A.

Purpose. The purpose of the Scenic Interstate Corridor Overlay District is to preserve the natural landscape and the scenic hill country views that characterize IH-10 as it passes through the Balcones Escarpment and into the Edwards Plateau Ecoregion by minimizing the visual and environmental impact of auto-oriented development on the natural landscape.

B.

Applicability. These requirements shall be applicable as follows:

1.

For property east of IH-10, these requirements shall apply to all property located within five hundred (500) feet of the IH-10 right of way.

2.

For property that is west of IH-10, these requirements shall apply for all lots located, in full or in part, within five hundred (500) feet of the IH-10 right of way.

C.

Subareas established. The three (3) subareas of the district are organized by elevation range and include:

1.

High elevation area. The highest elvations along the I-10 corridor are found near the intersections of I-10, Bandera Road, and School Street. This area carries a significant potential impact on views from IH-10. Height restrictions are most significant in this subarea, but setbacks are least restrictive. Sign height is restricted more in this subarea than in the others.

2.

Medium elevation area. The medium elevation area includes the majority of the IH-10 frontage within the city's jurisdiction. Building height is not as restricted in this subarea and is a function of building setback distance from IH-10.

3.

Low elevation area. The Low elevation area includes those locations within the scenic interstate corridor oriented at lower elevations. Within this subarea are several riparian areas and drainageway protection zones. Building height is most permissive in this subarea but is a function of building setback distance from IH-10. Sign height is also most permissive in this subarea.

D.

Uses. Uses shall be in accordance with the base zoning of the property.

E.

Dimensions.

1.

High elevation area.

a.

Maximum building height is thirty (30) feet, regardless of base zoning.

b.

Minimum building setbacks:

i.

Minimum building setback from the IH-10 right of way is forty (40) feet.

ii.

All other setbacks shall be in accordance with the base zoning of the property.

2.

Medium elevation area.

a.

Building Height.

i.

Maximum height for buildings in the medium elevation area ranges from thirty (30) feet to fifty (50) feet and shall be a function of building setback.

ii.

For any building over thirty (30) feet, the maximum allowable building height shall be calculated as one-third (⅓) of the distance from the IH-10 right of way to the nearest building line.

iii.

Regardless of building setback, no building in the medium elevation area shall exceed a height of fifty (50) feet.

b.

Building setbacks.

i.

Buildings shall be set back at least fifty (50) feet from the I-10 right of way.

ii.

All other setbacks shall be in accordance with the base zoning of the property.

3.

Low elevation area.

a.

Building height.

i.

In the low elevation area, maximum building height ranges from forty (40) feet to seventy-five (75) feet and shall be a function of building setback.

ii.

For any building over forty (40) feet, the maximum allowable building height shall be calculated as one-third (⅓) of the distance from the IH-10 right of way to the nearest building line.

iii.

Regardless of building setback, no building in the low elevation area shall exceed a height of seventy-five (75) feet.

b.

Building setbacks.

i.

Buildings shall be set back at least fifty (50) feet from the I-10 right of way.

ii.

All other setbacks shall be in accordance with the base zoning of the property.

F.

Screening and landscaping - all subareas.

1.

IH-10 landscape buffer.

a.

A landscape buffer with a depth of at least thirty (30) feet shall be preserved along the property's IH-10 frontage.

b.

The buffer shall be continuous for at least eighty (80) percent of the IH-10 lot frontage, at the minimum thirty (30) foot depth. Exclusions may be permitted for any TxDOT design requirement.

c.

The landscape buffer shall exclude any utility easement. Utility easements shall be landscaped, in accordance with the city's requirements for utility easements, but utility easements shall not be counted toward the thirty (30) foot landscape buffer requirement.

d.

If utility easements are split, the planning director may allow the landscape buffer to also be split, to accommodate necessary utility easements.

e.

All existing protected trees shall remain within the thirty (30) foot landscape buffer area.

f.

There shall be depth to the planting design for the buffer area, incorporating understory material as well as shade trees, so that the buffer zone functions as a full screen for the buildings as well as the parking areas of the site.

g.

The landscaping design shall incorporate and complement the existing protected trees.

h.

Trees from the city's large tree list shall be a required element of the landscape buffer, to maximize screening of buildings.

2.

Screening of parking areas along cross streets.

a.

All parking areas along cross streets shall be screened from view from the public right of way.

b.

Live landscape screening capable of providing a solid screen that is thirty-six (36) inches in height (eighteen (18) inches within easement areas) within two (2) years, as determined by a registered landscape architect, certified nurseryman, or master gardener, shall be planted in a prepared bed at least three (3) feet in width.

c.

Wrought iron fencing or a masonry wall combined with live landscape screening may be allowed, provided that at least fifty (50) percent of the face of the fence or wall is screened by live landscape screening within two (2) years.

d.

Live screening material shall be at least two (2) feet tall at time of installation.

3.

Grass areas, swales and areas subject to erosion shall be solid-sodded.

G.

Signage.

1.

Freestanding signs: number and separation.

a.

In the absence of a master sign agreement, only one (1) freestanding sign is allowed per street frontage.

b.

A minimum separation distance of two hundred (200) ft shall be maintained between freestanding signs along the IH-10 frontage.

c.

Freestanding freeway pylon signs are exclusively permitted at the intersections listed below; additionally only one (1) freeway pylon sign is permitted per side of the stated interchanges:

i.

The intersection of N Main Street and IH-10.

ii.

The intersection of Johns Road & IH-10.

iii.

The intersection of West Bandera Road, W State Highway 46, and IH-10; and

iv.

The intersection of S Main Street and IH-10;

v.

The intersection of Scenic Loop and IH-10; and

2.

Prohibited signs.

a.

Portable changeable message board signs.

b.

Bulletin board cabinet signs.

c.

Pole signs.

3.

Signs with additional requirements.

a.

Freeway pylon signs.

i.

All permanent freestanding freeway pylon signs shall be situated perpendicular to the street, excluding low-profile wall identification signs that may be situated parallel to a street.

ii.

Landscaping shall be provided at the base of all permanent freestanding signage at a rate of two (2) square feet of landscaping for each one (1) square foot of sign area. A minimum of seventy-five (75) percent of the required landscape area shall be covered with vegetative plant material.

iii.

The design of freeway pylon signs shall complement the architecture of the buildings on the site.

iv.

Each freestanding freeway pylon sign representing more than one (1) tenant shall contain the address(es) of the building(s) it supports.

v.

For new freeway pylon signs in areas that are not part of an approved master plan, an agreement with adjacent properties shall be in place prior to permit approval to advertise a minimum of three (3) individual tenants.

vi.

Freeway pylon signs shall include a decorative cap and base, which count toward the sign height.

b.

Signs requiring certificate of approval from design review committee.

i.

Digital sign.

ii.

Illuminated sign where the illumination is not static.

iii.

Electronic message board.

(a)

Electronic message boards larger than thirty (30) percent of the maximum allowable area of a sign face shall require a certificate of approval from the design review committee.

(b)

Manual changeable copy sign.

(c)

Manual changeable copy sign shall require a certificate of approval from the design review committee.

4.

All other sign types. For all other sign types, the requirements of chapter 9: Signage shall apply.

(Ord. No. 2024-10, § 1(Exh. A), 8-27-2024)