	Warehousing							P			P

Wholesale	Bakery - Wholesale							S
Wholesale	Barber And Beauty Equipment - Wholesale							P
Wholesale	Camera, Photographic Equipment And Supplies - Wholesale							P
Wholesale	Dairy Equipment Sales - Wholesale					P	P	P			P
Wholesale	Dairy Products - Wholesale					P	P	S
Wholesale	Drug Sales - Wholesale							S
Wholesale	Fish Market - Wholesale					S	S	P
Wholesale	Florist					P	P	P
Wholesale	Food Products - Wholesale And Storage					P	P	P
Wholesale	Fruit And Produce - Wholesale					P	P	P
Wholesale	Furniture Sales - Wholesale							P
Wholesale	Glass - Wholesale							P
Wholesale	Grocery - Wholesale							S			P
Wholesale	Hardware Sales - Wholesale							P
Wholesale	Office Equipment And Supply - Wholesale							P
Wholesale	Nursery - Plant Wholesale Onsite Growing Permitted					P	P	P
Wholesale	Paper Supplies - Wholesale							P			P
Wholesale	Plumbing Fixtures - Wholesale							P
Wholesale	Shoe - Wholesale No Manufacturing							P
Wholesale	Sporting Goods - Wholesale							P
Wholesale	Stone Monument - Retail And Wholesale							P
Wholesale	Tamale - Preparation Wholesale							P

(Ord. No. 95326 § 3, 4, 5, 9) (Ord. No. 95573 § 5 and 6, Amendment E and F) (Ord. No. 96564 § 3) (Ord. No. 97568 § 2) (Ord. No. 97955§ 2) (Ord. No. 98091 § 8 and 9) (Ord. No. 99555 § 7) (Ord. No. 101816, § 2, 12-15-05)(Ord. No. 100126) (Ord. No. 2006-01-12-49, § 2, 1-12-06) (Ord. No. 2006-11-30-1333, § 2, 11-30-06) (Ord. No. 2008-04-03-0265, § 2, 4-3-08) (Ord. No. 2008-04-03-0267, § 2, 4-3-08) (Ord. No. 2008-05-15-0401, § 2, 5-15-08) (Ord. No. 2008-12-11-1178, § 2, 12-11-08) (Ord. No. 2009-01-15-0001, § 2, 1-15-09) (Ord. No. 2009-05-07-0355, § 2, 5-7-09) (Ord. No. 2009-05-21-0428, § 2, 5-21-09) (Ord. No. 2010-11-18-0985, § 2, 11-18-10) (Ord. No. 2011-03-31-0240, § 2, 3-31-11) (Ord. No. 2012-05-17-0355, § 3, 5-17-12) (Ord. No. 2012-10-18-0829, § 2, 10-18-12) (Ord. No. 2012-12-13-0972, § 2, 12-13-12) (Ord. No. 2012-12-13-1006, §§ 54, 55, 12-13-12) (Ord. No. 2014-05-29-0377, § 1, 5-29-14; Ord. No. 2015-12-17-1077, § 2, 12-17-15; Ord. No. 2018-11-01-0858, § 4, 11-1-18; Ord. No. 2018-11-15-0913, § 2, 11-1-18; Ord. No. 2022-11-03-0831, § 2, 11-3-22, eff. 1-1-23)

San Antonio City Zoning Code

DIVISION 2

BASE ZONING DISTRICTS

STATEMENT OF PURPOSE

Sec. 35-310.- Zoning District Purpose Statements and Design Regulations.

STATEMENT OF PURPOSE

This section implements the following provisions of the master plan:

• Urban Design, Policy 1b: Greater density and diversity of development consistent with these urban design policies.

• Urban Design, Policy 1e: Permit zero setbacks for commercial and multi-family developments.

Sec. 35-310.01. - Generally.

(a)

(b)

Table 310-1
Lot and Building Dimensions Table

(A)	(B)	(C)	(D)	(E)	(F)	(G)	(H)	(I)	(J)	(K)	(L)	(M)	(N)
	LOT DIMENSIONS						BUILDING ON LOT				BUILDING
Zoning District	Lot Size (min)	Lot Size (max)	Density (max) (units/acre)	Street Frontage (min)	Width (min)	Width (max)	Front Setback (min) * * * *	Front Setback (max)	Side Setback (min)	Rear Setback (min)	Height (max) (feet/#of stories) ^11,14	Size - Individual Building Size (max)	Size - Aggregate Building Size (max)
RP	10 acres		0.1	—	—	—	15	—	5	—	35/2-½	—	—
RE	43,560		1	100	120	—	15	—	5	30	35/2-½	—	—
R-20	20,000		2	65	90	—	10	—	5	30	35/2-½	—	—
R-6 ¹	6,000		7	30	50	150	10	—	5	20	35/2-½	—	—
R-5 ¹	5,000		9	30	45	150	10	—	5	20	35/2-½	—	—
R-4 ¹	4,000		11	20	35	150	10	—	5	20	35/2-½	—	—
R-3 ¹	3,000 ⁷		—	15	20	—	10	35	5	10	35/2-½	70% of lot area	—
R-2 ¹	2,000	2.999	—	15	20	—	10	—	5	5	25/1-½	50% of lot area	—
R-1 ^{1, 15}	1,250	1.999	—	15	20	—	10	—	5	5	25/1-½	45% of lot area	—
RM-6 ^{1, 13}	6,000		7	15	15	150	10	—	5	20	35/3	65% of lot area	—
RM-5 ^{1, 13}	5,000		9	15	15	100	10	—	5	10	35/3	65% of lot area	—
RM-4 ^{1, 13}	4,000		11	15	15	80	10	—	5	10	35/3	65% of lot area	—
MF-18 ^{1, 4, 13}	—		18	50	50	—	—	20 ^{3, 4, 6}	5	10	35	—	—
"MF-25" ^{1, 4, 8, 13}	—		25	50	50	—	—	20 ^{3, 4, 6}	5	10	35	—	—
"MF-33" ^{1, 4, 8, 13}	—		33	50	50	—	— ¹²	20 ^{3, 4, 6}	5	10	45	—	—
"MF-40" ^{1, 4, 8}	—		40	50	50	—	—	20 ^{3, 4, 6}	5	10	60	—	—
"MF-50" ^{1, 4, 8}	—		50	50	50	—	—	20 ^{3, 4, 6}	5	10	—	—	—
"MF-65" ^{1, 4}	—		65	50	50	—	—	20 ^{3, 4, 6}	5	10	—	—	—
O-1 ¹⁰	—		—	50	50	—	—	35	20 ²	30 ²	25	10,000	90,000
O-1.5	—		—	50	50	—	—	35	20 ²	30 ²	60	—	—
O-2	—		—	50	—	—	25	80	20 ²	30 ²	—	—	—
NC ¹⁰	—		—	20	—	—	—	15	10 ²	30 ²	25	3,000	5,000
C-1 ¹⁰	—		—	50	50	—	—	20	10	30	25	5,000	15,000
C-2	—		—	20	—	—	—	—	10 ²	30 ²	25	—	—
C-2P ¹⁰			—	20	—	—	—	35	10 ²	30 ²	25	—	—
C-3	—		—	20	—	—	—	—	30 ²	30 ²	35	—	—
D ⁹	—		—	—	—	—	—		—	—	—	—	—
L				80	—	—	25	—	30 ²	30 ²	35	—	—
I-1	—		—	80	80	—	30	—	30 ²	30 ²	60	—	—
I-2	—		—	100	100	—	30	—	50 ²	50 ²	60	—	—
UD-Single-family	—	10,000	—	15	15	150	10	20	0	10	35/2-½
UD-Multi-family-15	—	—	15	50	50	—	10	20	5	10	35		15 units
UD-Multi-family-33			33	50	50		10	20	5	10			150 units
UD Major Node				20			0	35	10 ²	30 ²	35
UD Minor Node				20			0	35	10 ²	30 ²	25	6,000
RD-Single-family	43,560		1	100	120		15		5	30	35/2-½
RD Major Node				20			0	35	10 ²	30 ²	25
RD Minor Node				20			0	35	10 ²	30 ²	25	6,000
FR-Single-family	25 acres*		0.04				15		5		35/2-½		35/2-½
FR-Ag Commercial	25 acres*						15		5		35/2-½		35/2-½
FR Minor Node**			50					10 2	30 ²			6,000
FR Village Center	2 acres			300					10 ²	30 ²
MI-1				80	80		***		30 ²	50 ²	60
MI-1 Minor Node**				50			***		10 ²	30 ²		6,000
MI-1 Village Center	2 acres			300			***		10 ²	30 ²
MI-2				100	100		***		50 ²	50 ²	150
MI-2 Minor Node**				50			***		10 ²	30 ²		6,000
MI-2 Village Center	2 acres			300			***		10 ²	30 ²

* Exception allowed for pre-existing lots of record.
** See regulations for location standards.
*** See Table 35-310.18-1 and 35-310.19 for minimum setback standards on specific street classifications.
**** Subdivision recreation facilities provided for the primary use of the subdivision's residents and located on property with a single-family zoning category shall be exempt from the front setbacks of Table 310-1.

Rules for Interpretation of Table 310-1:
Generally. The requirements for the parameters set forth in columns (B) through (N), above, relate to the zoning district specified in the row under column (A), above. A dash (—) indicates that the requirement does not apply within the particular zoning district. Except for column (B), (C), (D), (M), and (N) or otherwise notated the dimensions specified in columns (B) through (N) are expressed in linear feet. The dimensions specified in columns (B), (C), (D), (M), and (N) are expressed in square feet or acres unless otherwise provided. Rules of interpretation and additional standards for setback and height requirements are set forth in the lot layout, height and density/intensity standards (sections 35-515 to 35-517 of this chapter).
Column (B) and (C): Minimum lot size column (B) and maximum lot size column (C) applies only to Conventional Option, single-family detached developments (see section 35-201 of this chapter). The minimum lot size figures are expressed in square feet, unless otherwise indicated. Additional rules of interpretation are set forth in subsection (d) of this section for minimum lot area.
Column (D): The maximum density requirements (column (D)) are expressed in dwelling units per gross acre. Additional rules of interpretation are set forth in section 35-515 of this chapter.
Column (E): Frontage is defined as the distance where a property line is common with a street right-of-way line. For irregular shaped lots, see subsection 35-515(c)(4).
Column (F): Minimum lot width is defined as the width of the lot at the front setback line. For irregular shaped lots, lot width shall be measured at the front building line rather than the front setback line.
Column (G): Maximum lot widths apply only to detached single-family residential development.
Column (J): The side setback requirements in the "RM-4," "RM-5," "RM-6," "R-3," "R-4," "R-5" and "R-6" districts may be reduced in accordance with section 35-373 of this article. Additional setbacks are required for height increases as set forth in subsection 35-517(d).
Column (K): Rear setback requirements shall not apply to any use in the "NC," "O-1," "O-1.5," "O-2," "C-1," "C-2," or "C-3" zoning districts which abuts an alley or another structure within any of these districts. Notwithstanding the requirements of Table 310-1, an "MF-18," "MF-25,"" MF-33," "MF-40" or "MF-50" zoning district adjoining a platted subdivision zoned single-family residential use shall have a minimum rear setback of forty (40) feet, and parking areas shall be located at least five (5) feet from any fence along the rear property line.
Column (L): Height. The vertical dimension measured from the average elevation of the finished lot grade at the front of the building to the highest point of ceiling of the top story in the case of a flat roof; to the deckline of a mansard roof; and to the average height between the plate and ridge of a gable, hip or gambrel roof. All dimensions are in feet provided, however, that for zoning districts "RP" through "RM-4," the first number refers to feet and the second number refers to stories. A "story" is that part of a building between the surface of a floor and the ceiling immediately above. Height is restricted when adjacent to a single-family residential use. See Note 11. Additional height may be provided pursuant to subsection 35-517(d).
Column (M): Dimensions are in square footage. See sections 35-310.17 and 35-310.18 for specific rules of interpretation. Additional square footage may be available if a specific use authorization is approved, in accordance with these provisions.
Column (N): The aggregate square footage refers only to nonresidential square footage. Where residential uses are permitted, (1) the square footage of nonresidential uses within the contiguous boundaries of the district may not exceed the aggregate square footage, and (2) the aggregate square footage may be exceeded where the square footage exceeding the maximum aggregate square footage is devoted to residential uses.
Note (1) - column (A): See sections 35-372, 35-373, 35-515, and 35-516 of this chapter for standards applicable to zero lot line dwellings and uses other than detached single-family dwellings.
Note (2) - columns (J) and (K): Applies only to the setback area measured from a lot line which abuts a residential use or residential zoning district. The side or rear setback shall be eliminated where the use does not abut a residential use or residential zoning district or the two districts are separated by a public right-of-way. The indicated setback would not apply if the subject property adjoins a residentially zoned property (single-family or multi-family) which is occupied by an existing nonresidential use such as a public or private use school, church, park and/or golf course.
Note (3) - Public and parochial school facilities and religious institutions whose primary activity is worship shall be exempt from the mandatory maximum front setback provision.
Note (4) - Single-family lot development within an "MF" multi-family zoning district shall meet the minimum lot requirements for an "R-4" zoning district.
Note (5) - Maximum front setback for "RD" and "UD" commercial uses shall not apply to flag lots or properties with primary frontage on expressways and parkways.
Note (6) - For a lot with one hundred (100) feet or more of frontage along a public or private street the maximum front setback of twenty (20) feet in "MF-18," "MF-25," " "MF-33"," "MF-40," and "MF-50" may be extended to ninety (90) feet provided that no parking or drives other than egress/ingress drives shall be located within twenty (20) feet of the front property line. For a lot with less than fifty (50) feet of frontage on a public street the front setback shall be at least twenty (20) feet and shall be measured from the point at which the lot first becomes wider than fifty (50) feet in width.
Note (7) - May vary in accordance with subsection 35-410.05a(b)(3).
Note (8) - When multi-family units (apartments) are developed in a non-multifamily zoning district as stand alone apartments the buildings and lot shall conform to the standards of development (setback, yards, buffer, landscaping, etc.) for one of the following "MF-18," "MF-25," "MF-33," "MF-40" or "MF-50" zoning districts. The specific district shall be determined by the density to which the apartments are being developed.
Note (9) - Site planning and architectural criteria for the "D" Downtown Zoning District can be found in the Downtown Design Guide in Appendix G of this chapter.
Note (10)- Buildings shall contain ground level fenestration (transparent windows and openings at street level) of not less than 30%. Parking areas for new buildings or structures shall be located behind the front façade of the principal use or principal building. For "O-1"and "C-1", parking shall be located behind the front facade of the principal use or principal building, provided that up to two (2) rows of parking may be located to the front of the principal use or principal building.
Note (11) - The maximum height of any portion of a commercial, office or multi-family zoning district located within fifty (50) linear feet of the property line of an established single-family residential use shall be limited to the maximum height of the single-family district. The height limit shall not apply where an abutting property is zoned single-family residential but not used for residential purposes, such as a church, school, park, or golf course, except the height limit shall apply to properties abutting a vacant property. The measurement of fifty (50) feet shall occur from the property line of the residential use to the structure in the zoning district subject to this subsection. After fifty (50) feet, height may be increased using setbacks for height increases established and illustrated in section 35-517. Multi-family construction on lots one-third (⅓) of an acre in size or smaller, and zoned MF-33, MF-25, MF-18 shall be limited to thirty-five (35) feet and two and one-half (2½) stories where abutting single family residential uses. For example, where a C-2 zoned property abuts single-family property with R-5 zoning, the C-2 property shall have a building height limited to thirty-five (35) feet or two and one-half (2½) stories for that portion of the property within fifty (50) feet of the property line with the R-5 district.
Note (12) - Multi-family construction on lots one-third (⅓) of an acre in size or smaller, and zoned MF-33, shall comply with the following: If a single-family use exists on an abutting lot which shares a side lot line, the minimum front setback shall be equal to the minimum front setback of the abutting lot as per Table 310-1. This setback shall not apply where a property is zoned single-family residential but not used for residential purposes, such as a church, school, park or golf course. For example, consider a new multi-family development is proposed on a qualifying MF-33 zoned property between a single-family use equivalent to R-4 or zoned as R-4, and another lot zoned MF-33 that is non-single-family use. The minimum front setback for the MF-33 lot would be ten (10) feet, equivalent to the R-4 minimum setback.
Note (13) - Construction of two (2) to four (4) units on lots one-third (⅓) of an acre in size or smaller, shall have a front entry oriented to the primary street in which the lot is addressed on. A front walkway from the door shall also be provided. These provisions shall only apply to the primary structure that abuts the primary street.
Note (14) - Half story. An uppermost story containing space completely within a sloping roof (between a three in twelve slope and a twelve in twelve slope) springing from the top plate of the story below and broken only by dormers of total (sum) width less than twenty-five (25) percent of the horizontal length of the facade which the dormers face, in which a sloping roof replaces two (2) opposing exterior walls, or a flat roof where the half story is setback twenty (20) percent of the depth from all opposing walls. Total floor area on the uppermost story shall not exceed a floor area derived by multiplying the floor area of the story directly below by fifty (50) percent. Open decks, or porches, are not allowed. A basement as defined in the International Building Code or International Residential Code shall not be included in the maximum number of stories in Table 310-1
Note (15) - The off-street parking requirement is waived in the "R-1" Residential Single-Family District.

(c)

(d)

Table 310-2
DESIGN REGULATIONS

Zoning of Adjacent Subdivision	Minimum Required Area of Buffer Lots
R-20	20,000 square feet
RE	20,000 square feet