HomeMy WebLinkAboutOrdinance No. 174 CITY OF FRIENDSWOOD, TEXAS
ORDINANCE N0. I / �
T A B L E O F C 0 N T E N T S
PA GE
SECTION 1 - PURPOSE OF ZONING ORDINANCE 1
SECTION 2 - DEFINITIONS 1
SECTION 3 - ESTABLISHMENT OF DISTRICTS: PROVISIONS FOR 9
OFFICIAL ZONING MAP
SECTION 4 - RULES FOR INTERPRETATION OF DISTRICT 11
BOUNDARIES
SECTION 5 - APPLICATION OF DISTRICT REGULATIONS 12
SECTION 6 - NON-CONFORMING LOTS , NON-CONFORMING USES OF 13
LAND, NON-CONFORMING STRUCTURES , NON-CON-
FORMING USES OF STRUCTURES AND PREMISES,
AND NON-CONFORMING CHARACTERISTICS OF USE
SECTION 7 - SCHEDULE OF DISTRICT REGULATIONS ADOPTED 1�
SECTION 8 - DELETED - SEE PREAMBLE TO SCHEDULE OF 1'7
DISTRICT REGULATIONS , on page 31.
SECTION 9 - ADMINISTRATION AND ENFORCEMENT - BUILDING 1'7
PERMITS AND CERTIFICATES OF ZONING COM-
PLIANCE
SECTION 10- BOARD OF ADJUSTMENT: ESTABLISHMENT AND 24
PROCEDURE
SECTION 11- THE BOARD OF ADJUSTMENT: POWERS AND DUTIES 25
SECTION 12- APPEALS FROM THE BOARD OF ADJUSTMENT 28
SECTION 13- DUTIES OF ADMINISTRATIVE OFFICIAL, BOARD 28
OF ADJUSTMENT, CITY COUNCIL, AND COURTS
ON MATTERS OF APPEAL
SECTION 14- SCHEDULE OF FEES , CHARGES , AND EXPENSES 28
SECTION 15- AMENDMENTS 28
SECTION 16- PROVISIONS OF ORDINANCE DECLARED TO BE 29
MINIMUM REQUIREMENTS
SECTION 17- COMPLAINTS REGARDING VIOLATIONS 29
SECTION 18- PENALTIES FOR VIOLATION 29
PAGE
SECTION 19 - SEVERABILITY CLAUSE 30
SECTION 20 - REPEAL OF CONFLICTING OR.DINANCE; EFFECTIVE 30
DATE
CITY OF FRIENDSWOOD, TEXAS
ZONING ORD INANCE NO. 174
(Rev. to Ord. #132)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
FRIEND5WOOD, TEXAS PROVIDING FOR AND ADOPTING
COMPREHENSIVE RULES AND REGULATIONS GOVERNING
ZONING� PROVIDING FOR BUILDING PERMITS AND FEES
AND CHARGES THEREFORE; REPEALING ALL ORDINANCES
AND PARTS THEREOF IN CONFLICT HEREWITH- AND PRO-
VIDING A PENALTY FOR VIOLATIONS HEREOF IN AN
AMOUNT OF NOT LE5S THAN ONE DOLLAR AND NOT MORE
THAN TWO HUNDRED DOLLARS ; MAKING EACH VIOLATION
A SEPARATE OFFENSE• MAKING EACH DAY SUCH VIOLATION
CONTINUES A SEPARATE OFFENSE� AND PROVIDING FOR
INJUNCTIVE REMEDIES.
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FRIENDSWOOD,
TEXAS:
SECTION l. PURPOSE OF ZONING ORDINANCE
The Zoning Regulations and Districts as herein established
have been made in accordance with a Comprehensive Plan
for the purpose of promoting the Health, Safety, Morals and
General Welfare of the City of Friendswood. They have been
designed to lessen the congestion in the streets ; to secure
safety from fire, panic and other dangers ; to provide
adequate light and air- to prevent the over-crowding of land°
to avoid undue concentration of population; to facilitate
the adequate provision of transportation, water, sewerage,
schools, parks and other public requirements. They have
been made with reasonable consideration, among other things,
for the character of the district and its peculiar suitability
for particular uses, and with a view of conserving the value
of buildings and encouraging the most appropriate use of the
land throughout the City of Friendswood.
SECTION 2 , DEFINITIONS
For the purposes of this Ordinance, certain terms or words
used herein shall be interpreted as follows:
l. Person includes a firm, association, organization,
partnership, trust, company, or corporation as well as
an individual.
2 . Present tense includes the future tense, the sinqular
number includes the plural, and the plural number
includes the singular.
3. The word shall means mandatory; the word may means
permissable.
4. Used or occupied include the words intended, designed,
or arranged to be used or occupied.
5. (Deleted)
6. Accessory Use or Structure: A use or structure on the
same lot with, and of a nature customarily incidental
and subordinate to, the principal use or structure.
7. Buildinq Area: The portion of a lot remaining after
required yards have been provided.
8. Drive-In Restaurant or Refreshment Stand: Any place
or premises used for sale, dispensing, or serving of
food, refreshments or beverages in automobiles, including
those establishments where customers may serve them-
selves and may eat or drink the food, refreshments, or
beverages on the premises.
9. Dwelling, Sinqle-Family: A detached residential dwelling
unit other than a mobile home, designed for and occupied
by one family only.
10. Dwellin , Mobile Home: A portable vehicle constructed
on a chassis and which has been designed so that it may
be occupied and used without a permanent foundation.
A mobile home is a single-family dwelling unit suitable
for year-round occupancy and which has provision for
electrical and water connections, and which rovides
for waste disposal in compliance with the plumbing code
requirements for dwellings. Such vehicle shall be
eligible for registration and licensing by the State of
Texas for operation on the ublic streets and highways
A travel trailer is not to be considered as a mobile home,
Nothing in this definition shall be taken to imply that
modular homes, factory pre-built homes, or homes involving
methods of construction other than conventional on-site
construction require classification of housing so produced
as mobile home dwellings unless they otherwise meet the
criteria outlined in this definition.
11. Dwellinq, Two-Family: A detached residential building
containing two dwelling units, designed for occupancy
by not more than two families.
12 . Dwellinq, Multiple-Family: A residential building designed
for or occupied by three or more families, with the
number of families in residence not exceeding the number
of dwelling units provided.
13. Dwelling Unit: One room, or rooms connected together,
constituting a separate, independent housekeeping
establishment for owner occupancy, or rental or lease on
a weekly, monthly, or longer basis, and physicelly
separated from any other rooms or dwelling units which
may be in the same structure, and containing independent
cooking, living, sleeping and toilet facilities,
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14. Family: One or more persons occupying a single dwelling
unit, provided that no such family shall contain over
five persons not related by blood or marriage, but
further provided that domestic servants employed on the
premises may be housed on the premises without being
counted as a family or families .
15 . Fillinq Station and/or Service Center: Buildings and
premises where gasoline, oil, grease, batteries, tires,
and automobile accessories may be supplied and dispensed
at retail.
Uses permissible at a filling station do not include
major mechanical and body work, straightening of body
parts, painting, welding, storage of automobiles not
in operating condition, or other work involving noise,
glare, fumes, smoke, or other characteristics to an
extent greater than normally found in filling stations.
A filling station is not a repair garage nor a body shop.
16. Home Occupation; An occupation conducted in a dwelling
unit, provided that:
a. No person other than members of the family residing
on the premises shall be engaged in such occupation;
b. The use of the dwelling unit for the home occupation
shall be clearly incidental and subordinate to its
use for residential purposes by its occupants, and
not more than 25 percent of the floor area of the
dwelling unit shall be used in the conduct of the
home occupation;
c. There shall be no change in the outside appearance
of the building or premises, or other visible
evidence of the conduct of such home occupation
other than one sign, not exceeding one square foot
in area, non-illuminated, and mounted flat against
the wall of the principal building;
d. No home occupation shall be conducted in any accessory
building; however, a qaraqe shall not be contSrued
as an accessory buildinq, even if said qaraqe is
detached, provided the qaraQe is usable for its
original purpose, the storaqe of motor vehicles and
home equinment.
e. Any need for parking generated by the conduct of a
home occupation shall be met off the street and other
than in a required front yard.
f. No equipment or process shall be used in such home
occupation which creates noise, vibration, glare,
fumes, odors, or electrical interference detectable
to the normal senses off the lot, if the occupation
is conducted in a single-family residence, or outside
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the dwelling unit if conducted in other than a single-
family residence. In the case of electrical inter-
ference, no eguipment or process shall be used
which creates visual or audible interference in any
radio or television receivers off the premises,
or causes fluctuations in line voltage off the
premises . No home occupation sha11 reQuire the
installation of equipment or electric motors exceeding
a total limitation of 3 horsepower per dwellin unit.
g. Any activity in which chattels or Qoods, wares or
merchandise are commerciallv created. chanqed,
repaired, exchanqed or sold, barber or beauty shops,
beauty culture schools, commercial stables or kennels,
Doctor ' s offices for the treatment of patients,
a_nd/or the displav of goods shall not be considered
home occupations.
17. Loading Space, Off-Street: Space logically and conveniently
located for bulk pick-ups and deliveries, scaled to
delivery vehicles expected to be used, and accessible
to such vehicles when required off-street parking spaces
are filled. Required off-street loading space is not
to be included as off-street parking space in computation
of required off-street parking space.
18. Lot: For purposes of this ordinance, a lot is a parcel
or plot of land of at least sufficient size to meet
minimum zoning requirements for use, coverage, and area,
and to provide such yards and other open spaces as are
herein required. Such lot shall have frontage on a
public street or an approved private street, and may
consist of:
a . A single lot of record;
b. A portion of a lot of record;
c. A combination of complete lots of record, of complete
lots of record and portions of lots of record, or
of portions of lots of record�
d. A parcel of land described by metes and bounds ;
provided that in no case of division or combination
shall any residual lot or parcel be created which does
not meet the requirements of this ordinance.
19. Lot Frontaqe: The front of a lot sha11 be construed to
be the portion nearest the street. For the purposes of
determining yard requirements on corner lots and through
lots, all sides of a lot ad�acent to streets shall be
considered frontaqe, and yards shall be provided as
indicated under ards of this section.
20. Lot Measurements:
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a . Depth of a lot shall be considered to be the distance
between the midpoints of straight lines connecting
the foremost points of the side lot lines in front
and the rear-most points of the side lot lines in
the rear.
b. Width of a lot shall be considered to be the distance
between straight lines connecting front and rear
lot lines at each side of the lot, measured across
the rear of the required front yard, provided
however that width between side lot lines in the
foremost points (where they intersect with the street
line) shall not be less than 80 percent of the
required lot width except in the case of lots on
the turning circle of cul-de-sacs, where the 80
percent requirement shall not apply.
21. Lot of Record: A lot which is part of a subdivision
recorded in the office of the County Cler� or a lot or
parcel described by metes and bounds, the description
of which has been so recorded.
22 . Lot Types•
a. Corner lot, defined as a lot located at the inter-
section of two or more streets. A lot abutting on
a curved street or streets shall be considered a
corner lot if straight lines drawn from the foremost
points of the side lot lines to the foremost point
of the 1ot meet at an interior angle of less than
135 degrees.
b. Interior lot, defined as a lot other than a corner
lot with only one frontage on a street.
c. Through lot, defined as a lot other than a corner
lot with frontage on more than one street. Through
lots abutting two streets may be referred to as
double frontage lots.
d. Reversed Frontage lot, defined as a lot on which the
frontage is at right angles or approximately right
angles (interior angle less than 135 degrees) to
the general pattern in the area. A reversed frontage
lot may also be a corner 1ot, an interior lot, or
a through lot.
22A. Outdoor Advertisinq Business: Provision of outdoor
displays or display space on a lease or rental basis on1y.
22B. Open Area: A parcel or plot of land which may be allocated
for parkinq, years, or recreational purposes Such o en
areas do not include streets or thorou hfares for motor
vehicle traffic.
23. Parkinq Space, Off-Street : For the purpose of this
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ordinance, an off-street parking space sha11 consist
of a space adequate for parking an automobile with
room for opening doors on both sides, together with
properly related access to a public street or alley
and maneuvering room. Required off-street parking
area for three or more automobiles shall have individual
spaces marked, and shall be so designed, maintained,
and regulated that no parking or maneuvering incidental
to parking shall be on any public street right of way,
walk, or alley, and so that any automobile may be
parked and unparked without moving another.
For purposes of rough computation, an off-street parking
space and necessary access and maneuvering room may be
estimated at a minimum of 300 square feet per car, but
off-street parking requirements will be considered to
be met only when actual spaces meeting the requirements
above are provided and maintained, improved in a manner
appropriate to the circumstances of the case, and in
accordance with all ordinances and regulations of the
City.
24. Siqn; Any device designed to inform or attract the
attention of persons not on the premises on which the
sign is located, provided however that the following
shall not be included in the application of the regulations
herein:
a . Signs not exceeding one square foot in area and
bearing only property numbers, post box numbers,
names of occupants of premises , or other identification
of premises not having commercial connotations;
b. Flags and insignia of any government except when
displayed in connection with commercial promotion�
c. Legal notices, identification, informational, or
directional signs erected or required by governmental
bodies;
d. Integral decorative or architectural features of
buildings, except letters, trademarks, moving
parts, or moving lights;
e. Signs directing and guiding traffic and parking on
private property, but bearing no advertising matter.
25 . Siqns, Number and Surface Area : For the purpose of
determining number of signs, a sign shall be considered
to be a single display surface or display device con-
taining elements organized, related, and composed to
form a unit. Where matter is displayed in a random
manner without organized relationship of elements, each
element shall be considered to be a single sign.
The surface area of a sign shall be computed as including
the entire area within a regular geometric form or com-
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binations of regular geometric forms comprising all
of the display area of the sign and including all of
the elements of the matter displayed. Frames and
structural members not bearing advertising matter shall
not be included in computation of surface area.
26. Siqn, On-Site: A sign relating in its subject matter
to the premises on which it is located, or to products,
accommodations, services, or activities on the premises.
On-site signs do not include signs erected by the
outdoor advertising industry in the conduct of the
outdoor advertising business.
27. 5ign, Off-Site: A sign other than an on-site sign.
28. Special Exception: A special exception is a use that
would not be appropriate generally or without restriction
throughout the zo�ing division or district but which,
if controlled as to number, area, location, or relation
to the neighborhood, would promote the public health,
safety, welfare, morals, order, comfort, convenience,
appearance, prosperity, or general welfare. Such uses
may be permitted in such zoning division or district
as special exceptions, if specific provision for such
special exceptions is made in this zoning ordinance.
Such uses may be permitted at the discretion of, and
by application to, the Board of Ad�ustment
28A. Specific Use: A specific use is a use of land in a
zoninq district which is not in aeneral provided for
nor suitable throuqhout a district, but which mav
be suitable in specific locations within a district
These uses are specified in section 9, paraqraph 8
of this ordinance. Such uses require amendment of the
district requlations of this ordinance
29. Street, Approved Private: A private easement determined
by the Planning Commission to be adequate for al1
purposes of access,
30. Street Line: The right-of-way line of a street.
31. 5tructure: Anything constructed or erected with a
fixed location on the ground, or attached to something
having a fixed location on the ground. Among other
things, structures include buildings, mobile homes,
walls, fences, billboards, and poster panels.
31A. Subdivision: A breakun of anv tract of undeYeloped_land into smaller
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plots _or sites for the offerin for sale to ersons interested in
further deve o�nt thereon for non-a ricultural use• as further„
�efin� _in Vernon's Annotated Civi Statutes, aragraph 974a. �
32 , Travel Trailer: A vehicular, portable structure built
on a chassis, designed to be used as a temporary dwelling
for travel and recreational purposes, having a body
width not exceeding eight feet.
33 . Variance: A variance is a relaxation of the terms of
the zoning ordinance where such variance will not be
contrary to the public interest and where, owing to
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conditions peculiar to the property and not the result
of the actions of the applicant, a literal enforcement
of the ordinance would result in unnecessary and undue
hardship. As used in this ordinance, a variance is
authorized only for height, area, and size of structure
or size of yards and open spaces- establishment or
expansion of a use otherwise prohibit�d shall not be
allowed by variance, nor shall a variance be granted
because of the presence of non-conformities in the
zoning district or uses in an adjoining zoning district,
34. Yard: A required open space other than a court occupied
and unobstructed by any structure or portion of a
structure from 30 inches above the general ground
level of the graded lot u,pward, provided however that
fences, walls, poles, posts, and other customary yard
accessories, ornaments, and furniture may be permitted
in any yard subject to height limitations and require-
ments limiting obstruct ion of visibility.
35. Yard, Front: A yard extending between side lot lines
across the front of a lot adjoining a public street.
In any required front yard, no fence or wall shall be
permitted which materially impedes vision across such
yard above the height of 30 inches, and no hedge or
other vegetation shall be permitted which materially
impedes vision across such yard between the heights
of 30 inches and 10 feet.
In the case of through lots, unless the prevailing
front yard pattern on adjoining lots indicates other-
wise, front yards shall be provided on all frontages,
Where one of the front yards that would normally be
required on a through lot is not in keeping with the
prevailing yard pattern, the administrative official
may waive the requirement for the normal front yard
and substitute therefor a special yard requirement
which sha11 not exceed the average of the yards provided
on adjacent lots.
In the case of corner lots which do not have reverse
frontage, a front yard of the required depth shall be
provided in accordance with the prevailing yard pattern
and a second front yard of half the depth required
generally for front yards in the district sha11 be
provided on the other frontage.
In the case of reversed frontage corner lots, a front
yard of the required depth shall be provided on either
frontage, and a second front yard of half the depth
required generally for front yards in the district
shall be provided on the other frontage.
In the case of corner lots with more than two frontages,
The administrative official shall determine the front
yard requirements, subject to the following limitations:
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a. At least one front yard shall be provided having
the full depth required generally in the district;
b. No other front yard on such lot shall have less
than half the full depth required generally.
Depth of required front yard shall be measured at right
angles to a straight line joining the foremost points
of the side lot lines but in no case shall be less
than 15 feet from the front property line. The fore-
most point of the side lot line, in the case of rounded
property corners at street intersections, shall be
assumed to be the point at which the side and front
lot lines would have met without such rounding. Front
and rear front yard lines shall be para11e1.
36. Yard, Side: A yard extending from the rear line of
the required front yard to the rear lot line, or in
the absence of any clearly defined rear lot line to
the point on the lot farthest from the intersection
of the lot line involved with the public street. In
the case of through lots, side yards shall extend from
the rear lines of front yards required. In the case
of corner lots, yards remaining after full and half-
depth front yards have been established shall be
considered side yards.
Width of a required side yard shall be measured in
such a manner that the yard established is a strip of
the minimum width required by district regulations
with its inner edge parallel with the side lot line.
37. Yard, Rear: A yard extending across the rear of the
lot between inner side yard lines. In the case of
through lots and corner lots, there will be no rear
yards, but only front and side yards.
Depth of a required rear yard shall be measured in such
a manner that the yard established is a strip of the
minimum width required by district regulations with
its inner edge parallel with the rear lot line.
38. Yard, Speci�l: A yard behind any required yard adjacent
to a public street, required to perform the same functions
as a side or rear yard, but adjacent to a lot line so
placed or oriented that neither the term "side yard"
nor the term "rear yard" clearly applies. In such
cases, the administrative official shall require a
yard with minimum dimensions as generally required for
a side yard or a rear yard in the district, determining
which shall apply by the relation of the portion of
the lot on which the yard is to be located to the
adjoining lot or 1ots, with due regard to the orientation
and location of structures and buildable areas thereon.
SECTION 3. ESTABLISHMENT OF DISTRICTS: PROVISION FOR
OFFICIAL ZONING MAP
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l. Official Zoninq Map - The City is hereby divided into
zones, or districts, as shown on the Official Zoning
Map which, together with all explanatory matter thereon,
is hereby adopted by reference and declared to be a
part of this Ordinance.
The Official Zoning Map shall be identified by the
signature of the Mayor, attested by the City Secretary,
and bearing the seal of the City under the following words:
"This is to certify that this is the Official
Zoning Map referred to in Section 3 of Ordinance
Number 174 of the City of Friendswood, Texas"
together with the date of the adoption of this Ordinance.
If, in accordance with the provisions of this Ordinance
and Chapter 4, Vernon' s Revised Civil Statutes, changes
are made in district boundaries or other matter portrayed
on the Official Zoning Map, such changes shall be entered
on the Official Zoning Map within two weeks after the
amendment has been approved by the City Council, with
an entry on the Official Zoning Map as follows :
"On (date) , by official action of the City Council,
the following (change) (changes) were made in the
Official Zoning Map: (brief description of nature
of change) "
which entry shall be signed by the Mayor and attested
by the City Secretary. No amendment to this Ordinance
which involves matter portrayed on the Official Zoning
Map shall become effective until after such change
and entry has been made on said map.
No changes of any nature shall be made in the Official
Zoning Map or matter shown thereon except in conformity
with the procedures set forth in this Ordinance. Any
unauthorized change of whatever kind by any person or
persons shall be considered a violation of this Ordinance
and punishable as provided under Section 18.
Regardless of the existences of purported copies of the
Official Zoning Map which may from time to time be
made or published, the Official Zoning Map which shall
be located in the office of the City Secretary shall
be the final authority as to the current zoning district
status of land and water areas, buildings, and other
structures in the City.
2 . Replacement of Official Zonina Map - In the event that
the Official Zoning Map becomes damaged, destroyed,
1ost, or difficult to interpret because of the nature
or number of changes and additions, the City Council
may by resolution adopt a new Official Zoning Map
which shall supersede the prior Official Zoning Map.
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The new Official Zoning Map may correct drafting or
other errors or omissions in the prior Official Zoning
Map, but no such correction shall have the effect of
amending the original Official Zoning Map or any sub-
sequent amendment thereof. The new Official Zoning
Map shall be identified by the signature of the Mayor,
attested by the City Secretary, and bearing the seal
of the City under the following words:
"This is to certify that this Official Zoning Map
supersedes and replaces the Official Zoning Map
adopted (date of adoption of map being replaced)
as part of Ordinance No. 174 of the City of Friends-
wood, Texas. "
Unless the prior Official Zoning Map has been lost, or
has been totally destroyed, the prior map or any signif-
icant parts thereof remaining shall be preserved,
together with all available records pertaining to its
adoption or amendment.
SECTION 4, RULES FOR INTERPRETATION OF DISTRICT BOUNDARIES
Where uncertainty exists as to the boundaries of districts
as shown on the Official Zoning Map, the following rules
shall apply:
l. Boundaries indicated as approximately following the
center lines of streets, highways, or alleys shall
be construed to follow such center lines ;
2 . Boundaries indicated as approximately following
platted lot lines shall be construed as following
such lot lines ;
3 . Boundaries indicated as approximately following city
limits shall be construed as following such city limits ;
4. Boundaries indicated as following railroad lines
shall be construed to be midway between the main tracks ;
5. Boundaries indicated as following shore lines shall
be construed to follow such shore lines, and in the
event of change in the shore line shall be construed
as moving with the actual shore line; boundaries
indicated as approximately following the center lines
of streams, rivers, canals, lakes, or other bodies of
water shall be construed to follow such center lines ;
6. Boundaries indicated as parallel to or extensions of
features indicated in subsections 1 through 5 above
shall be so construed.
7. Where physical or cultural features existing on the
ground are at variance with those shown on the
Official Zoning Map, or in other circumstances not
covered by subsections 1 through 6 above, the Board
of Adjustment (Section 10) shall interpret the district
boundaries -
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8. Where a district boundary line divides a lot which
was in single ownership at the time of passage of this
Ordinance, the Board of Adjustment may permit, as a
special exception, the extension of the regulations
for either portion of the lot bevond the district line
into the remaininQ portion of the lot such that minimum
size reQUirements for the district extended are met,
�rovided that such extension does not exceed 10. 000
square feet in area . APplication to the Board of
Ad�ustment for such extension must be made within a
period set by the City Council from the date that such
district boundary lines become effective. Boundarv
lines in effect as of the date of this amendment shall
have a six month period applicable for such application.
SECTION 5. APPLICATION OF DISTRICT REGULATIONS
The regulations set by this Ordinance within each district
shall be minimum regulations and shall apply uniformly to
each class or kind of structure or land, and particularly,
except as hereinafter provided;
1. No building, structure, or land shall hereafter be used
or occupied, and no building or structure or part
thereof shall hereafter be erected, constructed, recon-
structed, moved, or structurally altered except in
conformity with all of the regulations herein specified
for the district in which it is located.
2 . No building or other structure shall hereafter be erected
or altered:
a. To exceed the height or bulk;
b. To accommodate or house a greater number of families ;
c. To occupy a greater percentage of lot area;
d. To have narrower or smaller rear yards, front
yards, side yards, or other open spaces than herein
required;
or in any other manner contrary to the provisions of
this Ordinance.
3. No part of a yard, or other open space, or off-street
parking or loading space required about or in connection
with any building for the purpose of complying with
this Ordinance, shall be included as part of a yard,
open space, or off-street parking or loading space
similarly required for any other building,
4. No yard or lot existing at the time of passage of this
Ordinance shall be reduced in dimension or area below
the minimum requirements set forth herein. Yards or
lots created after the effective date of this Ordinance
shall meet at least the minimum requirements established
by this Ordinance.
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5. All territory which may hereafter be annexed to the
City of Friendswood after the effective date of this
Ordinance shall, immediately upon such annexation, be
automatically classified as an R-1 District until a
zoning plan for such area has been adopted by the City
Council, The Planning and Zoning Commission shall
recommend to the City Council appropriate zoning for
the annexed area within three months after the effective
date of such annexation.
SECTION 6. NON-CONFORMING LOTS , NON-CONFORMING USES OF LAND,
NON-CONFORMING STRUCTURES , NON-CONFORMING USES OF STRUCTURES
AND PREMISES , AND NON-CONFORMING CHARACTERISTICS OF USE
l. "Intent--within the districts established bv this
ordinance, or amendments that mav later be adopted,
there exist. . . "
a. lots
b. structures
c. uses of land and structures
d. characteristics of use
which were lawful before this Ordinance was passed or
amended but which would be prohibited, regulated,
or restricted under the terms of this Ordinance or
future amendment.
Non-conforming uses are declared by this Ordinance to
be incompatible with permitted uses in the districts
involved. A non-conforming use of a structure, a non-
conforming use of land, or a non-conforming use of
structure and land in combination shall not be extended
or enlarged after passage of this Ordinance by attach-
ment on a building or premises of additional signs
intended to be seen from off the premises, or by the
addition of other uses, of a nature which would be
prohibited generally in the district involved.
To avoid undue hardship, nothing in this Ordinance
shall be deemed to require a change in the plans,
construction, or designated use of any building on
which actual construction was lawfully begun prior to
the effective date of adoption or amendment of this
Ordinance and upon which actual building construction
has been carried on diligently. Actual construction
is hereby defined to include the placing of construction
materials in permanent position and fastened in a
permanent manner. where excavation or demolition or
removal of an existing building has been substantially
begun preparatory to rebuilding, such excavation or
demolition or removal shall be deemed to be actual
construction, provided that work shall be carried on
diligently. Further, nothing in this Ordinance shall
�e deemed to construe removal as includinct involuntary
demolition or destruction of buildinas or parts thereof,
bv storm, fire, war, civil insurrection or other mishap
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2 . Non-conforminq Lots of Record - In any district in
which single-family dwellings are permitted, a single-
family dwelling and customary accessory buildings
may be erected on any single lot of record at the effective
date of adoption or amendment of this Ordinance, not-
withstanding limitations imposed by other provisions
of this Ordinance. Such lot must be in separate owner-
ship at the time of adoption of this Ordinance and
not of continuous frontage with other lots in the same
ownership. This provision shall apply even though
such lot fails to meet the requirements for area or
width, or both, that are generally applicable in the
district, provided that yard dimensions and requirements
other than these applying to area or width, or both,
of the lot shall conform to the regulations for the district
in which such lot is located. Variance of yard require-
ments shall be obtained only through action of the
Board of Adjustment.
If two or more lots or combinations of lots and poxtions
of lots with continuous frontage in single ownership
are of record at the time of passage or amendment of
this Ordinance, and if all or part of the lots do not
meet the requirements established for lot width and
area� the land involved shall be considered to be an
undivided parcel for the purposes of this Ordinance,
and no portion of said parcel shall be used or sold
in a manner which diminishes compliance with lot width
and area requirements established by this Ordinance,
nor shall any division of any parcel be made which
creates a lot with width or area below the requirements
stated in this Ordinance.
3. Non-Conforming Uses of Land (Or Land with Minor Structures
Onl - Where at the time of passage of this Ordinance
lawful use of land exists which would not be permitted
by the regulations imposed by this Ordinance, and
where such use involves no individual structure with
a total replacement cost exceeding $1, 000, the use may
be continued so long as it remains otherwise lawful,
provided:
a. No such non-conforming use shall be enlarged or
increased, nor extended to occupy a greater area
of land than was occupied at the effective date
of adoption or amendment of this Ordinance�
b. No such non-conforming use shall be moved in whole
or in part to any portion of the lot or parcel
other than that occupied by such use at the effective
date of adoption or amendment of this Ordinance;
c. If any such non-conforming use of land ceases for
any reason for a period of more than 30 days, any
subsequent use of such land shall conform to the
regulations specified by this Ordinance for the
district in which such land is located.
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d. No additional structure not conforming to the
requirements of this Ordinance shall be erected
in connection with such non-conforming use of land.
4, Non-Co nformin Structures - Where a lawful structure
exists at the effective date of adoption or amendment
of this Ordinance that could not be built under the
terms of this Ordinance by reason of restrictions on
area, lot coverage, height, yards, its location on
the lot, or other requirements concerning the structure,
such structure may be continued so long as it remains
otherwise lawful, subject to the following provisions:
a. No such non-conforming structure may be enlarged
or altered in a way which increases its non-conformity,
but any structure or portion thereof may be altered
to decrease its non-conformity;
b. Should such non-conforming structure or non-conforming
portion of structure be destroyed by any means to
an extent of more than 50 per cent of replacement
cost of the structure at the time of destruction,
it shall not be reconstructed except in conformity
with the provisions of this Ordinance; however
a special exception mav be qranted upon due application
to the Board of Ad�ustment.
c. Should such structure be moved for any reason
for any distance whatever, it shall thereafter
conform to the regulations for the district in
which it is located after it is moved.
5. Non-Conforming Uses of Structures or of Structures
and Premises in Combination, - If lawful use involving
individual structures with a total replacement cost of
$1, 000 or more, or of structure and premises in combination,
exists at the effective date of adoption or amendment
of this Ordinance, that would not be allowed in the
district under the terms of this Ordinance, the lawful
use may be continued so long as it remains otherwise
lawful, subject to the following provisions :
a. No existing structure devoted to a use not permitted
by this Ordinance in the district in which it is
located shall be enlarged, extended, construc�ed,
reconstructed, moved, or structurally altered except
in changing the use of the structure to a use
permitted in the district in which it is located;
b. Any non-conforming use may be extended throughout
any parts of a building which were manifestly
arranged or designed for such use at the time of
adoption or amendment of this Ordinance, but no such
use shall be extended to occupy any land outside
such building;
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c. Any non-conforming use of a structure, or structure
and premises, may as a special exception be changed
to another non-conforming use provided that the
Board of Adjustment, either by general rule or by
making findings in the specific case, shall find
that the proposed use is equally appropriate or
more appropriate to the district than the existing
non-conforming use. In permitting such change, the
Board of Adjustment may require appropriate conditions
and safeguards in accord with the provisions of this
Ordinance;
d. Any structure, or structure and land in combination,
in or on which a non-conforming use is superseded
by a permitted use, shall thereafter conform to
the regulations for the district, and the non-
conforming use may not thereafter be resumed;
e. When a non-conforming use of a structure, or structure
and premises in combination, is discontinued or
abandoned for six consecutive months or for 18
months during any three-year period (except when
government action impedes access to the premises) ,
the structure, or structure and premises in combin-
ation, shall not thereafter be used except in con-
formity with the regulations of the district in
which it is located;
f. Where non-conforming use status applied to a structure
and premises in combination, removal of the structu�e
shall eliminate the non-conforming status of the
land. Destruction for the purpose of this sub-
section is defined as damage to an extent of more
than 50 per cent of the replacement cost at time
of destruction,
6. Repairs and Maintenance - On any non-conforming structure
or portion of a structure containing a non-conforminq
use, work may be done on ordinary repairs, or on repair
or replacement of non-bearing walls, fixtures, wirin ,
or plumbing, provided that the cubic content existing
when it becomes non-conforming shall not be increased
without granting of a Special Exception Permit by the
Board of Adjustment.
If a non-conforming structure or portion of a structure
containing a non-conforming use becomes physically
unsafe or unlawful due to lack of repairs and maintenance,
and is declared by any duly authorized official to be
unsafe or unlawful by reason of physical condition,
it shall not thereafter be restored, repaired, or
rebu�lt except in conformity with the regulations of
the district in which it is located.
Nothing in this Ordinance sha11 be deemed to prevent
the strengthening or restoring to a safe condition of
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any building or part thereof declared to be unsafe by
an official charged with protecting the public safety,
under order of such official.
7. Uses Under Special Exception Provisions Not Non-Conforming
Uses - Any use which is permitted as a special exception
in a district under the terms of this Ordinance (other
than a change through Board of Adjustment action from
a non-conforming use to another use not generally
permitted in the district) shall not be deemed a non-
conforming use in such district, but shall without
further action be considered a conforming use.
SECTION 7, SCHEDULE OF DISTRICT REGULATIONS ADOPTED
District regulations shall be as set forth in Schedule of
District Regulations, hereby adopted by reference and
declared to be a part of this Ordinance, and in Section 8
of this Ordinance, entitled "Supplementary District Regulations. "
The several district hereby established and irito which the
City is divided are designated as follows:
R-1 District Single-Family Residential District
R-2 District Multiple-Family Residential District
R-3 District Mobile Home District
C-1 District Business District
C-2 District Commercial District
M-1 District Light Industry District
SECTION 8. DELETED - SEE PREAMBLE TO SCHEDULE OF DISTRICT
REGULATIONS
SECTION 9. ADMINISTRATION AND ENFORCEMENT - BUILDING PERMIT5
AND CERTIFICATES OF ZONING COMPLIANCE
l. Administration and Enforcement - An Administrative Official
designated by the City Council shall administer and enforce
this Ordinance. He may be provided with the assistance of
such other persons as the City Council may direct.
If the Administrative Official shall find that any of the
provisions of thi� Ordinance are being violated, he shall
notify by registered mail the person responsible for such
violations, indicating the nature of the violation and ordering
the action necessary to correct it. He shall order discon-
tinuance of illegal use of land, buildings, or structures ;
removal of illegal buildings or structures or of illegal
additions, alterations or structural changes ; dis�ontinuance
of any illegal work being done; or shall ta.ke any other action
authorized by this Ordinance to ensure compliance with or
to prevent violation of its provisions.
2 . Building Permits Required - No building or other structure shall
be erected, moved, added to, or structurally altered with out
a permit therefor, issued by the Administrative Official.
No building permit shall be issued by the Administrative
Official except in conformity with the provisions of this
Ordinance, unless he received a written order from the Board of
Adjustment in the form of an administrative review, specia�. exception,
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or variance as provided by this Ordinance, Building
permits shall not be transferable.
3. Application for Building Permit - A11 applications for
building permits shall be accompanied by plans in
triplicate drawn to scale showing the actual dimensions
and shape of the lot to be built upon; the exact sizes
and locations on the lot of buildings already existing,
if any� and the location and dimensions of the proposed
building or alteration. The application shall include
such other information as lawfully may be required by
the Administrative Official, including existing or
proposed building or alteration; existing or proposed
uses of the building and land; the number of families,
housekeeping units, or rental units the building is
designed to accommodate; conditions existing on the lot-
and such other matters as may be necessary to determine
conformance with, and provide for the enforcement of,
this Ordinance.
One copy of the plans shall be returned to the applicant
by the Administrative Official, after he shall have
marked such copy either as approved or disapproved and
attested to same by his signature on such copy. Two
copies of the plans, similarly marked, sha11 be retained
by the Administrative Official for the City records.
4, Certificates of Zonin Compliance for New, Altered,
or Non-Conforming Uses - It shall be unlawful to use
or occupy or permit the use or occupancy of any building
or premises , or both, or part thereof hereafter created,
erected, changed, converted, or wholly or partly altered
or enlarged in its use or structure until a Certificate
of Zoning Compliance shall have been issued therefor
by the Administrative Official stating that the proposed
use of the building or land conforms to the requirements
of this Ordinance,
No non-conforming structure or use shall be maintained,
renewed, changed, or extended until a Certificate of
Zoning Compliance shall have been issued by the Adminis-
trative Official. The Certificate of Zoning Compliance
shall state specifically wherein the non-conforming
use differs from the provisions of this Ordinance,
provided that upon enactment or amendment of this
Ordinance, owners or occupants of non-conforming uses
or structures shall have three months to apply for
Certificates of Zoning Compliances . Failure to make
such application within three months shall be presumptive
evidence that the property was in conforming use at the
time of enactment or amendment of this Ordinance.
No permit for erection, alteration, moving, or repair
of any building sha11 be issued until an application
has been made for a Certificate of Zoning Compliance,
and the certificate shall be issued in conformity with
the provisions of this Ordinance upon completion of the work.
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, . ..� • u ` ! '
A Temporary Certificate of Zoning Compliance may be
issued by the Administrative Official for a period
not exceeding six months during alterations or partial
occupancy of a building pending its completion, provided
that such temporary certificate may include such con-
ditions and safeguards as will protect the safety of
the occupants and the public.
The Administrative Official shall maintain a record of
all Certificates of Zoning Compliance, and a copy shall
be furnished upon request to any person upon payment
of a fee established by the City Council.
Failure to obtain a Certificate of Zoning Compliance
shall be a violation of this Ordinance and punishable
under Section 18 of this Ordinance.
5. Ex�iration of Buildin Permit - If the work described
in any building permit has not begun within 90 days
from the date of issuance thereof, said permit shall
expire- it shall be cancelled by the Administrative
Official; and written notice thereof shall be given to
the persons affected.
If the work described in �ny building permit has not
been substantially completed within two years of the
date of issuance thereof, said permit shall expire and
be cancelled by the Administrative Official, and written
notice thereof shall be given to the persons affected,
together with notice that further work as described in
the cancelled permit shall not proceed unless and until
a new building permit has been obtained.
6. Permits are Non-Refundable.
7 . Temporary Certificate of Zonin Compliance.
a. The ;purpose of the regulations described in this
subsection is to allow the proper integration into
the City of uses which may be suitable only in
specific locations in a Zoning District and only
for limited periods of time.
b. Temporary Certificate of Zoning Compliance shall
be required before the following temporary uses
can be permitted in any district:
PARKING RATIO TEMPORARY USE
None Auction Sales
None Automobile Parking lot:
for special event
None Batching plant
1/500 sq, ft. Carnival or circus
None Construction building
and/or yard
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To be Specified By Non-permanent office
Board of Adjustment or facility
c, A Temporary Certificate of Zoning Compliance is
not in accord with the intent of the Zoning Ordinance
and is allowable only where the facts and conditions
prescribed in the ordinance as those upon which a
Temporary Certificate of Zoning Compliance may be
granted are determined by the Board of Adjustment
to exist.
d. The applicant, in applying to the Board of Adjust-
ment for a Temporary Certificate of Zoning Compliance,
shall simply demonstrate that he meets the require-
ments of the particular use and district and need
not show unnecessary hardship.
e. Application for a Temporary Certificate of Zoning
Compliance shall be made by the property owner
or certified agent thereof to the Board of Adjust-
ment on forms prescribed for this purpose by the
City Council. Such application shall be accom-
panied by a plan as set forth in Section 9, Temporary
Certificate of Zoning Compliance, revocable, conditional
' and valid for a term period not to exceed six
months, and may be issued by the Board of Adjustment
for any of the uses or purposes for which such
permits are required or permitted by the terms of
this Ordinance. Granting of a Temporary Certificate
of Zoning Compliance does not exempt the applicant
f�om complying with the requirements of the Building
Code or other ordinances.
f. The fee to cover administrative costs of a Temporary
Certificate of Zoning Compliance application shall
be as established by the City Council,
g. In considering any application for a Temporary
Certificate of Zoning Compliance, the Board of
Adjustment shall give due regard to the nature and
condition of all adjacent uses and structures. The
Board of Adjustment may deny an application for
a Temporary Certificate of Zoning Compliance, and,
in granting or renewing a Temporary Certificate of
Zoning Compliance, the Board of Adjustment may impose
such requirements and conditions with respect to
location, construction, maintenance, and operation,
in addition to those expressly stipulated in this
Ordinance for the particular use, as they may deem
necessary for the protection of adjacent properties,
and the public interest.
h. Provide that the Board of Adjustment finds:
(1) that the proposed structure or use conforms
to the requirements and intent of this Ordinance
and the Comprehensive Plan,
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. �, � . ,
(2) that any additional conditions stipulated by the
Board of Adjustment as deemed necessary in the public
interest have been met, and
(3) that such use will not, under the circumstances
of the particular case, constitute a nuisance or
be detrimental to the public welfare of the community,
the Board of Adjustment shall issue a Temporary
Certificate of Zoning Compliance therefor.
8. Specific Use Permits
a. The purpose of the regulations described in this
subsection is to allow the proper integration into
the City of uses which may be suitable only in
specific locations in a zoning district.
b. In addition to the Certificate of Zoning Compliance
called for in Section 9 above, a Specific Use Permit
shall be required before the following specific
uses can be permitted in the district or districts
indicated:
PARKING RATIO SPECIFIC USE DISTRICT
None Cemetery or mausoleum R
1/4 seats Church or other place of R
worship including parish
houses and 5unday Schools but
excluding missions or
temporary revivals
1/200 sq. ft. City, County, State and R
Federal Government Admin-
istration buildings
1/400 sq, ft. City, fire and police station R
None Concession stand within a R
park, playground or playfield
None Earth moving and excavations In any
depositing of construction District
materials, clay, earth, gravel,
minerals, rock, sand, or stone
on the ground
1/400 sq, ft. Electrical substation R
1/400 sq, f�. Gas Compressor or regulator R
station
3/hole Golf course, but not including R
commercial golf games or amuse-
ment
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PARKING RATIO SPECIFIC USE DISTRICT
1!3 beds Institution for children R
and aged
1/3 beds Institution, correctional, R
detention, penal or for use
of insane, feeble minded,
alcoholic or narcotic patients
on a minimum site of 15 acres
None Mining, including exploration IN ANY
for or production of gas or oil; DISTRICT
extraction of clay, gravel or
sand; quarrying of rock or stone.
1/400 sq. ft. Public Library or museum R
None Radio or television broad- IN ANY
casting transmitter or tower; DISTRICT
microwave or relay tower
1/3 beds Sanitorium R
1/1.5 emp. Schools; elementary, high, IN ANY
plus 1/3 college and universities, DISTRICT
licensed public, private or denominational
student
drivers
1/1.5 emp. School Nursery, Kindergarten, R
or day care for children
1/200 sq. ft. Shopping center on a site of R
5 acres or more
1/400 sq. ft. Telephone exchange, but not R
incl_uding garage shop or
services
c, A Specific Use Permit is an amendment to the district
regulations of the Zoning Ordinance that permits
the permanent establishment of a specific use
within a zoning district in which such specific
use may be established.
d. The Administrative Official shall not issue a
Certificate of Zoning Compliance for such uses that
are hereafter created, changed, converted or enlarged,
either wholly or in part, until a Specific Use Permit
has been obtained in accordance with the Amendment
Procedures set forth in Section 15.
e. Application for a Specific Use Permit shall be made
by the property owner or certified agent thereof to
the Planning Commission on forms prescribed for this
purpose by the City Council. 5uch application shall
be accompanied by a plan as set forth in Section 9.
Specific Use Permits, revocable, conditional or
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valid for a term period may be issued for any of
the uses or purposes for which such permits are
required or permitted by the terms of this Ordinance.
Granting of a Specific Use Permit does not exempt
the applicant from complying with the requirements
of the Building Code or other ordinances.
f. The fee to cover administrative and processing costs
of a Specific Use Permit application sha11 be
as established by the City Council.
g. In considering any application for a Specific Use
Permit, the Planning Commission shall give due
regard to the nature and condition of all adjacent
uses and structures. The Planning Commission may
recommend disapproval of an application for a
Specific Use Permit and, in recommending approval
of a specific use permit the Planning Commission
may impose such requirements and conditions with
respect to location, construction, maintenance and
operation, in addition to the regulations of the
district in which the particulax use is located,
as they may deem necessary for the protection of
adjacent properties and public interest.
h. The Planning Commission shall make a favorable recom-
mendation in behalf of the application to the City
Council, provided that the Planning Commission finds:
(1) that the proposed structure or use conforms to
the requirements and intent of this Ordinance
and the Comprehensive Plan of the City;
(2) that any additional conditions stipulated by
the Planning Commission as deemed necessary
in the public interest have been met; and
(3) that such use will not und�r the circumstances
of the particular case co�stitute a nuisance
or be detrimental to the public welf�re of the
community.
i. Every Specific Use Permit granted by the City Council
shall be considered as an amendment to the Zoning
Ordinance as applicable to such property. In
granting such permit the City Council may impose
conditions which shall be complied with by the
grantee before a Certificate of Zoning Compliance
may be issued by the Administrative Official for
the use of the buildings on such property pursuant
to said Specific Use Permit; and such conditions
shall not be construed as conditions precedent to
the granting of the Specific Use Permit; but shall
be construee� as conditions precedent to the granting
of the Certificate of Zoning Compliance.
j . Following the passage of a Specific Use Permit
Ordinance by the City Council, the Administrative
Official shall issue a Certificate of Zoning Com-
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pliance, as provided in Section 9 above, and shall
insure that development is undertaken and completed
in accordance with said permits.
9. Construction and Use To Be as Provided in Applications,
Plans, Permits, and Certificates of Zoning Compliance -
Building permits or Certificates of Zoning Compliance
issued on the basis of plans and applications approved
by the Administrative Official authorize only the use,
arrangement, and construction set forth in such approved
plans and applications, and no other use, arrangement,
or construction. Use, arrangement, or construction at
variance with that authorized shall be deemed violation
of this Ordinance, and punishable as provided by Section
18 hereof.
SECTION 10. BOARD OF ADJUSTMENT: ESTABLISHMENT AND PROCEDURE
A Board of Adjustment is hereby established, which shall consist
of five members to be appointed by the City Council, each
for a term of three years, provided that, when the first
Board shall be appointed hereunder, three members shall be
appointed for one year and two members for two years .
Members of the Board of Adjustment may be removed from
office by the City Council for cause upon written charges
and after public hearing. Vacancies shall be filled by
resolution of the City Council for the unexpired term of
the member affected.
1. Proceedings of the Board of Adjustment - The Board of
Adjustment sha11 adopt rules necessary to the conduct
of its affairs and in keeping with the provisions of
this Ordinance. Meetings shall be held at the call of
the Chairman and at such other times as the Board may
determine. The Chairman, or in his absence the Acting
Chairman, may administer oaths and compel the attendance
of witnesses . Al1 meetings shall be open to the public.
The Board of Adjustment shall keep minutes of its
proceedings, showing the vote of each member upon each
question, or if absent or failing to vote indicating
such fact, and shall keep records of its examinations
and other official actions, all of which shall be a
public record and be immediately filed in the office
of the Board.
2 . Hearings, Appeals, Notice - Appeals to the Board of
Adjustment concerning interpretation or administration
of this Ordinance may be taken by any person aggrieved
or by any officer or bureau of the governing body of
the City affected by any decision of the Administrative
Official. Such appeals shall be taken within 60 days
by filing with the Administrative Official and with the
Board of Adjustment a notice of appeal specifying the
grounds thereof. The Administrative Official shall
forthwith transmit to the Board all papers constituting
the record upon which the action appealed from was taken.
The Board of Adjustment shall fix a reasonable time for
the hearing of appeal, give public notice thereof as
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,
well as due notice to the parties in interest, and
decide the same within a reasonable time. At the hearirr� ,
any party may appear in person or by agent or attorney,
or may submit a written statement.
3. Stav of Proceedinqs - An appeal stays all proceedings in
furtherance of the action appealed from, unless the
Administrative Official from whom the appeal is ta.ken
certifies to the Board of Adjustment after the notice
of appeal is filed with him that by reason of facts
stated in the certificate, a stay would, in his opinion,
cause imminent peril to life and property. In such case
proceedings shall not be stayed other than by a restraining
order which may be granted by the Board of Adjustment
or by a court of record on application, on notice to the
Administrative Official from whom the appeal is taken
and on due cause shown.
SECTION: 11. THE BOARD OF ADJUSTMENT: POWERS AND DUTIES
The Board of Adjustment shall have the following powers
and duties:
l. Administrative Review - To hear and decide appeals where
it is alleged there is error in any order, requirement,
decision, or determination made by the Administrative
Official in the enforcement of this Ordinance.
2 . Special Exceptions - Conditions Governinq Applications
Procedures - To hear and decide special exceptions to
the Ordinance and to district regulations which the
Board of Ad-justment may pass on by the terms of this
Ordinance; to decide such questions as are involved in
determining whether special exceptions should be granted;
and to grant special exceptions with such conditions
and safeguards as are appropriate under this Ordinance,
or to deny special exceptions when not in harmony with
the purpose and intent of this Ordinance. A special
exception shall not be granted by the Board of Adjust-
ment unless and until:
a. A written application for a special exception is
submitted indicating the section of this Ordinance
under which the special exception is sought and
stating the grounds on which it is requested;
b. Notice is given at least 15 days in advance of public
hearing, The owner of the property for which special
exception is sought or his agent shall be notified
by mail. Notice of such hearings shall be posted
on the property for which special exception is
sought, at the City Hall, and in one other public
place at least 15 days prior to the public hearing;
c. The public hearing is held. Any party may appear
in person, or by agent or attorney or by submission
of a written statement;
d, The Board of Adjustment has made a finding that it
is empowered under the section of this Ordinance
described in the application to grant the special
exception, and that the granting of the special
exception will not adversely affect the public interest;
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e. The Board has made written findings certifying
compliance with the specific rules governing
individual special exceptions and that satisfactory
provision and arrangement has been made concerning
the following, where applicable:
(1) ingress and egress to property and proposed
structures thereon with particular reference
to automotive and pedestrian safety and con-
venience, traffic flow and control, and access
in case of fire and catastrophe;
(2) off-street parking and loading areas where
required, with particular attention to the
items in (1) above and the economic, noise,
glare, or odor effects of the special exception
on adjoining properties and properties generally
in the district ;
(3) refuse and service areas, with particular
reference to the items in (1) and (2) above;
(4) utilities, with reference to locations, availability,
and compatibility;
(5) screening and buffering with reference to type,
dimensions, and character;
{6) signs, if any, and proposed exterior lighting
with reference to glare, traffic safety,
economic effect, and compatibility and harmony
with properties in the district ;
(7) required yards and other open space;
(8) general compatibility with adjacent properties
and other property in the district.
3. Variances ; Conditions Governinq Applications ; Procedures -
To authorize upon appeal in specific cases such variance
as defined herein from the terms of this Ordinance
as will not be contrary to the public interest where,
owing to special conditions, a literal enforcement of
the provisions of this Ordinance would result in unnecessary
hardship. A variance from the terms of this Ordinance
shall not be granted by the Board of Adjustment unless
and until:
a. . A written application for a variance is submitted
demonstrating:
(1) That special conditions and circumstances
exist which are peculiar to the land, structure,
or building involved and which are not applicable
to other lands, structures, or buildings in
the same district;
(2) That literal interpretation of the provisions
of this Ordinance would deprive the applicant
of rights commonly enjoyed by other properties
in the same district under the terms of this
Ordinance�
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(3) That the special conditions and circumstances
do not result from the actions of the applicant;
(4) That granting the variance request will not
confer on the applicant any special privilege
that is denied by this Ordinance to other
lands, structures, or buildings in the same
district.
No non-conforming use of neighboring land, structures,
or buildings in the same district, and no permitted
or non-conforming use of lands, structures, or
buildings in other districts shall be considered
grounds for the issuance of a variance.
b. Notice of public hearing is given as in subsection
2 (b) above;
c. The public hearing is held. Any party may appear
in person or by agent or by attorney;
d. The Board of Adjustment finds that the requirements
of Section 11 {3) (a) have been met by the appli-
cant for a variance;
e. The Board of Adjustment further makes a finding that
the reasons set forth in the application justify
the granting of a variance, and that the variance
is the minimum variance that will make possible the
reasonable use of the land, building, or structure;
f, The Board of Adjustment further makes a finding that
the granting of the variance will be in harmony
with the general purpose and intent of this Ordinance,
and will not be injurious to the neighborhood, or
otherwise detrimental to the public welfare.
In granting any variance, the Board of Adjustment may
prescribe appropriate conditions and safeguards in con-
formity with this Ordinance. Violation of such conditions
and safeguards, when made a part of the terms under
which the variance is granted, shall be deemed a violation
of this Ordinance and punishable under Section 18 of
this Ordinance.
Under no circumstances sha11 the Board of Adjustment
grant a variance to a11ow a use not permissible under
the terms of this Ordinance in the district involved,
or any use expressly or by implication prohibited by
the terms of this Ordinance in said district.
4. Board of Ad�ustment has Powers of Administrative Official
on Appeals ; Reversin Decision of Administrative Official -
In exercising the above mentioned powers, the Board of
Adjustment may, so long as such action is in conformity
with the terms of this Ordinance, reverse or affirm,
wholly or partly, or may modify the order, requirement,
decision or determination appealed from and may ma.ke
such order, requirement, decision, or determination as
ought to be made, and to that end shall have the powers of
-27-
the Administrative Official from whom the appeal is taken.
The concurring vote of four members of the Board shall
be necessary to reverse any order, requirement, decision,
or determination of the Administrative Official, or to
decide in favor of the applicant on any matter upon
which it is reguired to pass under this Ordinance, or
to effect any variance in the application of this Ordinance.
SECTION 12. A PPEALS FROM THE BOARD OF ADJUSTMENT
Any person or persons, or any board, taxpayer, department,
board, or bureau of the City aggrieved by any decision of
the Board of Adjustment may seek review by a court of record
of such decision, in the manner provided by the laws of the
State and particularly by Chapter 4, Vernon's Revised Civil
Statutes.
SECTION 13. DUTIES OF ADMINISTRATIVE OFFICIAL BOARD OF
ADJUSTMENT, CITY COUNCIL, AND COURTS ON MATTERS OF APPEAL.
It is the intent of this Ordinance that all questions of
interpretation and enforcement shall be first presented to
the Administrative Official, and that such questions shall
be presented to the Board of Adjustment only on appeal from
the decision of the Administrative Official, and that
recourse from the decisions of the Board of Adjustment
shall be to the courts as provided by law and particularly
by Chapter 4, Vernon's Revised Civil Statutes.
It is further the intent of this Ordinance that the duties
of the City Council in connection with this Ordinance shall
not include hearing and deciding questions of interpretation
and enforcement that may arise. The procedure for deciding
such questions shall be as stated in this section and this
Ordinance. Under this Ordinance the City Council shall
have only the duties (1) of considering and adopting or
rejecting proposed amendments or the repeal of this Ordinance,
as provided by law, and (2) of establishing a schedule of
fees and charges as stated in Section 14, below.
SECTION 14. SCHEDULE OF FEES , CHARGES , AND EXPENSES
The City Council shall establish a schedule of fees, charges,
and expenses and a collection procedure for Building Permits,
Certificates of Zoning Compliance, appeals, and other matters
pertaining to this Ordinance. The schedule of fees shall
be posted in the office of the Administrative Official,
and may be altered or amended only by the City Council.
Until all applicable fees, charges, and expenses have been
paid in full, no action shall be taken on any application
or appeal.
5ECTION 15. AMENDMENTS
The regulations, restrictions, and boundaries set forth in
this Ordinance may from time to time be amended, supplemented,
changed, or repealed, provided however that no such action
may be taken until after a public hearing conducted by the
Planning and Zoning Commission in relation thereto, at
which time parties in interest and citizens shall have an
opportunity to be heard. At least 15 days ' notice of the
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time and place of such hearing shall be published in a
newspaper of general circulation in the City.
When a proposed amendment affects the zoning classification
of property, and in case a protest against such change is
signed by the owners of 20 per cent or more either of the
area of lots included in such proposed change, or of those
immediately adjacent in the rear thereof extending 200
feet therefrom, or of those directly opposite thereto
extending 200 feet from the street frontage of such opposite
lots, then such amendments shall not become effective
except by the favorable vote of three-fourths of the City Cou ncil.
SECTION 16. PROVISIONS OF ORDINANCE DECLARED TO BE MINIMUM
REQUIREMENTS
In their interpretation and application, the provisions of
this Ordinance shall be held to be minimum requirements,
adopted for the promotion of public health, safety, morals,
or general welfare. Wherever the requirements of this
Ordinance are at variance with the requirements of any
other lawfully adopted rules, regulations, ordinances, deed
restrictions, or covenants, the most restrictive or that
imposing the higher standards, shall govern.
SECTION 17. COMPLAINTS REGARDING VIOLATIONS
Whenever a violation of this Ordinance occurs or is alleged
to have occurred, any person may file a written complaint.
Such complaint stating fully the causes and basis thereof
shall be filed with the Administrative Official. He shall
record properly such complaint, immediately investigate,
and take action thereon as provided by this Ordinance.
SECTION 18. PENALTIES FOR VIOLATION
Any person, firm or corporation violating any of the provisions
of this Ordinance or failing to comply therewith or with
any of the requirements thereof, or who shall build or alter
any building or use in violation of any detailed statement
or plat submitted and approved hereunder shall be guilty of
a misdemeanor and upon conviction of any such violation,
be fined not more than TWO HUNDRED ($200.00) DOLLARS. Each
day that any violation, as aforesaid, continues to exist
shall constitute a separate and distinct offense. The owner
or owners of any building or premises or part th ereof,
where any thing in violation of the Ordinance shall be placed,
or which exists, and any architect, builder, contractor, agent,
person or corporation employed in connection therewith and
who may have assisted in the commission of any such violation
shall be deemed guilty of a separate offense and upon con-
viction shall be fined as hereinabove provided.
As provided in Article 1011, et. seq. of Vernon' s Annotated
Civil Statutes of Texas, if any building or structure is
erected, constructed, reconstructed, altered, repaired,
converted, or maintained, or any building, structure, or
land is used in violation of this Ordinance or any regulations
made hereunder, the City of Friendswood, in addition to
other remedies, may institute any appropriate action or
proceedings to prevent such unlawful erection, construction,
reconstruction, alteration, repair, conversion, maintenance,
or use, to restrain, correct, or abate such violation, to
-2 9-
prevent the occupany of such building, structure, or land,
or to prevent any illegal act, conduct, business, or use
in or about such premises.
SECTION 19, SEVERABILITY CLAUSE
Should any section or provision of this Ordinance be declared
by the courts to be unconstitutional or invalid, such
decision shall not affect the validity of the Ordinance as
a whole, or any part thereof other than the part so declared
to be unconstitutional or invalid.
SECTION 20. REPEAL OF CONFLICTING ORDINANCES: EFFECTIVE DATE
A11 ordinances or parts of ordinances in conflict with this
Zoning Ordinance, or inconsistent with the provisions of this
Ordinance are hereby repealed to the extent necessary to
give this Ordinance full force and effect. This Ordinance
shall become effective on the date of final adoption by
the City Council,
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S CHEDULE OF
ZONING ORDINANCE DISTRICT REGULATIONS
PREAMBLE - SUPPLEMENTARY DISTRICT REGULATIONS p,S APPLICABLE TO
DISTRICT REGULATIONS HEREIN PROVIDED IN THIS SCHEDULE
l. Visibility at Intersections in Residential Districts -
On a corner lot in any residential district, nothing shall
be erected, placed, planted or allowed to grow in such
a manner as materially to impede vision between a height
of two and a half and ten feet above the centerline
grades of the intersecting streets in the area bounded
by the street lines of such corner lots and a line
joining points along said street lines 50 feet from the
point of the intersection.
2 . Fences, Wa11s, and Hedges - Notwithstanding other pro-
visions of this Ordinance, fences, walls, and hedges
may be permitted in any required yard, or along the edge
of any yard, provided that no fence, wall, or hedge
along the sides or front edge of any front yard shall
be over two and one-half feet in height.
3. Accessory Buildinqs - No accessory building shall be
erected in any required front yard.
4. Erection of More than One Principal Structure on a Lot -
In any district, more than one structure housing a
permitted or permissible principal use may be erected
on a single lot, provided that yard and other require-
ments of this Ordinance shall be met for each structure
as though it were on an individual lot.
5. Exceptions to Heiqht Regulations - The height limitations
contained in the Schedule of District Regulations
do not apply to spires, belfries, cupolas, antennas,
water tanks, ventilators, chimneys, or other appurtenances
usually required to be placed above the roof level and
not intended for human occupancy.
6. Structure to Have Access - Every building hereafter
erected or moved shall be on a lot adjacent to a public
street, or with access to an approved private street,
and all structures shall be so located on lots as to
provide safe and convenient access for servicing, fire
protection, and required off-street parking.
7. Parking, Storage, or Use of Ma�or Recreational EquiUment -
For purposes of these regulations, major recreational
equipment is defined as including boats and boat trailers,
travel trailers, pickup campers or coaches (designed
to be mounted on automotive vehicles) , motorized dwellings,
tent trailers, and the like, and cases or boxes used
for transporting recreational equipment, whether occupied
by such equipment or not, No such equipment shall be
used for living, sleeping, or housekeeping purposes when
parked or stored on a residential lot, or in any location
not approved for such use.
8. Parking and Stora e of Certain Vehicles - Automotive
vehicles of any kind or type not in regular use or in
driving condition or without current license plates shall
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not be parked or stored on any property other than in
completely enclosed buildings.
R-1 (SINGLE-FAMILY RESIDENTIAL) DISTRICT
R-2 (MULTIPLE-FAMILY RESIDENTIAL) DISTRICT
R-3 (MOBILE HOME) PARKS AND SUBDIVISIONS
C-1 (BUSINE5S) DISTRICT
C-2 (COMMERCIAL) DISTRICT
M-1 (LIGHT INDUSTRY) DISTRICT
R-1 (SINGLE-FAMILY RESIDENTIAL) DISTRICT
Purpose
This district consists mainly of areas containing single-
family dwellings and of open spaces where single-family
development appears desirable. In addition to the general
purposes applying to all residential districts, the regulations
of District R-1 are designed to encourage the provision
of single-family detached dwellings in low density residential
areas with a minimum lot area of 9, 000 square feet.
� 1. Miniiaum roquirements for lot area, width, and set-back.
' Set-Back
Lot Area Lot Width Front Rear S� e
On Residential and Collector Streets
11,000 SF 85' 25'a 25' 10'
On Major Thoroughfares
11 ,000 SF 85' 35`a 25' 10'
On Streets or Thorou�hfares with Open Ditches
i3,000 SF 100' 25'a (Streets) 25' 10'
35"a (Thoroughfares)
Note a: May be 20' where lot depth is less than 105' if approved
by the Planning Commission.
Note b� Shall be 15' where siding street.
Note c: Shall be 25' where siding thoroughfare.
2 . See Preamble for Supplementary District RQgulations,
Exceptions and Parking Requirements applying to the R-1
District, preceding SCHEDULE OF DISTRICT REGULATION5.
3 . See Section 9 for Temporary Certificate of Zoning Compliance
that may be granted by the Board of Adjustment and Specific
Use Permits that may be recommended by the City Planning
Commission within the R-1 District under certain circum-
stances and conditions.
4. Permitted Uses and Parking Requirements
Permitted Uses Parkinq Ratio
A single-family dwelling unit 1/unit
Accessory building� servants quarters. garage or car None
port, domestic storage
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Permitted Uses Parking Ratio
Field crops, horticulture, nursery, truck None
gardening, but not including retail sales
on the premises
Golf course, but not including commercial None
golf games, or amusement
Public park, playground or playfield None
Swimming pool, private None
Tract offices and construction buildings None
which shall be removed upon completion or
abandonment of construction work
Home occupations: any occupation that is customarily carried on at home
that does not involve a structural change in the dwelling unit or in
a building accessory to the dwelling unit, that does not require the
employment of he7p other than members of the immediate family, the
installation of equipment or electric motors exceeding a total limita-
tion of 3 horsepower per dwelling unit, provided however that the
following uses shall not be permitted as customary home occupations:
Any building in which chattels or goods, wares or merchandise are
commercia1ly created, changed, repaired, exchanged or sold; barber
or beauty shops; beauty culture schools; commercial stables or
kennels; doctor`s offices for the treatment of patients; and/or
the display of goods.
5. Height Regulations - No building shall exceed 35 feet or 2-1/2 stories
in height.
6. A developer may apply to the Planning and Zoning Commission for approval
of lot widths or areas not in conformance with these regulations provided
the platted subdivision has a dwelling unit density equa1 to or less
than 2.7 per acre.
7. The City of Friendswood is bound by covenants included in previously
platted subdivisions approved prior to �cember 31 � 1972.
R-2 (MULTIPLE-FAMILY RESIDENTIAL) DISTRICT
Purpose
This district consists mainly of areas which contain some
two-family or multiple-family development or which are
centrally located or suitable for ultimate two-family or
multiple-family development. In addition to the general
purposes applying to all residential districts, the regulations
of District R-2 are designed to encourage the provision of
conveniently located. centrally maintained rental accomodations.
l. Minimum requirements for lot area, width and set-back.
Set-back
Lot Area Lot Width Front Rear Side
A Single-family On Residential and Collector 5treets
or Two-family
Dwelling 9, 000 SF 75 ' 25 'a 25 ' 7-1/2 'b
On Ma�or Thorouqhfares
9, 000 SF 75 ' 35 'a 25 ' 7-1/2 'C
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Set-back
Lot Area Lot Width Front Rear Side
On Residential and Collector Streets
Multiple- 9, 000 SF 75 ' 25 'a 15 ' 7-1/2 'b
Family Dwell-
ing
On Major Thoroughfares
9, 000 SF 75 ' 35 ' a 15 ' 7-1/2�
Note a: May be 20 ' where 1ot depth is less than 105 '
if approved by the Planning Commission
Note b: Sha11 be 15 ' where siding street.
Note c: Shall be 25 ' where siding thoroughfare.
2 . See Preamble for Supplementary District Regulations,
Exceptions and Parking Requirements applying to the R-2
District, preceding SCHEDULE OF DISTRICT REGULATIONS,
3. See Section 9 for Temporary Certi�icate of Zoning
Compliance that may be granted by the Board of Adjust-
ment and Specific Use Permits that may be recommended
by the City Planning Commission within the R-2 District
under certain circumstances and conditions.
4. Permitted Uses and Parking Requirements
Permitted Uses Parking Ratio
Any use permitted in the R-1 District
Duplex (two-family dwelling) 1/unit
An apartment house, or housing project 1-1/2 /unit
Hospital; general, not including animal 1/3 beds
Rooming, boarding house, and/or tourist home l�unit
5. Other Required Conditions
a. Site Plan. Where new dwelling construction or
additions to an existing building in any district
provide dwelling units for more than two families on
a single lot or tract of land, a site plan shall
be submitted to and approved by the Administrative
Official prior to the issuance of a Zoning Permit.
b. The total floor area of any building or buildings
on a lot in the R-2 district shall not exceed 60
percent of the total number of square feet in the lot.
c. Maximum Lot Coverage. The total gross area of the
first floor of all main buildings measured from the
exterior faces of exterior walls sha11 not exceed 35
percent of the gross area of the lot or tract of land.
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� . ,
d. Density. In the R-2 District, multiple-family
dwellings may be constructed on any lot provided
that:
The minimum land area per family unit is not
less than 1, 500 square feet. The maximum
number of dwelling units allowable on any lot
where multiple-family dwelling units are per-
mitted shall be determined by dividing the
total number of square feet in the lot by 1, 500.
e. Servants Quarters. When servants quarters are
provided in districts where more than one dwelling unit
is permitted, the servants quarters together with
the total number of dwelling units on the lot
or tract of land shall not exceed the total number
of dwelling units permitted.
f. Height Regulations. No building shall exceed 35
feet or 2-1/2 stories in height.
6. Minimum lot requirements for Townhouse Subdivision
Lot Area Lot Width Front Rear Side
2, 500 SF 25 ' f a,d a b, c, e
Note a: Building set-back lines of 25 feet shall be
required on all lots fronting or backing on
an access street.
Note b: Building set-back lines of 15 feet shall be
required on all lots siding on access streets
or upon a plat boundary.
Note c: No building lines shall be required on the sides
of lots abutting interior streets, except
where traffic safety or other factors necessitate
the establishment of such set-back.
Note d: Where townhouse lots and dwelling units are
designed to face upon an open or common access
court rather than upon a public street, said
open or common court shall be at least forty (40)
feet wide and not more than two hundred (200)
feet long, measured from the public street
upon which the court must open. Said court may
not include vehicular drives or parking area
in front of dwelling units.
Note e: Dwelling units shall be constructed up to side
lot lines without side yards and windows shall
not face a side lot line unless the side wall of
the dwelling unit is at least 10 feet from the
side lot line.
Note f: Lot size may be reduced under the provision
that open space, as defined herein, be dedicated
according to the following schedule:
For every 100 feet of open space per lot provided,
the minimum lot area may be reduced by 200 square
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♦ � ,•
feet and the width of the 1ot by two feet.
No lot shall, however, have a lot area of less
than 2, 000 square feet or a width of less than
20 feet.
(Example)
Open Space Minimum Minimum
Per Dwellin Unit Lot Area Lot Width
0 square feet 2, 500 square feet 25 feet
100 square feet 2, 300 square feet 23 feet
200 square feet 2, 100 square feet 21 feet
250 square feet 2, 000 square feet 20 feet
The dedication, the location, and the use of open
space shall in all cases be subject to the approval
of the Friendswood City Planning Commission.
R-3 (MOBILE HOME RESIDENTIAL) DISTRICT
Purpose
This district consists mainly of areas which contain some
mobile home development or which are suitable for ultimate
mobile home development. In addition to the general purposes
applying to a11 residential districts, the regulations of
District R-3 are designed to encourage the provision of
conveniently located mobile homes in medium density residential
areas.
l. Minimum requirements for lot area, width and set-back
shall be governed by provisions of Friendswood Ordinance
No. 129 (Mobile Home Ordinance) as it now exists or is
hereafter amended.
2. See Preamble for Supplementary District Regulations,
Exceptions and Parking Requirements applying to the R-3
District, preceding SCHEDULE OF DISTRICT REGULATIONS.
3. See Section 9 for Temporary Certificate of Zoning Com-
pliance that may be granted by the Board of Adjustment
and Specific Use Permits that may be recommended by
the City Planning Commission within the R-3 District
under certain circumstances and conditions.
4. Permitted Uses and Parking Requirements
Permitted Uses Parking Ratio
Any use permitted in the R-1 and R-2
Districts
A mobile home dwelling 1-1/2 / unit
5. Other Required Conditions
The provisions of Ordinance No, 129 (Mobile Home
Ordinance) of the City of Friendswood, Texas, shall
apply to District R-3.
-36-
C-1 (BUSINE55) DISTRICT
Purpose
This district consists mainly of land occupied by or suitable
for neighborhood shopping facilities for the sale of
"convenience goods" and the furnishing of certain personal
services to satisfy most of the daily needs of the adjacent
residential neighborhood. The district also provides space
and facilities for financial, administrative, government
and business services within the Central Business District.
1. Minimum requirements for lot area, width and set-back.
Set-back
Lot Area Lot Width Front Rear Side
C-1 5, 000 SF 50 ' 30 ' 0 'a � �b, c
Excep- 2, 500 SF 25 ' 30 ' 0 'a � ,b, c
tions,
Central Business
District
Note a: Shall be 15 ' where abutting an R District with
a fence at least 6 feet high located at property
line.
Note b: Shall be 30 ' where siding a street or thoroughfare,
Note c: Shall be 6 ' for one story building and 8 ' for
a two-story building abutting an R District with
a fence 6 feet high located at the property line .
a. Residential development within the C-1 District.
The lot area, lot width, density and set-back
regulations for residential structures within the
C-1 District shall be the same as those in the R-2
District.
2 . See Preamble for Supplementary District Regulations,
Exceptions and Parking Requirements applying to the
C-1 District, preceding SCHEDULE OF DISTRICT REGULATION5.
3. See Section 9 for Temporary Certificate of Zoning Com-
pliance that may be granted by the Board of Adjustment
and Specific Use Permits that may be recommended by the
City Planning Commission within the C-1 District under
certain circumstances and conditions.
4. Permitted Uses and Parking Requirements. These uses
are not intended to be all inclusive. Requested uses
not specifically covered herein shall be processed in
accordance with requirements set forth in this Ordinance
for "Special Exceptions" .
Permitted Uses Parking Ratio
Air conditioning and heating 1/400 sq, ft.
Any use permitted in an R-7 or R�2 Di stri ct except apartments.d
Note d: Provided a Certificate of Zoning Compliance is issued for an
apartment prior to December 37 , 1972, such certificate shall
expire for purposes of obtaining a Building Permit one year
from date of issue.
-37-
Permitted Uses Parking Ratio
Ambulance service 1/1/5 emp.
Appliance repairs 1/400 sq. ft.
Art, supply store, antiques, gallery or museum 1/200 sq, ft.
Assembly of small electronic equipment
Auditorium, arena, colixeum, or theater 1/3 seats
Automobile, accessory and supply store 1/200 sq. ft.
Automobile service station None
Automobile parking lot or garage None
Automobile repair, rental taxi storate None
Automobile sales, new or used None
Bakery retail 1/200 sq, ft.
Bank, loan company 1/200 sq, ft.
Barber shop or beauty parlor 1/100 sq, ft.
Blue printing and similar reproduction processes 1/200 sq, ft.
Book store or lending library commercial 1/200 sq. ft.
Building materials 1/400 sq. ft.
Business machines, sales/service 1/400 sq, ft.
Bus station None
Camera or photographic supplies store 1/200 sq, ft.
Candy, nut, confectionery store 1/200 sq. ft.
Caterer 1/200 sq, ft.
Ch 'ristmas trees and wreaths None
Clinic or office, medical 1/200 sq, ft.
Clothing including formal wear and costumes 1/200 sq, ft.
Club or lodge 1/400 sq, ft.
Department store 1/200 sq. ft.
Drug stores 1/200 sq, ft.
Dry cleaning, package plant, or pick-up station 1/200 sq. ft.
Eating place enclosed 1/300 sq, ft.
Electrical Contractors
Floor covering sales retail 1/400 sq, ft.
Florist shop, greenhouse (Parking requirement does
not include greenhouse or open stock) 1/200 sq. ft.
Food or grocery store 1/200 sq. ft.
Food locker plant for consumer use 1/200 sq, ft.
Funeral home or mortuary 1/3 seats
Furniture, appliances and custom upholstery 1/400 sq, ft.
Fur shop or hat shop 1/200 sq. ft.
Gift, novelty shop 1/200 sq, ft.
Hardware store and small tool rental 1/200 sq. ft.
Hobby shop or supply store 1/200 sq. ft.
Hotel 1/2 units
Ice vending establishment None
Institution non-residential 1,/400 sq, ft.
Jewelry store 1/200 sq, ft.
Laboratory, medical or dental 1/400 sq, ft.
Laundry, package plant, pickup station or 1%200 sq, ft.
self-service
Loan office or pawn shop 1/200 sq. ft,
Locksmith or key shop 1/200 sq. ft.
Manufacturing of baked goods, candy,
delicatessan foods and ice cream 1/400 sq. ft.
Motel 1/unit
Music store, phonograph records sales 1/400 sq, ft.
Newspaper distribution station None
Office, any type 1/400 sq, ft.
Optical goodsA optician, optometrist 1/200 sq, ft.
Orthopedic or medical shoe or applicance
store and repair 1/400 sq, ft.
-38-
Paint and wallpaper store or decorators shop 1/200 sq. ft.
Pet shop 1/200 sq. ft.
Photographic, studio or store and photo processing 1/200 sq. ft.
Physical culture and health studios 1/200 sq, ft.
Plumbing fixture sales retail, wholesale and repair 1/400 sq, ft.
Post Office 1/200 sq. ft.
Radio, television or recording studio 1/200 sq. ft.
Rehabilitation center for handicapped persons 1/1. 5 emp.
Rental, repair or servicing of articles whose sale
is permitted in the same district, unless more speci-
fically listed elsewhere 1/200 sq, ft.
School, commercial or trade, when not involving any
danger of fire or explosion or offensive noise, vibra-
tion, dust, odor, glare, heat or other objectionable
influences 1/400 sq. ft.
Second-hand store or rummage shop 1/200 sq. ft.
Sewing machine sales retail 1/200 sq, ft.
Shoe repair shop or store 1/200 sq. ft.
Sign business ; illuminated or non-illuminated,
not to exceed 50 square feet in area and 25
feet in height which directs attention to
a commodity or service conducted, sold, or
offered upon the same lot None
Sporting goods store 1/200 sq. ft.
Stationery store 1/200 sq, ft.
Storage of goods or merchandise, used in,
produced by or normally carried in stock in
conjunction with permitted uses in the
applicable district regulations 1/1000 sq, ft
Studio for professional work or for teaching
any form of fine arts, photography, music
drama, etc. 1/400 sq, ft.
Swimming pool commercial 1/200 sq. ft.
Tailor shop seamstress, altering and 1/400 sq, ft.
repairing of wearing apparel
Taxidermist 1/400 sq. ft.
Telephone answering service 1/200 sq. ft.
Telephone exchange, garage, shop or service 1/400 sq. ft.
Toy stores 1/200 sq. ft.
Veterinarian, indoor soundproof kennels only 1/400 sq, ft.
Watch repair 1/200 sq, ft .
Wholesale office with storage limited to samples 1/400 sq, ft.
Wholesale Sales Office
5. Other Required Conditions
a. A site plan shall be submitted to and approved by
the Administrative Official prior to the issuance
of a Certificate of Zoning Compliance for new
construction or additions to an existing building
or structure for commercial uses within the C-1 District.
b. Height Regulations. No building shall exceed 35
feet or 2-1/2 stories in height.
6. For the purposes of this Schedule of District Regulations, an apartment
is a multiple-family dwelling having a density of nine or more units
per acre.
C-2 (COMMERCIAL) DISTRICT
Purpose
This district consists mainly of land occupied by or suitable
-39-
i
,
i
- —��,.. �,...<.����.�---�—
__.
for light, clean manufacturing facilities, non-bulk ware-
housing generally associated with a manufacturing or sales
facility and wholesale outlets. These types of operations
are not limited to industrial parks and are intended to be
of such a nature as to compliment a commercial environment.
l. Minimum requirements for lot area, width and setback.
Set-back
Lot Areas Lot Width Front Rear Side
7500 SF 75 ' 30 ' 0 'a 0 'b
Note a: Shall be 20 ' where abutting an R or a C
district and 30 ' when abutting a street.
Note b: Shall be 15 feet when siding street and
25 ' when siding a thoroughfare.
2 . Residential (R-1 and R-2) and business (C-1) developments
within a C-2 district shall comply with regul�tions
pertaining to their respective districts.
3 . See Preamble for Supplementary District Regulations,
Exceptions and Parking Requirements applying to
a C-2 District, preceding SCHEDULE OF DISTRICT REGULATIONS .
4. See Section 9 for Temporary Certificate of Zoning
Compliance that may be granted by the Board of
Adjustment and Specific Use Permits.
5. Permitted Uses and Parking Requirements. These
uses are not intended to be all inclusive. Requested
uses not specifically covered herein shall be
processed in accordance with requ�rements set forth
in this ordinance for Specific Uses and Special
Exceptions.
Permitted Uses Parkinq Ratio
Air-Conditioner Manufacture
Any use permitted in an R-1, R-2, or C-1 Distr'ict
Bottling Plant
Camera and photographic equipment manufacture
(not including film)
Carpeting installation, wholesaling, and
warehousing
Electrical instrument manufacture
Electrical (small) appliance manufacture
Machines, business and computing manufacture,
warehousing, and sales
-40-
Permitted Uses Parking Ratio
Small equipment assembly, storage and
distribution
M-1 (LIGHT INDUSTRY) DISTRICT
Purpose
Light industry use districts are designed to provide land
for a wide range of commercial and industrial activities
subject to limitations intended to protect nearby residential
and commercial districts and to protect the permitted uses
from one another. The M-1 District consists mainly of areas
occupied by or suitable for manufacturing, wholesale and
other industrial activities, all of a non-nuisance type.
1. Minimum requirements for lot area, width and set-back.
Set-back
Lot Area Lot Width Front Rear S ide
10, 000 SF 100 ' 25 ' 0 'a 0 'b
Note a: Shall be 20 ' where abutting an R District with
a fence at least 6 feet high located at
property line.
Note b: Shall be 15 ' where siding street and 25 ' where
siding thoroughfare.
?. . See Preamble for Supplementary Distr�ct Regulations,
Exceptions and Parking Requirements applying to the
M-1 District, preceding SCHEDULE OF DI5TRICT REGULATIONS.
3. See Section 9 for Temporary Certificate of Zoning
Compliance that may be granted by the Board of Adjustment
and Specific Use Permits that may be recommended by the
City Planning Commission within the M-1 District under
certain circumstances and conditions.
4. Parking Regulations and Permitted Uses
a. If a use that is permitted in the C-1 District is
established in the M-1 District, the parking
requirements for that use sha11 be the same as
required for that particular use in the district
in which the use is specifically permitted.
b. In the M-1 District, manufacturing, industrial, and
processing establishments, repair shops, warehouses,
and storage buildings, in addition to providing off-
street parking space for each 1, 000 square feet of
general floor space, and one off-street parking space
for each 400 square feet of office floor space.
c. �n the M-1 Dist:rict, no land sha11 be use� and no
building shall :�e erected for c�r converted to any
use other than:
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Permitted uses
Any use permitted in the C-1 District except that no
building shall be erected or converted for dwelling
purposes, provided, however, that dwelling quarters
may be established in connection with any industrial
plant for watchmen and caretakers employed on the
premises and provided further that any existing dwelling
within the M-1 District may be repaired or altered.
These uses are not intended to be all inclusive.
Requested uses not specifically covered herein sha�l
be processed in accordance with requirements set forth
in this Ordinance for "Special Exceptions" .
Advertising displays manufacture
Automobiles, motorcycles, truc.ks or trailers, including
parts, or rebuilding of engines
Baseball park, commercial
Batching or mixing plant with the exception of:
Portland cement, concrete, mortar or plaster or asphalt,
� commercial
Bait store, live
Boats, building or repair
Books, binding, other than hand binding
Bottling works, for all beverages
Brooms and brushes
Cameras or other photographic equipment and film
Carpets manufacture and cleaning
Ceramics, stone, glass, marble, and porcelain products
Electrical appliances, equipment assembly, supplies,
or similar products including e].ectrical machinery
Electrical power generating station
Food products, not including meat products or fish
products, the slaughtering and/or preparation thereof
Furniture and upholstery
Heavy equipment, storage, repair and sales, earth moving
Ice, dry or natural
Laundry plant
Machines, business, including typewriter, accounting
machines, calculators, card-counting equipment, or
similar products
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� � � ,�,- °..
Machinery, miscellaneous, including repairs
Machine tools, including metal lathes, metal presses,
metal stamping machines, woodworking machines or similar
products
Mattresses, including rebuilding or renovating
Musical instruments, including pianos or organs
Orthopedic or medical applicances, including artificial
limbs, braces, supports, stretchers or similar products
Paper products, including envelopes, stationery, bags,
boxes, shipping containers, bulk goods, tubes, wall-
paper printing, or similar products
Pharmaceutical products
School, commercial or trade
Sporting or athletic equipment
Steel, products, miscellaneous fabrication or assembly
Textiles, spinning, weaving, manufacturing, dyeing,
bleach ing, printing, knit goods, yarn, thread or cordage
Tools or hardware, including bolts, nuts, screws, door-
knobs, drills, hand tools, or cutlery, hinges, house
hardware, locks, non-ferrous metal castings, plumbing
appliances, or similar products
Toys and novelty products
Vehicles, children's, including bicycles, scooters,
wagons, baby carriages or similar vehicles
Venetian blinds, window shades, or awnings
5. Other Required Conditions
a. A site plan shall be submitted to and approved by
the Aclministrative Official prior to issuance of a
Certificate of Zoning Compliance.
b. The maximum allowable building area in the M-1
District shall not exceed 75 per cent of the gross
area of the lot or tract of land.
c. Height Regulation. No structure shall be in ex�ess
of 100 feet in height unless set-back from the
required yard lines an additional foot for each
4 feet in height above 100 feet.
d. The expulsion of obnoxious or toxic gases, liquids
or solids shall not be permitted in any area.
e. Excessive noises shall not be permitted in any area.
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PASSED ON FIRST READING THIS THE � � � DAY OF ,c �.2�J , 19 i',aZ.
PASSED ON SECOND READING THIS THE � DAY OF ,(Qk��+e,,,,, ,v.,y� , 19 ��,.
Tabled on December 18 for final reading on January 15, 1973.
PASSED, APPROVED AND FINALLY ADOPTED THIS THE 15th DAY OF
January , 19 73
_ � �
��!� � `� ,.�
,
MAYOR, CI OF FRIENDSWOOD
ATTEST:
�. r � �
CITY SECRETARY
NOTE: At a Regular Council Meeting on December 18, 1972, this ordinance
was tabled, postponing the third and final reading until January, 1973.
' y^, f "�.......��t��r/_.�c.cr �—
City Secretary Tf/
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