HomeMy WebLinkAboutZoning Appendix C - 1991ZONING
CITY OF
FRIENDSWOOD, TEXAS
This pamphlet is a reprint of Appendix C, Zoning, of the City of Friendswood,
Texas, published by order of the City Council.
MUNICIPAL CODE CORPORATION
Tallahassee, Florida
APPENDIX C ZONING*
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*Editor's note:
Printed herein are the zoning regulations, as adopted by Ord. No. 84-15 on Nov. 19,
1984, and effective on Nov. 19, 1984. Amendments to the ordinance are indicated by parenthetical
history notes following amended provisions. The absence of a history note indicates that the provision
remains unchanged from the original ordinance. Obvious misspellings and punctuation errors have been
corrected without notation. For stylistic purposes, a uniform system of headings, catchlines, capitalization,
citation to state statutes, and expression of numbers in text has been used to conform to the Code of
Ordinances. Additions made for clarity are indicated by brackets.
Cross references:
Board of adjustment, § 2-40 et seq.; planning and zoning commission, § 2-69 et seq.;
alcoholic beverages, ch. 6; location of alcoholic beverage establishments restricted, § 6-6; manufactured
homes and trailers, ch. 50.
Federal law references
--Preservation of local zoning authority concerning wireless telecommunications
facilities, 47 USC 322(c)(7); limited Federal preemption of state and local zoning laws affecting amateur
radio facilities, Memorandum Opinion and Order , PRB-1, 101 FCC 2d 952 (1985) and 47 CFR 97.15(b);
Religious Land Use and Institutionalized Persons Act, 42 USC 2000cc et seq.
State law references:
Municipal zoning authority, V.T.C.A., Local Government Code § 211.001 et seq.;
zoning commission, V.T.C.A., Local Government Code § 211.007; comprehensive plan, V.T.C.A., Local
Government Code § 213.002; board of adjustment, V.T.C.A., Local Government Code §§ 211.008--
211.013; zoning districts, V.T.C.A., Local Government Code § 211.005; regulation of signs by home rule
municipality, V.T.C.A., Local Government Code § 216.901; regulation of political signs by municipality,
V.T.C.A., Local Government Code § 216.903; municipality may regulate parking on private property,
V.T.C.A., Local Government Code § 431.001.
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Sec. 1. Short title.
Sec. 2. Establishment of districts.
Sec. 3. Provision for official zoning map.
Sec. 4. Rules for interpretation of district boundaries.
Sec. 5. Application of district regulations.
Sec. 6. Nonconforming uses of lots, uses of land, uses of structures, and premises, and characteristics of
use.
Sec. 7. Schedule of district regulations.
Sec. 7.5 Downtown overlay district.
Sec. 8. Supplementary district regulations.
Sec. 9. Administration and enforcement--Building permits and certificates of zoning compliance.
Sec. 10. Board of adjustment--Establishment and procedure.
Sec. 11. The board of adjustment--Powers and duties.
Sec. 12. Appeals from the board of adjustment.
Sec. 13. Duties of administrative official, board of adjustment, city council, and courts on matters of
appeal.
Sec. 14. Schedule of fees, charges, and expenses.
Sec. 15. Amendments.
Sec. 16. Provisions of ordinance declared to be minimum requirements.
Sec. 17. Complaints regarding violations.
Sec. 18. Penalties for violations.
Sec. 19. Severability.
Sec. 20. Definitions.
Sec. 21. Repeal of conflicting ordinances, effective date.
ORDINANCE NO. 84-15
An ordinance establishing zoning regulations for the City of Friendswood, Texas; regulating and
restricting the use, size, height, and density of buildings and other structures, the percentage of lots that
may be occupied, the size of the yards, courts, and other open spaces, the density of population, and the
location and use of buildings, structures, and land for trade, industry, residences, and other purposes;
dividing the city into districts and use areas; adopting a zoning map showing the location and boundaries
of the various districts and use areas; providing for exceptions; providing regulations for nonconforming
uses; providing for the administration, enforcement, interpretation and amendment of this ordinance;
providing for a board of adjustments and prescribing its power and duties; providing definitions; providing
a penalty; providing a severability clause; and repealing all ordinances or parts of ordinances in conflict
herewith.
WHEREAS, V.T.C.A., Local Government Code §§ 211.001--211.013 empowers the city to enact a zoning
ordinance and to provide for its administration, enforcement, and amendment; and
WHEREAS, pursuant to such authority, the city has heretofore enacted a planning and zoning ordinance;
and
WHEREAS, the city council now deems it necessary, for the purpose of promoting the health, safety,
morals, and general welfare of the city and its inhabitants, to repeal the existing zoning ordinance and to
enact a new one; and
WHEREAS, the planning and zoning commission has recommended the enactment of a new zoning
ordinance and the repeal of the present zoning ordinance; and
WHEREAS, as a basis for and in furtherance of such recommendation, the planning and zoning
commission has divided the city into zoning districts and has prepared regulations pertaining to such
zoning districts in accordance with a comprehensive plan and design to lessen congestion in the streets;
to secure safety from fire, panic, and other dangers; to promote health and general welfare; to provide
adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population; to
facilitate the adequate provision of transportation, water, sewage, schools, parks, and other public
requirements; and
WHEREAS, the planning and zoning commission has given reasonable consideration, among other
things, to the character of the districts and their peculiar suitability for particular uses, with a view to
conserving the value of buildings and encouraging the most appropriate use of land throughout the
municipality; and
WHEREAS, the planning and zoning commission has made a preliminary report, has given due notice of
hearings relating to zoning districts, regulations, and restrictions, has held such public hearings, and has
submitted its final report to the city council; and
WHEREAS, the city council has given due notice of hearings relating to such zoning districts, regulations,
and restrictions, and has held such public hearings; and
WHEREAS, all requirements of chapter 283, page 424, Acts of the 40th Legislature, Regular Session,
1927, as amended, and of the ordinance of the city relating to the preparation of the report and
recommendation of the planning and zoning commission and subsequent action of the city council have
been met; now, therefore,
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF FRIENDSWOOD, STATE OF TEXAS:
Section 1. Short title.
This ordinance shall be known and may be cited as "The City of Friendswood Zoning Ordinance."
Section 2. Establishment of districts.
The City of Friendswood is hereby divided into the following districts:
TABLE INSET:
District
Density
Old New Description (units per acre)
A. R-1 SFR Single-Family Residential Dwelling District 2.7
A.1. SFR-E Single-Family Residential Dwelling Estate District 0.5
R-2 and R-3
B. MFR-L Multiple-Family Residential Dwelling District--Low 6.0
Multiple-Family Residential Dwelling District--
C. R-4 MFR-M 9.0
Medium
MFR-GHD
C.1. Garden Home Residential District 6.0
Multiple-Family Residential Dwelling District--
D. R-5 MFR-H 12.0
Highest
E. R-6 MHR Mobile Home Residential Dwelling District 10.0
F. C-1 CSC Community Shopping Center District
G. C-2 NC Neighborhood Commercial District
[G.1
G-1 LNC Local Neighborhood Commercial District]
H. C-3 OPD Office Park District
I. C-1 OBD Original Business District
J. PUD Planned Unit District
K. RSC Regional Shopping Center
L. A-1 A-1 Agricultural District
M. M-1 LI Light Industrial District
N. I Industrial District
[O. BP Business Park District]
(Ord. No. 96-14, § 1, 7-1-1996)
Section 3. Provision for official zoning map.
A. Official zoning map. The boundaries of the zoning districts of the city are 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.
This 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 No. 84-15, the City of Friendswood Zoning Ordinance,"
together with the date of the adoption of this ordinance.
If, in accordance with the provisions of this ordinance and chapter 283, Acts of the 40th Legislature,
Regular Session, 1927, as amended, changes are made in zoning district boundaries or other matters
portrayed on the official zoning map, such changes shall be entered on the official zoning map promptly
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 changes were made in the Official
Zoning Map: (brief description of nature of changes)" which entry shall be signed by the mayor and
attested by the city secretary. No amendment to this ordinance which involves matters portrayed on the
official zoning map shall become effective until after such change and entry have 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. Regardless of the existence of
purported copies of the official zoning map which may be made or published from time to time, the official
zoning map shall be located in the office of the city secretary and it shall be the final authority as to the
current zoning status of land areas, buildings, and other structures in the city.
B. Replacement of official zoning map. In the event the official zoning map becomes damaged,
destroyed, lost, or difficult to interpret because of the nature or number of changes or additions, the city
council may by ordinance adopt a new official zoning map which shall supersede the prior official zoning
map. 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. 84-15, the City of Friendswood Zoning Ordinance."
Unless the prior official zoning map has been lost, or has been totally destroyed, the prior map or any
significant 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:
A. Boundaries indicated as approximately following the centerline of streets, highways, or alleys shall be
construed to follow such centerlines.
B. Boundaries indicated as approximately following platted lot lines shall be construed as following such
lot lines.
C. Boundaries indicated as approximately following city limits shall be construed as following such city
limits.
D. Boundaries indicated as parallel to or extensions of features indicated in subsections A. through B. of
this section shall be thus construed. Distances not specifically shown on the official zoning map shall be
determined by the scale of the map.
E. 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 A. through D. of this section,
the board of adjustment shall interpret the district boundaries.
F. Whenever any street or alley is vacated by official action of the city council, the district adjoining each
side of said street or alley shall be automatically extended to the centerline of property thus vacated and
all area included in the vacation shall then and henceforth be subject to all regulations of the extended
zoning district or districts.
G. Boundaries indicated as approximately following the centerlines of streams, rivers, canals, lakes, or
other bodies of water shall be construed to follow such centerlines.
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 on land, and particularly, except as herein provided:
A. No building, structure, or land shall hereafter be used or occupied, and no building or structure or part
thereof shall hereafter be erected, constructed, reconstructed, moved or structurally altered except in
conformity with all of the regulations herein specified for the district in which it is located.
B. No building or other structure shall hereafter be erected or altered to accommodate or house a
greater number of families, to occupy a greater percentage of lot area, or to have narrower or smaller
front yards, side yards, rear yards, or other open spaces, in any manner contrary to the provisions of this
ordinance.
C. No part of a lot area, yard or other open space, or off-street parking or loading space required about
or in connection with any building or structure for the purpose of complying with this ordinance, shall be
included as part of a lot area, yard, open space, or off-street parking or loading space similarly required
for any other building or structure.
D. No lot or yard existing at the time of passage of this ordinance shall be reduced in dimension or area
below the minimum requirements set forth herein. Lots or yards created after the effective date of this
ordinance shall meet at least the minimum requirements established herein.
Section 6. Nonconforming uses of lots, uses of land, uses of structures, and premises, and characteristics
of use.
A. Intent. Within the districts established by this ordinance or amendments that may later be adopted
there may exist:
1. Lots;
2. Structures;
3. Uses of land and structures; and
4. Characteristics of use; uses of which were lawful before this ordinance was passed or amended, but
uses of which would be prohibited, regulated, or restricted under the terms of this ordinance or future
amendments. It is the intent of this ordinance to permit those nonconforming uses to continue until they
are removed, but not to encourage their survival. It is further the intent of this ordinance that
nonconforming uses shall not be enlarged upon, expanded or extended, nor be used as grounds for
adding other structures or uses prohibited elsewhere in the same district.
Nonconforming uses shall be defined herein as the use of lots, land, structures and premises, as well as
characteristics of use, which uses do not conform to the terms of this ordinance or future amendments
either as to permitted uses as shown herein [in] section 7-P [7.P] or as to lot dimensions, setbacks or
other supplementary regulations as shown herein [in] section 8.
Nonconforming uses are declared by this ordinance to be incompatible with permitted uses in the districts
involved. A nonconforming use of a structure, or of land, or of structure and land in combination shall not
be extended or enlarged after passage of this ordinance.
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 an active process was lawfully begun prior to the
effective date of adoption or amendment of this ordinance and upon which an active process has been
carried on diligently. The phrase "active process" is hereby defined as follows:
1. For land zoned single-family residential (SFR), single-family residential estate (SFR-E), or multiple-
family garden home district ([MFR-]GHD), a development proposal must be subject to a valid, approved
preliminary plat; or
2. For land zoned NC [neighborhood commercial], CSC [community shopping center], OBD [original
business district], LNC [local neighborhood commercial], OPD [office park district], LI [light industrial], I
[industrial], BP [business park] and A-1 [agricultural], when the land is subject to a valid existing
preliminary site plan in accordance with section 9.G.11.; or
3. For land zoned MFR-H [multiple-family residential-high density], MFR-M [multiple-family residential-
medium density], MFR-L [multiple-family residential-low density] or PUD [planned unit district], when a
proposed specific use permit (SUP) has been heard at a joint public hearing of the city council and the
planning and zoning commission.
B. Nonconforming 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 on the
effective date of adoption or amendment of this ordinance, notwithstanding limitations imposed by other
provisions of this ordinance. Such lot must be in separate ownership 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, width, or depth, any or all, that are generally applicable in such district, provided
that yard dimensions and requirements, other than those applying to area, width, or depth, any or all, of
the lot shall conform to the regulations of district SFR. Variance of yard requirements shall be obtained
only through action of the board of adjustment.
If two or more lots or combination of lots and portions 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 area and width, the land involved shall be considered to be an
undivided parcel for the purpose of this ordinance, and no portion of said parcel shall be used or sold in a
manner which diminishes compliance with lot area and width requirements established by this ordinance,
nor shall any division of any parcel be made which creates a lot with area or width below the
requirements established herein.
C. Nonconforming uses of land or of land with minor structures only. 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 replacement cost exceeding
$1,000.00, the use may be continued as long as it remains otherwise lawful, provided:
1. No such nonconforming use shall be enlarged or increased, nor extended to occupy a greater area of
land than was occupied on the effective date of adoption or amendment of this ordinance;
2. No such nonconforming use shall be moved in whole or in part to any portion of the lot or parcel other
than that occupied by such use on the effective date of adoption or amendment of this ordinance;
3. If any such nonconforming use of land ceases, then any subsequent use of such land shall conform to
the regulations specified by this ordinance for the district in which the land is located;
4. No additional structure not conforming to the requirements of this ordinance shall be erected in
connection with such nonconforming use of land.
D. Nonconforming use of 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 hereof by reason of restrictions,
area, lot coverage, height, yards, its location on the lot, or other requirements concerning the structure,
such structure may be continued as long as it remains otherwise lawful, subject to the following
provisions:
1. No such nonconforming structure may be enlarged or altered in a manner which increases its
nonconformity, but any structure or portion thereof may be altered to decrease its nonconformity.
2. Should such nonconforming structure or nonconforming portion of structure be destroyed or damaged
by accidental means, including but not limited to, accidental fire, windstorm, flood, civil disorder, or act of
war the structure may be restored to its preexisting nonconforming state. Such restored structures shall
meet all other applicable city codes, and nothing herein shall be construed as constituting a waiver of
requirements other than those governed by the zoning ordinance. If plans to restore or repair the building
are not submitted for issuance of a building permit within 12 months from the date of the destruction or
damage, the replacement structure must be built in conformity with the provisions of this ordinance. The
commission may grant, upon written application by the property owner showing cause, a one time
extension to seek a building permit for a period not to exceed six months.
3. Should any 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.
Notwithstanding the foregoing, existing multifamily dwelling developments may be rebuilt in district MFR-
H, in the event of any such damage or destruction, at the same unit per acre density that existed prior to
such damage or destruction.
E. Nonconforming uses of structures or of structures and premises in combination. If lawful use involving
individual structures with a replacement cost of $1,000.00 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 as long as it
remains otherwise lawful, subject to the following provisions:
1. No existing structure devoted to a use not permitted by this ordinance in the district in which it is
located shall be enlarged, extended, constructed, 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.
2. Any nonconforming 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.
3. Any structure, or structure and land in combination, in or on which a nonconforming use is
superseded by a permitted use, shall thereafter conform to the regulations of the district, and the
nonconforming use may not thereafter be resumed.
4. When a nonconforming use of a structure, or structure and land in combination, is discontinued or
abandoned for six consecutive months or for a total of 12 months during any three-year period, the
structure, or the structure and land in combination, shall not thereafter be used except in conformity with
the regulations of the district in which it is located.
5. Where nonconforming use status applies to a structure and land in combination, removal or
destruction of the structure shall eliminate the nonconforming status of the land. Destruction for the
purpose of this subsection is defined as damage to an extent of more than 50 percent of the replacement
cost at the time of destruction.
F. Repairs and maintenance. On any nonconforming structure or portion of a structure containing a
nonconforming use, work may be done in any period of 36 consecutive months on ordinary repairs, or on
repair or replacement of nonbearing walls, fixtures, wiring, or plumbing, to an extent not exceeding 50
percent of the current replacement cost of the nonconforming structure or portion of the structure, as the
case may be, provided that the cubic content existing when it became nonconforming shall not be
increased. Provided, however, that a property owner may apply to the commission for an increase in the
time period or the percentage limits contained herein to enable repairs necessary for the protection of the
public health, safety, and welfare.
G. Specific use provisions not nonconforming uses. Any use which is permitted as a specific use in a
district under the terms of this ordinance shall not be deemed a nonconforming use in the district, but
shall without further action be considered a conforming use.
(Ord. No. 96-14, § 2, 7-1-1996; Ord. No. 99-2, §§ 1--3, 1-18-1999)
Section 7. Schedule of district regulations.
A. SFR, residential, general purpose and description. The SFR, single-family residential dwelling
district, is restricted to single-family dwellings, up to 2.7 units per acre, and to related recreational,
religious and educational facilities normally required to provided the basic elements of a balanced, orderly
convenient, and attractive residential area. Single-family residential areas shall be protected from higher
density residential development and from the encroachment of incompatible uses. Internal stability,
harmony, attractiveness, order, and efficiency are encouraged by providing for adequate light, air and
open space for dwellings and related facilities.
1. Area and height regulations. Area and height regulations in an SFR, single-family residential dwelling
district, are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the SFR district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in an SFR, single-family residential dwelling district, are set forth in
section 7-P [7.P], Permitted Use Table.
A.1. SFR-E, residential, general purpose and description. The SFR-E, single-family residential estate
dwelling district, is the most restrictive residential district. The principal use of land in this district is for low-
density single-family dwellings, up to 0.5 units per acre, and related recreational, religious and
educational facilities normally required to provide the basic elements of a balanced, orderly, convenient,
and attractive residential area. Low-density residential areas shall be protected from multiple-family
residential development and from the encroachment of incompatible uses. Internal stability, harmony,
attractiveness, order and efficiency are encouraged by providing for adequate light, air and open space
for dwellings and related facilities.
1. Area and height regulations. Area and height regulations in an SFR-E, single-family residential estate
dwelling district, are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission with the SFR-E district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in an SFR-E, single-family residential estate dwelling district, are the
same as SFR, and are set forth in section 7-P [7.P], Permitted Use Table.
B. (R-2 and R-3) MFR-L, residential, general purpose and description. The MFR-L, multiple-family
residential dwelling--low-density district, is intended to provide for lowest-density multiple-family dwellings
which may have a relatively intense concentration of dwelling units served by large open spaces
consisting of common areas and recreation facilities, thereby resulting in a maximum density of six
dwelling units per acre. The principal use of land may be one or several dwelling types, including multiple-
family dwellings, and including two-family dwellings, garden apartments, condominiums and townhouses.
Recreational, religious and educational uses normally located to service adjacent residential areas are
also permitted to meet the basic needs of a balanced, orderly, convenient, economical and attractive
residential area. The multiple-family residential dwelling district--low functions as a buffer or transition
between commercial or higher density residential areas and lower density areas. The intent of these
regulations is to allow development of property which may have a limited area suitable for residential
development due to a portion of the property being floodprone or adjacent to a district of a different
zoning designation.
1. Area and height regulations. Area and height regulations in an MFR-L, multiple-family residential
dwelling--low-density district, are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. Reserved.
4. Permitted uses. Uses permitted in an MFR-L, multiple-family residential dwelling--low-density district,
are set forth in section 7-P [7.P], Permitted Use Table.
C. (R-4) MFR-M, residential, general purpose and description. The MFR-M, multiple-family residential
dwelling--medium-density district, is intended to provide for medium-density multiple-family dwellings
which may have a relatively intense concentration of dwelling units, up to nine per acre, served by large
open spaces consisting of common areas and recreation facilities, thereby resulting in medium gross
densities. The principal use of land may be one or several dwelling types, including low-rise multiple-
family dwellings, garden apartments, condominiums and townhouses. Recreational, religious and
educational uses normally located to service adjacent residential areas are also permitted to meet the
basic needs of a balanced, orderly, convenient, economical and attractive residential area. The MFR-M,
multiple-family residential [medium-density] district, functions as a buffer or transition between commercial
or higher-density residential areas, and lower-density residential areas.
1. Multifamily residential area and height regulations. Area and height regulations in an MFR-M dwelling-
-medium-density district, are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. Reserved.
4. Permitted uses. Uses permitted in an MFR-M, multiple-family residential dwelling--medium-density
district, are set forth in section 7-P [7.P], Permitted Use Table.
C.1. MFR-GHD, garden home residential, general purpose and description. The GHD, garden home
residential district, is intended to provide multifamily low-density dwelling units having open space
between units which exceed existing normal multifamily buildings, with density not exceeding six units per
acre. The intent of these regulations is to allow development of property which (1) may have limited area
suitable for residential development due to geographical limitations; (2) has portions of the property
subject to flooding; or (3) is located adjacent to a district of a different zoning designation, and for which
the development as MFR-GHD would be appropriate as a buffer between incompatible land uses.
The interior living area of the first floor of any two-story residential structure in MFR-GHD shall contain not
less than 60 percent of the structure's total living area, and not more than 40 percent of the structure's
total living area shall be contained on the second floor, excluding open decks, porches, terraces, and
garages.
D. (R-5) MFR-H, residential, general purpose and description. The MFR-H, multiple-family residential
dwelling highest-density district, is a residential district intended to provide for the highest residential
density ranging up to 12 dwelling units per acre. The principal use of land in the district is for a wide
variety of dwelling types, including low-rise multiple-family dwellings, garden apartments, condominiums,
and townhouses and, subject to a specific use permit, high-rise apartments. Recreational, religious,
health and educational uses normally located to service residential areas are permitted in this district in
order to provide the basic elements of a balanced, orderly, convenient, and attractive residential area.
The MFR-H, multiple-family residential dwelling--highest-density district, is usually located adjacent to the
major street and serves as a buffer or transition between commercial development or heavy automobile
traffic and medium-density residential development.
1. Area and height regulations. Area and height regulations in an MFR-H dwelling--highest-density
district, are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. Reserved.
4. Permitted uses. Uses permitted in an MFR-H, multiple-family residential dwelling--highest-density
district, are set forth in section 7-P [7.P], Permitted Use Table.
E. (R-6) MHR, mobile home district, general purpose and description. The MHR, mobile home district, is
a residential district intended for mobile home development, up to ten units per acre. Recreational uses
normally located in mobile home developments are permitted in this district.
1. Area and height regulations. Area and height regulations in an MHR, mobile home residential dwelling
district, are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the MHR district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in a MHR, mobile home district, are set forth in section 7-P [7.P],
Permitted Use Table.
5. Other required conditions. The provisions of Ordinance No. 129 (Mobile Home Ordinance) of the City
of Friendswood, Texas [chapter 50 of the Code of Ordinances], shall apply to [the] MHR district.
F. (C-1) CSC, community shopping center district, general purpose and description. The CSC,
community shopping center district, is intended for a unified grouping, in one or more buildings, of
several, typically between five and 20, retail and service shops or stores that provide for the regular
needs and are for the convenience of the people residing in adjacent residential neighborhoods. Gross
floor area in a community shopping center typically ranges from 30,000 to 100,000 square feet, and land
area consists of two to ten acres in size. It is intended that the community shopping center be developed
as a unit, with adequate off-street parking for customers and employees, and with appropriate
landscaping and screening to insure compatibility with surrounding residential environment. This district is
ideally located at the intersection of two or more arterial or major streets with a service area of up to 1 1/2
miles. Development of a community shopping center requires approval of a development site plan by the
planning and zoning commission.
1. Area and height regulations. Area and height regulations in a CSC, community shopping center
district, are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the CSC district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in a CSC, community shopping center district, are set forth in section
7-P [7.P], Permitted Use Table. Office uses permitted in this district shall not exceed 30 percent of the
gross non-pad site floor area of the shopping center. A specific use permit for a shopping center as a
particular use is required before any building permit or certificate of occupancy may be issued in this
district.
5. No CSC district shall be created which includes less than two acres.
G. (C-2) NC, neighborhood commercial district, general purpose and description. The NC,
neighborhood commercial district, is primarily intended for retail sales, services, and office activities in a
mixed grouping. This designation is intended for use along major thoroughfares and collector streets
where larger tracts of land can be utilized as coordinated commercial centers. This designation is
intended for use of land areas between one-quarter acre and two acres. Structure size is typically
between 4,000 and 20,000 square feet. Development of a neighborhood commercial district requires
approval of a development site plan by the planning and zoning commission. Office uses permitted in this
district shall not exceed 60 percent of the gross building and structure floor area.
1. Area and height regulations. Area and height regulations in an NC, neighborhood commercial district,
are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the NC district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in an NC, neighborhood commercial district, are set forth in section 7-
P [7.P], Permitted Use Table.
5. All land zoned NC, neighborhood commercial on the date of passage of Ordinance No. 99-6, shall be
permitted 100 percent use of gross building and structure floor area for office uses. For all land zoned NC
after the date of passage of Ordinance No. 99-6, office uses shall not exceed 60 percent of the gross
building and structure floor area.
6. Building site coverage consisting of all buildings and structures and all paved surfaces shall not
exceed 90 percent of the total lot area.
G-1[G.1]. [(G-1)] LNC, local neighborhood commercial district, general purpose and description. The
LNC, local neighborhood commercial district, is primarily intended for retail sale of convenience goods or
services for persons residing in adjacent residential areas. Other uses are permitted in LNC when they
are of similar land use intensity and physical impact as those uses to be integrated into the surrounding
residential area. Because the retail and personal service uses permitted may be an integral part of the
neighborhood, closely associated with the residential, religious, recreational, and educational uses in the
neighborhood, more restrictive requirements are placed on development relative to other commercial
zoning categories. The local neighborhood district is intended for use at the entrance to residential areas
and in some situations within the confines of a residential district. This designation is intended for use of
land areas of up to one acre. Development of a local neighborhood commercial district requires approval
of a development site plan by the planning and zoning commission.
1. Area and height regulations. Area and height regulations in an LNC, neighborhood commercial
district, are set forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning, compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the LNC district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in an LNC, neighborhood commercial district, are set forth in section
7-P [7.P], Permitted Use Table.
5. The gross building and structure floor space shall not exceed 4,000 square feet.
6. Building site coverage consisting of all buildings and structures and all paved surfaces shall not
exceed 80 percent of the total lot area.
H. OPD, office park district, general purpose and description. The OPD, office park district, in intended
to encourage and permit general professional and business office development in a fashion consistent
with surrounding development. This district is ideally suited as a buffer between commercial and
residential areas. As such it shall be considered for entrances and land adjacent to residential
developments. The ultimate development is to provide land use intensity and landscaping consistent with
surrounding areas. Development of an office park district requires approval of a development site plan by
the planning and zoning commission.
1. Area and height regulations. Area and height regulations in an OPD, office park, are set forth in
section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the OPD district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in an OPD, office park district, are set forth in section 7-P [7.P],
Permitted Use Table.
5. Show window or display window effects shall not be permitted and there shall be no display from
windows or doors and no storage of merchandise in the building or on the premises except in quantities
customarily found in professional or business offices.
6. Retail operations that are primarily for selling to office park occupants are permitted. Examples of
these retail operations would be restaurants, coffee shops, office supply, barbershops, gift shops, health
spas [and] specialty stores.
7. One caretaker's quarters unit may be provided for each office park complex.
8. Building site coverage consisting of all buildings and structures and all paved surfaces shall not
exceed 90 percent of the total lot area.
I. (C-1) OBD, original business district, general purpose and description. The original business district is
intended to accommodate Friendswood's original business area. This district is shown on the zoning map.
The district is for commercial office, service industry, and public activities. Development of an original
business district requires approval of a development site plan by the planning and zoning commission.
1. Area and height regulations. Area and height regulations in an OBD, original business district, are set
forth in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the OBD district under certain circumstances and conditions.
4. Permitted uses: Uses permitted in an OBD, original business district, are set forth in section 7-P [7.P],
Permitted Use Table.
J. PUD, planned unit development, general purpose and description . This district allows for greater
flexibility in the design and coordination of mixed uses than in other districts. In no case shall a PUD be
used for the sole purpose of circumventing the intent of city ordinances or plans. Unless standards for
elements of site design are specifically described in a rezoning ordinance for a PUD, the design and
development standards of this section shall apply to all land development within a PUD district. The city
has three types of PUD districts; general, cluster home, and mixed use. The purposes of the PUD districts
are further described in section 8.H hereof. The general purposes of all PUD, planned unit development
districts, are several-fold:
1. To encourage unified design and development of tracts of land incorporating a variety of uses
including, but not limited to, residential, commercial, office, and institutional;
2. To accommodate innovation in development by modifying the city's land use and development
regulations;
3. To provide for and protect the public health, safety and general welfare of the city by assuring quality
development in accordance with the city's comprehensive plan and other related goals;
4. To minimize the negative impact of developments, especially those related to drainage, environment,
traffic, and a public services and related facilities;
5. To protect and enhance the aesthetic and visual qualities of development;
6. To provide development of sites in a suitable fashion when such development is restricted by such
factors as site location and shape;
7. To promote economic development in accordance with the city's plans for such. The PUD-mixed use
district described in section 8.H.3 hereof is not designed for solely residential or solely commercial
development, but is specifically for mixed use developments containing some combination of retail, office,
residential and public space. Residential development may be restricted based on these policies and the
overall PUD plan.
8. Permitted uses. Uses permitted in a PUD, planned unit development district, the PUD and PUD-mixed
use, are set forth in section 7-P [7.P], Permitted Use Table. The approval, approval with conditions, or
denial of planned unit development districts, and the combination of uses presented therein, shall be as
determined by the planning and zoning commission and city council, based upon compliance of the
proposed district as related to the stated purposes of such district.
9. Prohibited uses. City council has determined that certain uses are inappropriate in a PUD, and such
uses are set forth in section 7-P [7.P], Permitted Use Table, in the column "PUD-Mixed Use", by the
designation "NP" (not permitted).
10. Application requirements are listed in section 8.H hereof.
K. Reserved .
L. A-1, agricultural district, general purpose and description. The A-1, agricultural district, is intended for
the growing and/or marketing of agricultural products.
1. Area and height regulations. Area and height regulations in an A-1, agricultural district, are set forth in
section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the A-1 district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in an A-1, agricultural district, are set forth in section 7-P [7.P],
Permitted Use Table. Residential development is prohibited in the A-1 district; however, dwelling quarters
for onsite employees and their families are permitted provided such residential use conforms to the SFR
district regulations including lot area, width and setback requirements and parking ratio.
M. (M-1) LI, light industrial district, general purpose and description. The LI, light industrial district, is
intended primarily for the conduct of light manufacturing, assembling, and fabrication, and for
warehousing, wholesaling, and service operations. This district is designed to upgrade industrial
development standards, prevent industrial blight, and protect light industrial development from
incompatible residential, commercial or heavy industrial uses.
1. Area and height regulations. Area and height regulations in an LI, light industrial district, are set forth
in section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the LI district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in an LI, light industrial district, are set forth in section 7-P [7.P],
Permitted Use Table.
N. I, industrial district, general purpose and description. The I, industrial district, is intended to provide
for industrial uses and other uses not otherwise provided for in the other districts. The intensity of uses
permitted in this district makes it necessary to separate it from all residential districts and most
commercial districts wherever possible.
1. Area and height regulations. Area and height regulations in an I, industrial district, are set forth in
section 7-Q.2 [7.Q.2], Regulation Matrix.
2. See section 8 for supplementary district regulations.
3. See section 9 for temporary certificate of zoning compliance that may be granted by the
administrative official and specific use permits that may be recommended by the planning and zoning
commission within the I district under certain circumstances and conditions.
4. Permitted uses. Uses permitted in an I, industrial district, are set forth in section 7-P [7.P], Permitted
Use Table.
O. BP, business park district. The business park district is intended to encourage and permit light
manufacturing and/or service operations and auxiliary retail and wholesale sales. The business(es) may
be individually owned or leased by a common owner. The types of uses, and the design [and] exterior
appearance, [shall be] so controlled as to maintain the integrity and be generally compatible with adjacent
surrounding residential and commercial development. All services, manufacturing and storage are to be
indoors. This district shall access or abut major thoroughfare and/or collector streets. It is intended that
the business park be developed as a unit. Development of a business park district shall be developed on
a minimum of 10,000 square feet and shall be subject to site plan approval by the planning and zoning
commission.
1. Area and height regulations. Minimum size business park 10,000 square feet, no structure within a BP
shall be located within 25 feet of an exterior BP boundary (an exterior BP boundary is one that abuts a
zone other than BP).
2. See section 9 for temporary certificates of zoning compliance that may be granted by the
administrative official and specific use permit that may be recommended by the planning and zoning
commission within the BP district under certain circumstances and conditions.
3. See section 8 for supplementary district regulations.
4. Permitted uses. Uses permitted in a BP, business park district, are set forth in section 7-P [7.P],
Permitted Use Table.
5. Light manufacturing is permitted only if limited to final machining, assembly, testing, processing and
packaging into finished goods from raw materials produced elsewhere, such as electronic parts
assembly, medical products processing, mechanical parts assembly and aerospace equipment
processing.
6. Truck docking facilities are permitted provided they are located in the rear or side yard and screened
from view of adjacent street right-of-way.
7. Screening devices for refuse containers are required.
8. Parking shall be designated on the parking group section of the permitted use table. However, a
minimum [of] four parking spaces per business or four spaces per 1,000 square feet of gross building
floor space for each structure, whichever is greater, is required.
9. Performance standards shall conform to section 8-J.2.a(2) [8.J.2.a(2)] as shown in the CSC zoning
district.
10. Exterior requirements. All buildings to be constructed must have at least 65 percent of their exterior
walls, excluding doors and windows, constructed of masonry materials, or concrete construction or a
combination of masonry, concrete, aluminum or glass materials as may be approved by the planning and
zoning commission.
P P P P S P O productionGreenhouse, nursery & floriculture 1114 P S S BP I L1
1-A
11. Except as specifically provided in the permitted use table in section 7-P [7.P], retail sales shall be
permitted as accessory uses only and then only to the extent that such sales are sales of products
manufactured or serviced on the premises. Retail sales shall not be permitted as a primary use in the BP
district except where specifically authorized in said section 7-P [7.P].
P. Permitted uses.
1. Use of land and buildings. Buildings, structures, land or premises shall be used only in accordance
with the uses specifically permitted in the zoning district classification for the site subject to compliance
with parking regulations, height and area requirements, special conditions and all other requirements of
the zoning ordinance.
2. Permitted use table. The permitted uses in each specific zoning district are shown by means of
symbols in the permitted use tables on the following pages. The letter "P" in the zoning district column
opposite the listed permitted use means the use is permitted as a use of right in that district. The letter "S"
in the zoning district column opposite the permitted use means the use is permitted in the zoning district
only after obtaining a specific use permit as set forth in section 9-G [9.G]. No primary use shall be
permitted in any district unless the letter "P" or the letter "S" appears opposite the listed permitted use.
The letter "O" in the OPD zoning district means that the permitted uses is for office functions only. Parking
requirements are in section 8-F [8.F] hereof. The letters "NP" in the PUD mixed use zoning district column
means those uses so specified are not permitted under any circumstance.
3. Uses not listed. Primary uses not listed in the permitted use table may be permitted in any district
where similar uses are permitted. The function and locational requirements of the unlisted use must be
consistent with the purpose and description of the zoning district, compatible with the permitted uses in
the district, and be similar in traffic-generating capacity, noise, vibration, dust, odor, glare and heat
producing characteristics.
4. Accessory use. A use which is customarily incidental to that of the primary existing use, which is
located on the same lot or premises and [as the] primary existing use, and which has the same zoning
district classification shall be permitted as an accessory use without being separately listed as a permitted
use.
5. North America Industry Classification System (NAICS) Codes. The activity descriptions in the (1997)
NAICS Codes prepared by United States Executive Office of the President, Office of Management and
Budget, shall be used to determine the primary establishment uses when reference is made in the tables
to a designated standard industrial classification. Every January, community development staff shall
determine if the manual has been revised. If the manual has been revised, such revisions and changes
will be summarized in a written report and presented to the planning and zoning commission. The
commission will make recommendations to council regarding adoption of the revised manual and
appropriate changes to the zoning ordinance permitted use table. The commission may recommend that
an ad hoc committee review and propose revisions to the permitted use table.
PERMITTED USE TABLE
TABLE INSET:
SFR
MFR-PUD
& MFR-MFR-MFR-MHR CSC NC LNC OPD OBD PUD
1997 NAICS GHD Mixed
SFR-L M H
Use
E
Adult entertainment business S NP
11 Agriculture, forestry, fishing and hunting
111 Crop production O O O O P S
P P P S P P S S S S S S S S S O P P
P S S P S P P P P P P
1114 Greenhouse, nursery & floriculture O P S
production
O
112 Animal production O O O P S
113 Forestry and logging O P S
1133 Logging O P S
114 Fishing, hunting and trapping O
Support activities for agriculture and
115 O O O O P S
forestry
1151 Support activities for crop production O O O O P S
21 Mining
211 Oil and gas extraction O
212 Mining, except oil and gas O
212 Mining, except oil and gas O
212 Mining, except oil and gas O
213 Mining support activities O
22 Utilities O P S
23 Construction
Building, developing and general
233 O O O O P S
contracting
S S S S P P P P P P S S P S S S P S S S
S S S S S S S S S S S S S P P P S P P
234 Heavy construction O O O O P S
235 Special trade contractors O O O O P S
31-33 Manufacturing
311 Food manufacturing O P S
Beverage and tobacco product
312 O S P S
manufacturing
313 Textile mills O S NP
314 Textile product mills O S P S
315 Apparel manufacturing O P S
Leather and allied product manufacturing
316 O NP S
3161 Leather and hide tanning and finishing O NP S
321 Wood product manufacturing O NP S
322 Paper manufacturing O NP S
323 Printing and related support activities P O P S
323110
Commercial lithographic printing S O P S
Petroleum and coal products
324 O NP S
manufacturing
325 Chemical manufacturing O NP S
P P P P P P S P P P S P S - P P P P P P S
P S P S S - P - P P S P P P
Pharmaceutical preparation
3254 O NP S
manufacturing
Plastics and rubber products
326 O NP S
manufacturing
3262 Rubber product manufacturing O NP S
Nonmetallic mineral product
327 O NP S
manufacturing
331 Primary metal manufacturing O NP S
332 Fabricated metal product manufacturing O NP S
333 Machinery manufacturing O NP S
Computer & electronic product
334 - - O - P S
manufacturing
Electrical equipment, appliance and
335 O P S
component mfg
33591 Battery manufacturing O NP S
Transportation equipment manufacturing
336 O NP S
Furniture and related products
337 O P S
manufacturing
339 Miscellaneous manufacturing O NP S
Medical equipment & supplies
3391 S S P P P S
manufacturing
42 Wholesale trade O P S
P P S P P O P P P General merchandise stores P P P P P P S
S P P P P P P P P P P P P P P P P P
P P P
44-45 Retail trade
441 Motor vehicle and parts dealers O P S
44111 New car dealers S O S P S
44112 Used car dealers S O S S
44122 Boat dealers S O S P S
44121 Recreational vehicle dealers S O S P S
441221
Motorcycle dealers S O S P S
Automotive parts, accessories and tire
4413 P S O S P S
stores
442 Furniture and home furnishing stores P P O P P S
443 Electronics and appliance stores P P O P P S
Building material & garden equipment &
444 P P O P P S
supply dealers
445 Food & beverage stores P P P O P P S
446 Health & personal care stores P P P O P P S
447 Gasoline stations P P P O P P S
448 Clothing and clothing accessory stores P P P O P P S
Sporting good, hobby, book & music
451 P P O P P S
stores
S S S S P S O S S transportationTransit & ground passenger P P P S S P S
O S P P P P P P P P P P P P P
P P P P P
452 General merchandise stores P P P O P P S
453 Miscellaneous store retailers P P O P P S
4533 Used merchandise stores P P P S
45393 Manufactured (mobile) home dealers O O
P
4539 All other miscellaneous store retailers P P P S
453991
Tobacco stores P P P P S
454 Nonstore retailers S S O P P S
Electronic shopping & mail-order houses
4541 P P S
4542 Vending machine operators P S
4543 Other direct selling establishments P S
45431 Fuel dealers O P S
48-49 Transportation & warehousing
481 Air transportation O P S
482 Rail transportation O P S
483 Water transportation O P S
484 Truck transportation O P S
P P P P P P P P P P S P P P P P P P P P
P P P P P O P P P P P P S S S S S S S
485 Transit & ground passenger S S O S P S
transportation
486 Pipeline transportation S S S S S S S S S S S P S
487 Scenic & sightseeing transportation S O P P S
488 Transportation support services S S O S
4884 Motor vehicle towing - S O S P S
491 Postal service P P O P P S
492 Couriers & messengers P P O P P S
493 Warehousing & storage O P S
51 Information
511 Publishing industries O P S
Motion picture & sound recording
512 S O S P S
industries
512132
Drive-in motion picture theaters
513 Broadcasting & telecommunications S S O S P S
51333 Telecommunication resellers P P O P P S
514 Information & data processing services P P O P P S
52 Finance & insurance P P P P P S
P S S S S S S S P P P S S P S P P P P P P P P
P P P P P P P P P P P P P P P P P P
522298 All other nondepository credit
S O S P S
intermediation (pawn shops)
53 Real estate & rental & leasing
531 Real estate (miniwarehouse storage) P P P P P S
Lessors of miniwarehouses and self-
53113 P P P P
storage units
532 Rental & leasing services P S O P P S
Lessors of other nonfinancial intangible
533 P P P P P S
asset
Professional, scientific & technical
54 P P P P P S
services
Research, development & testing
5417 S O S P S
services
Management of companies & enterprises
55 P P P P P S
Administrative/support waste
56 P P O P P S
management/remediation services
Services to dwellings and other buildings
5617 S O P S
Waste management & remediation
562 O P S
services
61 Educational services
611 Educational services P P P P S
6111 Elementary & secondary schools S S S S S S S S O S P S
6112 Junior colleges S O S P S
P P P P nking places (alcoholic beverages) 7224 P P P P S S S S S
S P P P P P P P P P S S
S S S P S S S
Colleges, universities & professional
6113 S O S P S
schools
Computer, business & secretarial schools
6114 S O S P S
6116 Other school and instruction P P P P S
62 Health care & social assistance
621 Ambulatory health care services P P P P P S
622 Hospitals P O P P S
623 Nursing & residential care facilities S S O S P S
6233 Community care facilities P P S
624 Social assistance P O P P S
6244 Child day care services S S S S P S P O P P S
71 Arts, entertainment and recreation P O P P S
Sports teams, clubs, racetracks, other
7112 S O S P S
spectator sports
Museums, historical sites & like
712 S S S S S S P S O P P S
institutions
713990 All other amusement and recreation
industries
72 Accommodation & food services
721 Accommodation P O S P S
722 Food services & drinking places P P O P P S
S P P P P P P P Model dwelling unit S P P P P
P S P - P S P P P P P P P P P P P P
7224 Drinking places (alcoholic beverages) P P
Other services (except public
81 P P O P P S
administration)
S
8111 Automotive repair shops P O S P S
8113 Welding shops S O S P S
8121 Personal care services P P P P P P S
8122 Death care services S S O S P S
8129 Other personal services P P P P P S
Religious/grantmaking/professional/similar
813 P P O P P S
organizations
8131 Religious organizations S S S S S S P P P O P P S
8134 Civic, social and fraternal associations S S S S S S P P S O P P S
814 Private households P P P P P P P
92 Public administration P O P P S
92214 Correctional institutions
Residential uses
Cluster housing P P P P P
Mobile home parks P
S P P P P P P P P P P P P P P P P P
P P P S S P
Model dwelling unit P P P P P P P S
Multi-family dwellings P P P P P S
Single-family dwellings P P S S S S P S
Townhouses P P P P P
Two-family dwellings P P S
Accessory building structure or use P P P P P P
Cable television transmission line P P P P P P P P P P P P P
Electrical substation S S S
Electrical transmission line P P P P P P P P P P P P P
Home occupation P P P P P P P P
Private recreation facility P P P P P P P S
Servants or caretaker quarters P P P P P P P P S
Swimming pool P P P P P P P P
Telephone exchange, switching relay or
S S P P P P P P S P P P S
transmitting station
Utility business office P P P P P S
Utility service or storage yard or buildings
P S
Q. District area and height regulations.
1. No lot, parcel, premises or tract of land shall be created and no building permit shall be issued for any
request that does not meet the appropriate minimum lot area, width, depth, yard and height regulations as
set forth in the tables labeled section 7-Q.2 [7.Q.2], Regulation Matrix.
2. (See Regulation Matrix.)
REGULATION MATRIX--COMMERCIAL DISTRICTS
Circled letters (letters in parentheses) refer to paragraphs in section 7.Q.3 [7.Q.3].
TABLE INSET:
FeetMinimum CoverageLot Maximum
Yards--
Minimum
Feet
Side
Interior (c) Exterior
When
Abutting When When
Property In
Lot Area When Backing Backing
Lot Lot Height
a Up to Up to
Zoning Minimum Abutting Landscape
Width Depth Front (f) Rear Maximum Exception
Square Residential Property In a an an
District Requirements
Minimum Minimum Feet (b
(a) Notes
Feet (d) District or Nonresidential Abutting Abutting
Feet Feet and e)
Garden District Side Rear
Home Yard Yard
District
CSC 15,000 100 150 30 15 25 10 25 10 35 Yes
NC 12,000 100 120 30 20 25 10 25 10 35 Yes D
LNC 10,000 100 100 30 25 25 10 25 10 35 Yes D
OPD 10,000 100 100 30 15 25 10 25 10 35 Yes
BP 10,000 100 100 30 25 25 10 25 10 35 Yes
OBD 15,000 100 150 30 15 25 10 25 10 35 Yes
LI 15,000 100 100 30 25 25 10 25 10 35 Yes A, C
I 20,000 100 100 30 25 40 10 25 10 35 Yes B, C
A. When LI district is across the street from a residential district front yard shall be 40 feet from street
ROW.
B. When I district is across the street from a residential district front yard setback shall be 50 feet from
street ROW.
C. When industrial district abuts side and/or rear residential district front yard setback shall be 89 feet.
D. Minimum rear yard setback shall be 15 feet where rear yard abuts a non-residential district.
REGULATION MATRIX--RESIDENTIAL DISTRICTS
Circled letters (letters in parentheses) refer to paragraphs in section 7.Q.3 [7.Q.3].
TABLE INSET:
Yards--
Minimum
Feet
Sides
Exterior
(Corner
Lot)
Backing Backing
Lot Area Zero
Units Up to Up to Height Maximum
Minimum Lot Rear Parking Lot
Zoning Per Front (f) Interior an an Maximum Lot
Square Width (a) Requirement Lines
District Acre (c) Abutting Abutting Feet (b Coverage
Feet (d) Unit Y/N
Side Rear and e)
Yard Yard
SFR
Single-
90 A
Family 2.7 11,600 25 B 25 10 F 25 A 20 C 35 2 No 35%
Residential
SFR
Single-
120
Family 2.7 15,600 25 B 25 10 25 B 20 C 40 2 No 35%
A
Residential
SFR-E
Single-
150
Family 0.5 87,120 75 25 25 35 35 40 5 No 20%
A
Residential
Estate
MFR-L
Multiple-6 G 7,260 G 45 G 10 E,
25 B 25 25 B 20 C 35 2 No 50%
Family - I
Low
MFR-M
Multiple-10 E,
9 -- -- 25 B 0 25 B 20 C 35 2 No 50%
Family -
I
Medium
MFR-H
Multiple-10 E,
12 -- -- 25 B 0 25 B 20 C 35 2 No 50%
Family - I
High
MHR
Mobile
10 -- -- 25 B 25 10 I 30 25 B 20 2.5 No 50%
Home
A-1 25 B 25 10 I 25 B 20 C 35 2 No 10%
MFR-GHD
Garden 0 D, J Yes
6 6,000 60 5 B, H 10 5 B, H 4 C, H 35 2 50%
Home D
District
A. Lots less than 120 feet wide require curbs. Lots 120 feet wide or greater may use open ditches.
B. Thirty-five feet on thoroughfares.
C. Twenty-five feet on thoroughfares.
D. Zero setback one side only, minimum five-foot separation between buildings.
E. Ten-foot minimum separation between buildings.
F. Lots currently in existence with less than 90 feet of width that have structures already built upon them
may continue with the same existing setback for additions provided they are not less than a minimum of
five feet.
G. Developer must elect either units per acre or lot area. Two-family residential on two lots are required
when lot area is elected.
H. Front and exterior side yard setbacks shall be measured from the edge of the street ROW or the
edge of the drainage utility/access easement (if streets are private) whichever is greater.
I. Twenty-five feet when abutting land zoned single-family residential (SFR) district.
J. Ten feet when abutting land zoned anything other than MFR-GHD (Garden Home District).
3. Area and height exceptions.
a. Unattached accessory buildings or structures less than twenty (20) feet in height, as measured from
the adjacent grade to the highest point of any portion of such building or structure, may be located in
required rear or side yards within residential districts, provided they are set back not less than five (5) feet
from any interior side lot line, twenty (20) feet from any side lot lane adjacent to a side street, and ten (10)
feet from any rear lot line.
b. A building structure may not exceed thirty-five (35) feet in height measured from the minimum
habitable floor elevation, provided, however, that:
1. Buildings or structures in Office Park (OP), Light Industrial (LI), Industrial (I), Business Park (BP) and
Planned Unit Development (PUD) districts may exceed thirty-five (35) feet in height when:
a. The building setback from the nearest property line is equal to the building height. Further, the
building or structure shall fit under an imaginary line that is not greater than forty-five (45.0) degrees at
the property line from a horizontal line established at the minimum habitable floor elevation.
b. The minimum setback for any building or structure in Office Park (OP), Light Industrial (LI), Industrial
(I), Business Park (BP) and Planned Unit Development (PUD), which is greater than thirty-five (35) feet in
height, shall be one hundred (100) feet plus the building or structure height from the nearest property line
of residentially zoned land.
c. The minimum setback for buildings or structures taller than thirty-five (35) feet shall be that which
provides the greatest distance from the nearest property line of residentially zoned land, as determined by
either (a) or (b) above.
d. Buildings or structures of thirty-five feet or less in height shall meet the setback requirements as
defined in this appendix.
2. Primary structures in SFR and SFR-E residentially zoned districts with a minimum lot frontage of one
hundred twenty (120) feet and minimum lot area of fifteen thousand six hundred (15,600) square feet may
be up to forty (40) feet in height measured from the minimal habitable floor elevation provided however
that all the setback requirements as defined in this appendix will increase five (5) feet for the primary
structure.
c. Interior side yards shall not be required for abutting properties in the same zoning district if both
properties are developed as a unit under a common development plan.
d. When individual attached townhouses or condominiums are to be sold separately, there shall be no
minimum lot area requirements provided that the total land area of the project, including the land on which
the units are located and the land held in common ownership by the unit owners, is equal to the total
minimum land area required per dwelling unit or lot in the district in which the project is located.
e. The height regulations of this section shall not apply to belfries, chimneys, church spires, conveyors,
cooling towers, elevator bulkheads, fire towers, storage towers, flagpoles, monuments, ornamental towers
or spires, cranes, construction equipment, smokestacks, stage towers and scenery lofts, tanks, water
towers, ham radio and television antennas, [and] microwave relay, radio and television transmission
towers.
f. Minimum front yard setbacks for lots with predominant frontage on the curved radius of a cul-de-sac
shall be 15 feet.
R. Entryway Overlay Districts .
1. General purpose and description. The Entryway Overlay District (EOD) is intended to preserve and
enhance the physical characteristics of the City of Friendswood along its entryways by promoting the
safety, welfare, convenience, and enjoyment of travel along these entryways; ensuring that signage is
clear and appropriate to prevent needless clutter in appearance; providing for unified and orderly
development; and promoting and aiding economic growth. The establishment of an EOD does not repeal
the underlying zoning classification of property to which the EOD applies. The requirements of the EOD
are in addition to the requirements of the underlying zoning district. In the event of conflict between the
requirements of the EOD and the underlying zoning classification, the requirement of the EOD shall
apply.
2. Permitted uses. Permitted uses in the EODs shall be determined by the underlying zoning districts.
3. Boundaries. Those areas designated as EODs shall extend a minimum distance of the 200 feet from
the street right-of-way or the rear of the property having frontage, whichever is less.
4. Area and height regulations. Area regulations shall also be determined by the underlying districts,
except that all front setbacks must be a minimum of 30 feet.
5. Sign regulations. Signs shall be permitted within the EODs according to the sign ordinance of the
City of Friendswood. However, only monument style signs shall be permitted. A 25 square foot reader
board may be incorporated into the monument sign, in addition to the allowable 50 square feet, but no
portable signs will be permitted on site if a reader board exists. Monument style signs should also be
compatible with the architectural style of the building(s) located on site.
6. Screening. The following uses when located at the front or sides or on the main structure on the site
shall be screened to a height sufficient to completely screen the use from view at ground level. For the
purposes of this subsection, "view at ground level" shall mean the view from public walkways situated in
the adjoining rights-of-way or from vehicular traffic in the first two traffic lanes in the bordering street or
streets.
a. All outside storage;
b. Industrial activities;
c. Off-street loading areas;
d. Refuse storage areas, dumpsters, and all related activities;
e. Air conditioning, refrigeration, heating and other mechanical and electrical equipment;
f. Microwave and satellite antennas; and
g. Detention ponds*.
An opaque screen composed of berms**, walls, fences, vegetation, or a combination of these materials
between the property line and the development shall be used; however, in no case shall any of the above
mentioned activities be closer to the street than the thirty-foot setback line.
*If detention ponds are part of the landscaping plan, screening would not be necessary. Ponds may be
located no closer than ten feet from abutting rights of way if the pond serves the subject property only.
**Berms used for any type of screening will be limited to a height of three feet above finished grade at
property line (not including detention facilities) and must be landscaped.
7. Utilities. All permanent utilities serving the property shall be located underground, at owner's
expense, unless required by the utility company to be otherwise located.
8. Landscaping. The minimum requirements for areas within the EOD are as follows:
a. Properties with frontage along the entryway shall provide a minimum ten-foot-wide landscaped buffer
along the entire length of the lot.
b. Reserved.
c. All parking areas adjacent to the buffer zone shall be screened with architectural and/or landscape
materials. Shrubs used to screen parking areas should be a minimum height of two feet when planted
and maintain a maximum height of three foot six inches when matured.
d. All parking areas adjacent to the buffer zone shall be screened with architectural and/or landscape
materials. Shrubs used to screen parking areas should be a minimum height of two feet.
9. Architectural elements. Garage bays, or other similar large openings designed for automotive or
industrial work, or designed for vehicles to drive into, shall not face FM 2351, FM 518 and FM 528 within
the Entry Overlay District. This prohibition shall not include drive-throughs typically found at banks or fast-
food establishments.
a. Commercial :
1. Commercial developments shall have (not including the roof) exterior cladding on those portions of
the building visible to the entryway of wood, brick, masonry, stone, stucco, glass or custom manufactured
or custom designed metals.
2. The design of walls and other structures located on the same site, including those used to screen
outdoor storage areas, dumpsters, vehicles, etc., shall be constructed of the same materials as the main
building on the lot.
3. Provided, however, that in the case of both subparagraphs 1. and 2., above, an applicant may present
to the commission on the site plan, specifications, which shall include elevation drawings, of proposed
alternative materials, which meet or exceed the appearance and durability requirements above.
b. Residential :
1. Residential development not facing the entryway shall be required to install a visual barrier to a
minimum mature height of six feet as measured from the finished grade. The barrier shall be set back
from the street right-of-way line by a minimum of ten feet. Various materials may be utilized, including
landscaped earth berms, provided the materials are durable and require low maintenance. All barriers are
required to be maintained by the property owner or a homeowners' association set up for such purposes
and filed of record. Subdivision plats submitted for residential property along the entryway corridors shall
include detailed information and visual representations of the proposed barrier, and such other
information and visual representations of the proposed barrier, and such other information as the
commission may reasonably determine to be necessary.
2. Trees shall be planted adjacent to the barrier on the entryway at intervals of 25 feet, with one-half
having a minimum caliper of four inches and one-half having a minimum caliper of two inches. Existing
qualified trees may be counted toward fulfillment of this requirement provided that the size, species, and
guaranteed duration shall meet the criteria of the landscaping section of this ordinance. (Clustering of
trees shall be permitted; provided, however, clustering shall not reduce the number of required trees, and
trees shall not be clustered so as to lessen the survival rate of other trees.)
(Ord. No. 85-37, § 1, 1-6-1986; Ord. No. 89-10, §§ 1--3, 9-11-1989; Ord. No. 89-18, § 1, 11-16-1989; Ord.
No. 90-5, § 2, 3-5-1990; Ord. No. 90-6, §§ 1, 2, 3-19-1990; Ord. No. 90-18, § 1, 7-23-1990; Ord. No. 92-
15, § 1, 10-5-1992; Ord. No. 92-16, §§ 1, 2, 10-19-1992; Ord. No. 93-5, §§ 1--3, 4-19-1993; Ord. No. 93-
8, § 1, 6-7-1993; Ord. No. 94-4, § 1, 4-18-1994; Ord. No. 95-4, § 1, 7-24-1995; Ord. No. 95-12, § 1, 5-15-
1995; Ord. No. 95-31, 12-4-1995; Ord. No. 96-10, § 1, 6-3-1996; Ord. No. 96-14, § 3--7, 7-1-1996; Ord.
No. 97-5, §§ 1--4, 3-3-1997; Ord. No. 98-1, §§ 1--5, 4-20-1998; Ord. No. 98-14, § 1, 8-17-1998; Ord. No.
98-17, § 1, 9-14-1998; Ord. No. 99-3, §§ 2--7, 1-18-1999; Ord. No. 99-6, §§ 1--7, 13, 1-18-1999; Ord. No.
99-7, § 1, 1-18-1999; Ord. No. 99-11, § 1, 7-26-1999; Ord. No. 99-21, § 2, 10-18-1999; Ord. No. 99-23,
§§ 1--3, 10-18-1999; Ord. No. 2000-22, §§ 1, 3, 8-7-2000; Ord. No. 2000-23, §§ 2--4, 8-21-2000; Ord. No.
2000-24, § 1, 8-7-2000; Ord. No. 2000-26, §§ 1, 2, 8-7-2000; Ord. No. 2000-45, §§ 1, 2, 12-18-2000; Ord.
No. 2002-1, §§ 1, 2, 1-21-2002; Ord. No. 2004-11, §§ 1--3, 8-2-2004; Ord. No. 2004-12, §§ 1--3, 8-2-
2004; Ord. No. 2004-08, §§ 1--4, 8-16-2004; Ord. No. 2004-21, § 1, 12-6-2004)
Section 7.5 Downtown overlay district.
1. General purpose and description. The downtown overlay district (DOD) is intended to preserve the
physical characteristics of the City of Friendswood in designated areas by promoting the safety, welfare,
convenience and enjoyment of travel along these entryways; ensuring that signage is clear and
appropriate to prevent needless clutter in appearance; providing for unified and orderly development; and
promoting and aiding economic growth. The establishment of a DOD does not repeal the underlying
zoning classification of property to which the DOD applies. The requirements of the DOD are in addition
to the requirements of underlying zoning district. In the event of conflict between the requirements of the
DOD and the underlying zoning classification, the requirement of the DOD shall apply.
2. Permitted uses. Permitted uses in the DOD shall be determined by the underlying zoning districts.
3. Boundaries. The area designated as DOD shall extend a minimum distance of the 200 feet from the
street right-of-way or the rear of the property having frontage, whichever is less.
4. Area and height regulations. Area regulations shall be determined by the underlying districts, except
that all front setbacks must be a minimum of 30 feet.
5. Sign regulations. Signs shall be permitted within the DOD according to the sign ordinance of the City
of Friendswood. However, only monument style signs shall be permitted. A 25 square foot reader board
may be incorporated into the monument sign, in addition to the allowable 50 square feet, but no portable
signs will be permitted on site if a reader board exists. Monument style signs should also be compatible
with the architectural style of the building(s) located on [the] site.
6. Screening. The following uses when located at the front or sides or on the main structure on the site
shall be screened to a height sufficient to completely screen the use from view at ground level. "View at
ground level" shall mean the view from public walkways situated in the adjoining rights-of-way or from
vehicular traffic in the first two traffic lanes in the bordering street or streets.
a. All outside storage;
b. Industrial activities;
c. Off-street loading areas;
d. Refuse storage areas, dumpsters, and all related activities;
e. Air conditioning, refrigeration, heating, and other mechanical and electrical equipment;
f. Microwave and satellite antennas; and
g. Detention ponds.*
An opaque screen composed of berms**, walls, fences, vegetation, or a combination of these materials
between the property and the development shall be used; however, in no case shall any of the above
mentioned activities be closer to the street than the thirty-foot setback line.
*If detention ponds are part of the landscaping plan, screening would not be necessary. Ponds may be
located no closer than ten feet from abutting rights-of-way if the pond serves the subject property only.
**Berms used for any type of screening will be limited to a height of three (3) feet above finished grade at
property line (not including detention facilities) and must be landscaped.
7. Utilities. All permanent utilities serving the property shall be located underground, at owner's
expense, unless required by the utility company to be otherwise located.
8. Landscaping. The minimum requirements for areas within the DOD are as follows:
a. All other landscaping requirements in other sections of the ordinance must also be satisfied.
b. All parking areas adjacent to the buffer zone shall be screened with architectural and/or landscape
materials. Shrubs used to screen parking areas shall be a minimum height of two feet when planted and
maintain a maximum height of three foot six inches when matured.
9. Architectural elements. Garage bays, or other similar large openings designed for automotive or
industrial work, or designed for vehicles to drive into, may not face Friendswood Drive within the
downtown overlay district. This prohibition shall not include drive-throughs typically found at banks or fast
food establishments.
a. Commercial:
1. [Commercial developments must have facades of wood, brick, masonry, stone, stucco, glass or
architectural metals such as copper or bronze.] Commercial developments must have (not including the
roof) exterior cladding on those portions of the building visible to the entryway of wood, brick, masonry,
stone, stucco, glass or custom manufactured or custom designed metals.
2. The design of walls and other structures located on the same site, including those used to screen
outdoor storage areas, dumpsters, vehicles, etc., shall be constructed of the same materials as the main
building on the lot.
3. Provided, however, that in the case of both subparagraphs 1 and 2, above, an applicant may present
to the commission on the site plan, specifications, which shall include elevation drawings, of proposed
alternative materials, which meet or exceed the appearance and durability requirements above.
[4. Garage bays or other similar large openings designed for automotive or industrial work, or designed
for automobiles to drive into, may not face Friendswood Drive within the Downtown Overlay District.
Provided, however, that this prohibition shall not include drive-throughs such as are typically found at
banks or fast food establishments.]
b. Residential:
1. Residential developments not facing the entryway shall be required to install a visual barrier to a
minimum mature height of six feet as measured from the finished grade. The barrier shall be set back
from the street right of way line by a minimum of ten feet. Various materials may be utilized, including
landscaped earth berms, provided the materials are durable and require low maintenance. All barriers are
required to be maintained by the property owner or a homeowners' association set up for such purposes
and filed of record. Subdivision plats submitted for residential property along the entryway corridors shall
include detailed information and visual representations of the proposed barrier, and such other
information as the commission may reasonably determine to be necessary.
2. Trees shall be planted adjacent to the barrier on the entryway side at intervals of 25 feet, with one-half
having a minimum caliper of four inches and one-half having a minimum caliper of two inches. Existing
qualified trees may be counted toward fulfillment of this requirement provided that the size, species, and
guaranteed duration shall meet the criteria of the landscaping section of this ordinance. (Clustering of
trees shall be permitted; provided however, clustering shall not reduce the number of required trees, and
trees shall not be clustered so as to lessen the survival rate of other trees.)
(Ord. No. 99-37, § 1, 10-18-1999; Ord. No. 2000-25, §§ 2--5, 8-24-2000; Ord. No. 2004-07, § 1, 8-16-
2004)
Section 8. Supplementary district regulations.
A. Visibility at intersections in residential districts. On a corner lot in any residential district, vegetation
shall not be planted or allowed to grow in such a manner to materially impede vision between a height of
2 1/2 feet and ten feet above the centerline grades of the intersecting streets in the area bounded by the
street lines on such corner lots and a line joining points along said street lines 25 feet from the point of the
intersection.
B. Fences, walls, and hedges. Except as provided below, fences, walls, and hedges are permitted in or
along the edge of any required yard. However, no fence, wall, or hedge shall be construction on any
exterior side yard so as to constitute a hazardous visual obstruction to traffic in any direction, and same
must conform to subsection A. of this section. Additionally, fences, walls, and hedges may only be
constructed in front yards on lots adjacent to FM 528, FM 2351, and FM 518 north of FM 2351 and south
of FM 528, or on lots greater than two acres, provided that no hazardous visual obstruction is created.
Additionally, fences must be installed with the finished side facing outward.
C. Accessory buildings. Except as specifically permitted by this ordinance, no accessory building shall
be erected in any required yard, and no separate accessory building shall be erected within five feet of
any other buildings.
D. 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, street
frontage, and other requirements of this ordinance shall be met for each structure as though it were on an
individual lot.
E. Structures to have access. Every building hereafter erected shall be on a lot adjacent to a public
street, or 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.
F. Off-street parking and loading regulations.
1. Purpose . It is the intent of this section to assure [ensure] that adequate off-street parking is provided
with the construction, alteration, remodeling or change of use of any building or change of use of land.
Specific guidelines regarding recommended off-street parking spaces and parking lot geometrics shall
comply with the requirements of the current design criteria.
a. Approval of the parking area layout and design of all off-street parking areas shall be by the city
engineer. The city engineer shall determine that spaces provided are usable, and that the circulation
pattern of the area is adequate.
b. Bonus for landscaping of off-street parking facilities. The minimum off-street parking requirements
shall be reduced up to a maximum of 50 percent of the requirement where an equal percent of the total
parking area has been retained and developed as landscaped open space area. The percent of the
landscaped open space area shall determine the maximum percent reduction which will be permitted in
the total number of off-street parking spaces.
G. Off-street loading regulations. The intent of this section is to ensure that an adequate off-street
loading area is provided with the construction, alteration, or change of use of any business building or
structure, or with any change in land use.
1. The owner and the occupier of any property upon which a business is located shall provide loading
and unloading areas of sufficient number and facility to accommodate on such business premises all
vehicles that will be reasonably expected to simultaneously deliver or receive materials or merchandise,
and of sufficient size to accommodate all types of vehicles that will be reasonably expected to engage in
such loading or unloading activities.
2. Any person desiring a building permit for the construction, alteration, or change of use of the land or
any business building or structure shall submit a plot plan to the building official designating the number,
dimensions and locations of all loading areas and all proposed avenues of ingress and egress to the
property from adjacent public thoroughfares. The building official shall not issue such permit if it is
determined that the proposed loading and unloading facilities will present a direct or indirect hazard to
vehicular or pedestrian traffic.
H. Planned unit development standards and requirements.
1. General plan. Prior to the issuance of a specific use permit or any building permit for property located
in a PUD, planned unit development district, a general land use and density plan must be submitted to the
planning and zoning commission. The plan shall include a schematic land use plan identifying proposed
general uses, densities, major open spaces, circulation and access features, elevations reflecting the
general architectural and landscaping features, and a statement indicating proposed phasing of
development and the projected timing of each phase and the purposes for which the project is to be
utilized. The planning and zoning commission shall forward the plan with its recommendation to the city
council. The applicant shall pay a processing fee as established in section 14. Advertisement and public
hearings shall be held by the planning and zoning commission and city council in accordance with the
notification procedure set forth for a rezoning application.
2. Cluster home development. For purposes of this ordinance, a cluster home development is a
development where residences are located on a portion of the developable area so as to concentrate the
remaining open space in the remaining area which is protected from development. To gain approval as a
cluster home development the project shall have the following characteristics:
a. Open space to remain undeveloped shall be equivalent to one of three minimums: At least twenty
percent, at least thirty percent or at least forty percent of the total project area subject to the density
requirements set forth in subparagraph b. below. The area of amenities within a dedicated open space
(for example: green space, trails, lakes, pavilions, benches, outdoor cooking facilities, detention areas
and the like), may be counted as part of the open space calculation.
b. Twenty percent open space shall allow a density of up to 2.7 units per acre; 30 % open space shall
allow up to 3.0 units per acre; 40% or more open space shall allow up to 4.0 units per acre.
c. Must total a minimum of 6,000 square feet.
d. Twenty percent open space shall allow overall lot coverage of up to 40%; 30% open space shall allow
overall lot coverage of up to 45%; 40% or more of open space shall allow overall lot coverage of up to
50%.
e. There shall be a minimum 40 feet of lot frontage required.
f. Refer to the section 7.Q.2 the Regulation Matrix - Residential Districts for building setbacks which are
based on the percentage of open space preserved in the overall development.
g. Commission may grant a modification to reduce the street pavement widths of streets or reduce
rights-of-way only if the open space equals 30% or more of the overall project. Should a modification be
granted, the ROW may be reduced from 60 feet to 50 feet in width; street paving may be reduced from 28
feet to 24 feet so long as no driveway access is permitted to the reduced pavement. In addition, the
modification must include a ten feet landscape buffer on each side of the paving with minimum five feet
sidewalks along each buffer.
h. Open space and green space shall be platted as an open space restricted reserve, and shall be
restricted from future development. Green space may never be developed or converted to open space.
i. Open space in a cluster home developments may be included in the calculation for park dedication
credit under the subdivision ordinance, but such credit shall not exceed 50 percent of the total allowable
park dedication exaction.
j. Aboveground development infrastructure within open space shall be minimized or eliminated except as
required for detention. Open space in a cluster home development shall meet the following requirements:
(1) A landscaping plan shall be submitted as part of the general land use plan.
(2) Restrictive covenants shall be filed in the public records of the appropriate county providing for the
creation and continuing operation of one or more property owners associations (POA). The restrictive
covenants shall require that all owners of property contained in the development be members of the POA.
The POA created pursuant to the restrictive covenants shall be responsible for maintaining all green or
open space contained within the development. Restrictive covenants shall be in a form approved by the
city attorney, and the city reserves the right to be included as a party or a third party beneficiary with
enforcement powers.
(3) The open space may, alternatively, be dedicated to the city, with the city's agreement.
(4) Only aboveground low-impact features of limited scope and requiring minimal infrastructure for
maintenance such as maintained trails, shelters and playgrounds may be permitted in an open space
restricted reserve.
3. Mixed use development . To initiate a zoning change to PUD-mixed use, planned unit development
district, a general land use and density plan must be submitted to the planning and zoning commission.
The plan shall include a schematic land use plan and an illustrative master plan identifying proposed
general uses, densities, major open spaces, circulation and access features, examples of typical
elevations reflecting the general architectural and landscaping features, a statement indicating proposed
phasing of development and the projected timing of each phase and the purposes for which the project is
to be utilized. The applicant shall pay a processing fee as established in section 14. Advertisement and
public hearings shall be held by the planning and zoning commission and city council in accordance with
the notification procedures set forth for a rezoning application.
a. An application shall consist of the materials and information described below, in as great a detail as
possible. Unless specified below as being required in a specific format, the information shall consist of
drawings and written documents providing the information requested.
(1) A general master plan, and an illustrative master plan, both drawn using a standard engineering
scale. Electronically formatted drawings and copies (24"× 36") and smaller (11"× 17") shall be provided,
and shall be in color. The master plan representations shall identify the land use mix that is proposed in
the overall development, and shall be accompanied by sufficient tables or additional information to
identify the density of uses, or the approximate acreage and gross floor area for each use. The list of
uses shall include the land area estimated to be dedicated to parking, streets, parks, trails or open
spaces, and other privately owned or public facilities, such as drainage. No more than 35 percent of the
total acreage shall be allocated to residential uses.
(2) Information for proposed development standards for each type of use, including setbacks, height,
bulk, coverage, placement, configuration, number of buildings, minimum landscaping and screening
requirements, if these standards proposed to be different from the standards in the city's current zoning
ordinance.
(3) Information on the proposed preservation and protection of environmental and natural features,
including significant trees.
(4) Examples or typical descriptions for the design and exterior appearance of the buildings, by use or
phasing, if appropriate.
(5) Declaration of intent to follow the city's sign ordinance, or submittal of sign standards that are more
stringent than the city's ordinance.
(6) A general description of lighting within the proposed development, such as use of ballards,
decorative lighting, limitations on overhead or other types of lighting. All lighting must meet or exceed city
lighting regulations.
(7) Proposed location of major streets, drives, and possible parking, pedestrian and bike-ways
[bikeways], or other transportation methods that interconnect the proposed uses. All design of these
elements must meet the city's design and construction specifications at the time of platting or, if standards
are not specified therein, design specifications must be identified no later than the final plat.
(8) A general statement identifying the potential timing, sequencing and phasing of the development,
including coordinating the type, location and intensity of development permitted with the construction and
availability of public facilities and services.
(9) Provision for the construction of public improvements and utility facilities on-site or as may be
otherwise required to serve and benefit development within the district, or as required to mitigate impacts
resulting from the development or on other properties and uses outside of the district.
(10) Preliminary information regarding future ownership and maintenance of proposed common areas
within the district. Developers shall provide for the perpetual maintenance of such areas, and shall submit
restrictive covenants providing for such maintenance no later than the final plat application.
b. Application and approval process.
(1) A development review committee meeting with staff is required. Following such conference, a
conceptual plan application must be submitted to the planning and zoning commission, which shall review
the plan, but shall not take action on it. Such plan shall be for informational purposes for both the planning
and zoning commission and developer, for identifying major issues with the proposal.
(2) An application, containing three copies of the documents described in subparagraph 3 above, shall
be submitted to city staff prior to scheduling the public hearing.
(3) Joint public hearing, following which an ordinance rezoning the property shall be required.
(4) Action by planning and zoning commission, then city council, and readings of the rezoning ordinance
as required by the state law, the city Charter and this ordinance.
(5) The rezoning ordinance shall include as exhibits the master plan, and all components of the
application or other conditions and information necessary to provide complete documentation of the
regulations applicable to the specific district.
c. Site plan requirements. A site plan shall be required at the time of building permit application for every
commercial and multifamily use located in a PUD-mixed use district. The director of planning, or this
designee, shall review the site plan to verify compliance with the specific PUD-mixed use ordinance
adopted by city council, all attachments, and other applicable city ordinances. If the site plan complies
with such requirements, the plan shall be approved and such recommendation shall be forwarded to the
building official.
d. Modification of standards proposed within a PUD mixed use district. Following adoption of a PUD-
mixed use ordinance pursuant to this section, all subsequent plans prepared for the development or any
portion of the property within a PUD-mixed use must substantially conform to the approved plan in
accordance with the standards of the PUD-mixed use ordinance, this section, and all other applicable
ordinances of the city.
Provided, however, the city recognizes that market conditions may alter the development of a large PUD-
mixed use, and hereby provides that alterations in the land area or square footage, as appropriate,
covered by a category of use, may be varied by not more than 25 percent. In no case shall such
variations change traffic or circulation patterns, substantially alter the number or arrangement of buildings,
increase the height of buildings, lessen the amount or effectiveness of open space or landscaped buffers,
or result in a greater impact on adjacent properties or neighborhoods. Percentage changes specified
herein shall be the maximum change allowed; multiple changes exceeding those percentages shall not
be approved administratively, but shall require the owner to submit an application for an amendment to
the district standards. In no case shall the percentage of total acreage devoted to residential use exceed
35 percent.
e. A PUD-mixed use is a unique zoning classification, and shall be granted only when the planning and
zoning commission and city council determine that the applicant has submitted a complete application
containing sufficient detail regarding the mix of uses and the overall development plan and how such
proposal is consistent with the purposes of this district. However, unless specifically described and
addressed in the application and resulting ordinance, all other design standards of the zoning ordinance
shall apply to a PUD-mixed use.
I. Landscaping and screening requirements.
1. Purpose. The provisions of this section for the installation and maintenance of landscaping and
screening are intended to protect the character and stability of residential, commercial, institutional and
industrial areas, to conserve the value of land and buildings of surrounding properties and
neighborhoods, and to enhance the aesthetic and visual image of the community. In furtherance thereof,
trees utilized to comply with the requirements of this subsection shall be of a type contained in the list of
qualified trees approved from time to time by the city council and available at the office of the building
official (also, see qualified tree list following appendix C).
2. Perimeter landscaping and screening.
a. [Adjacent property, buffer maintenance and installation.] When a commercial (CSC, LNC, NC, OP,
OBD, PUD, A-1) or industrial (LI, I, BP) use is established on a lot or premises located adjacent to any
residential zoning district, or when any multiple-family dwelling use is established on a lot or premises
adjacent to any property located in a single-family residential zoning district, or when an industrial use is
established on a lot or premises adjacent to any property located in a commercial zoning district, a ten-
foot in width landscaped open space buffer strip shall be installed and maintained by the owner,
developer or operator of the multiple-family dwelling, commercial or industrial property between it and the
adjacent protected property. In addition, an eight-foot-high opaque fence or wall shall be erected and
maintained along the common property line. Graduated fences may be allowed by the commission, when
the safety and general welfare of the public would be better protected by such design. The fence or wall
shall be constructed of wood, masonry, or decorative concrete, or any combination thereof. Metal may be
used only as a concealed structural element. Alternatively, some types of vegetation may be allowed for
such screening, provided plantings are evergreen and dense enough to provide an opaque or
substantially opaque screen. Any combination of fencing, earthen berms, and vegetation may be used to
comply with the eight-foot screening requirement. The provisions of this subparagraph may not apply
where zoning districts are separated by a public street, drainage ditch, or canal, which are a minimum
width of 30 feet. Conversely, when a single-family use is established on property adjacent to any
commercial, industrial, or multiple-family zoning district, an eight-foot high opaque fence or wall shall be
erected and maintained along the property line. The ten-foot buffer strip shall not in this instance be
required. All land zoned commercial or industrial as that term is defined in this section, shall have a
minimum ten-foot landscaped open space adjacent to each public right-of-way located within the required
yard provided, however, that in the local neighborhood commercial district (LNC) the landscaped open
space adjacent to a public right-of-way and within the required yard, shall be 15 feet. The commission
shall determine the required screening, after giving due consideration to the intensity of the commercial
use, the zoning classification, and adjacent land uses. When a residentially zoned property adjacent to a
commercially zoned property is rezoned to commercial, an existing fence may, if requested by the staff,
the commission, or the applicant, be removed, in whole or in part, to allow joint or shared access to
parking and driving areas. Documentation may be required detailing a joint use agreement between or
among property owners.
b. [Trees for buffer strips.] If an open space buffer strip is required under the terms of this section, not
less than one qualified tree shall be planted and maintained for each 25 lineal feet or portion thereof of
solid open space buffer strip. Each tree shall be not less than eight feet in height immediately upon
planting and shall have a caliper of not less than two inches measured 18 inches from the ground.
c. Off-street parking landscaping. All areas, other than those located within the industrial district, that
are used for parking or display of vehicles, boats, construction equipment or production equipment, shall
conform to the minimum landscaping requirements of this subsection. Areas that are of a drive-in nature
such as filling stations, grocery and dairy stores, banks and restaurants also shall conform to the
minimum landscaping requirements of this subsection.
It is the intent of this subsection to promote the placement of trees along the thoroughfares of our city.
Therefore, at least 50 percent of the required trees shall be located between the street and any buildings.
No tree other than those species listed as qualified small trees (size 2 or 3) on the list available from the
building official (also, see qualified tree list following appendix C) may be planted under or within ten
lateral feet of any overhead utility wire, or over or within five lateral feet of any underground water line,
sewer line, transmission line or other utility.
Parking lots shall be considered small if they contain spaces for 20 or less cars. Small parking lots shall
have "open" landscaped areas that are equal to not less than ten percent of the parking area and drives
in the parking area. The required area may be used as islands or perimeter landscaping or in any
combination. A minimum of one qualified tree shall be planted and maintained for each 250 square feet or
portion thereof of landscaped open space area. Parking lots with greater than 20 parking spaces shall
have open landscaped areas equal to ten percent of the parking area and drives in the parking area. Fifty
percent of the required landscaped area must be used as islands. Perimeter landscaping shall have at
least one tree for each 40 lineal feet or fraction thereof. Each island shall have one tree planted and
maintained.
Off-street parking areas that are adjacent to residentially zoned property shall have eight-foot above [the]
ground high opaque fences or walls which shall be erected and maintained along the property line to
provide visual screening.
All trees required in this section shall be eight feet tall when planted and two inches in diameter 18 inches
from the ground. Trees shall be selected from the approved list of qualified trees as approved from time to
time by the city council and which shall be available from the city building official (also, see qualified tree
list following appendix C).
d. Existing plant material. Where healthy planting exists on a site, the building official shall credit the
property owner for existing plants that are retained and used when calculating vegetation requirements
under this section. When healthy trees exist on a site, and when they are equivalent in size and species
to those required by this subsection, the building official shall credit the property owner for existing trees
that are retained and used when calculating requirements under this subsection.
e. Maintenance and care of trees.
(1) Maintenance period for trees. For any tree installed in fulfillment of the requirements of this section,
or any previously existing tree used in fulfillment of the requirements, it shall be the responsibility of the
developer or subsequent property owner(s) to maintain such tree in healthy condition for a period of five
years, and for an equal period, in the event of serious damage disease or death of the tree, to replace it
with a like species and of a size as was originally required. The five-year period will be considered to
begin with the issuance of a certificate of occupancy.
(2) Pruning of trees. It shall be unlawful as a normal practice for any person, firm or city department to
top any qualified tree on public property. Topping is hereby defined as the severe cutting back of limbs to
stubs larger than three inches in diameter within the tree's crown to such a degree so as to remove the
normal canopy and disfigure the tree. Trees severely damaged by storms or other causes, or certain
trees under utility wires or other obstructions where other pruning practices are impractical may be
exempted from this ordinance at the determination of the building official.
(3) Maintenance of trees over rights-of-way. Any entity pruning trees located in public rights-of-way or in
excavating in rights of way or in easements shall be required to notify the city building official and to
prepare such plans or outline such programs as the official deems necessary. The building official's
permission must be secured before such work may begin. A developer shall have the responsibility to
verify that such approval has been granted prior to the installation of utilities within easements on the
developer's property.
Every owner of any tree overhanging an street or right-of-way within the city shall prune the branches so
that such branches shall not obstruct the light from any street lamp or obstruct the view of any street
intersection and so that there shall be a clear space of eight feet above the surface of the street or
sidewalk. Said owners shall remove all dead, diseased or dangerous trees, or broken or decayed limbs
which constitute a menace to the safety of the public. The city shall have the right, with 14 days advance
notice to the owner or agent, to prune any tree or shrub on private property when it interferes with the
proper spread of light along the street from a street light or interferes with the visibility of any traffic control
device or sign.
(4) Removal of hazardous trees. The city shall have the right to cause the removal of any dead or
diseased trees on private property within the city, when such trees constitute a hazard to life and property
or harbor insects or disease which constitute a potential threat to other trees within the city. The city will
notify in writing the owners of such trees. Removal shall be done by said owners at their own expense
within 60 days after the date of service of notice. In the event of failure of owners to comply with such
provisions, the city shall have the authority to remove such trees and charge the cost of removal on the
owners' property tax notice.
f. Preserving trees--Historical significance.
(1) Findings. The founders of Friendswood chose to locate the community in its present location
because of the inspiring, tranquil beauty of the huge oaks which occupied the creek banks and
surrounding terrain. The name given the new town, Friendswood, was chosen because of its apt
description of the settlers members of the Friends Church, and the topographical character of the land,
and the woods found in abundance along the four creeks. The city council hereby finds and determines
that the preservation of the naturally wooded topography is of historical significance to the city.
(2) Purpose. It is the intent of this subsection to encourage the preservation of existing trees within the
city, and the historical significance thereof, and to prohibit their unwarranted destruction.
(3) Site plans. All site plans, whether commercial, residential, or industrial, shall include a survey
locating any qualified tree which has a trunk 6 inches in diameter or greater at a point 18 inches above
the natural ground level and which is located in the area between the edge of adjacent street frontage
paving and 20 feet inside the property line. On any such property for which a site plan is required by
ordinance for further development of the site, it shall be unlawful for any person to cause or permit the
destruction of any so described tree in this area, unless, in the opinion of the city building official, the tree
or trees constitute a hazard to vehicular and or pedestrian traffic or if the prohibition would deprive the
property owner of reasonable use of and or access to their property, or if removal of the tree or trees is
instrumental in enhancing the growth of other trees on the site.
g. [One qualified tree required for each lot developed for single-family residential use.] Each lot
developed for single family residential use shall be provided with one qualified tree (class 1 or 2), located
in the required front yard, as close as possible to the front property line. The tree must be installed after
all substantial construction activities on the lot are completed, and shall be required before a certificate of
occupancy may be issued. An exception may be made by the building official for substantially wooded
lots.
h. Prohibited conduct. It shall be unlawful for any person to cause or permit the destruction of any
qualified tree within 20 feet of the right-of-way line of any major thoroughfare within the city if such tree
has a trunk which exceeds six inches in diameter at a point 18 inches above the natural ground level.
Provided, however, it shall not be a violation of any provision hereof if a tree is destroyed and removed
because same, in the opinion of the city engineer, constitutes a hazard to pedestrian or vehicular traffic,
or unreasonably restricts the use and enjoyment of the property.
J. Performance standards.
1. Compliance required. Except as otherwise provided herein, no land, building or structure in any
district shall be used or occupied in any manner so as to create any dangerous, injurious, noxious, or
otherwise objectionable fire, explosive, or other hazard; noise or vibration; smoke, dust, or other form of
air pollution; heat, cold, dampness, electrical or other substance, condition or dangerous element in such
a manner or in such amount as to adversely affect the surrounding area or adjoining premises. Permitted
uses as set forth in this ordinance shall be undertaken and maintained only if they conform to the
regulations of the section.
2. Performance standard regulations. The following standards shall apply in the various zoning districts
as indicated:
a. Exterior noise. The following noise standards, unless otherwise specifically indicated, shall apply to
all property within the City of Friendswood.
(1) For noise emanating from a facility on property located within any residential zoning district, the
allowable noise level shall be as follows:
TABLE INSET:
Time Interval Allowable Exterior Noise Level
10:00 p.m. to 7:00 a.m. 50 dB(A)
7:00 a.m. to 10:00 p.m. 55 dB(A)
(2) For noise emanating from a facility on property located within any commercial zoning district, the
allowable noise level shall be as follows:
TABLE INSET:
Time Interval Allowable Exterior Noise Level
10:00 p.m. to 7:00 a.m. 65 dB(A)
7:00 a.m. to 10:00 p.m. 70 dB(A)
(3) For noise emanating from a facility on property located within the light industrial zoning district, the
allowable noise level shall be 70 dB(A).
(4) For noise emanating from a facility on property located within the industrial zoning district, the
allowable noise level shall be 75 dB(A).
(5) Noise emanating from property within any zoning district may exceed:
(a) The allowable noise level plus up to five dB(A) for a cumulative period of no more than 30 minutes in
any hour; or
(b) The allowable noise level plus six to ten dB(A) for a cumulative period of 15 minutes in any hour; or
(c) The allowable noise level plus 11 to 15 dB(A) for a cumulative period of five minutes in any hour; or
(d) The allowable noise level plus 16 dB(A) or more for a cumulative period of one minute in any hour.
(6) In the event the ambient noise level exceeds the allowable noise levels in subparagraphs (2), (3),
and (4) above, the allowable noise level for the property in question shall be increased to equal the
maximum ambient noise level.
(7) For the purpose of determining compliance with the noise standards in this section, the following
noise sources shall not be included:
(a) Noises not directly under the control of the property owner, lessor, or operator of the premises.
(b) Noises emanating from construction, grading, repair, remodeling or any maintenance activities
between the hours of 7:00 a.m. and 8:00 p.m.
(c) Noises of safety signals, warning devices and emergency pressure relief valves.
(d) Transient noise of mobile sources, including automobiles, trucks, airplanes, and railroads.
(e) Occasional outdoor gatherings, public dances, shows and sporting and entertainment events
provided said events are conducted pursuant to a permit or license issued by the appropriate jurisdiction
relative to the staging of said events.
(f) Air conditioning or refrigeration systems or associated equipment.
(g) For the purpose of determining compliance with the noise standards in this section, noise levels are
to be measured at any residential property line within any permanent residential zoning district.
b. Vibration. No vibration from any use within any zoning district shall be permitted which is perceptible
without instruments at any residential property line within any residential zoning district.
c. Lighting and glare. It shall be unlawful for any person to cause or permit to be energized on property
under his possession or control any lighting including, but not limited to, spotlights, floodlights or similar
illuminating devices which project a glare or brightness, in excess of the standards described below,
directly or indirectly upon any lot, tract, or parcel of land, other than that upon which such lighting is
situated, which shall annoy, disturb, injure or endanger the comfort, repose, health, peace or safety of
others, within the limits of the city.
All lighting in the city consisting of spotlights, floodlights, or similar illuminating devices shall be installed,
hooded, regulated and maintained by the owner or person in control thereof in such a manner that the
direct beam of any such light shall be oriented so that it will not glare upon any lot, tract, or parcel of land
other than that upon which it is situated and so that it will not cause or permit any illumination from direct
or indirect lighting in, on, or over the ground at or beyond the boundary of the lot, parcel, or tract above
the following levels:
1. One (1) foot-candle where the adjacent development is zoned for nonresidential uses.
2. Twenty-five hundredths (0.25) foot-candle where the adjacent development is zoned for residential
uses.
Shielding required. All exterior light sources visible to pedestrian or vehicular off-premises traffic are
required to be shielded, except as provided below, so that the light source is not visible to said pedestrian
or vehicular traffic. Lights elevated on standards, for example in parking areas, shall be side-shielded on
pedestrian or off-premises vehicular travel sides. Lighting mounted on low standards (such as bollard
lights) is the preferred method for illuminating smaller parking areas and walkways.
Exceptions.
(1) Unshielded lighting facing pedestrian or off-premises vehicular sides of the property shall be
permitted provided the light source is not in excess of one thousand seven hundred (1,700) lumens.
(2) Historical-style or architectural lighting visible to pedestrian or vehicular off-premises traffic shall be
permitted provided that the fixture or fixtures does not cause or permit any illumination in, on, or over the
ground at or beyond the boundary of the lot, parcel, or tract above the following levels:
a. One (1) foot-candle where the adjacent development is zoned for nonresidential uses
b. Twenty-five hundredths (0.25) foot-candle where the adjacent development is zoned for residential
uses.
Compliance required. This ordinance shall apply for all new facilities upon adoption and publication as
required by law. All existing facilities with lighting in place on the date of adoption shall comply with the
requirements herein within twenty-four (24) months after the effective date of the ordinance by installing
shielding, redirecting lights, or other steps necessary for compliance. The commission may grant a one-
time extension of up to an additional twenty-four (24) months if the property owner or agent can
demonstrate hardship, including undue expense related to the time requirement for facilities replacement.
Further, existing publicly owned facilities shall be required to comply with the requirements herein at such
time as the facilities undergo renovation to the exterior or where overall renovation exceed fifty (50)
percent of the costs of construction of the existing facilities. Welding, new construction and repairs of
facilities shall be exempt from these regulations. Provided, however, that no requirements will be imposed
in derogation of federal or state safety and health regulations.
d. Particulate air contaminants. No emissions, dust, fumes, vapors, gases, or other forms of air pollution
shall be permitted in violation of the rules and regulations of the Texas Air Control Board and the
Environmental Protection Agency.
3. Exceptions from performance standards. The owner or operator of any building, structure, operation
or use which violates any performance standard may file an application for a variance from the provisions
thereof wherein the applicant shall set forth all actions taken to comply with said provisions and the
reasons why immediate compliance cannot be achieved. The board of adjustment may grant exceptions
with respect to time of compliance, subject to such terms, conditions and requirements as it may deem
reasonable to achieve maximum feasible compliance with the provisions of this section of the ordinance.
In its determinations, the board of adjustment shall consider the following:
a. The magnitude of the nuisance caused by the violation.
b. The uses of property within the area of impingement by the violation.
c. The time factors related to study, design, financing and construction of remedial work.
d. The economic factors relating to age and useful life of the equipment.
e. The general public interest, welfare and safety.
4. Swimming pool. Exception for private recreation facilities under subparagraph 5 below.
a. If located in any residential zoning district, the pool shall be intended and used solely for the
enjoyment of the occupants of the principal use of the property on which it is located and their guests.
b. A pool may be located anywhere on a premises except in the required front and side yard, and shall
not be located within any yard setback required under the terms of this ordinance, provided that the pool's
pump and filter installations shall not be located closer than five feet to any property line of the property
on which it is located. A pool is considered an accessory structure under the terms of this ordinance, and
is subject to all requirements and restrictions hereunder.
5. Private recreation facility. Private recreation facilities in residential districts shall for multifamily
developments, subdivisions, or homeowners' associations be restricted to use by the occupants of the
residence and their guests, or by members of a club or homeowners' association and their guests, and
shall be limited to such uses as swimming pools, open game fields, basketball, shuffleboard, racquetball,
croquet, and tennis courts, and meeting or locker rooms. Private recreation facilities shall not be located
within 25 feet of any street right-of-way or within ten feet of any abutting property line. Activity areas shall
be fenced and screened from abutting properties. Dispensing of food and beverages shall be permitted
on the premises only for the benefit of users of the recreation facility and not for the general public. Off-
street parking shall be required on the basis of one space for each 4,000 square feet of area devoted to
recreational use with a minimum of four spaces and a maximum of 20 spaces.
6. Auto repair garage. Automobile repairing, painting, upholstering and body and fender work shall be
performed only under the following conditions:
a. All body and fender repairing shall be done within a completely enclosed building or room with
stationary windows that may be opened only at intervals necessary for ingress and egress.
b. No spray painting may be done except in a spray booth especially designed for that purpose.
c. All other auto repairing, etc., shall be conducted within a building enclosed on at least three sides.
7. Temporary batching facility. Before a specific use permit may be granted for a temporary batching
facility, the city council shall find that such batching plant, yard, or building is both incidental to and
necessary for construction within two miles of the plant. A specific use permit may be granted for a period
of not more than 180 days, and approval shall not be granted for the same location for not [sic] more than
four specific use permits during any 30-month period. Within 30 days following the termination of any
batching plant, the permittee shall cause the site to be returned to its original condition.
8. Junkyards. No property located within the corporate limits of the City of Friendswood shall be used
and no building shall be erected for or converted to be used as an auto wrecking yard, junkyard, salvage
storage, scrap metal storage yard or wrecking material yard, except in the I, industrial district.
9. Dry cleaning facilities. Dry cleaning establishments shall be subject to the following additional
supplemental requirements at the time of submittal for site plan approval, certificate of occupancy, first
permit or zoning compliance request. Compliance with all applicable city, state and federal codes,
ordinances and regulations shall be required prior to the issuance of a certificate of occupancy. In the
case of a conflict between city, state and federal regulations, the more stringent shall control. Reports and
copies of all documentation listed below must be provided to the city on a quarterly basis.
a. The facility may process only the clothing dropped off by customers at that location.
b. All employees shall be certified by the equipment manufacturer before operating or maintaining the
equipment at that site.
c. The facility shall be registered with the EPA and TNRCC as a small industrial generator of hazardous
waste, if required by state or federal regulations, or the owner shall provide proof that it is exempt from
such registration.
d. The facility shall have a sampling port installed on its property to allow compliance sampling by city,
state, or federal agencies, of sewer effluent.
e. Perchloroethylene waste storage shall be limited to no more than 90 days on-site.
f. Perchloroethylene waste removal shall be handled by a third-party transporter and removed to a
RCRA permitted treatment storage and disposal facility.
g. No perchloroethylene shall be stored onsite other than in the dry cleaning machine system.
K. Sign regulations. [The sign regulations are printed in appendix A of this volume.]
L. Personal care facilities. Personal care facilities shall be subject to the following additional
supplemental requirements at the time the first permit, certificate of occupancy, or zoning compliance
request is submitted.
1. A site plan shall be submitted showing the layout of the proposed site, including present and
proposed structures, driveways, parking areas, loading and delivery areas, trash collection areas, or other
improvements. A site plan submitted under this subsection shall be subject to review and
recommendation to the city council by the planning and zoning commission and approval by the city
council.
2. An elevation shall be submitted that shows the exterior of the structure and any and all proposed
changes to any existing building, yard, or other improvements. A personal care facility shall maintain its
residential appearance. In no case will parking lots or spaces be authorized in a front yard, nor may
loading and delivery areas, trash collection areas, or recreation areas be located in the front yard or so as
to be visible from the street of any personal care facility.
3. A copy of the state license authorizing the individual proposing the use to open and operate such a
facility, or, if the license has not been granted, a copy of the application submitted to the state department
of licensing and regulation for such a license, along with a list of the remaining approvals or requirements
to be met in order to obtain such a license. Within 60 days of receipt of such license, and in any case,
prior to the issuance by the city of a certificate of occupancy for the facility, a copy of such state license
shall be provided to the city's building official.
4. No personal care facility shall be allowed to open or operate until a license has been issued by the
appropriate state regulatory agency. Any facility opening or operating without a valid state license or city
approved site plan shall be subject to immediate closure by the city and all remedies and penalties
available under Texas law.
5. All applications filed with the city must indicate what type (A, B, or C) of facility is planned for
operation under the Licensing Standards for Personal Care Facilities published by the Texas Department
of Human Services, so staff may evaluate the plans under the appropriate code requirements.
6. Compliance with all applicable city and state codes, ordinances and regulations shall be required prior
to issuance of a certificate of occupancy for the operation of a personal care facility. In case of a conflict
between city and state regulations, the more stringent shall control.
M. Commercial activities and outdoor sales.
1. Commercial activities.
(a) Permanent structure required. Except as herein provided, every business within the city must be
operated out of a permanent, stationary, site-built building.
(b) Temporary construction structures. Temporary buildings and building material storage areas to be
used for construction purposes may be permitted for a specific period of time in accordance with a permit
issued by the building official for a period not exceeding the period of construction. Upon completion or
abandonment of construction, such field offices and buildings shall be removed at the owner's expense.
Such uses shall be located on a platted lot, and may not be placed on-site until improvements are
accepted by the council, or in the case of developed sites where improvements exist, until a permit is
issued.
(c) Temporary sales structures. Temporary buildings for temporary sales offices, and temporary off-
street parking areas, may be permitted in conjunction with new home sales. Such uses shall be located
on a platted lot, may not be placed on-site until improvements are accepted by the council, or in the case
of developed sites where improvements exist, until a permit is issued. Such structures and parking areas
shall be removed when the subdivision is sold out. One temporary sales office is permitted per builder in
a subdivision.
(d) Businesses creating nuisance. Any business operating within a temporary structure as authorized
above that constitutes a public nuisance to the surrounding neighbors or endangers public health, safety
or welfare shall be cited for nuisance violations under this Code and shall be required to cease operations
as directed by the building official, or other designee.
(e) Portable buildings or structures. Portable buildings or structures, including but not limited to cargo
boxes or tractor-trailers, are not permitted for use as commercial or business operations. Provided,
however, that such may be used as accessory structures for storage for a main business, The number
and location of such structures are subject to a site plan review and approval by the city community
development department. Mobile homes or RVs are not permitted to be used as accessory buildings.
(f) Restroom facilities. Every business within the city must provide permanent restroom facilities on-site
available for use by the customers of that particular business. These facilities may be located within the
same building as the business, or may be provided in an adjacent business with evidence of a perpetual
agreement for such with the owner of the adjacent business. Restroom facilities shall be in compliance
with all applicable state, county and city building and health code provisions, including restroom facilities
for handicapped individuals, for the size and type of business to be conducted at that location.
(g) Exceptions In the event of a natural disaster (e.g., flood, hurricane), or other catastrophic loss (e.g.,
fire), the city council may suspend this ordinance for such period of time as may be determined to be
necessary for reconstruction of permanent structures.
2. Outdoor sales. For the purposes of this section, outdoor sales are defined as the display outside of a
permanent structure, for the purpose of purchase by consumers, whether immediately or by placing of
orders, of any merchandise, services, products, or goods irrespective of whether payment for such is
made outdoors or in a permanent structure. Outdoor sales for commercial or business purposes shall be
allowed only under the following conditions and procedures:
(a) Permit required. No person shall conduct outdoor sales either in the open or under a tent or other
temporary cover for commercial or business purposes within the city limits without first obtaining a permit
under this article.
(b) Application for permit. Any person desiring to conduct outdoor sales shall apply to the building office
for a permit. The application shall state: the name of the person conducting the activity; the proposed
location; the name of the owner of the property where the sales are to be located; the nature of the
intended activity; and the proposed dates of use; and other pertinent information on the form. Proof of
insurance for the activity, in a minimum amount of coverage as determined by city council, or required by
law, and a copy of the activity's sales tax certificate shall also be submitted prior to issuance of a permit.
A site plan shall also be submitted to city staff containing all information required by the zoning ordinance
for administrative review. The city reserves the right to require additional information or verifications, such
as health permits, depending upon the type of business and regulatory oversight by other entities.
(c) Fee. The building department shall charge and collect a fee before issuance of a permit, in an
amount set by the city council. If the activity ceases, closes, or is terminated for any reason prior to the
expiration of the permit, there shall be no refund of the above fee.
(d) Zoning compliance required. Outdoor sales will be allowed for commercial or business purposes
only at locations which are properly zoned for the nature of commercial or business activity to be
conducted at that location. Further, all outdoor sales activities must comply with the setback
requirements, parking requirements and other standards in city ordinances.
(e) Number of permits. There shall not be more than three (3) permits issued to a person or business, or
for a location, within a calendar year, nor shall permits be allowed to run consecutively during two (2) 12-
month periods. Permits shall be issued a minimum of thirty (30) days apart.
(f) Hours of operation. A permit for outdoor sales shall be for a period not to exceed fifteen (15)
consecutive calendar days. The commercial or business activity shall be allowed to conduct business no
earlier than 9:00 a.m., and must close activities no later than 10:00 p.m., or until dark (official sundown)
whichever comes first, unless the applicant shows adequate lighting on the site plan or it is an outdoor
sales activity related to the primary business activity on the site and adequate lighting is provided on-site.
[The] permittee must remove all items, tents, and materials used for the conduct of the outdoor sales from
the location not later than 5:00 o'clock p.m. of the day after the final date of the permit. However, any
such permit issued for an activity commencing on the Friday, Saturday, or Sunday immediately preceding
Thanksgiving shall be effective from that date until midnight, December 25 that year, and all materials
shall be removed by 5:00 o'clock p.m., December 26.
(g) Compliance with all codes. All tents or other coverings and materials used for commercial and
business purposes must otherwise comply with all applicable fire, safety, and other codes in effect during
the dates of the permitted activity.
(h) Posting. A copy of the permit shall be conspicuously posted at or upon the entrance to the outdoor
sales activity at all hours during the approved dates of the activity.
(i) Operating without a permit; false information. Any person or entity conducting outdoor sales for
commercial or business purposes without complying with this article, or who gives false, misleading, or
incomplete information on an application, shall within one (1) day of notice of violation obtain the required
permit for a fee in an amount which shall be triple the normal fee, or immediately cease and desist from
all activity covered by this article, and remove the outdoor sales activity from the premises before
midnight of that day.
(j) Existing outdoor sales. Any person conducting outdoor sales as defined above on the effective date
of this ordinance must either apply for and receive a permit, or cease the use and remove the activity no
later than 5:00 o'clock p.m. on the seventh calendar day after the effective date of this section.
(k) Exemptions. This article shall not apply to:
(1) Charitable or nonprofit events. The conducting of outdoor sales or commercial activity by a
governmental entity, public utility, or tax exempt not-for-profit organization formed for education,
philanthropic, scientific, or religious purposes, where any proceeds and profits are designed to be
contributed to such entity conducting the activity, or where the activity occurs on property owned by a
governmental entity. However, such entities and organizations shall comply with all other ordinances and
laws applicable to their activity, and no such activities shall be allowed on the public rights of way.
(2) Outdoor displays of merchandise. Outdoor displays of merchandise by retail businesses shall be
allowed if the display involves items for sale by a commercial retailer located within a permanent
structure. Such displays may not cover more than half of the width of the pedestrian walkway between the
storefront and the curb, unless other accommodations for pedestrian travel satisfactory to the building
official are made. A permit shall be required for the placement of outdoor sales activities or items within
any parking lot, and a permit shall not be granted if the proposed area eliminates required parking areas.
Provided, however, that special events shall be exempt from this latter provision, where emergency
access and parking is approved by the building official in advance of the event. For the purposes of this
section, "special event" is defined as a temporary outdoor use on private property that extends beyond
the normal uses and standards allowed by the zoning ordinance of the city and which runs not longer
than four days. Special event includes, but is not limited to, art shows, sidewalk sales, pumpkin and
holiday sales, festivals, craft shows, and church bazaars.
(3) Suspension in the event of disaster or loss. In the event of a natural disaster (e.g., flood, hurricane),
or other catastrophic loss (e.g., fire), the city council may suspend this ordinance for such period of time
as may be determined to be necessary for reconstruction of permanent structures.
(Ord. No. 86-10, § 1, 8-18-1986; Ord. No. 96-6, § 1, 5-20-1996; Ord. No. 97-14, §§ 1--11, 11-3-1997; Ord.
No. 98-1, §§ 6, 7, 4-20-1998; Ord. No. 98-14, § 4, 8-17-1998; Ord. No. 99-6, §§ 8--12, 1-18-1999; Ord.
No. 99-1, § 1, 1-18-1999; Ord. No. 2000-21, § 1, 9-11-2000; Ord. No. 2000-24, §§ 2--4, 8-7-2000; Ord.
No. 2000-33, § 1, 10-16-2000; Ord. No. 2001-22, § 3, 10-15-2001; Ord. No. 2001-23, § 1, 11-19-2001;
Ord. No. 2004-11, § 4, 8-2-2004; Ord. No. 2004-12, § 4, 8-2-2004; Ord. No. 2005-09, § 1, 2-21-2005)
Section 9. Administration and enforcement--Building permits and certificates of zoning compliance.
A. Administration and enforcement. An administrative official designated by the city manager 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 this ordinance are being violated, he
shall notify in writing the person responsible for such violation, indicating the nature of the violation and
ordering the action necessary to correct it. He shall order discontinuance of illegal use of land, buildings,
and structures; removal of illegal buildings or structures or illegal additions, alterations, or structural
changes; discontinuance of any illegal work being done; or shall take any other action authorized by this
ordinance to ensure compliance with or to prevent violation of its provisions.
B. Building permits required. No building or other structure shall be erected, moved, added to, or
structurally altered without a permit therefor, issued by the building official. No building permit shall be
issued by the building official except in conformity with the provisions of this ordinance, unless he
receives a written order from the board of adjustment in the form of an administrative review, or variance
as provided by this ordinance.
C. Application for building permit. All applications for building permits shall be accompanied by plans in
duplicate 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 the buildings already existing, if any; and the location and dimensions of
the proposed building or structure or alteration thereof. The application shall include such other
information as lawfully may be required by the building official, including, but not limited to, existing or
proposed building or alteration, existing or proposed uses of the building and land; 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.
The application shall be accompanied with a site plan that should provide the following information:
(1) Boundaries of the area covered by the site plan;
(2) Location of each existing and proposed building and structure in the area;
(3) The location of existing drainageways; and significant natural features;
(4) Proposed landscaping and screening buffers;
(5) The location and dimensions of all curb cuts, public and private streets, parking and loading areas,
pedestrian walks, lighting facilities, and outside storage facilities;
(6) The location, height and type of each wall, fence and all other types of screening;
(7) The location, height and size of all proposed signs.
One copy of the plans shall be returned to the applicant by the building official, after he shall have marked
such copy either as approved or disapproved and attested to same by his signature on such copy. One
copy of the plans, similarly marked, shall be retained by the building official.
D. Certificate of zoning compliance for new, altered, or nonconforming uses. It shall be unlawful to use
or occupy or permit the use of 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 building official stating that the
proposed use of the building or land conforms to the requirements of this ordinance.
No nonconforming structure or use shall be maintained, renewed, changed, or extended until a certificate
of zoning compliance shall have been issued by the building official. The certificate of zoning compliance
shall state specifically wherein the nonconforming use differs from the provisions of this ordinance,
provided that upon adoption or amendment of this ordinance, owners or occupants of nonconforming
uses or structures shall have three months in which to apply for certificates of zoning compliance.
E. Expiration of building 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 building
official; and written notice thereof shall be given to the person to whom the permit was issued. Further
work as described in the cancelled permit shall not proceed unless and until a new building permit has
been obtained. However, if work has not begun within 90 days of the issuance of said permit, or if there
has not been substantial completion of the work within one year from the date of issuance of said permit,
the building official may, at his option, extend the expiration dates of said permits.
F. 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 building official authorize only the use, arrangement, and the construction
set forth in such approved plans and applications, and no other use, arrangement, or construction.
G. Specific use permits.
1. Purpose. This section provides the city council the opportunity to deny or to conditionally approve
those uses for which specific use permits are required. These uses generally have unusual nuisance
characteristics or are of a public or semipublic character often essential or desirable for the general
convenience and welfare of the community. Because, however, of the nature of the use, the importance
of the use's relationship to the comprehensive plan, or possible adverse impact on neighboring properties
of the use, review, evaluation, and exercise of planning judgment relative to the location and site plan of
the proposed use are required.
2. Permit required. A building permit or certificate of occupancy shall not be issued for any use to be
located in a zoning district which permits that use only as a specific use unless a specific use permit has
first been issued in accordance with the provisions of this section.
3. Application procedure. An application for a specific use permit shall be filed with the planning and
zoning commission. The application shall be accompanied by a site plan which, along with the
application, will become a part of the specific use permit, if approved. The accompanying site plan shall
provide the following information:
a. Data describing all processes and activities involved with the proposed use;
b. Boundaries of the area covered by the site plan;
c. The location of each existing and proposed building and structure in the area covered by the site plan
and the number of stories, height, roofline, gross floor area and location of building entrances and exits;
d. The location of existing drainageways, and significant natural features;
e. Proposed landscaping and screening buffers;
f. The location and dimensions of all curb cuts, public and private streets, parking and loading areas,
pedestrian walks, lighting facilities, and outside trash storage facilities;
g. The location, height and type of each wall, fence, and all other types of screening;
h. The location, height and size of all proposed signs.
4. Public hearings. The notification and public hearing process for a specific use permit or revocation
thereof is set forth in section 15 of this ordinance.
5. Conditions for approval. A specific use permit shall be issued only if all of the following conditions
have been found:
a. That the specific use will be compatible with and not injurious to the use and enjoyment of other
property, nor significantly diminish or impair property values within the immediate vicinity;
b. That the establishment of the specific use will not impede the normal and orderly development and
improvement of surrounding vacant property;
c. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or
will be provided;
d. The design, location and arrangement of all driveways and parking spaces provides for the safe and
convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or
adjacent developments;
e. The adequate nuisance prevention measures have been or will be taken to prevent or control
offensive odor, fumes, dust, noise and vibration;
f. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties;
g. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent
property; and
h. That the proposed use is in accordance with the comprehensive plan.
6. Additional conditions. In authorizing a specific use permit, the city council may impose additional
reasonable conditions necessary to protect the public interest and welfare of the community.
7. Time limit. A specific use permit issued under this section shall expire two years after its date of
issuance if construction or use authorized thereunder is not substantially under way prior to the expiration
of said two-year period; provided, however, if, prior to the expiration of such two-year period, the owner of
property to which a specific use permit applies requests, in writing, an extension thereof, the city council,
after recommendation from the planning and zoning commission, may approve such extension for not
more than two additional years. Provided, however, where the development is based on a longterm,
multi-phased master plan, the specific use permit issued under this section shall have no expiration date.
Provided further, any substantive change to the master plan shall require an amendment to the specific
use permit.
8. Revocation. A specific use permit may be revoked or modified, after notice and hearing, for either of
the following reasons:
a. The specific use permit was obtained or extended by fraud or deception; or
b. That one or more of the conditions imposed by the permit has not been met or has been violated.
9. Amendments. The procedure for amendment of a specific use permit shall be the same as for a new
application, provided, however, that the city manager may approve minor variations from the original
permit which do not increase density, change traffic patterns, or result in any increase in external impact
on adjacent properties or neighborhoods.
10. Processing fee. A processing fee as set forth in section 14 shall be required for the processing of
each specific use permit request.
H. Site plan process.
1. Purpose. The purpose of the site plan is to insure compliance with this ordinance and to assist in the
orderly and harmonious development of the city, to protect and enhance the general welfare, and to help
prevent the impairment or depreciation of land values and development by the erection of structures,
additions, or alterations thereto without proper attention to site planning and preserving the intent of this
ordinance.
2. Site plans required. Site plans shall be required for:
a. All proposed development on land zoned neighborhood commercial (NC), community shopping center
(CSC), old business district (OBD), local neighborhood commercial (LNC), office park development
(OPD), light industrial (LI), industrial (I), agricultural (A-1), or business park (BP) or multi[ple]-family
residential low-density (MFR-L), multi[ple]-family residential medium-density (MFR-M), and multi[ple]-
family residential high-density (MFR-H); and
b. Where a specific use permit is required by section 7.P., Permitted Use Table, and section 9.G. of this
Ordinance.
3. Content. The content of site plans are described above in section 9.G.3.
4. Staff review. An applicant for development that requires a site plan shall first consult with staff
regarding the ordinance requirements and proposed development plan. An applicant shall consult with
staff until all significant issues surrounding the proposed site plan and development are resolved, prior to
proceeding to the commission.
5. Commission action. An applicant may submit a site plan for consideration by the commission at any
time after staff review is completed. After the proposed site plan is first considered by the commission, the
commission shall render a decision thereon within 30 days. Any corrections, changes, or conditions
required to ensure the plan complies with all existing ordinances that are imposed by the commission
shall be provided to the applicant, in writing, and shall become a part of the approved site plan which, if
not met, may be cause for enforcement action or invalidation of the site plan. Approval will expire one
year after the approval of the site plans by the commission. Upon expiration of that time, the applicant
must resubmit a site plan that conforms to current ordinances. Provided, however, the applicant may
request an extension in writing, which may be granted by the commission, for a period not to exceed a
total of six months.
6. Enforcement. Following the approval of a site plan, the building official shall inspect the development
to insure that it is in full compliance with the approved site plan.
(Ord. No. 93-13, § 1, 8-16-1993; Ord. No. 99-2, §§ 4, 5, 1-18-1999; Ord. No. 2000-22, § 2, 8-7-2000; Ord.
No. 2000-23, § 1, 8-21-2000; Ord. No. 2001-21, §§ 1, 2, 10-15-2001; Ord. No. 2002-09, § 1, 4-15-2002)
Section 10. Board of adjustment--Establishment and procedure.
A board of adjustment is hereby established, which shall consist of five members and four alternates to
be appointed by the city council, each for a term of two years. Members and alternates of the board of
adjustment may be removed from office by the city council when absent from two consecutive meetings
without an excuse or for cause upon written charges and after public hearing. Vacancies shall be filled by
the city council for the unexpired term of the member affected.
A. Proceedings of the board of adjustment. The board of adjustment shall adopt rules necessary to the
conduct of its affairs, elect a chairman and an acting chairman, and [act] 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. All 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 all of which shall be immediately filed in the office of the board and shall be public
record.
B. Hearings, appeals, and notices. Appeals to the board of adjustment concerning interpretation or
administration of this ordinance may be taken by any person aggrieved or by an officer, department,
board, or bureau of the city affected by the decision of the administrative official. Such appeals shall be
taken within a reasonable time, not to exceed 45 days, by filing with the officer from whom the appeal is
taken and with the board of adjustment a notice of appeal specifying the grounds thereof. The officer from
whom the appeal is taken shall forthwith transmit to the board all the papers constituting the record upon
which the action appealed from was taken.
C. Notification and hearing process. Any request for an appeal, variance or special exception shall
require a public hearing before the board. A written notice of the hearing shall be sent to owners of
property situated within 200 feet of the exterior boundary of the property with respect to which such
appeal, variance or exception is requested ten days prior to public hearing. It shall be sufficient that such
written notice is addressed to the owner appearing on the most current tax roll of the city and addressed
to such owner at the address stated on said roll. If no owner is stated on the tax roll, or no address
appears thereon, the written notice to such property owner shall not be required. The city council and
planning and zoning commission shall be informed of any hearing for an appeal, variance or special
exception of the zoning or sign ordinance. A processing fee as described in section 1C [14] shall be paid
to the city in advance of the hearing. In the event the application is withdrawn prior to the mailing of the
required written notification or publication in the official newspaper, the fee shall be refunded.
D. Stay of proceedings. An appeal stays all proceedings in furtherance of the action appealed from,
unless the officer [from] whom the appeal is taken certifies to the board of adjustment after the notice of
appeal shall have been filed with him that, by reason of facts stated in the certificate, a stay would, in his
opinion, cause imminent peril to life or 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 officer 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:
A. Administrative review. To hear and decide appeals where it is alleged there is error in any order,
requirement, decision, or determination made by an administrative official in the enforcement of this
ordinance. The board shall apply the following standards in deciding the appeal:
1. That there is a reasonable difference of interpretation as to the specific intent of the zoning
regulations or zoning map.
2. That the resulting interpretation will not grant a special privilege to one property inconsistent with
other properties or uses similarly situated.
3. The decision of the board must be such as will be in the best interest of the community and consistent
with the spirit and interest of the city's zoning laws.
B. Variance; conditions governing applications; authority and limitations. To authorize upon appeal in
specific cases, such variance 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, and so that the spirit of the ordinance shall be observed and substantial justice
done. In exercising such powers of variance, the board may, in conformity with the provisions of this
ordinance, reverse or affirm, wholly or partly, or may modify the order, requirement, decision, or
determination appealed from and make such order, requirement, decision, or determination as ought to
be made, and to that end the board shall have all the powers of the officer from whom the appeal is
taken.
In granting any variance, the board of adjustment may describe appropriate conditions and safeguards in
conformity with this ordinance. Violations 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.
Under no circumstances shall the board of adjustment grant a variance to allow a use not permissible
under the terms of this ordinance in the district involved, or any use, expressly or impliedly, prohibited by
the terms of this ordinance in said district.
C. Special exceptions. To hear and decide special exceptions to the terms of this ordinance upon which
the board is required to pass under this ordinance.
D. Vote required: appeals; variances; special exceptions. The concurring vote of four members of the
board shall be necessary to reverse any order, requirements, decision, or determination of an
administrative official, or to effect any variation in the application of this ordinance, or to decide in favor of
the applicant on any matter or special exception upon which it is required to pass or decide under this
ordinance.
(Ord. No. 90-18, § 2, 7-23-1990)
Section 12. Appeals from the board of adjustment.
A. Any person or persons, jointly or severally, aggrieved by any decision of the board of adjustment, or
any taxpayer, or officer, department, board, or bureau of the city may seek review by a court of record of
such decision in the manner provided by the laws of the State of Texas, particularly V.T.C.A., Local
Government Code §§ 211.008 through 211.011.
B. Reapplication. No application for a variance, special exception, or appeal which has been denied
shall be again filed earlier than one year from date of original denial, unless there has been a material
change. For the purposes of this section, material change shall mean a substantial change in conditions
or circumstances as it relates to the property in question.
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 in the manner provided by law, particularly V.T.C.A., Local
Government Code §§ 211.008 through 211.011.
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 of considering and adopting or rejecting proposed
amendments or the repeal of this ordinance, as provided by law, and of establishing a schedule of fees
and charges as stated in section 14 hereof.
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, specific use permits, changes in district classification,
appeals, and other matters pertaining to this ordinance. The schedule of fees shall be maintained in the
office of the city secretary and 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.
Section 15. Amendments.
A. Authority. The city council may from time to time amend, supplement, or change by ordinance the
boundaries of the district or the regulations herein established.
B. Submission to planning and zoning commission. Before taking action on any proposed amendment,
supplement, or change by ordinance of a district boundary or regulation, the city council shall submit the
proposed revision to the planning and zoning commission for its recommendation and report. The
planning and zoning commission shall make its report within 30 day following the close of the public
hearing thereon.
C. Public hearings. Prior to adopting any ordinance amending, supplementing, or changing the
boundaries of any district or any regulation herein established, the city council and the planning and
zoning commission shall jointly hold a public hearing at which any person desiring to be heard regarding
such matter shall be given an opportunity to do so. The final report by the planning and zoning
commission, as required in subsection B. of this section 15, shall not be acted upon by such commission
until the conclusion of such joint public hearing.
D. Notice of joint hearings. Notice of any joint public hearing held pursuant to subsection C. of this
section 15 shall be given, in writing, to each owner of real property, as indicated by the most recently
approved city tax roll, which lies within 200 feet of any property on which a change in classification is
proposed, such notice to be given not less than ten days prior to the date on which such hearing is to be
held. Notice of such joint public hearing shall also be published in the official newspaper of the city, or a
newspaper having general circulation in the city, at least 15 days prior to the date on which such hearing
is to be held. In addition, notice shall be given by causing a sign to be erected on the property which
would be affected by the proposed change stating the time and place of the hearing. Such sign shall be
erected not less than ten days prior to the date on which such hearing is to be held.
E. Vote required in the event of protest. In the event of a written protest to any such proposed
amendment, supplement, or change to a district boundary or regulation signed by the owners of 20
percent or more either of the area of the lots included in such proposed change those immediately
adjacent to the area of the lots or land immediately adjoining the area covered by the proposed change
and extending 200 feet from that area, such amendment shall not become effective except by the favorite
vote of three-fourths of all members of city council.
(Ord. No. 90-2, § 1, 2-5-1990; Ord. No. 96-16, §§ 1, 2, 8-19-1996)
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 protection of public health, safety, morals, or general welfare. Whenever
the requirements of this ordinance are at variance with the requirements of any other lawfully adopted
rules, regulations, ordinances, restrictions, or covenants, the most restrictive or that which imposes 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 the same at the
earliest reasonable time, and take action thereon as provided by this ordinance.
Section 18. Penalties for violations.
Any person who violates any of the provisions of this ordinance or who fails to comply therewith or with
any of the requirements thereof, including violations of conditions and safeguards established in
connection with grants of variances or specific uses, or who erects or alters any structure, or who
commences to erect or alter any structure in violation of any detail statement of plan submitted or
approved thereunder, shall for each and every violation or [of] noncompliance be deemed guilty of [a]
misdemeanor and, upon conviction, fined not more than $1,000.00, and each day such violation
continues shall constitute a separate offense. The owners of a building, structure, or premises, or part
thereof, where anything in violation of this ordinance be placed or shall exist, and any architect, builder,
contractor, agent or corporation employed in connection therewith who may have assisted in the
commission of any such violation, shall be guilty of a separate offense and, upon conviction, shall be
subject to the penalties herein provided.
Section 19. Severability.
Should any section or provision of this ordinance be adjudged invalid or unconstitutional, such decision
shall not affect the validity of this ordinance as a whole or any part thereof other than the part so declared
to be invalid or unconstitutional.
Section 20. Definitions.
For the purposes of this ordinance, certain terms or words used herein shall be interpreted as follows:
The word "person" includes an individual, firm, association, organization, partnership, trust, company, or
corporation.
The present tense includes the future tense; the singular number includes the plural; and the plural
number includes the singular.
The word "shall" is mandatory; the word "may" is permissive.
The words "used" and "occupied" include the words "intended, designed, or arranged to be used or
occupied."
The word "building" includes the word "structure."
The word "lot" includes the words "plot" or "parcel."
A. 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.
B. Apartment house . Any building or portion thereof used as a multiple dwelling for the purpose of
providing three or more separate dwelling units which may share means of egress and other essential
facilities.
C. Automobile graveyard . Automobile graveyard means an establishment or place of business that is
maintained, used, or operated for storing, keeping, buying, or selling wrecked, scrapped, ruined, or
dismantled motor vehicles or motor vehicle parts.
D. Building . Any structure designed or built for the support, enclosure, shelter, or protection of persons,
animals, chattels, or property of any kind.
E. Building area . The surface of the lot covered or occupied by all structures placed thereon, excluding
only driveways, walkways, and uncovered patios.
F. Building line . A line parallel or approximately parallel to the street line and beyond which buildings
may not be erected.
G. Child care center . Any place, home or institution which complies with state rules, regulations, and
mandates pertaining to home care facilities in regard to children under the age of 16 years, apart from
their parents, guardian, or custodian for regular periods of time for compensation; provided, however, that
the term "child care center" shall not include or apply to bona fide schools, custody fixed by a court,
children related by blood or marriage within the third degree of the custodial person, or churches and
other religious or public institutions caring for children within an institutional building.
H. Cluster housing development . A residential development containing attached or detached units on a
limited portion of land with the remaining land areas consolidated into common open space areas.
H.1. Dwelling, garden home . A dwelling unit which is structurally attached to another dwelling unit but
which does not share a common wall.
I. Comprehensive plan . Graphic and textual form policies which govern the future development of the
city and which consist of various components governing specific geographic areas and functions and
services of the city.
J. Density . Living units per acre in a platted subdivision. Pertains to total platted acreage, including
streets.
K. Dwelling, single-family . A detached building having accommodations for and occupied by not more
than one family.
L. Dwelling, two-family . A detached building having accommodations for and occupied by not more
than two families. In calculating minimum lot area, a two-family dwelling shall be considered to be two
dwelling units.
M. Dwelling, multiple-family . Any building or portion thereof, which is designed, built, rented, leased or
intended to be occupied as three or more dwelling units or apartments and which includes facilities for
food preparation and sleeping.
N. Dwelling unit . A building or portion of a building which is arranged, occupied, or intended to be
occupied as living quarters for one family.
O. Family . One or more persons related by blood, adoption, or marriage, living together as a single
housekeeping unit, exclusive of household servants. A number of persons not exceeding two living
together as a single housekeeping unit, though not related by blood, adoption, or marriage, shall be
deemed to constitute a family.
P. Home occupation . Any occupation or activity conducted within a dwelling unit which is clearly
incidental and subordinate to the use of the premises for dwelling purposes; provided that:
1. No retail business of any sort is involved.
2. No stock in trade is kept nor commodities sold except those made or used on the premises.
3. Only members of the family residing on the premises are employed.
4. No internal or external alterations, special construction, or features are involved.
5. There is no advertising of any type on the premises and no other display or storage of materials or
exterior identification of the home occupation or variation from the residential character of the main
building or any accessory building; however, advertising of the home occupation by published or printed
matter is allowed.
6. No equipment is used which creates offensive noises, vibrations, sound, smoke or dust, odors, heat,
glare, X-ray or electrical disturbances to radio or television.
7. Repair of racing automobiles shall not be permitted.
8. A child care center as defined in paragraph G, section 20, is not recognized as a home occupation.
9. A personal care facility as defined in paragraph KK, section 20, is not recognized as a home
occupation.
Q. Lot measurements .
1. Depth . The distance between the midpoint of straight lines connecting the foremost points of the side
lot lines in front and the rearmost points of the side lot lines in the rear.
2. Width . 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
at their foremost point (where they intersect with the street lines) shall not be less than 90 percent of the
required lot width except in the case of lots on the turning circle of cul-de-sacs where the 90 percent
requirement shall not apply.
R. Junkyard . Junkyard means an establishment or place of business maintained, used, or operated for
storing, keeping, buying, or selling junk, for processing scrap metal, or for maintaining or operating an
automobile graveyard. The term includes garbage dumps and sanitary fills.
S. Parking space, off-street . 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 areas 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, 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 for maneuvering
room may be estimated at 300 square feet, 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.
T. Servant's or caretaker's quarters . An accessory building located on the same lot as the main
building, or a portion of the main building, used as living quarters by persons acting as caretakers of the
property or by employed servants and not rented or otherwise used as a separate domicile and not used
except as an accessory use to the primary use of the property.
U. Specific use . A specific use is a use that would not be appropriate generally or without restrictions
throughout the zoning district but would, if controlled as to number, area, location, or relation to the
neighborhood, promote the property held, safety, welfare, morals, order, comfort, convenience,
appearance, prosperity, or general welfare. Such uses may be permitted in a zoning district as special
exceptions, if specific provision for such special exceptions is made in this ordinance.
V. Street . A public or private thoroughfare which affords a principal means of access to abutting
property.
W. Street line . The right-of-way line of a street.
X. Structure . Anything constructed or erected with a fixed location on the ground or attached to
something having a fixed location on the ground.
Y. Structural alterations . Any change in the supporting member of a structure, such as bearing walls,
columns, beams, or girders.
Z. Planned unit development . A district with development characterized by a unified site development
plan which may provide for a mixture or combination of residential, recreation and open space, and
commercial uses.
AA. Shopping center . A group of commercial establishments which is planned, developed, owned, and
managed as a unit related in its location, size and type of shops to the trade area that the unit serves.
BB. Townhouse . A row of three or more attached, one-family dwellings, separated by vertical party or
lot line walls, and each having private entrances.
CC. Yard . An open space, other than a court, on a lot, unoccupied and unobstructed from the ground
upward except for fences and walls.
DD. Yard, front . A yard extending across the full width of the lot, the depth of which is the minimum
horizontal distance between the front lot line and a line parallel thereto on the lot as specified in each
zoning district.
EE. Yard, rear . A yard extending across the full width of the lot, the depth of which is the minimum
horizontal distance between the rear lot line and a line parallel thereto on the lot as specified in each
zoning district. On corner lots, the rear yard shall be considered as parallel to the street upon which the
lot has its least dimensions. On both corner and interior lots, the rear yard shall in all cases be at the
opposite end of the lot from the front yard.
FF. Yard, side . A yard between a building and the side lot line, extending from the front yard, or front lot
line where no front yard is required, to the rear yard. The width of the required side yard shall be
measured horizontally from the nearest point of the side lot line toward the nearest part of the building.
GG. Variance . A relaxation of the terms of this ordinance where such variance will not be contrary to
the public interest and as 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 prohibited shall not be allowed by a variance, nor shall a variance be granted because of
the presence of nonconformities in the zoning district or uses in an adjoining zoning district.
HH. Office park . One or more commercial buildings with multiple businesses providing services but not
delivering products directly to customers and consisting of two or more tenants using common driveways.
II. Fence . A structural device forming a physical barrier which obstructs passage of humans or
animals.
JJ. Adult entertainment business. [Adult entertainment business] shall have the same meaning as
"sexually oriented business" as that term is defined in Texas Local Government Code Chapter 243
[V.T.C.A., Local Government Code ch. 243], and city Code chapter 60 [62], and shall include, but not be
limited to, an adult arcade, adult bookstore or adult videostore, adult cabaret, adult motel, adult motion
picture theater, adult tanning salon, adult theater, escort agency, nude modeling studio, sexual encounter
center, or any other commercial enterprise, the primary business of which is the offering of a service or
the selling, renting, or exhibiting of devices or any other items intended to provide sexual stimulation or
sexual gratification to the customer. Such uses shall be allowed only as specifically authorized under the
terms of this ordinance and chapter 60 [62] of this Code. The determination of what constitutes an adult
entertainment business shall be made by the police chief or his designee, in accordance with the
definitions contained in chapter 60 [62], and such determination shall be appealable to the zoning board
of adjustment.
KK. Personal care facility . Any establishment that furnishes food and shelter to four or more persons
who are unrelated to the proprietor of the establishment and provides personal care services as that term
is defined in Texas Health & Safety Code § 247.002 [V.T.C.A., Health and Safety Code § 247.002], and
as further provided for in Texas Human Resources Code § 123.004 [V.T.C.A., Human Resources Code §
123.004].
LL. Graduated fence . A fence required by city ordinance, the height of which may be reduced for some
portion of its required length, either in a stair-step configuration or by gradually reducing such height in a
straight or radial line. The length and height of the fence so reduced will be determined on the basis of a
combination of factors, including but not limited to security, public welfare, and pedestrian and traffic
safety.
(Ord. No. 89-9, § 1, 9-11-1989; Ord. No. 89-29, § 1, 1-22-1990; Ord. No. 90-5, § 1, 3-5-1990; Ord. No.
95-36, § 1, 1-8-1996; Ord. No. 96-6, § 2, 5-20-1996; Ord. No. 98-14, §§ 2, 3, 8-17-1998; Ord. No. 98-17,
§ 2, 9-14-1998; Ord. No. 2001-23, § 2, 11-19-2001)
Section 21. Repeal of conflicting ordinances, effective date.
All 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.
PASSED ON FIRST READING this 6th day of August, 1984.
PASSED ON SECOND READING this 10th day of September, 1984.
PASSED, APPROVED AND ADOPTED this 19th day of November, 1984.
TABLE INSET:
/s/ Robert W. Wicklander
Robert W. Wicklander, Mayor Pro-Tem
ATTEST
/s/ Deloris McKenzie
City Secretary
APPROVED AS TO FORM:
John Olson
City Attorney
QUALIFIED TREE LIST
Trees are divided into four classes. Class one and two trees are considered the most valuable in
enhancing the environment and are the most likely to prosper in the Friendswood area. Therefore, only
class one and two trees shall be approved as new plantings for streets, public rights-of-way, city parks
and property, and parking lots unless otherwise approved by the city zoning officer on the advice of an
Urban Forester. Species that are classified as shade trees will reach a height and size that will conflict
with overhead powerlines, permanent structures, or the canopy will exceed the limits of a confined space.
Species that are classified as small trees will not provide the protection or aesthetic impact of a large
shade tree, yet they are suitable for planting beneath powerlines and are good alternatives for areas of
limited space.
Class . (one through four)
Origin .
N--Native
I--Introduced
Site.
*1--Xerophytic (requires little water)
*2--Mesic (requires moderate water with good drainage)
*3--Aquatic (tolerates poor drainage once established 3 years)
*Once Established
Light.
1--Full Sun
2--Moderate Sun
3--Shade
Size.
1--60 feet and greater ultimate height (large shade tree)
2--30 to 60 feet in ultimate height (medium tree)
3--30 feet and less in ultimate height (small tree)
Foliage.
D--Deciduous (sheds leaves annually). If placed on the south and west walls will reduce indoor
temperatures in summer by shading the roof and walls. In winter, these trees allow sunlight through to
help heat the house.
E--Evergreen (having green leaves/needles through out the year). Can create a wind break if placed on
the Northwest side of a building.
SE--Semi-evergreen
For example, the code for Live Oak is 1/N/2/1/1, which indicates that the Live Oak is a class one species
that is native to Texas, requires moderate water with good drainage, demands or tolerates full sun, and
will exceed 60 feet in ultimate height. As a shade tree, the Live Oak will provide protection and has
aesthetic impact but the tree is not suitable for planting beneath powerlines or within confined spaces.
TABLE INSET:
Common name Botanical name Class N/I Site Light Size E/D
White Ash Fraxinus americana 1 N 2 1 1 D
Bald Cypress Taxodium distichum 1 N 3 2 1 D
Cedar Elm Ulmus crassifolia 1 N 2 1 2 D
Chinese Elm Ulmus parvifolia 1 I 2 1 2 D
Winged Elm Ulmus alata 1 N 2 1 2 D
Black Hickory Carya texana 1 N 2 1 2 D
Shagbark Hickory Carya ovata 1 N 2 1 1 D
Water Hickory Carya aquatica 1 N 3 1 2 D
American Holly Ilex opaca 1 N 2 2 2 E
Southern Magnolia Magnolia grandiflora 1 N 2 1 1 E
Drummond Red Maple Acer rubrum var. drummondii 1 N 2 1 2 D
Bur Oak Quercus macrocarpa 1 N 2 1 1 D
Chinquapin Oak Quercus muhlenbergii 1 N 2 1 1 D
Live Oak Quercus virginiana 1 N 2 1 1 SE
Overcup Oak Quercus lyrata 1 N 3 1 1 D
Shumard Red Oak Quercus shumardii 1 N 2 1 1 D
Swamp Chestnut Oak Quercus michhauxii 1 N 3 1 1 D
Post Oak Quercus stellata 1 N 2 2 1 D
Pecan Carya illinoensis 1 N 2 1 1 D
Black Walnut Juglans nigra 1 N 2 1 1 D
Red Bay Persea borbonia 1 N 2 2 2 E
Mexican Buckeye Ungnadia speciosa 1 N 2 1 3 D
Scarlet (Red) Buckeye Aesculus pavia 1 N 2 2 3 D
Carolina buckthorn Rhamnus caroliniana 1 N 2 1 3 D
Possumhaw Holly Ilex decidua 1 N 2 1 3 D
Sweet-Bay Magnolia Magnolia virginiana 1 N 2 2 2 SE
Texas Mountain-Laurel Sophora secundiflora 1 N 1 1 3 E
Chinese Pistache Pistacia chinensis 1 I 2 1 2 D
Wax Myrtle Myrica cerifera 1 N 2/3 1 3 E
Texas Persimmon Diospyros virginiana(male) 2 N 1 1 3 D
Texas Pistache Pistacia texana 2 N 1 1 3 D
Eve's Necklace Sophora affinnis 2 N 1 1 3 D
Nuttail Oak Quercus nuttallii 2 N 2/3 1 1 D
Water Oak Quercus nigra 2 N 2/3 1 1 D
White Oak Quercus alba 2 N 2 1 1 D
Willow Oak Quercus phellos 2 N 2/3 1 1 D
Sweetgum Liquidambar styraciflua 2 N 2 1 1 D
American Hornbean Carpinus caroliniana 2 N 2 2 2 D
Tulip-Tree Liriodendron tulipifera 2 I 2 2 1 D
Arrow-wood Viburnum Viburnum dentatum 2 N 2 2 3 D
Rusty Blackhaw Viburnum Viburnum rufidulum 2 N 2 2 3 D
Anacua/Sandpaper Tree Ehretia anacua 2 N 2 1 2 E
Green Ash Fraxinus pennsylvanica 2 N 3 2 1 D
River Birch Betula nigra 2 N 3 2 2 D
American Elm Ulmus americana 2 N 2 1 1 D
Water Tupelo Nyssa aquatica 2 N 3 2 1 D
Honey-Locust Gleditsia triacanthos 2 N 2 1 2 D
Common Persimmon Diospyros virginiana 2 N 2 1 2 D
Snowbell Styrax americana 2 N 2 1 3 D
Western Soapberry Sapindus drummondii 2 N 2 1 2 D
American Sycamore Platanus occidentalis 2 N 2 1 1 D
Woollybucket Bumelia Bumelia lanuginosa 2 N 2 2 2 D
Rough-leaf Dogwood Cornus drummondii 2 N 2 3 3 D
Parsley Hawthorn Crataegus marshallii 2 N 2 2 3 D
Yaupon Holly Ilex vomitoria 2 N 2 1/2 3 E
Huisache Acacia farnesiana 2 N 1 1 3 D
Cherry Laurel Prunus caroliniana 2 N 2 2 2 D
Chalk Maple Acer leucoderme 2 N 2 2 2 D
Paloverde Parkinsonnia aculeata 2 N 1 1 2 D
Mexican Plum Prunus mexicana 2 N 1 1 3 D
Texas Redbud Cercis canadensis texensis 2 N 2 2 3 D
Eastern Redbud Cercis canadensis 2 N 2 2 2 D
Sassafras Sassafras albidum 2 N 2 2 2 D
Eastern Red Cedar Juniperus virginiana 2 N 2 2 2 E
Common Crapemyrtle Lagerstroemia indica 2 I 2 1 3 D
Common Fig Ficus carica 2 I 2 1 3 D
Ornamental Holly Ilex spp. 2 I 2 2 3 E
Loquat Eriobotrya japonica 2 I 2 2 3 E
Callery Pear/Braford Pyrus calleryana 2 I 2 1 3 D
Wright Acacia Acacua wrightii 2 N 1 1 3 D
Weeping Willow Salix babylonica 3 I 3 1 2 D
Camphor-Tree Cinnamomum camphora 3 I 2 1 2 E
Eastern Cottonwood Populus deltoides (male) 3 N 2 1 1 D
Black Locust Robinia pseudoacacia 3 N 3 1 2 D
Box-Elder Maple Acer negundo 3 N 2 2 2 D
Red Mulberry Morus rubra 3 N 2 1 2 D
Mulberry Morus alba 3 N 2 1 2 D
Common Pear Pyrus communis 3 N 2 1 2 D
Loblolly Pine Pinus taeda 3 N 2 1 1 E
Slash Pine Pinus elloittii 3 I 2 1 1 E
Black Willow Salix nigra 3 N 3 1 2 D
Japanese Yew Podocarpus macrophyllus 3 I 2 1 2 E
American Elderberry Sambucus canadensis 3 N 2 2 3 D
Flowering Crabapple Malus spp. 3 I 2 1 3 D
Japenese Maple Acer palmatum 3 I 2 2 3 D
Japanese Black Pine Pinus thunbergi 3 I 2 1 2 E
Hercules-Club Prickly-Ash Zanthoxylum clava-herculis 3 N 1 1 3 D
Vitex Vitex agnus-castus 3 I 1 1 3 D
Golden-Raintree Koelreuteria paniculata 3 I 2 1 2 D
Sugar Hackberry Celtis laevigata 3 N 2 1 2 D
Mesquite Prosopis glandulosa 3 N 1 1 2 D
Catalpa Catalpa bignonioides 3 N 2 1 2 D
Arborvitae Thuja spp. 4 I
Mimosa(Silktree) Albizia julibrissin 4 I
Silver Maple Acer saccharinum 4 I
Arizona Ash Fraxinus velutina 4 I
Berlandier Ash Fraxinus berlandieriana 4 I
Siberian Elm Ulmus pumila 4 I
Chinese Tallow Sapium sebiferum 4 I
Chinaberry Melia azedarach 4 I
An applicant may propose species not on this list which may be approved by the city building official after
consultation with an urban forester.
Please note that existing trees on city property and rights-of-way are protected by this ordinance although
they may be listed as a class 3 or 4. (See Zoning Ordinance Section