Edinburg City Zoning Code

1. A.
   Purpose. The purpose of this Division is to ensure that:

   1. 1.
      With respect to parking:

      1. a.
         Adequate off-street parking is provided for uses that are permitted by this Code.
      2. b.
         Off-street parking areas are designed and illuminated to protect the safety of their users.
      3. c.
         Sufficient parking is provided in nonresidential areas that are near residential neighborhoods, so that the character and quality of life of the residential neighborhoods are protected from overflow parking.
      4. d.
         Reductions in off-street parking requirements are available to mixed-use projects that utilize shared parking arrangements that account for differences in the timing of the peak parking demand of the various uses.
   2. 2.
      With respect to loading areas:

      1. a.
         Adequate loading areas are provided to support the uses to which they relate.
      2. b.
         Loading areas do not interfere with parking and circulation and do not disturb the use of adjacent properties.
   3. 3.
      With respect to stacking areas, sites have drive-through lane capacity to hold vehicles while transactions are taking place by providing direct access to a service window or other improvement.  
2. B.
   Applicability.

   1. 1.
      Except as provided in Subdivisions.B.2., the standards of this Article apply to:

      1. a.
         New Development. New residential, nonresidential, or mixed-use development or change in use from residential to nonresidential or mixed-use;
      2. b.
         Increase in Intensity. Increase in apartment units, manufactured home pads, gross floor area, or impervious surface by 10 percent or more, cumulatively over a five-year period; or
      3. c.
         Change in Use. Change in use requiring additional parking spaces.
   2. 2.
      The requirements of this Division shall not apply to the DT district.   
3. C.
   Traffic Impact Analysis. A Trip Generation Worksheet or a Traffic Impact Analysis may be required for certain development according to the City's Engineering Standards Manual. 

Effective on: 8/9/2022

1. A.
   Parking Space Standards.

   1. 1.
      Parking Space Width. Table 4.102-1, Minimum Horizontal Parking Widths for Standard Automobiles, specifies the minimum horizontal widths for standard parking rows, aisles, and modules.
   2. 2.
      Minimum Area. The standard parking space is nine feet by 18 feet. See Sec. 4.105, Parking for Persons with Disabilities (ADA), for required dimensions of accessible parking spaces.
   3. 3.
      Vertical Clearance.

      1. a.
         A vertical clearance of not less than eight feet shall be provided over all parking spaces. 
      2. b.
         Additional clearance shall be provided for larger vans, sports utility vehicles, and light trucks that require such clearance if parking demand from such vehicles is anticipated.
      3. c.
         All parking garage entrances shall include an overhead bar to alert oversized vehicles regarding clearance. 
   4. 4.
      Parking Space Markings. All standard and accessible parking spaces shall be clearly marked as illustrated in Figure 4.102-1, Parking Stall Dimensions.

Table 4.102-1 Minimum Horizontal Parking Widths for Standard Automobiles
Dimension	One-Way	Space Angle (degrees)
	Parallel	45	60	90

Effective on: 8/9/2022

1. A.
   Calculation of Required Parking Spaces.
2.  
   1. 1.
      Per Square Feet (SF). Where the number of parking spaces in Table 4.103-1, Minimum Parking and Loading Requirements, is calculated based on the gross floor area of the use not including restrooms and areas that are designed and used exclusively for storage.
   2. 2.
      Fractional Spaces. When the number of required off-street parking spaces results in a fractional space, the fractional space shall be rounded up to the next highest whole number.
   3. 3.
      Per Dwelling Unit (DU) or Per Bedroom. The phrase "per DU" means that the number of parking spaces is calculated based on the number of dwelling units. In some cases, the parking requirements are based on the number of bedrooms in the dwelling unit.
   4. 4.
      Per Seat Capacity. The phrase "per # seats" means that the number of parking spaces is based on the number of seats that are provided for guests (patrons, members, etc.), with benches or pews measured as one seat per each two feet of width; 
   5. 5.
      Per Employee. The phrase "per employee" means the requirement is based on the number of employees on the maximum shift.
   6. 6.
      Per Bed. The phrase "per bed" means the requirement is based on the maximum number of patient beds that the facility may accommodate. 

1.  
   7. 7.
      Multiple Nonresidential Uses. If several nonresidential uses occupy a single parcel or building, the off-street parking and loading requirements shall be the additive total for all uses.
   8. 8.
      Special Study. Where a special study is required in Table 4.103-1, the applicant shall provide a special study in accordance with Section 4.106.B.  
2. B.
   Minimum Off-Street Parking and Loading Requirements. The minimum off-street parking and loading space requirements for the uses set out in this Code are established in Table 4.103-1, Minimum Parking and Loading Requirements, below.

3. C.
   Uses not listed. The Administrator shall determine the parking requirements for uses that are not listed based on the uses in Table 9.201, Minimum Parking and Loading Requirements, that are most similar to the proposed uses or based on parking studies of similar uses that are provided by the applicant and certified by a qualified professional engineer. 
4. D.
   Buildings Without Known Uses.  If the use(s) of a building is unknown at the time of development, the amount of parking required shall be equal to the land use permitted within the zoning district that would yield the greatest number of spaces.
5. E.
   Location of Off-Street Parking. 

   1. 1.
      Location of On-Street Parking. Parking shall be set back behind any required bufferyard or as specified in Sec. 4.204, Bufferyards. Parking spaces, aisles, and turning areas shall not encroach upon or overhang any street, driveway, or public right-of-way.
   2. 2.
      Location of Off-Site, Off-Street Parking. Parking or overflow parking may be located off-site in common parking areas, subject to the maximum distance requirements of Table 4.103-2, Distance to Required Parking.

1.  
   3. 3.
      Guest Parking in the RM District. In the Residential Multifamily and Urban District, guest parking in excess of the minimum parking requirements may also be permitted in platted guest parking islands within enlarged cul-de-sacs. However, in no case shall require parking be located within the guest parking islands.

6. F.

   Use of Parking and Loading Areas. The following requirements shall govern the use of parking and loading areas:

   1. 1.
      Storage Prohibited.

      1. a.
         Required off-street parking spaces shall be available for operable passenger automobiles of the residents, customers, patrons, and employees of the use to which they are accessory.
      2. b.
         Storing materials, boats, campers, recreational vehicles, or inoperable vehicles, or parking trucks or trailers is prohibited in parking areas (including guest parking islands that are permitted by Subsection E, Location of Off-Street Parking), above, unless:

         1. i.
            The outdoor storage use is permitted in the applicable zoning district and approved for the subject property; and
         2. ii.
            The areas that are set aside for such parking are not counted towards the parking requirements for the use.
      3. c.
         The long-term storage of trailers is prohibited in loading spaces, which shall be available for normal use by delivery vehicles.
      4. d.
         Trash enclosures, dumpsters, and transformers shall not be located in parking areas.
   2. 2.
      Vehicle Work Prohibited. No major vehicle work of any kind or nature shall be permitted within off-street parking facilities.
   3. 3.
      Blocking Access Prohibited. Blocking loading spaces or parking spaces is prohibited. Loading spaces or parking spaces shall not be designed or located in a manner that blocks access.  Parking, loading, and access areas shall be kept free of permanent or moveable structures of any type, including trash receptacles or compactors, that block access. Parking within the driveway approach or across public sidewalks is prohibited.
   4. 4.
      Sales. The sale of goods in required parking spaces is prohibited.
   5. 5.
      Residential parking. Parking for residential uses shall be restricted to small motor vehicles and motor vehicles less than 22 feet in length. Such motor vehicles shall be parked on paved driveways or parking areas relating to a garage or carport. However, in areas where there are no garages or carports, small motor vehicles may be parked on paved driveways constructed perpendicular to the street.
7. G.
   Pedestrian Pathways. Parking lots exceeding 75 spaces shall include the following for pedestrian circulation and connectivity:

   1. 1.
      Delineation. A clearly delineated pedestrian pathway extending from the primary building entrance(s) to the outer perimeter(s) of the parking lot;
   2. 2.
      Width. A minimum passable width of six feet, with a 10-foot clear area to accommodate bumper overhang;
   3. 3.
      Connectivity. Connection to adjacent public street sidewalks and those of abutting or adjacent land uses;
   4. 4.
      Lighting. Pedestrian-scale lighting; and
   5. 5.
      Safety. Pavement markings, crosswalks, and signage to alert motorists of pedestrian crossings.

Effective on: 8/9/2022

1. A.
   Surfacing. Off-street parking areas shall be surfaced as follows:

   1. 1.
      In general, off-street parking areas that are required to have more than three parking spaces shall be graded and surfaced with material acceptable to the City Engineer that will protect against potholes, erosion, and dust. 
   2. 2.
      The City Engineer may permit less durable surfaces (such as crushed stone or gravel) for off-street parking facilities that serve athletic fields or public or private parks, provided that the perimeter of such parking areas is defined by bricks, stones, railroad ties, or other similar devices and such surfaces are set back at least 25 feet from a public street.
2. B.
   Maintenance. Off-street parking surfaces shall be kept in good condition and parking space lines or markings shall be kept clearly visible and distinct. Failure to maintain off-street parking are surfaces free of potholes and other defects shall be a violation of this Code and subject to penalty as provided by law. Guest parking islands that are permitted by Section 4.103, Required Off-Street Parking and Loading, shall be maintained in the same manner as other public streets.

Effective on: 8/9/2022

1. A.
   Required Accessible Parking. All uses (other than single-family residential uses that are served by on-lot parking) shall provide parking spaces for motor vehicles that transport disabled persons in accordance with the standards of this Section.
2. B.
   Number of Accessible Parking Spaces.

   1. 1.
      In general, the number of accessible spaces shall be in accordance with Table 4.105-1, Required Number of Off-Street Accessible Parking Spaces.
   2. 2.

      In multi-family residential development, one accessible parking space shall be provided for each unit that is designed for occupancy by disabled persons.

   3. 3.
      No accessible spaces are required for valet parking lots. 

3. C.
   Dimension of Accessible Spaces. Accessible parking spaces shall be a minimum of 14 feet wide by 18 feet long, including a five-foot-wide striped area, as shown in Figure 4.105-1, Accessible Parking Space Layout.

Figure 4.105-1 Accessible Parking Space Layout

Figure 4.105-1 Accessible Parking Space Layout

Figure 4.105-1 Accessible Parking Space Layout

Figure 4.105-1 Accessible Parking Space Layout

4. D.
   Relationship to Required Number of Parking Spaces. Off-street parking spaces required by this Article for the disabled shall count toward fulfilling the total off-street parking requirements.
5. E.
   Location of Accessible Spaces. Accessible parking spaces shall be located as close as possible to an entrance, which allows such persons to enter and leave the parking area and building without assistance. If possible, the spaces shall be located so that the accessible route from the accessible spaces to the accessible entrance should not cross a driving aisle or road.
6. F.
   Marking of Accessible Parking Spaces. Accessible parking spaces shall be posted and marked with both a ground-mounted sign and pavement marking that includes the international accessibility symbol, the text "Reserved Parking" and the text "$___ Fine," indicating the maximum fine allowed by law.
7. G.
   Compliance with Federal Law. Compliance for accessibility to public facilities shall be in accordance with regulations issued by Federal agencies, including the United States Department of Justice, under the Americans with Disabilities Act of 1990. More specifically, these regulations include 28 CFR Part 36 "Nondiscrimination on the Basis of Disability by Public Accommodations and in Commercial Facilities, Final Rule," as amended.

Effective on: 8/9/2022

1. A.
   Generally. This Section sets out several ways to reduce or receive credit for the number of required off-street parking spaces that must be provided according to Section 4.103, Required Off-Street Parking and Loading Spaces.
2. B.
   Administrative Credits and Reductions. The Administrator may approve the following parking credit and reduction options for a property. The administrative credit and reduction options are cumulative if more than one is used on a property. 

   1. 1.
      On-Street Parking Credit.

      1. a.
         On‐street parking spaces may provide credit to satisfy the minimum parking space requirements in the nonresidential districts established in Section 4.103, Required Off-Street Parking and Loading Spaces, on streets designed for on-street parking. The use of on‐street parking spaces to satisfy minimum parking requirements in no way guarantees the use of such parking spaces to customers, employees, or visitors of the subject property. 
      2. b.
         On-street spaces shall be located on a public or private street, shall be available to the general public, and directly abutting the subject property.
      3. c.
         Bus stops, clear zones adjacent to curb cuts, and other areas in which parking is prohibited shall not be included in the calculation of available on‐street parking spaces. 
      4. d.
         An on‐street parking space shall be a minimum of 20 feet in length.  A minimum of 16 linear feet of an on-street parking space shall be directly adjacent to the subject property in order to be counted as a parking space.
   2. 2.
      Shared Parking Reduction. 

      1. a.
         Shared parking allows a reduction of up to 30 percent in the total number of required parking spaces when a property is occupied by two or more uses that typically do not experience peak use of parking areas at the same time. When any land or building is used for two or more uses that are listed in Table 4.106-1, Shared Parking Table, below, the minimum total number of required parking spaces may be determined by the following procedures, which are followed by Table 4.106-2, Illustrative Shared Parking Credit Calculation, showing an example of how to calculate shared parking reductions.

         1. i.
            Determine the minimum parking requirements for each use category in Column (A) as if it were a separate use excluding spaces reserved for use by specified individuals or classes of individuals (for example, accessible spaces or spaces posted as “reserved”);
         2. ii.
            Multiply the sum of required parking spaces for each use by the corresponding percentages for each of the five time periods set forth in Columns (B) through (F) of Table 4.106-1, below;
         3. iii.
            Calculate the total for each time period; and
         4. iv.
            Select the Column with the highest total to find the required number of shared spaces. 

1.  
   1.  
      2. b.
         Submittals. Where a shared parking reduction is to be applied to uses on two or more lots under different ownership, the following shall be provided to the Administrator:

         1. i.
            A plan that provides for interconnected parking lots and required residential spaces to be clearly designated and separated from spaces provided for employees, customers, and service;
         2. ii.
            Recorded easements, accepted on a form acceptable to the City Attorney, that provide, at a minimum:

            1. 1.
               A guarantee of each owner’s rights to the use of the parking facility in the form of a written agreement assuring the retention for such purposes for a minimum period of five years properly drawn and executed by the parties concerned and approved as to form by the city attorney;
            2. 2.
               A requirement that any termination of or amendment to the agreement shall be subject to the approval of the City;
            3. 3.
               Cross-access among the parking areas and connections to allow parking by the different uses anywhere on the connected properties;
            4. 4.
               Allocation of maintenance responsibilities;
            5. 5.
               A pedestrian circulation system that connects uses and parking areas, making it easy and convenient for pedestrians to move between uses; and
            6. 6.
               A right of enforcement by the City. 
2.  
   3. 3.
      Off-Site Parking Credit. Off-site parking spaces may provide credit to satisfy the minimum parking space requirements in any nonresidential or mixed-use zoning district subject to the following:

      1. a.
         The off-site parking lot is within 300 feet of the subject property, measured from the nearest property lines;
      2. b.
         The parking lot is wholly within a nonresidential or mixed-use zoning district; and
      3. c.
         The parking lot complies with all applicable requirements of this Code. 
   4. 4.

      Ride-Sharing. The number of required parking spaces may be reduced by five percent for parking areas of more than 50 spaces if the site provides a dedicated ride-sharing area.

   5. 5.

      Change in Use Without Sufficient Parking. A permitted use may be converted to another permitted use without full compliance with the required number of parking spaces if the Administrator determines:

      1. a.

         The maximum amount of parking spaces possible is provided without removing or partially removing a structure; and

      2. b.

         The amount of parking available is at least 80 percent of the parking required for the new use in Table 39.03.009-1, Off-Street Parking and Loading Schedule.

3. C.
   Special Studies and Legislative Credits and Reductions.

1.  
   1. 1.
      Special Study. This Subsection applies when an applicant proposes a use that requires a Special Study in Table 4.103-1, Minimum Parking and Loading Requirements, or where the applicant seeks parking, loading, or stacking reductions that are not addressed in Subsection B, Administrative Credits and Reductions, above.   
   2. 2.
      Special Study Approval Criteria.. The Planning and Zoning Commission may approve a Special Study for reduced parking, loading, or stacking provided that:

      1. a.
         If the applicant seeks a reduction, the Study demonstrates that a reduction is appropriate based on the applicant providing a parking study with specific parking demand forecasts for the proposed use based on the Institute of Traffic Engineer's (ITE) Trip Generation Manual and/or based on the provision of alternative parking or transportation demand management programs that tend to reduce the demand for parking spaces;
      2. b.
         The study is prepared by licensed transportation engineer/professional;
      3. c.
         The forecasts are based upon a peak parking analysis of at least five comparable uses; and
      4. d.
         The comparability of the uses is documented in detail, including their location, gross floor area, street access, use types and restrictions, hours of operation, peak parking demand periods, and all other factors that could affect parking demand.
   3. 3.
      Administrative Approval.  The Administrator may approve a special study for land uses where such study is required in Table 4.103-1, where no parking, stacking, or loading reduction is requested. 
   4. 4.
      Loading Special Study. Where Table 4.103-1 requires a loading special study from the applicant, the Study shall, at minimum, shall contain a turning study or other approved design method that accommodates loading spaces and staging or waiting areas. 
   5. 5.
      Transportation Professional. The Administrator may retain a qualified transportation planner or traffic engineer, at the applicant's expense, to review the parking, loading, or stacking demand forecast and provide recommendations to the Planning and Zoning Commission.
   6. 6.
      Reserve. The balance of the land necessary to meet the parking requirements shall be held in reserve as an undeveloped area, to meet any future needs generated by an expansion of the business, a change in land use, or underestimated parking demand. 

4. D.

   Structured Parking.

   1. 1.
      Structured Parking Types. Tuck-under parking and stand-alone, activated, and integrated parking structures are each permitted in accordance with Table 4.106-3, Permitted Parking Structures.

4.  
   2. 2.
      Parking Structure Descriptions. Table 4.106-4, Parking Structure Types, Descriptions, and Standards, provides a description, associated standards, and an image for various permitted parking structure types. 

Table 4.106-4  Parking Structure Type Descriptions and Standards
Descriptions	Standards	Image
Tuck‐under parking consists of a single row of covered parking spaces beneath a building.	Access to tuck-under parking shall be provided by a drive aisle in a parking lot or alley. Tuck‐under parking may be combined with other surface or structured parking types. In the DT district, tuck-under parking shall be oriented toward an alley.  Where visible from a public right-of-way other than an alley, tuck-under parking shall be screened from view by buildings or a wall that is a minimum of six feet in height.
Stand-alone parking structures are freestanding structures located in the center of a larger block.	Stand-alone structures shall be separated from adjacent buildings by a minimum of 20 feet to provide sufficient light and privacy for adjacent structures. This separation may accommodate an alley and/or rear yards. In the CN district, stand-alone parking structures shall have foundation plantings as required in Section 4.203, Development Landscaping.
Activated structures are parking structures with retail uses at the base that are oriented solely toward the street.	Liner buildings associated with activated structures may be directly attached or detached by a minimal fire separation distance.
Integrated structures are parking structures located within an occupied building or surrounded by liner buildings.	Integrated structures may be fully or partially integrated with the surrounding building.

Table 4.106-4  Parking Structure Type Descriptions and Standards
Descriptions	Standards	Image
Tuck‐under parking consists of a single row of covered parking spaces beneath a building.	Access to tuck-under parking shall be provided by a drive aisle in a parking lot or alley. Tuck‐under parking may be combined with other surface or structured parking types. In the DT district, tuck-under parking shall be oriented toward an alley.  Where visible from a public right-of-way other than an alley, tuck-under parking shall be screened from view by buildings or a wall that is a minimum of six feet in height.
Stand-alone parking structures are freestanding structures located in the center of a larger block.	Stand-alone structures shall be separated from adjacent buildings by a minimum of 20 feet to provide sufficient light and privacy for adjacent structures. This separation may accommodate an alley and/or rear yards. In the CN district, stand-alone parking structures shall have foundation plantings as required in Section 4.203, Development Landscaping.
Activated structures are parking structures with retail uses at the base that are oriented solely toward the street.	Liner buildings associated with activated structures may be directly attached or detached by a minimal fire separation distance.
Integrated structures are parking structures located within an occupied building or surrounded by liner buildings.	Integrated structures may be fully or partially integrated with the surrounding building.

Table 4.106-4  Parking Structure Type Descriptions and Standards
Descriptions	Standards	Image
Tuck‐under parking consists of a single row of covered parking spaces beneath a building.	Access to tuck-under parking shall be provided by a drive aisle in a parking lot or alley. Tuck‐under parking may be combined with other surface or structured parking types. In the DT district, tuck-under parking shall be oriented toward an alley.  Where visible from a public right-of-way other than an alley, tuck-under parking shall be screened from view by buildings or a wall that is a minimum of six feet in height.
Stand-alone parking structures are freestanding structures located in the center of a larger block.	Stand-alone structures shall be separated from adjacent buildings by a minimum of 20 feet to provide sufficient light and privacy for adjacent structures. This separation may accommodate an alley and/or rear yards. In the CN district, stand-alone parking structures shall have foundation plantings as required in Section 4.203, Development Landscaping.
Activated structures are parking structures with retail uses at the base that are oriented solely toward the street.	Liner buildings associated with activated structures may be directly attached or detached by a minimal fire separation distance.
Integrated structures are parking structures located within an occupied building or surrounded by liner buildings.	Integrated structures may be fully or partially integrated with the surrounding building.

Table 4.106-4  Parking Structure Type Descriptions and Standards
Descriptions	Standards	Image
Tuck‐under parking consists of a single row of covered parking spaces beneath a building.	Access to tuck-under parking shall be provided by a drive aisle in a parking lot or alley. Tuck‐under parking may be combined with other surface or structured parking types. In the DT district, tuck-under parking shall be oriented toward an alley.  Where visible from a public right-of-way other than an alley, tuck-under parking shall be screened from view by buildings or a wall that is a minimum of six feet in height.
Stand-alone parking structures are freestanding structures located in the center of a larger block.	Stand-alone structures shall be separated from adjacent buildings by a minimum of 20 feet to provide sufficient light and privacy for adjacent structures. This separation may accommodate an alley and/or rear yards. In the CN district, stand-alone parking structures shall have foundation plantings as required in Section 4.203, Development Landscaping.
Activated structures are parking structures with retail uses at the base that are oriented solely toward the street.	Liner buildings associated with activated structures may be directly attached or detached by a minimal fire separation distance.
Integrated structures are parking structures located within an occupied building or surrounded by liner buildings.	Integrated structures may be fully or partially integrated with the surrounding building.

4.  
   3. 3.
      Configuration of Structured Parking Spaces. Individual parking spaces for structured parking shall comply with Figure 4.106-1,  Minimum Surface Parking Dimensions.
   4. 4.
      General Design Standards. Parking structures shall be designed as follows:

      1. a.
         Rooftop Parking. Rooftop open-air parking shall be screened with a parapet of at least four feet in height.
      2. b.

         Safety Mirrors. Pedestrian safety devices such as convex mirrors or other warning devices are required where it would be a significant risk to public health or safety without the installation of those devices.

      3. c.
         Gates and Booths. Any vehicle exit barrier, including but not limited to a gate or payment booth, shall be located at least 20 feet inside the exterior wall of the parking structure.
      4. d.

         Lighting. Parking structures shall contain lighting sufficient for security purposes.

   5. 5.
      DT District Standards. 

      1. a.

         Height. The height of the parking structure shall not exceed the height of the structure it serves.

      2. b.
         Liner Buildings on Integrated Structures.  Liner buildings that are part of an integrated parking structure shall comply with the following standards. 

         1. i.
            Liner buildings shall be at least two stories in height with no less than 15 feet in depth.
         2. ii.
            Liner buildings shall be attached to the parking structure.
         3. iii.
            Liner buildings may be used for any purpose allowed on the lot on which they are located except for parking.
      3. c.
         Stand-Alone Parking Structures. 

1.  
   1.  
      1.  
         1. i.
            Exterior Design. Façades on the ground floor of stand-alone parking structures shall meet one of the following standards:

            1. 1.
               Be constructed of materials of similar quality and shall be compatible in appearance with adjacent buildings; or
            2. 2.
               Be articulated using three or more of the following architectural features:

               1. A.
                  Windows or window-shaped openings with decorative mesh or similar features as approved by the Administrator;
               2. B.
                  Masonry columns;
               3. C.
                  Decorative wall insets or projections;
               4. D.
                  Awnings;
               5. E.
                  Changes in color or texture of materials;
               6. F.
                  Public art;
               7. G.
                  Integrated landscape planters; or
               8. H.
                  Other similar features approved by the Administrator.
         2. ii.
            Vehicle Entry/Exit Design.

            1. 1.
               Vehicle entries and exits of stand-alone parking structures shall be oriented away from the primary street frontage and shall minimize conflicts with pedestrian circulation.
            2. 2.
               Street front openings in stand-alone parking structures shall not exceed 55 percent of façade area. 

Effective on: 8/9/2022

All uses shall provide off-street loading as required by Table 4.103-1, Minimum Parking and Loading Requirements. Loading spaces shall be designed as follows:

1. A.
   Dimensions. Each outdoor loading bay area's minimum dimension shall be 12 feet wide. For semi-trailers, the space shall be 60 feet long; all other spaces, shall be 25 feet long. At no time shall any part of a truck or van be allowed to extend into a public right-of-way while the truck or van is being loaded or unloaded. If the outdoor loading area is covered, but not totally enclosed, the minimum height of the outdoor loading bay area shall be 14 feet.
2. B.
   Maneuvering Space.

   1. 1.
      Generally. Adequate off-street truck maneuvering space shall be provided on the subject property and not within any public street right-of-way or other public lands so that trucks can maneuver to the docking area. 
   2. 2.
      Determination of Adequacy. To determine adequate maneuvering space, a turning study or another approved design method shall be submitted for review by the Administrator as a Special Study. These studies and methods shall include a simulation of the largest fire truck used by the City of Edinburg (or smaller if approved by the Fire Marshal) entering, exiting, and moving throughout the site.  Refer to Sec. 4.106.C, Special Studies and Legislative Credits and Reductions.
3. C.
   Location. All loading areas are required to be located on the same lot as the building or lot served by the loading area. Semi-trailer loading spaces and loading docks shall be located behind buildings and screened from view from adjacent properties and public rights-of-way.
4. D.
   Fire Exit or Emergency Access. Off-street loading facilities shall be designed so as not to interfere with any fire exits or emergency access facilities to either a building or site.

5. E.
   Design. To minimize impacts, off-street loading areas shall comply with the following standards:

   1. 1.
      Lighting.  Any lighting used to illuminate off-street loading or unloading areas may not glare on any right-of-way or adjacent property.
   2. 2.
      Location. Not be located within 40 feet of the nearest point of intersection of any two streets with no loading dock visible from a thoroughfare or collector street right of way;
   3. 3.
      Buffering. Docks and loading spaces shall be located behind buildings and screened from view from abutting properties and public right-of-way. Truck access and loading areas that are located between a principal building and a residential property shall comply with the following additional standards:

      1. a.
         Use of Enclosed Loading. The loading area shall be enclosed by a roof and a wall between the principal building and the property boundary line (as depicted in Figure 4.107-1, Example of Enclosed Loading, below). The walls of the enclosure shall be tall enough to completely screen the delivery vehicle and shall be designed and constructed with architectural elements such as windows, awnings, or other features that complement the exterior of the principal building.  The portion of the bufferyard between the enclosed loading and the property line may be reduced by one level of opacity with the remainder of the bufferyard being the opacity level required by Table 4.204-1, Bufferyard Types, for the applicable zoning district; or
      2. b.
         Absence of Enclosed Loading. The loading area shall be screened along its length by a district bufferyard that has one additional level of opacity (for example, from a Type B bufferyard to a Type C bufferyard) than required by Table 4.204-1 and, additionally, the loading area shall contain an eight-foot-tall masonry wall that is designed and constructed with the same primary exterior finish materials of the principal building.

Figure 4.107-1 Example of Enclosed Loading

Figure 4.107-1 Example of Enclosed Loading

Figure 4.107-1 Example of Enclosed Loading

Figure 4.107-1 Example of Enclosed Loading

6. F.
   Types of Loading Spaces. 

   1. 1.
      Loading for Industrial Uses. Each required loading space in the GI, General Industrial zoning district shall be a minimum of 12 feet in width and 45 feet in depth.
   2. 2.
      Other Uses. All other required loading spaces shall be a minimum of 12 feet in width and 18 feet in depth. All required loading spaces shall have a minimum vertical clearance of 15 feet and shall be designated by signs as loading spaces.
7. G.
   Mixed-Use Developments. Where mixed-use developments may be adequately and conveniently served by a common loading area, the Zoning Administrator may approve a reduction in spaces required in Table 4.107-1,  Minimum Off-Street Loading Spaces Required. For this purpose, the minimum number of required spaces shall be based on the Use Category having the greatest number of resulting spaces.
8. H.
   Outdoor Storage. For the purposes of this Section, each two square feet of exterior area used for outdoor storage shall be considered equivalent to one square foot of enclosed gross floor area.

Effective on: 8/9/2022

1. A.
   Required Stacking Spaces. All drive-in and drive-through facilities shall provide vehicle stacking in accordance with Table 4.108-1, Vehicle Stacking Requirements, and as depicted in Figure 4.108-1, Stacking Illustration.

Figure 4.108-1 Stacking Illustration
FIGURE NOTES: A = Menu Board | B = First Window | C = Second Window | D = Public Right-of-Way

Figure 4.108-1 Stacking Illustration
FIGURE NOTES: A = Menu Board | B = First Window | C = Second Window | D = Public Right-of-Way

Figure 4.108-1 Stacking Illustration
FIGURE NOTES: A = Menu Board | B = First Window | C = Second Window | D = Public Right-of-Way

Figure 4.108-1 Stacking Illustration
FIGURE NOTES: A = Menu Board | B = First Window | C = Second Window | D = Public Right-of-Way

2. B.
   Dimensions of Stacking Spaces. A stacking space is 12 feet wide by 20 feet long.
3. C.
   Configuration of Stacking Spaces; Required Bypass Lane.

   1. 1.
      No stacking space may occupy any portion of a public right-of-way.
   2. 2.
      The minimum pavement lane width shall be 10 feet.
   3. 3.
      Stacking spaces may be used to satisfy any of the off-street parking but may not be used for loading space requirements.
   4. 4.
      Stacking lanes shall not interfere with parking spaces, parking aisles, loading spaces, internal site circulation, or points of ingress and egress.
   5. 5.
      A 12-foot wide bypass lane is required adjacent to the stacking lane to allow vehicles to circumvent the stacking lane.
4. D.
   Reduction of Stacking Requirements.

   1. 1.
      The City may approve a reduction of the stacking requirements of this Section upon demonstration by a qualified traffic engineer that a reduction in the stacking requirements is appropriate for the applicant's proposed use given its proposed intensity or context.
   2. 2.
      Minor deviations of these requirements that reduce the stacking distance by less than one stacking space may be approved by the Planning and Zoning Commission without a demonstration by a licensed traffic engineer if the applicant demonstrates that strict compliance with this Section is impracticable or would lead to a lower quality of site design.

Effective on: 8/9/2022

1. A.
   Intent. Bicycle parking is required in order to encourage the use of bicycles by providing safe and convenient places to park bicycles.
2. B.
   Required Bicycle Parking. Bicycle parking shall be provided in the CN, UU, and DT districts based on at least one space for each 10 automobile parking spaces required in this Division. However, no site shall be required to provide more than four spaces.
3. C.
   Bicycle Parking Standards

   1. 1.
      Location.

      1. a.
         Required bicycle parking must be located within 50 feet of an entrance to the building. With approval from the City Engineer, a maximum of 50 percent of required bicycle parking may be located in the public right-of-way.
      2. b.
         Any bicycle parking in the public right-of-way should be located within the band created by street trees and pedestrian scale lights; however, it must be placed in a manner that avoids conflicts with pedestrian and vehicular paths.
      3. c.
         Bicycle parking may also be provided within a building, but the location must be easily accessible to bicycles.
   2. 2.
      Covered Spaces. If covered spaces for motor vehicles are provided on-site, then 50 percent of the bicycle parking shall also be covered.
   3. 3.
      Signs. If bicycle parking is not visible from the street, then a sign must be posted indicating the location of the bicycle parking facilities.
4. D.
   Standards for Bicycle Rack Types and Dimensions

   1. 1.
      Rack Type. Bicycle rack types and dimensions shall be approved by the City.
   2. 2.
      Parking Space Dimensions.

      1. a.
         Bicycle parking spaces must be at least six feet long and two feet wide, and in covered situations, the overhead clearance must be at least seven feet.
      2. b.
         An aisle for bicycle maneuvering must be provided and maintained beside or between each row of bicycle parking. This aisle must be at least five feet wide.
      3. c.
         Each required bicycle parking space must be accessible without moving another bicycle.

Effective on: 8/9/2022

1. A.
   Purpose. These standards are intended to protect and preserve the appearance and character of the community, to promote the health and quality of life of the residents of the City through the protection of specified trees located on property within the City and to protect the value of our natural heritage and conserve water by promoting the planting of native trees and shrubs, and to establish standards for removal, maintenance, and planting of trees. In establishing these procedures and standards, it is the City's intent to encourage the preservation of trees and their value to the community, increase the compatibility of adjacent uses, and to minimize the effects on the surrounding environment due to noise, dust, debris, artificial light intrusions, and other impacts of an adjoining or nearby use.
2. B.

   Applicability. The standards of this Division apply to the following development activities:

   1. 1.
      New Development. New residential, nonresidential, or mixed-use development or change in use from residential to nonresidential or mixed-use;
   2. 2.
      Increase in Intensity. Increase in apartment units, manufactured home pads, gross floor area, or impervious surface by 20 percent or more, cumulatively over a five-year period; or
   3. 3.
      Change in Use. Change in use requiring additional parking spaces.

Effective on: 8/9/2022

1. A.
   General. Landscaping for yards, open space, parking, and bufferyards is specified in three layers of plant material: large trees at the upper layer, small trees at the intermediate level, and shrubs at the ground level. 
2. B.
   Permitted and Prohibited Landscape Material. Lists of permitted and prohibited plants are provided in Appendix B, Permitted and Prohibited Plants.
3. C.
   Other Landscape Material. Landscaping material that is not listed in Appendix B may be installed provided that it is not prohibited by this Code, state, or federal regulations, but such material will not count toward the landscaping requirements of this Division.
4. D.
   Per Acre Requirements. Where the number of large trees, small trees, and shrubs are calculated on a per acre basis in Table 4.203-1, On-Lot Landscaping Standards, the landscaping requirements are computed by multiplying the number of large trees, small trees, and shrubs required per acre by the number of acres (to the nearest 100th acre) of land in the category addressed by the regulation (e.g., open space). All fractions are rounded up to the nearest whole number.
5. E.
   Per Lot Requirements. Where the number of large trees, small trees, and shrubs are calculated on a per-lot basis, each lot must meet the minimum requirement. A minimum of 10 percent of any residential lot must be open space.
6. F.
   Per Dwelling Unit Requirements. Where the number of large trees, small trees, and shrubs are calculated on a per dwelling unit basis in Table 4.203-1, the landscaping requirements are computed by multiplying the number of large trees, small trees, and shrubs by the number of dwelling units. Such landscaping must be provided on the same parcel as the dwelling units, within 200 feet of the residential buildings.
7. G.
   Species diversity.

   1. 1.
      Site Landscaping. In order to avoid large monocultures of trees and shrubs, no more than 20 percent of each category of required landscaping (large trees, small trees, and shrubs) on a site shall be of any one species; and no more than 40 percent of each category shall be of any one genera.
   2. 2.
      Street Trees. Street trees shall be diversified to prevent large-scale losses in the event of disease or blight. Each street block shall have at least 3 genera of street trees, and no more than 40 percent of the street trees in the City shall be of the same genus.
8. H.

   Plant Locations. All plantings shall comply with the following:

   1. 1.
      Sight Distance Triangle. No landscaping may be planted in violation of the visibility triangle established in Subsection 3.301, Measurements. Corner lots, and in situations where driveways and alleys intersect with street rights-of-way, shall be kept free of landscaping and plant materials that interfere with the vision of a motorist or pedestrian.
   2. 2.
      Easements. Trees shall not be placed within any public utility easement.
   3. 3.
      Clearance. Landscaping shall not be planted such that it obstructs traffic or rights-of-way, restricts access, or causes a public nuisance.

      1. a.
         Fire Safety. Landscaping shall meet minimum clearance of 5 feet from all fire hydrants as well as meet any  other requirements of the fire department.
      2. b.
         Meters. No large trees, small tress, or shrubs may be planted within 5 feet of any utility meter.
   4. 4.
      Spacing. In general, all plants shall be sited and spaced in a manner to allow for appropriate growth to mature size.
9. I.
   Plant Substitutions. The following substitution of tree planting requirements may be made:

   1. 1.
      Large. One large tree may be substituted in place of 10 required shrubs.
   2. 2.
      Small. One small tree may be substituted in place of five required shrubs.
   3. 3.
      Palm. For all situations except street trees, three palm trees may be substituted in place of one required large tree. provided that the three palm trees are installed with all trunks no further than eight feet apart.
   4. 4.
      Substitution. One large tree may be substituted in place of two required small trees. Small trees may not be substituted for required large trees.
   5. 5.
      Grasses. Three ornamental grasses may be substituted for one required shrub.
   6. 6.
      Overhead Utilities. Where one large tree is required beneath an overhead utility line, it shall be substituted with two small trees. Palms are not permitted to be planted under overhead utilities.

Effective on: 8/9/2022

1. A.
   On-Lot Landscaping 
2.  
   1. 1.
      General. On-lot landscaping is that landscaping which is installed on property that is designated for development, such as single-family residential lots, multi-family residential lots, and nonresidential lots (in landscape areas that are required pursuant to the applicable landscape area ratio [LSR]). See Figure 4.203-1, On-Lot Landscaping.

Figure 4.203-1 On-Lot Landscaping

1.  
   2. 2.
      Required. On-lot landscaping shall be provided as described in Table 4.203-1, On-Lot Landscaping Standards.

Table 4.203-2 Parking Lot Landscaping Standards
District	Large Trees	Shrubs
Green: An Open Space, available for unstructured recreation. A Green may be spatially defined by streets, landscaping and/or building frontages. Its landscape shall consist of lawn and trees. The minimum size shall be 1/4 acre.
Square: An Open Space available for unstructured recreation and Civic purposes like the Courthouse Square. A Square is spatially defined by building frontages or streets. Its landscape shall consist of paths, lawns and trees, formally disposed. Squares shall be located at the intersection of important Thoroughfares. The minimum size shall be 1/4 acre and the maximum shall be 5 acres.
Plaza: An Open Space available for Civic purposes and Commercial activities. A Plaza shall be spatially defined by building frontages or streets. Its landscape shall consist primarily of pavement but include shade in the form of trees or structure. Plazas should be located at the intersection of important streets. The minimum size should be 3,000 square feet.
Pocket Parks/Plazas: An Open Space available for Civic purposes and Commercial activities. They shall be spatially defined by building frontages and streets. Its landscape shall consist primarily of pavement but include shade in the form of trees or structure. The minimum size should be at least 400 square feet.

Effective on: 8/9/2022

1. A.
   Bufferyard Classifications. Bufferyards are classified as requiring a wall or fence only (Class A) or requiring a wall or fence and plantings (Class B). The width and composition of bufferyards shall be as set out in Table 4.204-1, Bufferyard Classifications and are in addition to required setbacks.

2. B.
   District Bufferyard Standards.

   1. 1.
      General. Table 4.204-2, District Boundary Bufferyard Standards, sets out the classification of bufferyard that is required for nonresidential or multi-family uses between zoning districts that are not separated by a public street. The table is a matrix in which all districts are shown -- the columns being the zoning of the adjoining land; the rows being the zoning of the lot that is proposed for development. The grey cells are where both properties have the same zoning classification. A “-“ means that no bufferyard is required.

2.  
   2. 2.
       Additional Requirements. Some Limited or Conditional Uses may have a requirement for greater bufferyard opacity or depth, as specified in Division 2.200, Use Standards.
3. C.
   Existing Trees, Fences, and Walls on Developed Property. 

   1. 1.
      Use of Existing Trees. Where a bufferyard is required, an applicant may document the existing plant material that is within fifteen feet of the property line with photographs and aerial photographs. Such existing material, if in good condition, may be counted towards the landscaping that is required for the bufferyard. 
   2. 2.
      Bufferyards Shall be Provided on the Site on Which They are Required. In no case shall any plant material from the adjoining property count towards the requirements for the applicant's site.
   3. 3.
      Existing Fences and Walls. If a fence or wall is required and there is already a fence or wall on the property line, then the Administrator may temporarily waive the fence or wall requirement, provided:

      1. a.
         The Administrator verifies that the existing fence or wall is sturdy and in good condition;
      2. b.
         The height, opacity, and extent of the fence or wall meets the intent of this Section with regard to buffering;
      3. c.
         The applicant records an agreement with the City that includes appropriate assurances that if the fence or wall deteriorates, or is damaged, destroyed, or removed, the applicant will cause it to be repaired or replaced with a fence or wall that meets the standards of this Section;
      4. d.
         The applicant's final plat or, if no plat is required, development approval, includes an annotation regarding the applicant's responsibilities under the agreement required by 3.c, above.
4. D.
   Street Bufferyard Standards.  

   1. 1.
      For nonresidential and multi-family developments in the RS, RP, RM, UU, CN, and CG districts, the area between the back of curb of the street and the front property line shall be landscaped with a type B bufferyard, as established in Table 4.204-1, Bufferyard Classifications, excluding the requirement for a fence or wall. 

4. D.
   Parking Lot Bufferyards.

   1. 1.
      General. Parking lot bufferyards are located along the perimeter of parking lots between the parking lots and rights-of-way and adjoining lots.
   2. 2.
      Required. Parking lot bufferyards are required where the parking lot is located within a residential district and a lot that is located within 15 feet of the perimeter of the parking lot is within the same residential district.
   3. 3.
      Width and Composition. Parking lot bufferyards shall have the following minimum width and composition:

      1. a.
         Width: 25 feet
      2. b.
         Large trees: 2 per 100 linear feet
      3. c.
         Small trees: 2 per 100 linear feet
      4. d.
         Other: A three-foot high opaque wall or fence; or a three-foot high dense hedge; or a three-foot high berm. 
5. E.
   Constrained Sites.

   1. 1.
      General. Reduced bufferyard widths are permitted on sites that are constrained, in that compliance with all bufferyard requirements would result in more than 15 percent of the site being used for bufferyards.
   2. 2.
      Reduction of Width Permitted. Bufferyard widths may be reduced during development approval so that no more than 15 percent of the site is used for bufferyards. Bufferyards shall be reduced in the following order of priority:

      1. a.
         First, Class A bufferyards may be reduced from 10 feet in width to 5 feet in width.
      2. b.
         Second, Class B bufferyards may be reduced from 20 feet in width to 10 feet in width. Regardless of the permitted reduction, small trees shall be planted so that they have a four-foot radius of permeable soil at their base.
   3. 3.
      Variance. All other reductions in bufferyard width shall require a variance. 
6. F.
   Landscape Plan Approval.

   1. 1.
      General. Landscape plans shall show all plant material and provide tables indicating the planting of each type required by this Article. Plans meeting minimum standards shall be approved. However, in reviewing the plans, adjustments in the location of plants used may be required where the City finds such alterations would better serve the purposes for which they are intended.
   2. 2.
      Timing of Approval. Landscape plans containing street trees and open spaces shall be submitted for approval at the plat application stage. Landscape plans containing site features, bufferyards and required landscaping shall be submitted for approval at the building permit stage. 

Effective on: 8/9/2022

1. A.
   Protected Trees.

   1. 1.
      Protected Trees, Generally. The following trees are protected within the City of Edinburg, and shall be preserved and maintained according to the standards of this Section:

      1. a.
         All Champion trees. See Subsection 2., below.
      2. b.
         All Heritage trees. See Subsection 3., below.
      3. c.
         Any tree (except a prohibited tree) with a diameter at breast height (DBH) of 8 inches or more, located in the AO, CN, CG, DT, UU, IL, or IG District, or on land to be subdivided within an RS, RP, RU, or RM District.
      4. d.
         Any tree (except a prohibited tree) with a DBH of 20 inches or more, located on a vacant residential lot in the RS, RP, or RM District. 
   2. 2.
      Champion Trees. The largest tree of any given species within the City limits shall be designated by the Administrator as a benchmark Champion tree if it is in good physical and structural health. The measurement shall be the tree's diameter at breast height (DBH). Any tree within the City with a diameter at breast height of at least 80 percent of the benchmark Champion tree of the same species shall also be designated a Champion tree. The Administrator shall keep a registry of Champion trees.
   3. 3.
      Heritage Trees.

      1. a.
         Heritage trees are trees that are selected by the City Council by resolution for protection, for one or more of the following reasons:

         1. i.
            The tree is an outstanding specimen of a desirable species.
         2. ii.
            The tree is one of the largest or oldest trees in the City.
         3. iii.
            The tree possesses a distinctive form, size, age, or location.
         4. iv.
            The tree has historical significance because:

            1. 1.
               The tree stands at the home of a person who played a role in history as a leader, writer or other significant contribution.
            2. 2.
               The tree stands at or near where an event occurred that affected Texas' development and its citizens.
            3. 3.
               The tree was planted by an individual or group whose experience is of significance.
            4. 4.
               The tree is illustrated in sketches, journals, photographs or writings, related to a historical event.
      2. b.
         No tree shall be designated as a heritage tree without the consent of the property owner.
      3. c.
         Heritage trees shall not be removed, damaged, or destroyed unless their heritage tree designation is first removed by the City Council and the standards of Subsection B, Tree Removal and Replacement, below, are met, except that the Administrator may order the removal of a Heritage tree in the case of a bona fide emergency that would cause the Heritage tree to become a public danger
2. B.
   Tree Survey Required.

   1. 1.
      General. A tree survey performed by a certified arborist, registered landscape architect, or a registered land surveyor shall be submitted prior to any development that is proposed that would impact a protected tree.
   2. 2.
      Partial Tree Survey. The Administrator may accept a partial tree survey in lieu of a full tree survey if the Administrator finds that protected trees only exist on a portion of the site.
   3. 3.
      Tree Inventory. The Administrator may accept a tree inventory in lieu of a tree survey if protected trees are located in areas of designated open space. 
3. C.
   Limitation on Clear Cutting.

   1. 1.
      General. Development shall be designed so that existing stands of native trees are preserved in designated open spaces whenever practicable.
   2. 2.
      Clear Cutting. Sites that include significant numbers of trees, as determined by a certified arborist, shall not be clear cut in preparation for development. Trees shall be removed only if:

      1. a.
         They are a prohibited species;
      2. b.
         They are unhealthy or structurally unsound;
      3. c.
         They are within 10 feet of an approved building footprint;
      4. d.
         They are within five feet of the paved area of an approved street or parking area;
      5. e.
         They are within eight feet an approved outdoor recreation area that by its nature requires the removal of the trees (e.g., ballfields);
      6. f.
         They are within an approved stormwater retention/detention area and are not adapted to such conditions; or
      7. g.
         They are within 6 feet of a utility easement and would interfere with the use of the easement. 
4. D.
   Tree Removal and Replacement.

   1. 1.
      General. Protected trees shall not be removed, damaged (e.g., through topping or other improper pruning) or destroyed unless a tree removal permit is issued by the City. Trees that are not protected as provided in Subsection A, Protected Trees, may be removed, subject to the limitations of Subsection C, Limitation on Clear Cutting, upon issuance of a building permit.
   2. 2.
      Relocation. Relocation of protected trees is encouraged but not required. Protected trees that are relocated to another place on-site or within the City do not have to be replaced if they are relocated according to the transplanting methods described in the Appendix B, Permitted and Prohibited Plants, and they survive for at least two years from the date of the transplant.
   3. 3.
      Development. A tree removal permit may be issued for the removal of protected trees for development of a site if the applicant demonstrates that all of the following apply:

      1. a.
         No reasonable alternative site design at the same density and intensity could be approved that:

         1. i.
            Would preserve all of the protected trees;
         2. ii.
            Would preserve the largest of the protected trees; or
         3. iii.
            Would preserve a greater number of protected trees.
      2. b.
         Relocation of the protected trees to another location on-site or within the City is not practically or economically feasible;
      3. c.
         The trees are replaced or mitigated according to the following standards:

         1. i.
            New large tree species are installed to replace the removed protected trees, such that:

            1. 1.
               For protected trees and trees larger than 20 inches in DBH, that are not Champion or Heritage trees,  the sum of the DBH measurements of the new trees is equal to or greater than the sum of the DBH of the removed protected trees;
            2. 2.
               For Champion trees or trees for which a Heritage tree designation was removed, the sum of the DBH measurements of the new trees is equal to or greater than three times the sum of the DBH of the removed Champion or former Heritage trees; and
         2. ii.
            At least 60 percent of all replacement trees will be native, drought tolerant species; or
         3. iii.
            The applicant pays into the City's tree planting fund an amount equal to $150 per inch DBH of protected trees that are not replaced on site. The City shall use the fund to plant trees on public property to enhance the overall tree canopy within the City limits.
      4. d.
         The applicant guarantees replanting of any replacement trees that fail to survive for a period of 2 years after installation.  The guarantee shall be in the form of a letter of credit or performance bond equal to the cost of the trees being protected.
   4. 4.
      Relationship to Other Landscaping Requirements. Replacement trees shall count toward the landscaping requirements of the areas in which they are planted. However, if this Section requires more trees than the other Sections of this Division, then this Section controls. 
   5. 5.
      Removal Without Replacement. A protected tree, including a Champion tree, may be removed without replacement only in a minimum of one of the following circumstances:

      1. a.
         The Administrator orders such removal due to an emergency.
      2. b.
         A certified arborist certifies to the City that one or more of the following conditions exists:

         1. i.
            The protected tree is damaged by natural causes beyond the point of recovery;
         2. ii.
            The protected tree is diseased beyond the point of recovery;
         3. iii.
            The protected tree must be removed as a safety measure because it is in danger of falling; or
         4. iv.
            The protected tree threatens to damage property.
      3. c.
         The protected tree is dead.
5. E.
   Tree Maintenance Standards.

   1. 1.
      Restrictions Within Dripline or Critical Root Zone.

      1. a.
         No cutting or filling, nor storage of building materials or debris, nor disposal of wastes, shall take place within the larger of the dripline or critical root zone of any protected tree.
      2. b.
         No impervious paving shall be placed within the critical root zone of any protected tree.
      3. c.
         The larger of the dripline or critical root zone of all protected trees shall be barricaded during construction to prevent damage to the trees and their roots by construction equipment.
   2. 2.
      Prohibited Pruning Techniques. The following types of pruning are not permitted because they damage the tree:

      1. a.
         Topping (cutting large vertical branches of the tree to reduce its height). See Figure 4.205-1-A.
      2. b.
         Tipping (cutting branches between nodes). See Figure 4.205-1-B.
      3. c.
         Bark ripping (cutting branches so that the bark rips when the branch falls). See Figure 4.205-1-C.
      4. d.
         Flush cuts (cutting the branch too close to the collar, the area where the branch connects to the tree). See Figure 4.205-1-D.
      5. e.
         Stub cuts (cutting branches too far away from the collar, the area where the branch connects to the tree). See Figure 4.205-1-E. 

Figure 4.205-1 Prohibited Pruning Techniques

1.  
   3. 3.
      Technical Tree Manual. A technical tree manual shall be kept on file in the office of the Administrator. The manual shall provide illustrative examples of how to maintain and prune trees in order to maintain their health and structure.

6. F.
   Invasive Species. All invasive species, as listed in the Technical Tree Manual / Appendix A, shall be removed from property under development, substantial improvement, or redevelopment. Developed property shall be kept free of invasive species.

7. G.
   Penalty. A violation of this Division shall be subject to a penalty as per Article 10, Enforcement and Remedies.  

Effective on: 8/9/2022

1. A.
   Maintenance of Open Space and Landscaping.

   1. 1.
      Generally. A landscape maintenance plan shall identify all open space areas and all other landscaped areas on the site. A part of the approved landscape plan shall be a maintenance plan that identifies the short-term maintenance after planting and long-term maintenance for all open space areas and all landscaped areas such as parkways as required by this Code.
   2. 2.
      Short-Term Maintenance. This is maintenance that is needed for the first two years after planting to ensure trees get sufficient water and other care and that areas of groundcover are kept free of weeds or other material that prevent it from stabilizing. In natural areas, this may require intensive initial care to keep out invasive species.
   3. 3.
      Long-Term Maintenance. The long-term maintenance program shall set out the type and frequency of care, such as mowing, watering, applying fertilizer, and periodic work in natural areas.
   4. 4.
      Maintenance Plan. The maintenance plan shall provide a detailed explanation of the work to be done, the reason it is needed, the frequency of the work, and the estimated cost of the work in a given year. This is intended to be a guide to the homeowners or property owners' association, property owner, business owner, developer, or tenant on the needed maintenance, and an aid to budgeting and contracting. It also informs the developer of work that needs to be accomplished prior to turning the project over to the owners' association, property owner, business owner, or tenant and ensures continuing compliance with the City’s landscape and open space standards.
   5. 5.
      RIght-of-Way Maintenance. The adjacent landowner shall maintain the right-of-way between the edge of pavement (if there is no curb) or the inside edge of the curb for the length of the property owner's frontage and to the centerline of a recorded or proposed alley. It is the duty of the adjacent landowner to keep streets and alleys, whether private or public free of debris, weeds higher than 24  inches, filth, carrion and impure or unwholesome matter.
2. B.
   Completion of Landscape Improvements. Landscape improvements must be completed prior to a subdivision being recorded or a certificate of occupancy is issued by the City. A subdivision plat or certificate of occupancy may be issued without the landscape improvements provided a non-refundable deposit of 10 percent of the total cost of landscaping, including irrigation, is deposited with the City. Individuals using the deposit option shall install the required landscaping within 30 days after the subdivision being recorded or certificate of occupancy is issued by the City.
3. C.
   Periodic Inspections. The City may inspect each site periodically after approval of a subdivision plat or issuance of the certificate of occupancy to ensure compliance with this Division.
4. D.
   Access to Water.

   1. 1.
      General. All plant material shall have access to water by drip irrigation unless otherwise approved; and buildings shall have an exterior hose bib faucet for watering of potted plants and other outside needs.. Irrigation systems shall be required and designed to avoid sprinkling and unnecessary runoff onto paved areas, including parking, loading and street pavement areas. Prevailing winds shall be considered in the design of the irrigation systems.

      1. a.
         The irrigation of all required landscape areas and plant materials shall utilize one or a combination of the following methods to be detailed on a landscaping plan which is capable of providing a soil moisture adequate to maintain the survival and growth of the landscape plants on a sustained basis keeping the minimum soil moisture level between the field capacity of the soil and the wilting point of the plants.
      2. b.
         An automated irrigation system consisting of conventional spray, bubblers, drip, emitters, drip tubing, porous pipe-soakers or similar designs compliant with Chapter 551 of the Texas Local Government Code which require a city with a population of 20,000 or more to regulate the installation of irrigation systems within the corporate limits of the city as well as the city’s extraterritorial jurisdiction connecting to the City’s potable water system. The irrigation system shall comply with applicable Texas Commission on Environmental Quality regulations on the installation, inspection and operation of irrigations systems by licensed irrigators.
      3. c.
         Manual watering is permitted if all parts of the landscape improvements are within 100 feet of one or more hose bibs and if nonresidential landscape improvements do not exceed 2,000 square feet. Watering hoses must not cross vehicular or pedestrian traffic during business hours. 
      4. d.
         Xeriscape plant materials may be manually watered regardless of their distance from a hose bib or their size. 
   2. 2.
      Constrained Areas. Irrigation of constrained areas such as street right of way, parkways, and medians shall be by drip irrigation or other systems that comply with Subsection A.
   3. 3.
      Water Conservation. Irrigation systems shall be designed to conserve the City’s water supply in accordance with the City’s water conservation policies and regulations.
   4. 4.
      Permitting. No automated irrigation system shall be installed unless authorized by a permit based on irrigation plans approved by the Administrator.
   5. 5.
      Manual Watering. 

      1. a.
         Manual watering is permitted if all parts of the landscape improvements are within 100 feet of one or more hose bibs and if nonresidential landscape improvements do not exceed 2,000 square feet. 'Watering hoses must not cross vehicular or pedestrian traffic during business hours.
      2. b.
         Manual watering is permitted for on-lot landscaping which is installed on property that is developed with single and two-family residential lots. Manual watering is prohibited for on-lot landscaping which is installed on multi-family lots and on non-residential lots developed with commercial, industrial, and institutional uses.

Effective on: 8/9/2022

1. A.
   Purpose. The purpose of this Division is to establish clear and unambiguous regulations pertaining to signs in the City of Edinburg and billboard signs within the City’s extraterritorial jurisdiction (ETJ) to promote an attractive community, foster traffic safety, and enhance the effective communication and exchange of ideas and commercial information. These regulations contain standards intended to avoid visual clutter, which is potentially harmful to traffic, and pedestrian safety, property values, business opportunities, and community appearance. These regulations govern the use, size location, construction and maintenance of signs.
2. B.
   Applicability. 

   1. 1.
      Generally. All construction, relocation, enlargement, alteration, and modification of signs within the City shall conform to the requirements of this Section, all state and federal regulations concerning signs and advertising, and adopted building codes.
   2. 2.
      Development Activities. The standards of this Division apply to the following development activities:

      1. a.
         New Development. New residential, nonresidential, or mixed-use development or change in use from residential to nonresidential or mixed-use;
      2. b.
         Increase in Intensity. Increase in apartment units, manufactured home pads, gross floor area, or impervious surface by 20 percent or more, cumulatively over a five-year period; or
      3. c.
         New Sign. Construction, placement, painting, or other form of creation of a new sign. 
3. C.
    Signs Exempt from Regulation.

   1. 1.
      Ancillary Signs. A maximum of six ancillary signs that are:

      1. a.
         Placed at entrances and exits to the site or on the interior of the site but visible from a public street; and 
      2. b.
         Not larger than six square feet of sign area and/or less than four feet in height.
   2. 2.
      Grave Markers, Statues, or Sculptures. Grave markers, statues, or sculptures that are not commercial in nature;
   3. 3.
      Handheld Signs. Handheld signs or signs, symbols, or displays on persons; 
   4. 4.
      Interior Signs. Signs located within a structure or on a site that are not visible from a public street; 
   5. 5.
      Mailboxes and Addresses:

      1. a.
         Signs on a standard size on a mailbox that do not exceed four square feet; or, 
      2. b.
         Street markings painted on curbsides that do not exceed four square feet.
   6. 6.
      Plaques or Monuments. Plaques or tablets cut into a building surface when such sign is attached flush to the building or commemorative plaques or monuments placed by historical organizations;
   7. 7.
      Railway Signs. Any sign on property owned by a railroad placed or maintained in reference to the operation of the railway;
   8. 8.
      Sidewalk Signs. Sidewalk signs in the Downtown (DT) district shall not require a permit or advance approval but shall conform to the following requirements:

      1. a.
         The sign shall be removed after business hours;
      2. b.
         The sign may not contain changeable letters on tracks; 
      3. c.
         The sign shall be properly anchored or weighted against the wind;
      4. d.
         The sign placement shall maintain a minimum sidewalk clearance width of four feet to provide accessibility; and
      5. e.
         The sign shall be no larger than 12 square feet per side and no taller than five feet. 
   9. 9.
      Transit Shelter Sign. Authorized signs attached to a transit shelter sign shall be exempt from any permit as long as the sign does not exceed 12 square feet. All signs shall be non-electrical. Only one sign/sign face per shelter shall be allowed; 
   10. 10.
       Utility Pole Banners. Banners on utility poles in the public right-of-way approved by the Administrator.
   11. 11.
       Utility and Hazard Signs. Safety and  signs, such as warnings of high voltage, explosives, hazardous materials and other dangerous situations; and
   12. 12.
       Vehicle Signs. Signs applied directly onto the body of a car, truck, bus, trailer, or other vehicle if such vehicle is operated in the normal course of a business and such vehicle is not used primarily to display such sign.
4. D.
   Existing Nonconforming Signs. Any sign which was not lawfully existing at the time of adoption of this Article shall not become or be made legal solely by adoption of this Division. By passage of this Division, no presently illegal sign shall be deemed to have been legalized.

Effective on: 8/9/2022

1. A.
   Generally. A sign described in this Division shall comply with the restrictions provided in this Division, all other applicable requirements of the City's Code of Ordinances, and state and federal law. 
2. B.
   Reference to Sign Measurement Provisions. See Sec. 3.301, Measurements, for provisions related to sign measurement methodology.
3. C.
   Construction and Installation. 

   1. 1.
      Generally. All permitted signs must be in compliance with the provisions of the building codes that are adopted by the City.
   2. 2.
      Identification. Every permitted sign shall display in a conspicuous place on the sign, in letters no less than one inch in height, the date of erection, the permit number, the name of the sign manufacturer and installer, and the voltage of any electrical apparatus used.
   3. 3.
      Anchoring. Signs shall not be suspended by chains or other devices that will allow the sign to swing, due to wind action. Signs shall be anchored to prevent any lateral movement that could cause wear on supporting members or connections.
   4. 4.
      Supports. Supports and braces shall be an integral part of the sign design. Angle irons or wires used for supports or braces shall be hidden from public view to the extent technically feasible.
   5. 5.
      Freestanding Signs. Freestanding signs shall be self-supporting structures and be permanently attached to sufficient foundations. Sign shall not overhang into public right-of-way, be placed in a utility easement, or be located below electric power lines.
   6. 6.
      Attached Signs. Attached signs must derive their principle and total support from the building to which they are attached.
   7. 7.
      Use of Fill Under Monument Signs. Mounds or berms may be used to elevate permanent monument signs, provided that the mound or berm elevates the base of the sign not more than three feet above the natural grade at the location of the sign.
   8. 8.
      Electrical Switch. The sign shall be equipped with a switch that prevents electricity from flowing to the sign in order to promote safety during maintenance. 
   9. 9.
      Evidence of Previous Signs. Where a wall sign is proposed to replace an existing wall sign, all evidence of the previous wall sign shall be removed from the surface of the wall prior to the installation of the new sign. 
   10. 10.
       Inspection Request. After any sign requiring a permit is constructed or erected, the sign contractor performing the work or service shall notify the Building Official for final inspection of the sign.
4. D.
   Maintenance and Repair. 

   1. 1.
      Generally. Every sign and ground area around signs permitted by this code shall be kept in good condition and maintained as provided in this Section. These regulations apply to all signs, temporary signs or permanent, attached or detached, unless otherwise specifically provided in this Section. The routine maintenance of a sign as required in this Section shall be exempt from obtaining a Sign Permit.
   2. 2.
      Upkeep of Ground Around Sign. The area within a 10-foot radius of the base of a sign shall be kept free of weeds, rubbish, or flammable waste or material.
   3. 3.
      Supports and Other Hardware. Structural supports, braces, bolds, clips, supporting frames and fastenings of a sign shall be kept in good repair and safe condition, including replacement of defective parts, so that the sign is securely fastened or anchored to a building wall, structural framing, or other foundation. Angle irons or wires used for supports or braces shall be hidden from public view to the extent technically feasible.
   4. 4.
      Paint and Finishes. Paint and other finishes shall be maintained in good condition. Peeling finishes shall be repaired. Signs with running colors shall be repainted, repaired, removed, or replaced if the running colors were not part of the original design.
   5. 5.
      Corrosion and Rust. Permanent signs and sign structures shall be finished and maintained to prevent corrosion and rust.
   6. 6.
      Level Position. Signs that are designed to be level shall be installed and maintained in a level position.
   7. 7.
      Damage or Destruction. Damaged signs and sign structures shall be promptly repaired (to their original condition or better) or removed. Damaged or destroyed nonconforming permanent signs are subject to the applicable requirements of Sec. 7.204, Signs. Damaged or destroyed temporary signs shall be removed.
5. E.
   Changeable Copy Standards. 

   1. 1.

      Generally. Signs with changeable copy may be used in the form of Electronic Message Centers (EMC) or Changeable Copy Centers (CCC). All signs using changeable copy shall be:

      1. a.
         Permanent signage that conforms to the requirements of this Division; and
      2. b.
         In compliance with all applicable Texas Department of Transportation standards.
   2. 2.
      Location. EMCs are not allowed closer than 50 feet to residential zoning districts, an existing single-family dwelling or duplex dwelling if the EMC display faces the residential property.
   3. 3.
      Enclosure Required. EMCs and CCCs that are a component of ground signs, wall signs, or projecting signs shall be enclosed on all sides with a finish of brick, stone, stucco, finished metal, or other durable material that is used for that portion of surface of the sign face that is not an EMC or CCC, and the EMC or CCC appear to be either recessed into the frame or flush with it. The enclosure shall extend not less than four inches outward from the EMC display or CCC component on all sides.
   4. 4.
      Design.

      1. a.
         Generally. EMCs or CCCs on ground signs, cabinet wall signs, or projecting signs shall be designed as an integral part of the sign. See Figure 4.302-1, Electronic Message Center Design Requirements, and Figure 4.302-2, Changeable Copy Center Design Requirements.
      2. b.
         Size and Proportions.

         1. i.
            An EMC or CCC that is incorporated into a ground sign shall not occupy more than 50 percent of the sign area of the sign into which it is incorporated.
         2. ii.
            An EMC or CCC that is incorporated into a projecting sign or wall sign shall not exceed the 50 percent of the sign area of the sign into which it is integrated.
         3. iii.
            An EMC that is displayed through a building window is exempt from this Subsection 5. and Subsection 6.a. but its sign area shall not exceed six square feet.

Figure 4.302-1 Electronic Message Center Design Requirements

Figure 4.302-1 Electronic Message Center Design Requirements

Figure 4.302-1 Electronic Message Center Design Requirements

Figure 4.302-1 Electronic Message Center Design Requirements

Figure 4.302-2 Changeable Copy Center Design Requirements
FIGURE NOTES: EMCs and manual changeable copy signs may be internally illuminated if they use opaque inserts with translucent letters, numbers, or symbols, as displayed by "A" above. These signs shall not be internally illuminated if they use clear or translucent inserts with opaque or translucent letters, numbers, or symbols, as displayed by "B" above.

Figure 4.302-2 Changeable Copy Center Design Requirements
FIGURE NOTES: EMCs and manual changeable copy signs may be internally illuminated if they use opaque inserts with translucent letters, numbers, or symbols, as displayed by "A" above. These signs shall not be internally illuminated if they use clear or translucent inserts with opaque or translucent letters, numbers, or symbols, as displayed by "B" above.

Figure 4.302-2 Changeable Copy Center Design Requirements
FIGURE NOTES: EMCs and manual changeable copy signs may be internally illuminated if they use opaque inserts with translucent letters, numbers, or symbols, as displayed by "A" above. These signs shall not be internally illuminated if they use clear or translucent inserts with opaque or translucent letters, numbers, or symbols, as displayed by "B" above.

Figure 4.302-2 Changeable Copy Center Design Requirements
FIGURE NOTES: EMCs and manual changeable copy signs may be internally illuminated if they use opaque inserts with translucent letters, numbers, or symbols, as displayed by "A" above. These signs shall not be internally illuminated if they use clear or translucent inserts with opaque or translucent letters, numbers, or symbols, as displayed by "B" above.

5.  
   4.  
      3. c.
         Maximum Pixel Pitch for EMCs. The pixel pitch of an EMC shall not be greater than 19 mm.
      4. d.
         Brightness.

         1. i.
            EMCs shall be equipped with ambient light sensors and programmed to automatically dim when ambient light levels drop.
         2. ii.
            The maximum brightness of an EMC or internally illuminated CCC shall be calibrated with the on-site and off-site illumination requirements of subsection D, Sign Illumination, below.
      5. e.
         ​​​​EMC Operation. EMCs shall be programmed, maintained, and / or operated as follows:

         1. i.
            EMCs shall display only static images (messages and / or graphics without motion, flashing, animation, or frame effects).
         2. ii.
            Images shall be displayed for a period of not less than eight seconds.
         3. iii.
            If the EMC is damaged or malfunctions such that image data is not properly displayed the EMC shall automatically turn off.

Effective on: 8/9/2022

1. A.
   Applicability. This Section applies to freestanding signs, attached signs, and to other signs that are intended for display for more than a temporary time period.
2. B.
   Generally. All signs shall be permanently installed in locations designated in the Sign Permit application, and may not exceed the allowable dimensions of this Section.
3. C.
   Unlisted Signs. Signs that are not listed in this Section are prohibited as permanent signs.
4. D.
   Allowed Sign Type By Zoning District. Table 4.303-1, Allowed Sign Type by Zoning District, identifies permanent attached and freestanding signs allowed by zoning district. 

Table 4.303-1 Allowed Sign Type By Zoning District
Sign Type	Rural and Residential Districts								Nonresidential Districts
	AO	RS	RP	RU	MH	RM	UU	DT	CN	CG	IL	IG
Canopy (freestanding)
Illustration
Number Allowed1	--				1 per canopy side		--	1 per canopy side
Maximum Size	--				Cannot extend beyond sides of canopy		--	Cannot extend beyond sides of canopy
Maximum Height	--				n/a		--	n/a
Minimum Setback (Edge of pavement/Property line)	--				n/a		--	n/a
Changeable Copy Permitted (Sec. 4.303)	--				--		--	--
Illumination	--				Internal or External		--	Internal or External
Sign Spacing	--				n/a		--	n/a
Other Standards	--				n/a		--	n/a
Permit Required	--				Yes		--	Yes
Directory (freestanding)
Illustration
Number Allowed1	--						--	1 per property with a multi-tenant building
Maximum Size	--						--	2 sq ft per linear foot of street frontage; maximum 100 s.f.
Maximum Height	--						--	10 ft.
Minimum Setback (Edge of pavement/Property line)	--						--	0 ft.
Changeable Copy Permitted (Sec. 4.303)	--						--	Yes
Illumination	--						--	Internal or External
Sign Spacing	--						--	n/a
Other Standards	--						--	1. The bottom portion of the sign shall rest flush against the ground, allowing no space between the ground and the bottom of the sign structure.
Permit Required	--						--	Yes
Menu Board
Illustration
Number Allowed1	--						2 per drive aisle of drive-through establishment
Maximum Size	--						35 sq ft
Maximum Height	--						8 ft
Minimum Setback (Edge of pavement/Property line)	--						n/a
Changeable Copy Permitted (Sec. 4.303)	--						--
Illumination	--						Internal or External
Sign Spacing	--						n/a
Other Standards	-- 1. The audio component of a menu board is limited to communication between customers and employees, and may not exceed a volume of five decibels over ambient sound as measured from the nearest property line.
Permit Required	--							No
Monument
Illustration
Number Allowed1	1 per property street frontage on nonresidential properties					1 per establishment	--	1 per establishment	1 per property street frontage
Maximum Size	32 sq ft						--	32 sq ft2	< 200 ft. of street frontage = 60 s.f. > 200 ft. of street frontage = 75 s.f.2		75 s.f.2
Maximum Height	6 ft					8 ft	--	8 ft3	25 ft3
Minimum Setback (Edge of pavement/Property line)	10 ft						--	10 ft
Changeable Copy Permitted (Sec. 4.303)	--					Yes	--	Yes
Illumination	Internal or External						--	Internal or External
Sign Spacing	n/a						--	n/a
Other Standards	n/a						--	n/a
Permit Required	Yes						--	Yes
Pylon (or Pole)
Illustration
Number Allowed1	1 per street frontage on nonresidential properties						--	1 per street frontage
Maximum Size	20 sq ft per sign of lots 75 ft or less of linear frontage; 40 sq ft per sign of lots greater than 75 ft of linear frontage					35 sq ft / 1 sq ft per linear ft. of street frontage; 250 sq ft maximum	--	35 sq ft / 1 sq ft per linear ft. of street frontage; 250 sq ft maximum2
Maximum Height	15 ft					20 ft	--	20 ft3	30 ft3
Minimum Clearance	8 ft above grade					8 ft. above grade; 20 ft. above adjacent drive aisle, if edge of sign is within one foot of aisle	--	8 ft. above grade; 20 ft. above adjacent drive aisle, if edge of sign is within one foot of aisle
Minimum Setback (Edge of pavement/Property line)	10 ft						--	10 ft
Changeable Copy Permitted (Sec. 4.303)	--					Yes	--	Yes
Illumination	Internal or External						--	Internal or External
Sign Spacing	n/a						--	n/a
Other Standards	The width of the support(s) of the sign shall be a minimum of 60% of the width of the sign face.--
Permit Required	Yes						--	Yes
Subdivision Entry
Illustration
Number Allowed1	2 at a primary entry to the subdivision; 1 per all other entries						--	--
Maximum Size	32 sq ft						--	--
Maximum Height	6 ft						--	--
Minimum Setback (Edge of pavement/Property line)	10 ft. from street right-of-way or property line for a private street						--	--
Changeable Copy Permitted (Sec. 4.303)	--						--	--
Illumination	Internal or External						--	--
Sign Spacing	--						--	--
Other Standards	1. Sign may be located on a base constructed of concrete not to exceed 18 inches in height and shall be surrounded by landscaping and other decorative material. 2. Sign shall be located outside of existing or future utilities and any required sight triangle.						--	--
Permit Required	No						--	--

Effective on: 8/9/2022

1. A.
   Generally. The signs described in this Section may be installed or modified without a sign permit and not counted in the total square footage of signage allowed on any particular property or site, provided that the sign otherwise complies with all applicable regulations of this UDC, City's building codes, and the following requirements:

   1. 1.
      The temporary signage permitted by this Section shall be regulated by the zoning district and by number, size, height, location, duration of signs placed on a property on a temporary basis; 
   2. 2.
      All temporary signs shall be made of durable materials and shall be well-maintained;
   3. 3.
      Lighting shall only be from ambient, external illumination;
   4. 4.
      The party posting the temporary sign is solely responsible for obtaining the permission of the property owner before posting their temporary sign; and
   5. 5.
      The Administrator has the authority to remove any temporary signage that does not meet any and all of the requirements of this Article.
2. B.
   Allowed Signs. Table 4.304-1, Allowed Temporary Signs, sets out:

   1. 1.
      The temporary sign types allowed in each zoning district; and
   2. 2.
      The standards applicable to each sign type. 
3. C.
   Unlisted Signs. Signs that are not listed in Table 4.304-1 are prohibited as temporary signs.
4. D.
   Other Standards.

   1. 1.
      Temporary signs may not be adapted for use as permanent signs.
   2. 2.
      All temporary signs being displayed on the effective date of this UDC are subject to the regulations of this Section and shall be removed within 30 days unless authorized in accordance with the provisions of this Section.

Table 4.304-1 Allowed Temporary Sign Type By Zoning District
Sign Type	Rural and Residential Districts						Nonresidential Districts
	AO	RS	RP	MH	RM	UU	DT	CN	CG	IL	IG
Feathered Flag Sign
Example Image
Number Allowed	4	--					--	4
Maximum Area	24 sq ft	--					--	24 sq ft
Maximum Height	8 ft	--					--	8 ft
Minimum Separation	25 ft	--					--	25 ft
Minimum Setback	10 ft	--					--	10 ft
Illumination	--	--					--	--
Maximum Days Sign May be Displayed (Cycle)	30 days	--					--	30 days
Maximum Cycles Per Calendar Year	4	--					--	4
Other Standards	Feathered Flag Signs shall not create a traffic hazard	--					--	Feathered Flag Signs shall not create a traffic hazard
Balloon (Inflatable) Sign
Example Image
Number Allowed	--						--	1
Maximum Area	--						--	50 sq ft
Maximum Height	--						--	35 ft
Minimum Separation	--						--	--
Minimum Setback	--						--	--
Illumination	--						--	Ambient or Internal
Maximum Days Sign May be Displayed (Cycle)	--						--	7
Maximum Cycles Per Calendar Year	--						--	4
Banner Sign
Example Image
Number Allowed	--						1 per street frontage for a single tenant building; 1 per business in a multi-tenant building, subject to separation requirements
Maximum Area	--						Shall not exceed the size of permitted wall sign (see Sec. 4.304)	32 sq ft
Maximum Height	--						Below eave line or parapet wall	Attached: Below eave line or parapet wall; Ground Mounted: 5 ft.
Minimum Separation	--						25 feet from other temporary signs
Minimum Setback	--						n/a
Illumination	--						Ambient Only
Maximum Days Sign May be Displayed (Cycle)	--						7	30
Maximum Cycles Per Calendar Year	--						12	4
Freestanding Sign
Example Image
Number Allowed	1 per subdivision plat						--	1 per lot		2 per street frontage
Maximum Area	64 sq ft						--	64 sq ft		64 sq ft
Maximum Height	6 ft						--	6 ft		8 ft
Minimum Separation	n/a						--	n/a		5 ft from other temporary signs
Minimum Setback	5 ft						--	5 ft		10 ft
Illumination	--						--	--		--
Maximum Days Sign May be Displayed (Cycle)	--						--	60		120
Maximum Cycles Per Calendar Year	--						--	1		2
Other Standards	--						--	A freestanding sign is prohibited from a property that already has a permanent freestanding sign
H-Frame Sign
Example Image
Number Allowed	1 per street frontage
Maximum Area	9 sq ft
Maximum Height	6 ft
Minimum Separation	n/a
Minimum Setback	6 feet from edge of pavement and 20 ft. from an intersection
Illumination	Ambient Only
Maximum Days Sign May be Displayed (Cycle)	90 days
Maximum Cycles Per Calendar Year	2
Yard Sign
Example Image
Number Allowed	No maximum number; see next row for maximum area						--	One Every 30 ft; Max. of 5
Maximum Area	6 sq ft per side						--	9 sq ft per side
Maximum Height	4 ft						--	4 ft
Minimum Separation	n/a						--	n/a
Minimum Setback	5 feet from edge of pavement						--	5 feet from edge of pavement
Illumination	Ambient only						--	Ambient Only
Maximum Days Sign May be Displayed (Cycle)	n/a						--	60 days, with not less than 30 days between display periods
Maximum Cycles Per Calendar Year	n/a						--	n/a
TABLE NOTES: "--" = Not Permitted | "n/a" = Standard is Not Applicable

Effective on: 8/9/2022

Effective on: 8/9/2022

1. A.
   Purpose. The purpose of a master sign program is, to allow for a unified presentation of signage throughout parcels proposed for development, as well as the flexibility to provide for unique environments.
2. B.
   Applicability. The master sign program alternative is applicable to new multi-tenant or mixed-use developments that exceeds 20,000 square feet of gross floor area in the RM, UU, CN, CG, IL, and IG districts. ​
3. C.
   Approval Criteria. The Administrator may approve a master sign program for a multi-tenant or mixed-use development if as proposed it will result in a substantially improved, comprehensive, and unified proposal, as provided in Subsections 1 through 6 below, compared to what is allowed through strict compliance with all other provisions of this Division. The Administrator shall review all sign types (e.g., permanent attached, permanent freestanding, or temporary, etc.) for the parcel or parcels proposed for development, to determine the degree of compliance with this Division as a supplement to, or in lieu of the sign standards otherwise applicable. Any deviations to the number, dimensions, locations, or design characteristics of attached or freestanding signs that are sought by an applicant shall be justified in writing, and shall clearly demonstrate a standard of design and quality that exceeds those set out in this Division. Such demonstration may include any or all of the following: 

   1. 1.
      Consistent sizes, styles, and colors across the development;
   2. 2.
      Use of landscaping around the sign base;
   3. 3.
      Creative and/or superior design above the minimum requirements of this Division;
   4. 4.
      Greater spacing between signs along street frontages;
   5. 5.
      Fewer total number of signs; and/or
   6. 6.
      Signs of reduced heights and areas.
4. D.
   Standards for all Master Sign Programs. Standards and permissions of master sign programs are as follows:

   1. 1.
      Generally. Subject to compliance with a master sign program that is approved according to the flexibility criteria set out in this Section, signs that are proposed as part of a master sign program may deviate from the standards of this Code in terms of the:

      1. a.
         Types and numbers of signs allowed;
      2. b.
         Maximum sign dimensions such as area, height, length, etc., by 15 percent; and
      3. c.
         Materials and illumination standards (including electronic message centers).
   2. 2.
      Prohibited Signs and Sign Elements. Prohibited signs and sign elements are not eligible for inclusion in a master sign program unless specifically indicated in this Division.
   3. 3.
      Architectural Theme. All signs shall be architecturally integrated into or complementary to the design of the buildings and character of the site, and shall use similar and coordinated design features, materials, and colors. The master sign program shall establish an integrated architectural vocabulary and cohesive theme for the parcel(s) proposed for development.
5. E.
   Conditions of Approval. The Administrator may impose reasonable conditions on the master sign program relating to the design, materials, locations, placements, or orientations, and sign specifications that are not related to the content of the signs or the viewpoints of the sign users, in order to ensure continuing compliance with the standards of this Division.

Effective on: 8/9/2022

1. A.
   Generally. The City is committed to the removal of abandoned signs.  As such signs that are deemed to be abandoned as defined below shall be removed by the property owner.
2. B.
   Abandoned Sign Criteria. A sign that meets the following criteria shall be considered an abandoned sign:

   1. 1.
      A sign which identifies an establishment, service(s), goods, or product(s) that are no longer provided on the premises where the sign is located; 
   2. 2.
      A sign which identifies a time, event, or purpose which has passed or no longer applies; or
   3. 3.
      A billboard that is vacant of copy or which advertises an establishment, service(s), goods, or product(s) which no longer exist.
3. C.
   Removal. The City shall utilize the process set out in Texas Local Government Code (TLGC) Chapter 216, Regulations of Signs by Municipalities, for removal of signs from private property. 

Effective on: 8/9/2022

1. A.
   Generally. Exterior lighting is regulated to eliminate light spillover and glare on motor vehicle operators, pedestrians, and land uses within the light source's proximity. Safety considerations are the basis of the regulations, especially with respect to motor vehicles. In other cases, the regulations protect against both nuisance and hazard aspects of glare or excess light.
2. B.
   Purpose. It is the intent of this Division to provide a level and consistency of lighting that supports pedestrian activity and promotes safety, and to reduce the visual impact of mechanical equipment on the public realm. 
3. C.
   Applicability.

   1. 1.
      Generally. Except as provided by Subsection D of this Section, all outdoor lighting (including stand alone and wall-mounted lighting) within the City limits must comply with the requirements of this Division unless required by state, federal, or local law
   2. 2.
      Development Activities. The standards of this Division apply to the following development activities:

      1. a.
         New Development. New residential, nonresidential, or mixed-use development or change in use from residential to nonresidential or mixed-use;
      2. b.
         Increase in Intensity. Increase in apartment units, manufactured home pads, gross floor area, or impervious surface by 20 percent or more, cumulatively over a five-year period; or
      3. c.
         Change in Use. Change in use requiring additional parking spaces.
4. D.
   Exceptions. The following are not regulated as by this Division:

   1. a.
      Lighting that is required by the Federal Aviation Administration that complies with Federal standard
   2. b.
      Temporary lighting used by law enforcement, fire, and other emergency services;
   3. c.
      Lighting required by law to be installed on motor vehicles;
   4. d.
      Temporary lighting for theatrical, television, performance areas and construction sites, provided the lighting does not constitute a hazard to the operation of motor vehicles upon a public street;
   5. e.
      Underwater lighting in swimming pools and other water features; and
   6. f.
      Temporary lighting and seasonal lighting, provided that individual lamps are less than seven watts and 45 lumens
5. E.
   Exterior Lighting Plan.

   1. 1.
      When Required. Any time exterior lighting is installed or substantially modified and whenever a Building Permit is sought, an exterior lighting plan shall be submitted to the Administrator to determine whether this Article's requirements have been met and that adjoining property will not be adversely impacted by the proposed lighting.
   2. 2.
      Contents. The lighting plan shall indicate the types and heights of luminaires to be used and submit an illumination level plan showing the illumination at ten-foot intervals. 

Effective on: 8/9/2022

1. A.
   Nonresidential.

   1. 1.
      Hours of Lighting. If the development is within 300 feet of a residential district (AO, RS, RP, MH, RM, UU), the lights are turned off by 10:00 p.m.
   2. 2.
      Maximum Illumination within Property. Maximum illumination at any point on the property shall not exceed the amount in listed in Table 4.402, Illumination Standards. If additional light is necessary, it shall be provided within an enclosed structure.
   3. 3.
      Maximum Illumination at Property Line.

      1. a.
         Abutting or Across Residential. The maximum illumination at a property line abutting or across the street from residential zoning shall not exceed the amount in listed in Table 4.402-1, Illumination Standards.
      2. b.
         Abutting Nonresidential or Public Streets. On abutting nonresidential properties or public streets, the maximum illumination at the property line shall not exceed the amount in listed in Table 4.402-1, Illumination Standards
2. B.
   Public Rights-of-Way and Pedestrian Areas. Average Lighting levels within public rights-of-way (ROW) and pedestrian areas should meet the averages listed in Table 4.402-1, Illumination Standards, based on the land use abutting the ROW and pedestrian area.

3. C.
   Lumens. Lighting fixtures shall not be brighter than 5,000 lumens (approximately 4 times the light of a 100W incandescent bulb). 
4. D.
   Outdoor Recreation Facilities. Ball diamonds, playing fields, driving ranges, tennis courts, and similar amusement or recreation uses have unique requirements for nighttime visibility and, generally, have limited hours of operation. These uses shall meet the following standards for lighting in addition to other applicable standards of this Division:

   1. 1.
      Compliance with UDC. The site plan shall meet all other UDC requirements and, to the maximum extent possible, lighting is located to avoid shining at residential uses.
   2. 2.
      Fixtures. The light sources are cut-off fixtures. The luminaire may have a cut-off angle that extends beyond the property boundaries if:

      1. a.
         A landscaped bufferyard is provided to prevent light and glare spill-over to adjacent residential property. The Administrator may require more opaque bufferyards than those in Sec. 4.204, Bufferyards, to achieve this objective; and
      2. b.
         The maximum permitted illumination does not exceed one foot-candle at the residential property line or the street curb, whichever is less.
5. E.
   Canopy Lighting. Canopy lighting for uses that have sheltered outside work or service areas, such as gas stations, shall not exceed the maximum intensity, as listed above. The luminaires shall be recessed into the canopy so they cannot be viewed from off-site from an eye height of four feet to protect automobile drivers from glare.

Effective on: 8/9/2022

1. A.
   Maximum Lighting Fixture Height.

   1. 1.
      ​​​​​​Freestanding Fixtures.  No freestanding light fixture shall be greater than 25 feet in height, except as set out for outdoor recreation facilities in Sec. 4.402, Illuminance.
   2. 2.
      Fixtures Mounted on Residential Buildings and Accessory Structures. Fixtures that are mounted on residential buildings or accessory structures shall not be located higher than 16 feet or above the lowest point of the roof eave, whichever is lower.
   3. 3.
      Fixtures Mounted on Nonresidential Buildings. Fixtures that are mounted on nonresidential buildings shall not be located above the highest point of the roofline of any building.

      1. a.
         Full Cut-Off Fixtures. Full cut-off fixtures shall have a maximum height of 30 feet.
      2. b.
         No Cut-off fixtures. No cut-off fixtures shall have a maximum height of 15 feet.
   4. 4.
      Fixtures for Outdoor Recreation Facilities. Fixtures for outdoor recreation facilities 80 feet above grade.
2. B.
   Lighting Fixture Types.

   1. 1.
      Cut-Off Fixtures. All fixtures shall be "cut-off" fixtures that limit lighting that is visible or measurable at the property line. Examples of cut-off and no cut-off fixtures are shown in Figure 4.403-1, Fixture Types.
   2. 2.
      No Cut-Off Fixtures. "No cut-off" fixtures may be used only for decorative purposes, provided:

      1. a.
         They have luminaires that produce no more than 1,500 lumens (approximately equal to a 100W incandescent bulb);
      2. b.
         They use energy-efficient bulbs, such as compact fluorescent (CF); and
      3. c.
         They are not permitted on any side of a building that faces or abuts a residential property line.

Figure 4.403-1 Lighting Fixture Types
Cut-Off Fixture	No Cut-Off Fixture

Figure 4.403-1 Lighting Fixture Types
Cut-Off Fixture	No Cut-Off Fixture

Figure 4.403-1 Lighting Fixture Types
Cut-Off Fixture	No Cut-Off Fixture

Figure 4.403-1 Lighting Fixture Types
Cut-Off Fixture	No Cut-Off Fixture

3. C.
   Shielded Lighting Sources.

   1. 1.
      Generally. All lighting shall be focused downward or narrowly focused on its intended target such as signs, parking and pedestrian walkways. No lighting source greater than 60 watts shall be visible from public view or from a residential unit. Examples of fully shielded lighting sources are show in Figure 4.403-2.

Figure 4.403-2  Examples of Fully Shielded Lighting Sources

Figure 4.403-2  Examples of Fully Shielded Lighting Sources

Figure 4.403-2  Examples of Fully Shielded Lighting Sources

Figure 4.403-2  Examples of Fully Shielded Lighting Sources