1. New lots shall be dimensioned according to the requirements of Section 3.1.102, Residential Lot and Yard Standards. The size, shape, and orientation of lots shall be appropriate to the district in which they are located, the location of the parcel proposed for development, and to the type of development contemplated. The lots shall provide an adequate buildable area for the development that is contemplated.
2. Lots are required to be platted unless specifically exempted by this UDC or the Texas Local Government Code. Lots shall be of appropriate size and arrangement to provide for adequate off-street parking, loading facilities, landscaping, and other required site improvements or open space/bufferyard areas. No lot shall be created for any nonresidential use that has an area, width, or depth that is less than required to accommodate the use and all site requirements under this UDC.
3. The subdividing of land shall be such as to provide, by means of a public or private street, each lot with satisfactory access to a public or private street according to Subsection C., below.

1. Frontage Width. The width of required frontage shall not be less than the required lot width.
2. Residential Lots (except mixed-use and multi-family).
   1. Generally, new single-family detached and single-family attached dwellings shall front only on minor residential streets. Alternatively, such lots may front on common open spaces, provided that vehicular access is taken from an alley that serves not more than 12 dwelling units. Through lots shall take access from the side from which the address is assigned, which shall not be collector or arterial streets.
   2. Manufactured home lots may front only on minor residential streets or private streets within a manufactured home park or subdivision.
3. Nonresidential, Mixed-Use, and Multi-Family Lots. Nonresidential, mixed-use, and multi-family lots that take access from collector or arterial streets shall provide adequate on-site maneuvering areas for automobile turnaround.

1. Provision of an adequate building site suitable to the special needs of the type of use contemplated;
2. Requirements as to lot sizes and dimensions as set out in Article 3.1, Residential and Nonresidential Development Standards;
3. Needs for convenient access, circulation, control, and safety of street traffic;
4. Limitations and opportunities of topography; and
5. Needs for the provision of mobility and accessibility for people who use alternative modes of transportation.

1. Blocks that are used to provide access to single-family detached and/or single-family attached dwellings shall be of sufficient width to allow two tiers of lots with appropriate lot depths (according to the lot widths and areas applied), unless such arrangement is not feasible and acceptance is authorized by the Planning and Zoning Commission.
2. Generally, intersecting streets determining the lengths and widths of the blocks shall be provided at such intervals as to serve cross-traffic adequately and to meet existing streets or customary subdivision practices.
   1. Block Length.
      1. Minimum Block Length. Block length shall be a minimum of 500 feet; however, this standard may be varied in cases where physical barriers or property ownership creates conditions where it is appropriate that these standards be varied having due regard for connecting streets, circulation of traffic and public safety.
      2. Maximum Block Length. Block length shall be a maximum of 1,200 feet, except where no existing subdivision controls, the block length may increase to 1,400 feet.
   2. Mid-Block Crossing . Blocks 1,200 feet or longer in length may provide a mid-block pedestrian access easement to provide access to abutting blocks. If a mid-block pedestrian easement is required or added, they shall be constructed by the developer.
3. Blocks for nonresidential or mixed-use shall be of a width suitable for the intended use, with due allowance for off-street parking and loading facilities and other site improvements, including landscape, bufferyard, and open space areas required by this UDC.
4. When possible, the block width or depth shall allow two tiers of lots, back-to-back, except when prevented by the size of the property or the need to back on an identified thoroughfare. When adjacent to a thoroughfare, the subdivider may not double front lots.

1. Collector streets: Type A bufferyard; and
2. Arterial streets: Type B bufferyard (see also Section 4.4.301, Buffering).

1. Natural resource or open space conservation;
2. Pedestrian access;
3. Solid waste removal;
4. Police protection and other emergency services;
5. Fire protection or hazard mitigation;
6. Access to public utilities or drainage areas;
7. Utilities; and
8. Drainage and low impact development applications.

1. Integrated Design. Generally, open spaces shall be integrated into the development design to bring significant open space to the maximum number of properties, as well as visibility from public rights-of-way within the parcel proposed for development. Visual or physical access to open spaces may be limited if such limitations would materially enhance natural resource management.
2. Trails and Drainage Corridors/Waterbodies/Watercourses. Open space shall be designed to provide trails along drainage corridors, waterbodies, and watercourses. The landscaping along drainage corridors, waterbodies, watercourses shall be designed to enhance the filtering of surface and subsurface water flows. Trails shall provide access along the drainage corridor or watercourse for the residents of the proposed development.
3. Other Open Spaces. Formal open spaces shall be designed to provide areas of focus within the development. Landscaping, furniture, and other amenities for pedestrians shall be installed to enhance this effect.

1. Buffers. Provide appropriate buffers between areas of different uses in accordance with the provisions set out in Section 4.4.301, Buffering.
2. Tree Protection. Provide for the protection of protected trees in accordance with the provisions of Section 4.4.203, Tree Preservation.
3. Recreation and Public Gathering Spaces.
   1. Residential Districts. In residential districts, use required open space areas to provide active and passive recreation opportunities.
   2. Mixed-Use Districts. In mixed-use districts (i.e., the Downtown district), use required open space areas to provide for public gathering spaces such as landscape plazas (i.e., visible and accessible from the street), and landscaped courtyards or atriums (i.e., visible and accessible to building occupants).

1. Intersect as near as possible at 90 degrees at intersections with arterial or collector streets; or
2. Be loop roads, reverse frontage roads, or cul-de-sacs (which are limited by Section 4.5.102, General Street Standards). See Figure 4.1.105, Minor Residential Street Orientation.

1. All developments shall make provision for water, sewer, stormwater, electric, telephone, and cable service, and may make provision for fiber-to-the-home and other public and/or private utilities available to City residents.
2. All drainage and utilities shall be efficiently and unobtrusively integrated into the design and shall avoid off-site impacts.

1. The general arrangements of streets, blocks, and utilities, and how they will connect to the streets shown on the first application for preliminary plat approval;
2. The general location of drainage facilities;
3. The general location of protected natural resources and open spaces; and
4. The general location of proposed uses and housing types.

1. Naming. Residential subdivisions, other residential land development (e.g., multi-family apartment complexes or condominiums, etc.), and nonresidential complexes (e.g., office or industrial parks, etc.), shall not be duplicated or be confused with existing names. Names are subject to approval by the Code Official to eliminate duplicate names.
2. Exception. Exceptions shall be made for a group of related, abutting subdivisions (or other land development) that are part of an overall plan of development which include common names according to a common theme (e.g., Grand Lakes, Grand Meadow, Grand Mission, Grand River, etc.), or given the same name followed by a phase number to identify each phase of the project.

1. Naming. Proposed streets which are obviously in alignment with other existing and named streets, shall bear the assigned name of the existing streets. In no case shall the name of proposed streets duplicate or be phonetically similar to existing street name, irrespective of the use of suffix (e.g., Pecan Street versus Pecan Avenue) and/or prefix (e.g., West Austin Street versus East Austin Street) if the streets are not contiguous and separated by a thoroughfare that commonly separates the City into quadrants. All streets shall be appropriately named.
2. Interagency Coordination. Street names will be submitted in writing to the 9-1-1 Coordinator of the Fort Bend County Sheriff's Office Emergency Operations and Communications, in Richmond, Texas, for additional review as it relates to the provision of dispatching emergency services.

1. Streets Within the Proposed Development. Street dedication(s) shall include required dedications of rights-of-way as needed, or as required by the Thoroughfare Plan. Such dedications shall be made no later than the earliest of the following events:
   1. The submittal of a final plat for the first phase of development;
   2. The approval of a site plan; or
   3. The issuance of a permit for a new principal building or structure that has a value of at least 50 percent of the assessed value of the land described in the permit application.
2. Existing Streets. Existing streets shall be evaluated based on the capacity and condition of the existing streets’ ability to support the nature of uses proposed. Where found deficient, the streets shall be constructed or reconstructed according to City standards based upon a traffic generation study or traffic impact analysis (if required as a result of the traffic generation study or traffic impact analysis), that extends to the nearest street capable of carrying the additional traffic generated by the proposed development. Right-of-way for such streets shall be dedicated to the City or other entity that controls the impacted street right-of-way.

1. Required. Any subdivision or development for which compliance with the standards of this UDC or with conditions of approval requires a continuing obligation (e.g., to own and maintain common open space) shall be subject to a mandatory property owners' association and a recorded declaration of covenants, conditions, and restrictions (CCRs) that ensures such continuing compliance.
2. Incorporation of Property Owners' Association. If required by this UDC, or required as a condition of approval, the applicant shall incorporate a property owners' association that will bear responsibility for ensuring continuing compliance with these regulations and conditions of approval.

1. Required. Conditions and requirements of development approval that require ongoing efforts of tenants or successors in title shall be included in a declaration of CCRs for the property that shall be recorded in the public records in the chain of title for the property at the applicant's expense.
2. Limited Waiver. Developments that are approved under unified ownership and control are not required to have CCRs, provided that a single property owner is responsible for the ongoing compliance of the parcel proposed for development with the requirements of this UDC and any conditions of approval. However, a development that is approved under unified ownership and control shall not be conveyed into multiple ownerships (e.g., individual buildings in an office park being sold to separate entities) until required CCRs are recorded.
3. Timing. The applicant shall provide proposed CCRs to the City:
   1. Upon filing the application for plat approval; or
   2. If no plat approval is sought, before the issuance of any permit that directly authorizes development (development approvals that require CCRs shall be contingent upon approval of the CCR document).
4. Plat Annotations. Where a plat is required, a note shall be added to the plat that all properties shall be made part of the property owners' associations and are required to comply with the CCRs.

1. Generally. The City shall approve only those CCRs that relate to the development approval, and its right of enforcement shall extend only to those matters and matters that substantially bear upon them. The City will not seek to intervene in purely private disputes about CCRs. The City Attorney shall review the incorporation documents and CCRs to ensure that the following provisions are included in a form that is acceptable to the City Attorney:
   1. All items that are required by this UDC or conditions of approval, which may include specific rights of enforcement being granted to the City;
   2. Membership in the property owners' association shall be mandatory for all owners of property in the subdivision or condominium;
   3. Dues are payable to the property owners' association at regular intervals;
   4. The property owners' association has lien rights with respect to unpaid dues;
   5. The property owners' association has a perpetual existence;
   6. The property owners' association has all responsibilities required by these regulations or conditions of approval (e.g., ownership and maintenance of common elements); and
   7. The property owners' association has the capacity to sue and be sued.
2. Optional Elements. The CCRs may include any provisions considered desirable by the applicant with respect to the management and maintenance of the subdivision or condominium, provided that they do not undermine any of the following requirements:
   1. Required membership in, and payment of dues to, the property owners' association.
   2. Inclusion and enforcement of all of the provisions required by these regulations and any conditions of approval, in a form acceptable to the City Attorney;
   3. Clauses that provide for enforceability by the City of those CCRs that relate to this UDC or conditions of approval; and
   4. Applicable requirements of this UDC at the time of approval of the CCR document.

1. Generally. The following shall be used for mapping natural resources or other features of subdivision plats, site plans, or other plan or plat as otherwise required by this Section. In general, boundaries shall be measured as follows:
   1. Measurements for the boundary are to be made horizontally, perpendicular from, or radial from any feature or point.
   2. Boundaries that are dependent on elevation shall be based upon on-site elevations and shall not be interpolated.
2. Waterbodies and Watercourses.
   1. Floodplains. All development within the City, not part of a previously approved plan or plat, shall show the boundary of the floodplain and floodway, if such exist on the site. Such delineation shall be by a registered professional land surveyor.
   2. Streams. Streams (perennial, intermittent, mapped, and unmapped) with identifiable banks and beds shall have their boundaries set at the top of the bank.
   3. Wetlands. Wetlands shall be measured by the criteria of the U.S. Army Corps of Engineers.
   4. Other Waterbodies/Watercourses. Initial identification of other waterbodies/watercourses not otherwise classified shall be made using the U.S. Geological Survey quadrangle maps or more accurate information, as available. Field survey verification to determine evidence and location of channelized flow is required for subdivision plats and site plans.
3. Soils. If septic tanks are to be used, soils shall be delineated by on-site testing of the soils to determine soil boundaries.
4. Topography. Topographic lines shall be at one-foot contour intervals unless such intervals are impractical due to essentially flat topography.
5. Vegetation. Vegetation shall be measured by the canopy line for the determination of areas of woodlands or trees. Other vegetation types shall be measured from the middle of the vegetation transition.

1. Monument Markers. All boundary corners, angle points, or points of curvature or tangency, including block corners, lot corners, street intersections, and all angle points and points of curvature in street lines must be monumented by a surveyor using sufficient, stable and reasonably permanent survey markers.
2. Monument Size and Material. Describe each monument in such a way as to clearly define the size, type of material, and the nature of the monument (i.e., three-fourths-inch iron pipe, five-eights-inch iron rod, cotton spindle, mag nail, etc.).
3. Standards. All monuments shall be set to the standard of the Texas Board of Professional Land Surveying Practices Act and the general rules of practices and procedures of the Texas Board of Professional Land Surveying and shall bear reference caps as indicated.
4. Permanent Survey Markers. The establishment of reasonably permanent survey markers is a required improvement. Where final plat approval is granted prior to completion of all required improvements, the improvement agreement and any required security shall also apply to the establishmentof such permanent survey markers. Monuments which are distributed during the course of construction must be reset by a surveyor prior to issuance of a certificate of satisfactory completion of all required improvements.
5. Bench Marking.
   1. Location. A bench mark monument or survey marker of a sufficient, stable, and reasonably permanent nature shall be found or placed within the boundaries of or within 300 feet of the boundaries of the subdivision for project elevation control.
   2. Identification. The placement of the bench mark with the location, description, and elevation of the bench mark shall be identified on the face of the plat.
   3. Reference. All project bench marks and all project elevations shall be referenced to the published National Geodetic Survey (NGS) datum adjustment of the current Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) for the property location. Equations may be used to translate other datum adjustments to the required adjustment.​

1. Housing Types. New standard residential neighborhoods are limited to single-family detached dwellings.
2. Open Space. Open space is generally utilized for bufferyard, recreation, and drainage purposes.
   1. If a standard neighborhood exceeds 150 units, it shall be designed as multiple identifiable "neighborhoods" with distinct boundaries.
   2. Lots shall be configured so as to maximize the number of lots that are within 1,320 feet of useable open space (e.g., park, trail, etc.), as applicable.

1. Natural Resource Protection. The development must protect and preserve existing natural resources including wetlands, streams, floodplains, as required by Article 4.3, Environmental Quality and Resource Protection. The open spaces should be located so as to maximize protection of the natural resources, including mature tree stands, if present, and to provide continuous open space corridors and natural drainage areas.
2. Stormwater Management. Storm water management facilities should be designed using low impact development best management practices so that these areas are amenities to the subdivision.
3. Other Required Areas of Open Space. Other areas of open space shall be integrated into the development design so as to bring access to significant open space to the maximum number of properties; provided, however, that physical access may be limited if such limitation would material enhance natural resource management.
4. Dwelling Units. Dwelling units on clustered lots shall be set back from the perimeter of the parcel at least the following distances:
   1. One to four lots: as required for individual lots;
   2. Five to 20 lots: 75 feet; or
   3. 21 or more lots: 100 feet.
5. Lots. Lots shall, where appropriate, be adjacent to or in near proximity to the following:
   1. An amenity such as a park or greenway;
   2. An existing or restored resource such as a meadow, woodlands, floodplains, watercourse or waterbody.

1. Uses. Only those uses allowed in the DNDT or MU district, respectively, are permitted in a mixed-use planned residential neighborhood.
2. Lot Building Standards. Standards for maximum building height; lot area, width, pervious cover, and setbacks are set out as follows:
   1. Section 3.1.102, Residential Lot and Yard Standards per residential dwelling type for residential-only portions of the parcel proposed for development; or
   2. Section 3.1.201, Nonresidential and Mixed-Use Development Standards for nonresidential and mixed-use portions of the parcel proposed for development.
3. Mix of Uses. Mixed-use planned development shall be comprised of the following minimums (see Figure 4.1.203, Illustrative Mixed-Use Planned Development, below):
   1. Twenty-five percent residential;
   2. Twenty-five percent nonresidential; and
   3. Twenty-five percent vertical mixed-use.
4. Residential.
   1. Mixed-use developments may also include attached residential dwellings as part of a mixed-use building where office or other nonresidential uses are located on the first floor and residential uses are located on the upper floors.
   2. Residential dwelling units shall be prohibited on the first floor of mixed-use buildings. Alternately, the City Commission may allow first floor residential uses in mixed-use buildings if they are designed to meet nonresidential building standards so that they may be converted to nonresidential uses in the future.
   3. The maximum residential gross density for multi-family or mixed-use buildings (mix of residential and nonresidential in the same structure) shall be based on the floor area ratio (FAR) set out in Table 3.1.201A, Nonresidential and Mixed-Use Development Standards.
   4. The presence of a home occupation or home-business in conjunction with a residential use does not count towards the mixed-use or nonresidential minimum requirements set out in Subsection C.3., above; however, live-work units shall be counted as part of the nonresidential and/or mixed-use calculations specified in Subsection C.3., above.
5. Pedestrian Circulation, Walkways, and Trails.
   1. A pedestrian circulation system shall be included in a mixed-use planned residential neighborhood in the DN and MU district, respectively, and should be designed to ensure that pedestrians can walk safely and easily throughout the development, without having to walk or utilize the street for travel. The pedestrian system should provide connections between properties and activities or special features within common areas and need not always be located along streets. If the pedestrian system intersects a public or private street within the development, “pedestrian crossing” signs shall be posted.
   2. A trail system may be provided in any areas of open space in conformance with the provisions set out in Section 4.3.101, Uses of Designated Open Space. The system should be designed to minimize disturbance of the site with regard to the natural drainage system and topography. To the maximum extent feasible, natural materials should be used in the construction and maintenance of the trail system.
   3. When the parcel proposed for development abuts a public trail, park, or recreation area, the development shall provide pedestrian access from the development to the public area by way of connecting walkway, trail, boardwalk, or bridge.

1. All applications for a mixed-use planned residential neighborhoods shall be for property that is under common ownership, or if under several ownerships, the application shall be filed jointly by all owners of the parcels proposed for development within the proposed mixed-use planned residential neighborhood boundaries.
2. All planned residential neighborhood applications require the submittal and approval of a land plan or concept plan (see Section 6.3.501, Land Plan or Concept Plan) in addition to the appropriate subdivision plats.

1. Minimum Area of Parcel Proposed for Development. The minimum area of a manufactured home park or subdivision is a contiguous development of land at least two acres.
2. Maximum Extent of Manufactured Home Park or Subdivision. The maximum extent of a manufactured home park or subdivision is eight manufactured homes per acre.

1. Lot Dimensions. Lot dimensions shall be as provided in Section 3.1.102, Lot and Yard Standards for New Residential Neighborhoods.
2. Park or Subdivision Access and Circulation. All manufactured home lots shall abut upon a minor residential street, private street, or driveway and shall meet the following requirements:
   1. Driveways shall be at least 32 feet wide, back of curb, to back of curb.
   2. Interior driveways shall not include dead-end street unless a cul-de-sac is installed in accordance with Article 4.5, Streets, Sidewalks, and Trails.
   3. Minor residential street width shall be in accordance with Section 4.5.102, General Street Standards.
   4. Private streets shall be in accordance with Section4.5.104, Private Streets.
3. Lot or Space Access. Each manufactured home lot or space shall have direct access to the interior driveway designed to permit movement of manufactured homes to and from each space. All streets and driveways shall be in accordance with the City's current Infrastructure Design Manual and any additional standards required by this UDC.
4. Designation. A manufactured home park or subdivision shall clearly show the following:
   1. Each lot designated for recreational vehicles; and
   2. Each manufactured home shall have the correct address displayed on the street side of the manufactured home where it can be easily and clearly seen from the center of the street.
5. Manufactured Home Access. All exits from the home shall be required to have an approved method of egress and be properly maintained at all times.
6. Off-Street Parking. The number of off-street parking spaces per manufactured home lot shall be in conformance with Section 4.2.101, Required Parking Spaces.
7. Lighting. Lighting shall be provided for interior streets and walkways and marked and lighted with street lights.
8. Walks.
   1. All manufactured home parks and subdivisions shall be provided with safe, convenient, all-season pedestrian access of adequate width for intended use, durable and convenient to maintain. Sudden changes in alignment and gradient shall be avoided.
   2. A common walk system shall be provided and maintained between locations where pedestrian traffic is concentrated. Such common walks shall have a minimum width of five feet.
   3. All manufactured home lots shall be connected to common walks, or to streets and driveways, or to parking spaces. Such individual walks shall have a minimum width of four feet.
9. Open Space. Each manufactured home park or subdivision shall have at least 300 square feet of open space for each manufactured home, of which at least 150 square feet is located on each manufactured home space.
10. Required Bufferyard. All manufactured home parks or subdivisions shall provide a Type C bufferyard (Option 1) on all borders, including along all street frontage. Buffers which are located along the borders of existing residential lots shall include a six-foot tall opaque masonry fence or wall (see Division 4.4.300, Buffering). Buffering adjacent to a nonresidential use or district shall consist of a six-foot tall masonry, concrete, wrought iron, or tubular metal fence. The required fence or wall shall be set back a minimum threesix feet from the front property line and a minimum of three feet from all other property lines.
11. Utilities. All units are served with sanitary sewer, potable water, and electrical power, which are installed underground. All electrical service equipment is mounted on the structure to which service is provided.
12. Fire Protection.
    1. Open fires shall be allowed only in a manner and within a container approved by the Fire Chief.
    2. Each manufactured home lot or space shall be within 300 feet of a fire hydrant, except where NFPA Standard #501A allows a different spacing.

1. Shall be developed where soil conditions, ground water level, drainage, and topography do not constitute hazards to resident health or safety.
2. The site shall not be developed in the Regulatory Floodway..
3. The park or subdivision shall be located on a well-drained site, properly graded to insure rapid drainage and freedom from stagnant pools of water.
4. It shall be the responsibility of the manufactured home owner to provide adequate tie-downs of the manufactured home. It shall be the responsibility of the manufactured home park or subdivision licensee or his/her agent to assure the lot shall not heave, shift, or settle unevenly, under the weight of the manufactured home due to inadequate design or drainage.

1. It is unlawful for any person to construct, alter, or extend any manufactured home park or subdivision within the City without first obtaining a valid building permit issued by the Code Official.
2. A permit will not be issued for construction or occupancy of a permanent dwelling in any manufactured home park or subdivision except that one existing residential structure may be retained or one new residential structure may be constructed for the occupancy of the owner/operator of the park or subdivision and an existing dwelling may be converted to a clubhouse, community center, or service building for use by the residents of the manufactured home park or subdivision.

1. Adequate, safe, and potable supply of water provided from the public supply system as approved by the City.
2. Each manufactured home lot shall be provided with a separate water meter as approved by the City and a provision for the individual manufactured home to connect to the meter, at the meter during placement of the home.
3. Water mains, if installed parallel to sewer lines, shall be separated by at least 10 feet horizontally from any sanitary sewer, storm sewer, or sewer manhole, unless alternate methods of installation are approved.

1. Sewer lines and connection must comply with the City Water and Wastewater Code.
2. Each manufactured home lot shall be provided with a four inch diameter sewer riser pipe. The sewer riser pipe shall be located within the area of the manufactured home lot, and approximately 40 feet from the front of such lot.
3. All materials used for sewer connections shall be as prescribed and approved in the Plumbing Code and the City Wastewater Code.
4. Provisions shall be made for securely sealing the sewer pipe when a manufactured home does not occupy the site. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least four inches above ground elevation.
5. All sewer lines of the manufactured home park or subdivision must be connected to a public sewer.

1. Each manufactured home lot shall be provided with a separate meter pole.
2. The meter pole shall be installed such that it provides sufficient height for at least 12 feet of clearance for the electrical drops, be securely buried at least four feet deep, and have at least a five inch diameter top. Poles shall be of materials that adequately resists decay.
3. The meter-can shall be permanently labeled with the correct address of the lot.
4. The main electrical panel shall be properly sized to match the manufactured home currently in use or to be placed on the lot. If the power requirement of the manufactured home is not known, a main electrical panel shall be sized to be at least 200-amp. There shall be a single main disconnect on the meter pole.
5. Electrical circuits supplying the accessory structure shall be independent of the circuit supplying the manufactured home.

1. This shall not apply to listed portable devices normally used on the exterior of buildings or may be allowed in approved industrial applications. The Code Official shall have the authority to approve such use in cases so deemed necessary.
2. Each manufactured home lot shall be provided with a gas supply riser for the utility meter.
3. Gas equipment and installation within a manufactured home park or subdivision shall be designed and constructed in accordance with the City Plumbing and Fuel Gas Codes, the appropriate provisions of the City Fire Code, and the standards adopted by reference in those codes.
4. A readily accessible and identified shutoff valve controlling the flow of the gas to the entire gas piping system shall be installed near to the point of connection to the service piping.
5. Each manufactured home site shall have an approved gas shutoff valve installed upstream of the manufactured home site gas outlet and located on the outlet riser at a height of not less than four inches above grade. Such valve shall not be located under any manufactured home. Whenever the manufactured home site outlet is not in use, the outlet shall be equipped with an approved cap or plug to prevent accidental discharge of gas.
6. Each manufactured home shall be connected to the manufactured home site outlet by an approved three-fourths inch manufactured home connector not more than six feet in length.
7. All gas outlet risers, regulators, meters, valves, or other exposed equipment shall be protected from mechanical damage by vehicles or other causes.
8. The manufactured home gas connection shall be installed at the edge of the manufactured home lot.
9. The meter shall be permanently labeled with the correct address of the lot.

1. Re-review Required. Any enlargement (e.g., size of property or additional manufactured home lots or spaces, etc.) or modification of site layout of an existing manufactured home park or subdivision shall require a re-review and approval as if it were a new application.
2. Existing Facilities Brought Into Conformance. No enlargement or extensions to any manufactured home park or subdivision shall be permitted unless the existing facility is made to conform with all the requirements for new construction in conformance with this Section.

1. Licenses for a Manufactured Home Park. It shall be unlawful for any person to maintain or operate within the City, any manufactured home park or subdivision unless such person holds a valid license issued annually by the City (see Section 6.3.312, Manufactured Home Park License).
2. Solid Waste Collection in Manufactured Home Parks. Centralized solid waste collection, if applicable, shall be in accordance with the provisions set out in Section 5.2.106, Solid Waste and Recycling Collection.
3. Recreation Uses in Manufactured Home Parks. Each manufactured home park shall have a minimum of one recreation area. When playground space is provided, it must be designed and protected from traffic, thoroughfares, and parking areas. The recreation use shall be improved for recreational use prior to the owner/operator starting operations.
4. Rules, Regulations, and Maintenance Requirements for Manufactured Home Parks.
   1. Owner/Operator Responsibility. The manufactured home park office shall keep copies of all records pertaining to the management and supervision of the park, as well as all rules and regulations of the park, and such records, rules, and regulations shall be available for inspection by the Code Official whose duties necessitate acquisition of the information contained in this UDC. The owner/operator shall comply with the following:
      1. It shall be the duty of the owner, his/her agent, representative, or manager to prescribe rules and regulations for the management of the park.; to make adequate provisions for the enforcement of such rules; and to subscribe to any and all subsequent rules and regulations, which may be adopted for the management of such park. Copies of all such rules and regulations shall be furnished to the City Permit Office.
      2. In addition, thereto, it shall be the duty of the owner, his/her agent, representative, or manager to comply strictly with the following:
         1. Provide for regular inspection of all public and private utilities;
         2. Provide for all collection and removal of garbage and other waste material;
         3. Prohibit the placing or storage of unsightly material or vehicles of any kind;
         4. All sewer taps not in use shall be capped;
         5. Provide and maintain safe and sanitary public and private utility connections to each manufactured home lot;
         6. The manufactured home park owner shall provide contact information that is accessible at all times to each resident, for emergencies and repairs to the park;
         7. Maintain a neat, clean, sanitary, and safe park;
         8. Ensure that each manufactured home is so placed on the lot in such a manner that the full length of the frame can be firmly blocked to the concrete footings or concrete runners;
         9. Each manufactured home lot shall be assigned a number and this number shall be displayed on the street side of the manufactured home where is must be easily and clearly seen from the center of the street;
         10. Provide or demand that all manufactured homes have approved skirts within 30 days after being placed; and
         11. Ensure that the areas under a manufactured home are not used for storage.
   2. Licensee Responsibility.
      1. The licensee shall maintain or ensure that an agent maintains a register showing:
         1. The names of persons staying or residing in the park showing the manufactured home lot on which they are staying and residing;
         2. The serial number of each manufactured home;and
         3. The date each manufactured home and/or recreational vehicle is placed in the park and the date it is removed from the park.
      2. The registers shall be available inside the park for inspection at all reasonable times, and at any time in the case of an emergency, to persons designated. Registers shall be retained for three years;
      3. Shall provide adequate supervision to maintain  the park in compliance with this Section and to keep its facilities and equipment in good repair and in clean sanitary condition;
      4. The licensee shall notify or have an agent notify the community residents of all applicable provisions of this Subsection and inform them of their duties and responsibilities under this Section; and
      5. The licensee shall supervise or have an agent supervise the placement of each manufactured home on its lot, which includes securing its stability and installing all utility connections. Where permits are required, they shall refuse to allow connections that are in violation hereof or require permits.
   3. Resident Responsibility.
      1. The resident shall comply with all applicable requirements of this Subsection and shall maintain his/her manufactured home site, it's facilities, and equipment in good repair and in clean sanitary condition;
      2. The resident shall be responsible for proper placement of his/her manufactured home on its manufactured home lot and proper installation of all utility connections in accordance with the instruments of the management. The resident shall obtain all City licenses and permits where required;
      3. The installation of manufactured housing shall comply with the standards and requirements as set out in the Federal Manufactured Home Construction and Safety Standards (24 CFR Part 3280) (Part 3285 - Model Manufactured Home Installation Standards);
      4. Maintain grounds and buildings in a manufactured home park;
      5. Grounds, buildings, structures, and storage areas shall be maintained free of accumulations of debris to prevent insect and rodent harborage and infestation, and the breeding places for flies mosquitoes, and other pests;
      6. Lumber, pipe, and other building materials shall be stored at least one foot above ground;
      7. Areas under a manufactured home shall not be used for storage of any kind;
      8. The growth of brush, weeds, and grass shall be controlled to prevent harborage of ticks, chiggers, and other noxious insects. Open areas shall be maintained free of heavy under-growth of any description; and
      9. No person shall keep, store, or allow any junk vehicle to remain on the premises of a manufactured home (see Title 7, Subtitle H, Chapter 683, Subchapter E, Junked Vehicles: Public Nuisance; Abatement, of the Texas Transportation Code).

1. Minimum Area of Parcel Proposed for Development. The minimum area of an RV park is two acres.
2. Maximum Extent of RV Park. The maximum area of a RV park is 15 acres.

1. Length of Stay. Recreational vehicles shall move from a RV parking pad every 90 days. Under certain circumstances the City Commission may grant a one-time 90-day extension for hardship under Section 6.3.410, Recreational Vehicle Hardship Permit.
2. RV Park Owner. The RV Park owner shall maintain the RV Park in a clean and sanitary manner.
3. RV Park Office. The RV Park office shall maintain a park register that contains the following information:a.    The RV owner and/or camper’s name and address. If the user is different than the RV owner, then the user’s name and address must be provided;b.    The date the RV and/or camper checked-in the RV Park and intended length of stay; andc.    The license and/or registration numbers of the RV, vehicle, and tow vehicle as applicable.
4. RV Parking Pad Sites.
   1. No recreational vehicle shall be permanently affixed to the ground.
   2. Every RV, vehicle, and tow vehicle shall visibly display the check-in and check-out date on their vehicle on a document provided by the RV Park office. The document shall also display the vehicle owner’s name, vehicle license number, and pad site identification.

1. Re-review Required. Any enlargement (e.g., size of property or additional RV spaces, etc.) or modification of site layout of an existing RV park shall require a re-review and approval as if it were a new application.
2. Existing Facilities Brought Into Conformance. No enlargement or extensions to any RV park shall be permitted unless the existing facility is made to conform with all the requirements for new construction in conformance with this Section.

Site Design. RV parks shall meet the following site design standards: 

1. RV Spaces. Each RV space shall comply with the following:
   1. Minimum Space Area. A minimum of 1,250 square feet RV space in area (25 feet in width by 50 feet in length) is required consisting of:
      1. Permanent RV Parking Pads. Parking pads for RV's shall be no less than 12 feet in width by 36 feet in depth.
      2. All Parking Pads. All parking pads shall be constructed of concrete and each parking pad shall be separated by at least 20 feet from any other parking pad, property line, or building (excluding storage buildings).
      3. Non-RV Off-Street Parking Space. Each RV space shall have a minimum of two off-street parking space for a vehicle that is not the recreational vehicle.
      4. Remaining Area. The remaining area of the recreational vehicle space shall comply with Subsection I.2., Space Configuration, below.
   2. Space Configuration. At least 50 percent of the RV spaces shall be configured as pull-through spaces (see Figure 4.1.205, Illustrative Design of RV Pull-Through Spaces).
2. Maximum Density. The maximum site density for RV parks shall be 10 spaces per acre, where only one recreational vehicle is permitted per recreational vehicle space (RV space).
3. Location.
   1. The park shall be located and maintained on a well-drained site, properly graded for rapid drainage and freedom from stagnant pools of water, so that soil conditions, groundwater level, drainage and topography do not constitute hazards to the residents' health and safety.
   2. No valid or applicable deed restrictions or other land use restrictions prohibit the development or use of the site as a RV park.
   3. RV parks shall maintain a 1,320 foot separation from each other.

1. All new development shall provide all of the parking spaces required by this Section and shall comply with all other provisions of this Division.
2. Expansions to existing development and changes in use of existing buildings that require additional parking shall provide parking to the extent of the new demand created by the expansion or change in use.
3. Changes in use of existing buildings that result in a fewer required parking spaces shall not be required to provide additional parking spaces.

1. Variables for Calculating Required Parking. The variables used for parking calculations are measured as follows:
   1. Per Square Foot (sf.) of Parking Floor Area (PFA). The phrase "per sf. of PFA" means that the number of parking spaces is calculated based on the number of "parking-related" square feet of floor area put to the use. The "PFA" is 85 percent of the gross floor area, plus (unless otherwise specified) the area of any parts of the parcel proposed for development that are delineated and used in a manner that is comparable in function and intensity of use to the use of the inside of the building (e.g., outdoor dining areas).
   2. Per Dwelling Unit (DU) or Per Bedroom (BR). 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 (per "#" BR unit) in the dwelling units.
   3. Per Bed. The phrase "per bed" means that the number of parking spaces is based on the number of beds in the facility instead of the number of sleeping rooms or some other measure. Per bed calculations are normally applied to uses that offer residential care or overnight accommodations with shared rooms.
   4. Per Employee. The phrase "per employee" means that the number of parking spaces is based on the number of employees during the shift in which the maximum number of employees is present.
   5. Per Seat Capacity. The phrase "per seat" 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; and
   6. Per Square Feet (sf.) of Assembly Area. The phrase "per sf. of assembly area" means that the number of parking spaces is based on the number of square feet in the largest room used for assembly (e.g., at a school, this is often a gymnasium, but it could also be a theater or a lunch room).
   7. Others. Other variables are measured according to their common meanings.
2. Rounding. If the final calculation of the number of required parking spaces includes a fractional space, the number of required parking spaces is rounded up to the nearest whole number, regardless of the fraction.
3. Multiple Mixed-use or Nonresidential Uses. If several mixed-use or nonresidential uses occupy a single parcel or building, the off-street parking and loading requirements shall be the cumulative total for all uses, or as set out in Section 4.2.103, Alternate or Modifications to Required Parking, whichever is lesser.

1. Residential and Commercial Use of the Home. Required off-street parking for agricultural, residential, and commercial uses of the home are set out in Table 4.2.101A, Residential and Commercial Use of the Home Parking Requirements.

1. All off-street parking shall be located on the same lot as the building and / or use to be served, subject to Subsection 4.2.103D, Mixed Use and Shared Parking.
2. On-site off-street parking shall be set back behind any required parking setbacks (see Table 4.2.102A, Required Parking Setbacks and Figure 4.2.102A, Location of Required Parking).

1. Requirements.
   1. The special study shall be conducted by a qualified transportation planner or traffic engineer at the applicant's expense.
   2. The special study shall provide:
      1. A peak parking analysis of at least five comparable uses.
      2. Documentation regarding the comparability of the referenced uses, including name, function, location, floor area, parking availability, access to transportation network (including vehicular or other if applicable), use restrictions, and other factors that could affect the parking demand.
2. Approval of Special Study. The City Commission upon recommendation of the Planning and Zoning Commission may rely upon the special study to determine the minimum parking requirements.

1. Applicability to Special Studies. The credits and reductions are not available to uses that base their parking on a special study, as set out in Subsection B., of this Section, unless the special study’s methodology specifically addresses these credits and reductions and determines that they are appropriate.
2. On-Street and Public Lot Parking.
   1. Development within the Downtown "DT" district may provide on-street parking on streets internal to the development (not on streets located along the exterior of the Downtown "DT" district). The parking on such internal streets may be credited to particular uses in accordance with the formula: Parking Credit = (Sa x P), where Sa = the area of the applicant's parcel divided by the area of the contiguous zoning district, and P = the total parking that is available on-street in the district.
   2. On-street parking spaces that can be accommodated along the front yard and street side yard of non-residential  development, including live-work units within “OT” district may be applied to the minimum off-street parking requirement  provided that:
      1. Such parking spaces are legal parallel or angled parking spaces that meet the dimension requirements of Section 4.2.102 of this UDC;
      2. More than half of the length of such parking spaces abuts the front yard or street side for parallel spaces;
      3. Location of such parking spaces does not result in traffic impediment;
      4. Such parking spaces are marked by the property owner as per the requirement of Subsection 4.2.102.F. Parking Space and Design Marking prior to receiving a certificate of occupancy;
      5. Such parking spaces are available to the general public for parking.
   3. Parking spaces necessary to meet the minimum requirements for non-residential uses within "OT" district may be constructed within abutting right-of-way upon approval by City Commission. Requests to approve the location and construction of parking spaces within abutting right-of-way shall be submitted as a Site Development Plan provided in Section 6.3.302 of this UDC. Review and approval of such requests shall be based on the following standards and requirements:
      1. Location of such parking spaces does not result in traffic impediment as determined by the City Engineer.
      2. Such parking spaces are legal parallel or angled spaces.
      3. Location of such parking spaces does not restrict or limit the addition of new sidewalk or continuation of existing sidewalks.
      4. Non-residential lot conforms to the minimum landscaping requirements of Section 4.4.401 of the UDC.
      5. Such parking spaces are available to the general public for parking.
      6. Approval will include a written agreement related to design, construction, bonding, and license for use of the right-of-way, and maintenance.

1. Shared Parking, Common Ownership. Shared parking allows a reduction in the total number of required parking spaces when a parcel is occupied by two or more uses which 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 below, the minimum total number of required parking spaces may be determined by the following procedures:
   1. Multiply the minimum required parking for each individual use, excluding spaces reserved for use by specified individuals or classes of individuals (e.g., spaces that are either posted "reserved," or secured behind a gate), by the appropriate percentage listed in Table 4.2.103A, Mixed-Use and Shared Parking, for each of the designated time periods.
   2. Calculate a sum for all uses for each of the five time periods (columns). The minimum parking requirement is the highest of these sums. Set out in Table 4.2.103B, Illustrative Shared Parking Credit Calculation, is an example of how to calculate shared parking credits.
   3. In general, the maximum reduction allowed shall be no more than 25 percent.

1. New development and subdivision shall demonstrate compliance with this Division for each required development approval.
2. Properties with access connections that do not meet the requirements of this Division shall be brought into compliance to the greatest extent possible when modifications to the roadway are made or when a change in use results in one or more of the following conditions:
   1. Site plan review, subdivision plat, or development plat is required.
   2. The site experiences an increase of 20 percent or greater in peak hour trips or 100 vehicles per hour in the peak hour, whichever is less, as determined by one of the following methods:
      1. An estimation based on the Institute of Traffic Engineers (ITE) Trip Generation Manual (latest edition) methodology for typical land uses, or
      2. Traffic counts made at similar traffic generators located in the City, or
      3. Actual traffic monitoring conducted during the peak hour of the adjacent roadway traffic for the property.
3. If the principal activity on a parcel with access connections, that do not meet the regulations of this Division, is discontinued for a period of one year or more, then upon establishment of any use, the parcel must comply with all applicable access requirements of this Division to the greatest extent possible.

1. Generally. Driveways shall be designed according to the standards of this Subsection.
2. Single-Family Detached, Duplex, and Single-Family Attached Dwelling Units. Driveway width shall be maintained between the property line and the garage or carport opening, except that it may be expanded where a turnaround is required by this UDC. Driveways that provide access to individual single-family detached, duplex, or single-family attached dwelling units shall be a maximum of the following:
   1. A single-width driveway running from the street access to a garage or other parking area shall not utilize more than 15 percent of any front yard, except for front yards with a frontage of less than 70 feet in width, in which case the maximum width of a single driveway shall be 11 feet.
   2. A double-width driveway running from the street access to a garage or other parking area shall not utilize more than 27 percent of any front yard, provided that the maximum width of a driveway shall not exceed 24 feet or 18 feet for lots with a frontage of less than 70 feet.
   3. A triple-width driveway running from the street to a garage or other parking area shall not utilized more than 33 percent of any front yard, provided that the maximum width of a driveway shall not exceed 30 feet in any case, and shall not be permitted for front yards with a frontage width of less than 80 feet.
   4. Circular driveways shall not utilize more than 30 percent of any front or street side yards with a front of less than 80 feet in width.
3. All Other Uses. Driveways that are not subject to Subsection F.2., above, shall be at least 25 feet wide, but not more than 45 feet wide (at the property line), and configured to direct traffic safely into and out of the parcel proposed for development. Such configuration may require median separation between ingress lanes and egress lanes.

1. Generally.
   1. Access that is shared by abutting properties, whether under single or separate ownership, shall be preserved using an appropriate legal instrument that is approved by the City Attorney and recorded in the public records of Fort Bend County at the applicant's expense. The obligation to provide and maintain the cross-access shall run with the land. The Fort Bend County Clerk file number of the legal instrument shall be referenced on any subsequent approved site plans or subdivision plats of the property.
   2. If there is an existing shared access for which there is no recorded legal documentation, the shared access shall continue and appropriate legal documentation shall be executed and recorded.
2. Terms. The City may require that common and cross-access easements include one or more of the following:
   1. Sufficient width to accommodate a two-way access between properties, designed to accommodate automobiles and emergency service, and loading vehicles.
   2. Stub-outs and other design features to allow abutting properties to be tied in to provide future cross access.
   3. Linkage to other cross-access drives in the area.

1. A common area plan shall be provided during the subdivision process that shows common access locations and dimensions and cross-access connections.
2. Common access easements and shared access driveways shall be provided, such that the standards of Section 4.2.202, Access Spacing and Corner Clearance, are met.
3. Legal instruments shall be recorded as set out in Subsection 4.2.201G, Cross-Access Easements.

1. Adequate access connection spacing cannot be achieved, but shared access is established with an abutting property. A shared access agreement shall be required as set out in Subsection 4.2.201G, Cross-Access Easements; or
2. No other alternatives exist, and construction of the access connection is along the property line farthest from the intersection or closest access point. To provide reasonable access under these conditions, but also the safest operation, consideration should be given to designing the driveway connection to allow only the right-in turning movement or only the right-in / right out turning movements, if feasible. In such a case, the applicant shall also demonstrate that:
   1. The inability to meet the access spacing requirements was not due to the owner subdividing the property after the effective date of this UDC without providing internal access;
   2. The abutting landowner refused a request to provide cross-access; and
   3. A covenant acceptable to the City Engineer to ensure that the connection will be provided and access will be consolidated upon the earlier of:
      1. Approval for development, substantial improvement, or redevelopment, of the abutting property, if providing such connection is a requirement of the development approval; or
      2. The applicant's parcel and the abutting parcel coming under common ownership.

1. Additional average daily trips generated by the development exceed 500 trips per day, as determined by the Planning and Zoning Commission;
2. Additional PM peak trips generated by the development exceed 100 trips per hour, as determined by the Planning and Zoning Commission;
3. Any residential development that exceeds 150 new dwelling units;
4. The development is requesting access to an arterial street or state highway;
5. The development will cause the adjacent street or closest intersection(s) to operate at level of service (LOS) F; or
6. The adjacent street or closest intersection(s) already operates at LOS F.

1. Changes to the development proposal increases expected trip generation for daily or peak hour trips by more than 15 percent from the original study;
2. The previous traffic studies are more than two years old, unless the Code Official has determined that the conditions have not significantly changed; or
3. Location, types and/or number of access points for the development has changed.

1. Generally, light fixtures shall be: (see Figure 4.2.301, Types of Light Fixtures)
   1. "Cut-off" fixtures that limit lighting that is visible or measurable at the property line;
   2. Of constant intensity;
   3. Reflected or shielded so as not to be of excessive brightness or cause glare hazardous to pedestrians or drivers, create a nuisance, or unreasonably interfere with an abutting property owner's right to enjoy their property.
2. "No cut-off" fixtures may be used only for decorative purposes, provided:
   1. They have light fixtures that produce no more than 1,500 lumens (approximately equal to a 100 watt incandescent bulb);
   2. They have a maximum height of 15 feet; and
   3. They use energy-efficient bulbs, such as compact fluorescent ("CF") and light-emitting diode ("LED").

1. As it relates to the nighttime lighting of sport courts and fields, the standards of this Section, and not Section 4.2.301, General Outdoor Lighting Requirements, apply to outdoor commercial amusement, outdoor recreation and fitness, and golf course / club uses.
2. As it relates to the nighttime lighting of other areas of the property (e.g., buildings, sidewalks or walkways, parking lots, etc.), the standards of Section 4.2.301, General Outdoor Lighting Requirements, apply.

1. Sport court and field lighting shall be deflected, shaded, and focused away from abutting properties, and shall not be a nuisance to such abutting properties.
2. Sport court and field lighting shall be designed so that any overspill of lighting onto abutting properties shall not exceed one-half foot-candle, measured vertically, and one-half foot-candle, measured horizontally, on abutting properties.
3. A Type B bufferyard may be used to block lighting spillover onto adjacent property, as set out in Section 4.4.301, Buffering, to limit the impact on abutting properties.

1. Agricultural Uses. Where agricultural and outdoor nursery / greenhouse, wholesale uses are allowed by Section 2.2.105, Agricultural, Industrial, Transportation, Utility, and Communication Uses, the area of land put to agricultural and outdoor nursery / greenhouse, wholesale uses is counted as open space. In other districts, noncommercial production of crops (e.g., orchards or garden plots that are an amenity to development) is allowed in designated open space areas.
2. Landscaped or Natural Systems.
   1. Landscaped areas or natural areas.
   2. Floodplains and floodways.
   3. Waterbodies.
   4. Watercourses.
   5. Wetlands.
3. Public Facilities.
   1. Public utilities subject to the standards of Article 4.6, Infrastructure.
   2. Stormwater management facilities subject to the standards of Division 4.3.400, Grading, Erosion, and Stormwater Controls.
   3. Solar arrays and small wind energy systems (SWES) that comply with Section 5.2.105, Solar Arrays and Small Wind Energy Systems (SWES), as applicable, are allowed in designated open space areas that are not floodplains.
4. Recreation Uses.
   1. Ball fields, golf courses, nature areas, picnic areas, and play courts are allowed in designated open space areas, provided that the provided that associated buildings, structures, parking lots, and other impermeable surfaces do not exceed more than 15 percent of the designated open space area and no structures are allowed within the Regulated Floodway.
   2. Nature centers are allowed in designated open space areas, provided that associated buildings, structures, parking lots, and other impermeable surfaces do not exceed more than 20 percent of the designated open space area.
   3. Pools are allowed in designated open space areas, provided that if a pool house is present, it is less than 1,500 square feet in floor area.
   4. Trails and associated structures necessary for trail crossings are allowed in designated open space areas, including the floodplain.
   5. Passive recreation uses.

1. The flood hazard areas of the City are subject to periodic inundation, which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, and extraordinary public expenditures for flood protection and relief, all of which adversely affect the public health, safety and general welfare.
2. These flood losses are created by the cumulative effect of obstructions in floodplains which cause an increase in flood heights and velocities, and by the occupancy of flood hazard areas by uses vulnerable to floods and hazardous to other lands because they are inadequately elevated, floodproofed or otherwise protected from flood damage.

1. Protect human life and health;
2. Minimize expenditure of public money for costly flood control projects;
3. Minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public;
4. Minimize prolonged business interruptions;
5. Minimize damage to public facilities and utilities such as water and gas mains; electric, telephone and sanitary sewer lines; and streets and bridges located in floodplains;
6. Help maintain a stable tax base by providing for the sound use and development of flood-prone areas in such a manner as to minimize future flood blight areas; and
7. Ensure that potential buyers are notified that property is in a flood area.

1. Considered as minimum requirements;
2. Liberally construed in favor of the City; and
3. Deemed neither to limit or repeal any other powers granted under state statutes or the City's Home Rule Charter.

1. Restrict or prohibit uses that are dangerous to health, safety or property in times of flood, or cause excessive increases in flood heights or velocities;
2. Require that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction;
3. Control the alteration of natural floodplains, stream channels, and natural protective barriers, which are involved in the accommodation of flood waters;
4. Control filling, grading, dredging and other development which may increase flood damage; and
5. Prevent or regulate the construction of flood barriers which will unnaturally divert flood waters or which may increase flood hazards to other lands.

1. Resistance to Hydrodynamic and Hydrostatic Loads. All new construction or substantial improvements shall be designed (or modified) and adequately anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy.
2. Construction to Minimize Flood Damage. All new construction or substantial improvements shall be constructed by methods and practices that minimize flood damage.
3. Flood-Damage Resistant Materials. All new construction or substantial improvements shall be constructed with materials resistant to flood damage.
4. Protection of Building Service Facilities. All new construction or substantial improvements shall be constructed with electrical, heating, ventilation, plumbing, and air conditioning equipment and other service facilities that are designed and / or located so as to prevent water from entering or accumulating within the components during conditions of flooding.
5. Protection of Water Supply Systems. All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system.
6. Protection of Sanitary Sewer Systems. New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the system and discharge from the systems into flood waters.
7. Location of On-Site Waste Disposal Systems. On-lot sanitary sewage disposal systems shall be located to avoid impairment to them or contamination from them during flooding.
8. Limitations on Fill.
   1. No fill shall be placed within a special flood hazard area unless the effect of the fill on water storage and water quality is fully mitigated in one or more of the following ways:
      1. Excavation of a volume of soil comparable to the volume that was filled to bring the surface of the land to the base flood elevation. However, excavation is prohibited at depths that would be likely to:
         1. Increase the velocity of stormwater flows;
         2. Cause significant new erosion; or
         3. Expose groundwater to contamination by pollutants which may be present in stormwater runoff;
      2. A stormwater management system is installed or improved in a location and manner that compensates for the removal of the filled area from the floodplain; or
      3. If the compensatory storage is provided in the floodplain, the combination of filling, compensatory storage, and detention is intended to lower the flood elevation by increasing channel capacity.
   2. If fill is placed, the applicant shall provide a Hydraulics and Hydrology (H&H) study, which shall verify full mitigation, or, alternatively, support a Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA).

1. Generally. The requirements of this Subsection apply to all areas of special flood hazards where base flood elevation data has been provided as set forth in:
   1. Section 4.3.202B., Basis for Establishing the Areas of Special Flood Hazard;
   2. Section 6.2.202B.5., Floodplain Information and Determination; or
   3. Subsection D.3., Generation of Base Flood Elevation Data, of this Section.
2. Residential Construction. New construction and substantial improvement of any residential structure shall have the lowest floor (including basement), duct work, exposed plumbing, and electrical components elevated as required by Fort Bend County-Interim Atlas 14 Drainage Criteria Manual and Minimum Slab Elevation Criteria December 2019, Revised September 2021, as amended. A registered professional engineer, architect, or land surveyor shall submit a certification to the Floodplain Administrator that the standard of this Subsection is satisfied (see Section 6.3.307, Floodplain Development Permit).
3. Nonresidential Construction.
   1. New construction and substantial improvements of any commercial, industrial or other nonresidential or public/institutional structure shall either:
      1. Have the lowest floor (including basement) elevated as required by Fort Bend County-Interim Atlas 14 Drainage Criteria Manual and Minimum Slab Elevation Criteria December 2019, Revised September 2021, as amendedt; or
      2. Together with attendant utility and sanitary facilities, be designed so that below an elevation equal to the lowest floor (see 3.a.1. above) the structure is watertight with walls substantially impermeable to the passage of water and with structural components having the capability of resisting hydrostatic and hydrodynamic loads and effects of buoyancy.
   2. A registered professional engineer or architect shall develop and/or review structural design, specifications, and plans for the construction, and shall certify that the design and methods of construction are in accordance with accepted standards of practice as outlined in this Subsection.
   3. A record of such certification which includes, if applicable, the specific elevation (in relation to mean sea level) to which such structures are floodproofed shall be maintained by the Floodplain Administrator.
4. Enclosures. New construction and substantial improvements, with fully enclosed areas below the lowest floor that are usable solely for parking of vehicles, building access or storage in an area other than a basement and which are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or meet or exceed the following minimum criteria:
   1. A minimum of two openings on separate walls having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided;
   2. The bottom of all openings shall be no higher than 18 inches above grade; and
   3. Openings may be equipped with screens, louvers, valves, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters.
5. Manufactured Homes.
   1. Manufactured Homes in Zone A. All manufactured homes to be placed within special flood hazard area Zone A shall be installed using methods and practices which minimize flood damage. For the purposes of this requirement, manufactured homes must be elevated and anchored to resist flotation, collapse, or lateral movement. Methods of anchoring may include, but are not limited to, use of over-the-top or frame ties to ground anchors. This requirement is in addition to applicable state and local anchoring requirements for resisting wind forces.
   2. Manufactured Homes in Zones A1-30, AH, and AE. All manufactured homes that are placed or substantially improved within special flood hazard area Zones A1-30, AH, and AE, on sites (i) outside of a manufactured home park or subdivision, (ii) in a new manufactured home park or subdivision, (iii) in an expansion to an existing manufactured home park or subdivision, or (iv) in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as a result of a flood, shall be:
      1. Elevated on a permanent foundation such that the lowest structural member of the manufactured home is elevated as required by Fort Bend County-Interim Atlas 14 Drainage Criteria Manual and Minimum Slab Elevation Criteria December 2019, Revised September 2021, as amended; and
      2. Securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
   3. Manufactured Homes in Zones A1-30, AH, and AE (Existing Manufactured Home Parks and Subdivisions). All manufactured homes be placed or substantially improved on sites in an existing manufactured home park or subdivision with Zones A1-30, AH and AE that are not subject to the provisions of Subsection C.5.b., of this Subsection be elevated so that either:
      1. The lowest structural member of the manufactured home is as required by Fort Bend County-Interim Atlas 14 Drainage Criteria Manual and Minimum Slab Elevation Criteria December 2019, Revised September 2021, as amended; or​​​​​
      2. The manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are:
         1. No less than 36 inches in height above grade; and
         2. Securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
6. Recreational Vehicles.
   1. Recreational vehicles that are placed on sites within Zones A1-30, AH, and AE shall:
      1. Be on the site for fewer than 180 consecutive days; or
      2. Be fully licensed and ready for highway use, or
      3. Meet the permit requirements of Section 6.3.307, Floodplain Development Permit, and the elevation and anchoring requirements for "manufactured homes" in Subsection C.5., of this Section.
   2. A recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions.

1. Generally. All subdivision proposals (including the placement of manufactured home parks and subdivisions) shall be designed in light of the findings of fact contained in Section 4.3.201B., Findings of Fact, and in a manner that is consistent with Section 4.3.201C., Purpose, and Section 4.3.201E., Methods.
2. Permit Requirements. All proposals for the development of subdivisions (including the placement of manufactured home parks and subdivisions) shall meet Floodplain Development Permit requirements of Section 6.3.307, Floodplain Development Permit, and Division 4.3.200, Floodplain Management and Flood Damage Prevention.
3. Generation of Base Flood Elevation Data. Base flood elevation data shall be generated for subdivision proposals and other proposed development (including the placement of manufactured home parks and subdivisions) which is greater than 50 lots or five acres, whichever is lesser, if not otherwise provided pursuant to Section 4.3.202B., Basis for Establishing the Areas of Special Flood Hazard, and Section 6.2.202B.5.a., Floodplain Information and Determination.
4. Adequate Drainage Required. All subdivision proposals (including the placement of manufactured home parks and subdivisions) shall have adequate drainage (as specified in the City's drainage policy, promulgated by the City Engineer) to reduce exposure to flood hazards.
5. Arrangement of Development. The standards of Chapter 3, Density, Intensity, Bulk, and Scale, allow for the use of varied lot sizes and / or housing types in order to achieve the permitted density and protect the required amount of open space. In the application of these standards, parcels proposed for development shall be located outside of special flood hazard areas if possible.
6. Modification of Open Space Ratio. Not less than 30 percent of the special flood hazard area of a parcel proposed for development shall be protected as common open space. This area is counted towards the open space ratio required by Section 3.1.101, Development Standards for New Residential Neighborhoods, then the larger open space ratio applies.
7. Elevated Primary Access Required. The primary access to the subdivision (the access that connects to the highest order street or that provides the most direct route to the largest number of lots in the subdivision, as determined by the Code Official) shall be elevated to or above the base flood elevation to allow for access by emergency vehicles.
8. Location of Public Utilities and Facilities. All subdivision proposals (including the placement of manufactured home parks and subdivisions) shall have public utilities and facilities such as sewer, gas, electrical and water distribution systems located and constructed to minimize or eliminate flood damage.

1. Generally. Located within the areas of special flood hazard established in Section 4.3.202B., Basis for Establishing the Areas of Special Flood Hazard, are areas designated as areas of shallow flooding. These areas have special flood hazards associated with flood depths of one to three feet, where a clearly defined channel does not exist, where the path of flooding is unpredictable, and where velocity flow may be evident. Such flooding is characterized by ponding or sheet flow; therefore, the provisions of this subsection shall apply.
2. Elevation of New Construction and Substantial Improvements. All new construction and substantial improvements of structures shall have the lowest floor (including basement) elevated as required by Fort Bend County-Interim Atlas 14 Drainage Criteria Manual and Minimum Slab Elevation Criteria December 2019, Revised September 2021, as amended.
3. Certification Required. A registered professional engineer, architect (for floodproofing options only), or registered professional land surveyor (for building elevation options only) shall submit a certification to the Floodplain Administrator that the standards of this Section are satisfied. See Section 6.3.307, Floodplain Development Permit.
4. Drainage Paths. Within Zones AH and AO, adequate drainage paths around structures shall be provided on slopes, to guide flood waters around and away from proposed structures.

1. Generally. Located within areas of special flood hazard established in Section 4.3.202B., Basis for Establishing the Areas of Special Flood Hazard, are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles and erosion potential, the provisions of this Subsection shall apply:
2. Encroachments Prohibited. Encroachments are prohibited, including fill, new construction, substantial improvements and other development within the adopted regulatory floodway unless it has been demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge.
3. Permitted Exceptions.
   1. If Subsection F.2., of this Section is satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of Section 4.3.202, General Provisions, and this Section; and
   2. Under the provisions of 44 CFR Chapter 1, § 65.12, of the National Flood Insurance Program Regulations, a community may permit encroachments within the adopted regulatory floodway that would result in an increase in base flood elevations, provided that the community first completes all of the provisions required by § 65.12.

1. Generally. No use shall be permitted that causes serious annoyance to occupants of abutting properties due to excessive noise.
2. Maximum Noise Level in Commercial, Mixed-Use, and Industrial Districts. Noise levels shall not exceed the limits specified in Table 4.3.301A, Maximum Noise Levels by Octave Band, when measured from the closer of the following two points to the noise generator:
   1. On the boundary of a commercial, mixed-use, or industrial zone district; or
   2. 125 feet from the property line of a use generating noise.
3. Maximum Noise Level at Residential Property Lines.
   1. Noise levels measured at residential property lines shall not exceed the following:
      1. Noise levels shall not exceed 49 dBA at a residential property line between 7 p.m. and 7 a.m.
      2. Noise levels shall not exceed 56 dBA at a residential property line between 7 a.m. and 7 p.m.
   2. When ambient noise levels from traffic or multiple sources already exceed the standards set out in this Subsection, the subject source shall not increase or add to the existing ambient noise level.

1. Structural and Non-Structural BMPs. Structural and non-structural BMPs shall require the following:
   1. That a commercial or industrial establishment's owner or operator shall provide, at their own expense, reasonable protection from accidental discharge of prohibited materials or other wastes in the municipal storm drain system or watercourses.
   2. That any person responsible for a property or premise, which is, or may be, the source of an illicit discharge, is required to implement, at said person's expense, additional structural and non-structural BMPs to prevent further discharge of pollutants to the municipal separate storm sewer system.
2. NPDES Permit.
   1. Authorization. The provisions of this Section shall be deemed compliant once all terms and conditions of a valid NPDES permit is authorized. The NPDES permit shall be authorized to discharge storm water associated with industrial activity to the greatest extend possible.
   2. Stormwater Pollution Prevention Plan (SWPP). Best Management Practices shall be part of a SWPP as necessary for compliance with requirements of the NPDES permit.
3. Post-Construction Storm Water BMPs. Post-construction (permanent) storm water BMPs are generally divided into two categories: treatment BMPs and source control BMPs.
   1. Treatment BMPs. Post-construction treatment BMPs include a variety of alternatives generally categorized as conveyance practices and storage practices (e.g., a grass swale, retention pond, or sand filter) that provide treatment of the storm water runoff quantity and quality.
   2. Source Control BMPs. Proactively controlling pollutants at their source is fundamental to effective storm water quality. Typically, it is easier and more cost-effective to prevent storm water pollution than to remove contaminants once they have entered the storm sewer system or receiving water. A good source control BMP is one that is effective at stopping and/or redirecting pollutants prior to entering the storm sewer system. A source control BMP can be a structural component of a planned site (e.g., a covered area for material storage) or a procedural BMP. Procedural BMPs depend on behavior change accomplished through public education, training, and development of standard operating procedures.

1. Water Gardens. Convey drainage from rooftops or drives to water gardens. The water garden shall be landscaped with natural vegetation that includes unmowed groundcovers and woody plants that can tolerate periodic inundation. When conveying the roof runoff to open spaces with natural vegetation, care must be taken to assure sheet flow, not channelized flow, to prevent erosion.
2. Rain Barrels or Cisterns. Rain barrels or cisterns can be designed into the buildings or yards so that roof runoff is directed to these storage facilities and used for beneficial purposes such as lawn watering, vehicle washing, or other non-potable purposes. A variety of commercial products are available for this purpose. Their installation must be partly assured by the subdivider's surety.
3. Pervious Pavements. Driveway, parking areas, or sidewalks may be constructed from pervious concrete to provide infiltration of runoff. Pervious concrete or asphalt is recommended for minor roads or heavily used parking areas. Concrete or other containment structures that hold gravel or turf are recommended for driveways or low use parking areas.
4. Vegetated Swales. These shall be used unless the subdivider can show they are impractical or that the slopes would result in erosion.
5. Swale Blocks. The swale block is installed at intervals along a vegetated swale to allow the water to build up into a series of pools, slowing water flow and allowing the vegetation to assist in cleaning the water and settling out solids. The blocks shall be slotted to allow them to drain down and have a notch to permit maximum flows during the 50-year storm without overflowing the swale. The use of swale blocks slows flows and decreases pollutant loading and the detention facilities shall be sized to account for the reduction in flows.
6. Curb and Gutter. Curb and gutter systems and their associated storm sewer system are undesirable because they greatly increase peak discharge rate and prevent infiltration or treatment of storm water. Curb and gutter systems shall be used only where needed to contain parking, when swales cannot safely convey the volume and peak discharge rate of storm water without erosion, or where curbs are needed to contain parking on streets. When roads transverse open space areas, curbs shall be removed. Streets can be narrowed and parking provided in bays, allowing parking to be prohibited. This eliminates the need for curbs.
7. Curbs without Storm Sewers. Where curbs are required for parking containment, they should be designed with slots or discharge sections to convey the storm water to swales.
8. Green Roofs. The use of green roofs, roofs that have been planted in vegetation, shall be strongly encouraged for buildings with roof areas in excess of 40,000 square feet. These provide both stormwater storage and cleaning of the water.

1. Inspection.
   1. The City shall be permitted to enter and inspect facilities subject to regulation under this Division as often as may be necessary to determine compliance with this UDC.
   2. If a discharger has security measures in force which require proper identification and clearance before entry into the premises, the discharger shall make the necessary arrangements to allow access to representatives of the authorized enforcement agency.
   3. The facility operator shall allow the City ready access to all parts of the premises for the purpose of inspection, sampling, examination, and copying of records that must be kept under the conditions of NPDES permit to discharge storm water, and the performance of any additional duties as defined by state and federal law.
2. Equipment Monitoring.
   1. The City shall have the right to set up on any permitted facility such devices as are necessary to conduct monitoring and/or sampling of the facility's storm water discharge.
   2. The City has the right to require the land owner to install monitoring equipment as necessary. The facility's sampling and monitoring equipment shall be maintained at all times in a safe and proper operating condition by the land owner at their expense.
   3. All devices used to measure storm water flow and quality shall be calibrated to ensure their accuracy.
3. Obstructions. Any temporary or permanent obstruction to safe and easy access to the facility to be inspected and/or sampled shall be promptly removed by the land owner at the written or oral request of the City and shall not be replaced. The costs of clearing such access shall be borne by the land owner.
4. Delays. Unreasonable delays in allowing the City access to a permitted facility is a violation of a storm water discharge permit and this UDC. A person who is the facility operator with the NPDES permit to discharge storm water associated with industrial activity commits an offense if the person denies the authorized enforcement agency reasonable access to the permitted facility for the purpose of conducting any activity or required by this UDC.
5. Refusal. If the City has been refused access to any part of the premises from which storm water is discharged, and he/she is able to demonstrate probable cause to believe that there may be a violation of this UDC, or that there is a need to inspect and/or sample as part of a routine inspection and sampling program designed to verify compliance with this UDC or any order issued hereunder, or to protect the overall public health, safety, and welfare of the community, then the authorized enforcement agency may seek issuance of a search warrant from any court of competent jurisdiction.

1. Discharge Exceptions. Illegal discharge to the storm drain system is prohibited except as described as follows:
   1. The following discharges are exempt of discharge prohibitions:
      1. Water line flushing or other potable water sources;
      2. Landscape irrigation or lawn watering;
      3. Diverted stream flows;
      4. Rising ground water;
      5. Ground water infiltration to storm drains;
      6. Uncontaminated pumped ground water;
      7. Foundation or footing drains (not including active groundwater de-watering systems);
      8. Crawl space pumps;
      9. Air conditioning condensation;
      10. Springs;
      11. Non-commercial washing of vehicles;
      12. Natural riparian habitat or wetland flows;
      13. Swimming pools (if dechlorinated to less than one PPM chlorine);
      14. Fire fighting activities; and
      15. Any other water source not containing pollutants.
   2. When discharges are specified in writing by the authorized enforcement agency as being necessary to protect public health and safety;
   3. When verbal notification for dye testing is given to the authorized enforcement agency prior to the time of the test; and
   4. When non-storm water discharge is permitted under an National Pollutant Discharge Elimination System (NPDES) permit, waiver, or waste discharge order issued to the discharger and administered under the authority of the Federal Environmental Protection Agency (EPA), provided that the discharger is in full compliance with all requirements of the permit, waiver, or order and other applicable laws and regulations, and provided that approval by the City has been granted in writing for any discharge to the storm drain system.
2. Prohibition of Illicit Connections.
   1. The construction, use, maintenance, or continued existence of illicit connections to the storm drain system is prohibited.
   2. The prohibition expressly includes, without limitation, illicit connections made in the past, regardless of whether the connection was permissible under law or practices applicable or prevailing at the time of connection.
   3. A person is considered to be in violation of this UDC and Section, if the person connects a line conveying sewage to the MS4, or allows the connection to continue.

1. Hazardous Materials. Release of hazardous materials shall immediately notify emergency response agencies of the occurrence via emergency dispatch services.
2. Non-Hazardous Materials. Release of non-hazardous materials shall notify the authorized enforcement agency in person or by phone or electronic mail no later than the next business day. Notifications in person or by phone shall be confirmed by written notice and addressed and mailed to the City within three business days of the notice.

1. Generally. Any person discharging to the MS4 is in violation of this UDC and may have their MS4 access terminated if the termination abates or reduces an illicit discharge.
2. Notification. The authorized enforcement agency shall notify a violator of the proposed termination of the MS4 access.
3. Petition. The violator may petition the authorized enforcement agency for a reconsideration and hearing for the MS4 access.
4. Prior Approval. A person commits an offense, if the person who committed the offense reinstates the MS4 access to the premises terminated pursuant to this UDC, without prior approval of the authorized enforcement agency.

1. A temporary stream crossing installed and approved by the City or Fort Bend County Drainage District if a wet watercourse will be regularly crossed during construction;
2. Stabilization of the watercourse channel before, during, and after any in-channel work;
3. All on-site storm water conveyance channels designed according to the criteria outlined in Stormwater Management Handbook for Construction Activities Prepared by Harris County/Harris County Flood Control District and City of Houston; and
4. Stabilization adequate to prevent erosion located at the outlets of all pipes and paved channels.

1. A plan prepared by a Texas Licensed Professional Land Surveyor, Engineer, Architect or Landscape Architect.
2. A plan drawn to a scale adequate to clearly show the parcel proposed for development and the required information.
3. The plan may incorporate one or more sheets as necessary to clearly convey its intent. The plan may also incorporate text to explain any specifics, cover the specifications for the materials required, or explaining development phasing.
4. A construction sequence for the parcel proposed for development shall include:
   1. Stripping and clearing;
   2. Rough grading;
   3. Construction of utilities;
   4. Infrastructure and buildings; and
   5. Final grading and landscaping.
5. Construction sequencing that shall identify the following:
   1. The expected date on which clearing will begin;
   2. The estimated duration of exposure of cleared areas;
   3. Areas of clearing;
   4. Installation of temporary erosion and sediment control measures; and
   5. Establishment of permanent vegetation.
6. All erosion and sediment control measures necessary to meet the objectives of local regulations throughout all phases of construction and after completion of development of the parcel proposed for development. Depending upon the complexity of the project, the drafting of intermediate plans may be required at the close of each season.
7. Seeding mixtures and rates, types of sod, method of seedbed preparation, expected seeding dates, type and rate of lime and fertilizer application, and kind and quantity of mulching for both temporary and permanent vegetative control measures.
8. Provisions for maintenance of control facilities, including easements and estimates of the cost of maintenance.
9. At a minimum, the plan shall show all existing and proposed:
   1. Site boundaries, lots, etc.;
   2. Watercourses (with sizes), ponds, lakes, wetlands;
   3. Apparent floodplains, floodway fringes, and floodways;
   4. Soil types and their erodability;
   5. Vegetative cover such as grass, weeds, and/or trees;
   6. Utilities, structures, road pavements, and other improvements;
   7. Existing contours at an interval not greater than two feet. An adequate number of spot elevations may be provided in lieu of the contours;
   8. Locations and dimensions (where applicable) of all proposed erosion and sediment control measures; and
   9. Provisions for removal of the temporary measures when final vegetation and control structures are established.

1. Erosion Control Requirements. Erosion control requirements shall include:
   1. Soil stabilization to be completed within five days of clearing or inactivity in construction;
   2. Seeding and other vegetative erosion control methods become established within two weeks or the City may require the site to be reseeded or a non-vegetative option employed, if applicable;
   3. Special techniques that meet the design criteria outlined in Stormwater Management Handbook for Construction Activities Prepared by Harris County/Harris County Flood Control District and City of Houston on steep slopes or in drainage ways shall be used to ensure stabilization;
   4. Soil stockpiles must be stabilized, if applicable;
   5. Techniques may be required to prevent the blowing of dust or sediment from the site per Section 4.3.301, General Nuisance Standards; and
   6. Techniques that divert upland runoff past disturbed slopes shall be employed.
2. Sediment Control Requirements. Sediment control requirements shall include:
   1. Settling basins, sediment traps, or tanks and perimeter controls;
   2. Settling basins that are designed in a manner that allows adaptation to provide long-term storm water management, if required by the City; and
   3. Protection for adjacent properties by the use of a vegetative buffer strip in combination with perimeter controls.

1. Major amendments of the erosion and sediment control plan; and
2. Field modifications of a minor nature.

1. Approval. The City shall approve that portion of the work completed or shall notify the applicant where the work fails to comply with the approved erosion and sediment control plan.
2. Notification. The applicant shall notify the City at least two working days before the start of construction to obtain an inspection.
3. Inspection Schedule. The applicant or his/her agent shall make regular inspections of all control measures in accordance with the inspection schedule outline in the approved erosion and sediment control plan.
4. Inspection Recordation. All inspections shall be documented in written form and submitted to the City at the time interval specified in the approved permit. Plans for grading, stripping, excavating, and filling work bearing the stamp of City approval shall be maintained on-site during the progress of work.
5. Site Access. The City shall enter the property of the parcel proposed for development as deemed necessary to make regular inspections to ensure the validity of the reports filed.

1. Individual lots of record that are existing as single-family detached or attached dwellings, unless required by this Article.
2. Modifications to nonresidential, mixed use, or public/institutional buildings where the building expansion or redevelopment does not exceed the gross floor area of the existing building(s) by more than 10 percent or 3,000 square feet, whichever is less.
3. Sites that are proposed for redevelopment or substantial improvement, where due to the geometry of the site or existing improvements, installation of landscaping in compliance within this Division would be impractical or unreasonable, in which case the Code Official may approve a lesser landscaping requirement, provided that the reduction of landscaping standards is only the extent necessary to make the installation practicable. In no case shall this exception be interpreted to lessen these requirements for reasons other than those provided. The Code Official may forward such alternative plans to the Planning and Zoning Commission for their review and approval.

1. Generally. Diversity of the genus and species of trees and shrubs is required in order to prevent monocultures which could result in large-scale losses in the event of disease or blight.
2. Standards.
   1. Within each category of required landscaping (i.e., large trees, small trees, evergreens, and shrubs):
      1. Not more than 40 percent shall be of any one genus; and
      2. Not more than 20 percent shall be of any one species.

1. Generally. The requirements of this Section are applied to the total area of a parcel proposed for development.
2. Plant Selection and Grouping Requirements.
   1. Plants shall be selected based on their adaptability to the site. Native species shall be installed, or protected and preserved when possible.
   2. Not more than 50 percent of the trees and shrubs that are installed to meet the requirements of this Article shall be classified as high water use. Plants or trees growing produce for human consumption are not counted in this calculation.
   3. Low water use plants (including grasses) are required in all areas that are less than eight feet wide or otherwise difficult to irrigate and manage (unless such areas are characterized by hydric soils).
3. Mulch. Mulch or other water-saving treatments shall be used for all landscape planting areas in order to help maintain soil moisture and inhibit weeds.

1. All plant materials shall be of good quality, container grown or balled and burlapped in accordance with the most current edition of the American Standard for Nursery Stock.
2. Large trees shall be at least three inches caliper.
3. Small trees shall be at least two inches caliper.
4. Evergreen trees shall be six feet tall at the time of planting.
5. Shrubs shall be in five gallon containers at planting.

1. Landscape areas and plantings required by this Article shall be maintained and all plant materials that die within two years of planting shall be the responsibility and at the expense of the owner/operator to ensure replacement.
2. Irrigation systems shall be located outside of the public right-of-way and shall be maintained or replaced at the owner's expense.
3. The City may inspect each site after approval of a site plan, building permit, or issuance of the certificate of occupancy and periodically thereafter to ensure compliance with the Article.

1. Generally. Landscaping that is installed or protected according to this Article shall be guaranteed according to the standards of this Section. This warranty is in addition to the maintenance of the landscaping shown on an approved landscape plan, as required by Section 4.4.102, Plans Required.
2. Required Warranty.
   1. Term. The owner shall guarantee all plant material to be in healthy condition (free of dead or dying branch tips; bearing foliage of normal density, size, and color; and closely matching adjacent specimens of the same species) for a term of two years. The warranty term commences on the date of acceptance of installed plant materials. When work is accepted in parts, the warranty terms extend from each acceptance to the terminal date of the guarantee of the last acceptance.
   2. Guarantee. During the required warranty term, the owner shall replace, without cost to the City, all plants determined to be dead or in an unacceptable condition. Replacements shall be made within 30 days. Replacements shall meet the minimum specifications of the materials replaced.
   3. Extension of Warranty Term. Replacement plants shall be guaranteed for a new warranty term according to the standards of this Section. In the event that a replacement plant is not acceptable during or at the end of said new warranty term, the Code Official may require that a different genus, species, or type of plant material be installed.

1. Landscape Architect Required. Landscape plans for nonresidential, mixed-use, multi-family, and public/institutional development shall be prepared by a registered landscape architect who is licensed to practice in the State of Texas. Based on the volume of required planting, need for tree preservation and any other site-specific issues pertaining to landscaping, the Code Official is authorized to allow submittal of landscape plans prepared by other design professionals such as architects, engineers, or landscape professionals for projects that meet the following two criteria:  
   1. New development projects with site area not greater than 0.5 acres; and
   2. Redevelopment projects with site area not greater than one acre.
2. Contents of Schematic Plan. The plan shall include the elements that are set out in this Section. The Code Official may waive elements of the plan if they are found that they are unnecessary due to the type of development approval sought, or the conditions of the site being developed, or both. The Code Official is authorized to require additional information on the plan, as needed, to administer the requirements of these regulations. The schematic landscape, buffer, and irrigation plan shall include all of the following information:
   1. Plan Drawing. A plan view, drawn to scale, that shows:
      1. The location, species, and size of each plant, showing the anticipated canopy or spread of the plant five years after installation;
      2. The location, alignment, and width of any easements or rights-of-way, as well as the footprints of principal and accessory buildings and parking and other impervious areas;
      3. The general layout of irrigation systems;
      4. The location of existing landscaping for which credit is requested, including the diameter at breast height measurements of large trees; and
      5. The location of property lines and approximate locations of buildings and parking areas within 50 feet around the development site or tract.
   2. Tabular Information. Tabular information that shows, for each landscape area required by this Section:
      1. The pervious surface area available for planting;
      2. The number of large trees, evergreen trees, small trees, and shrubs, perennials, or ornamental grasses that are required in each area to meet the buffering and landscaping requirements of this Code; and
      3. The number, size, and species of existing and proposed large trees, evergreen trees, small trees, and shrubs, perennials, or ornamental grasses that are provided in each area (if any conversions from one classification of plant to another are applied, the conversions shall also be shown).
3. Approval and Timing of Approval.
   1. Plans meeting the standards of these regulations shall be approved. However, in reviewing the plans, adjustments in the location or types of plants may be required where the Code Official finds such alterations would better serve the purposes for which they are intended.
   2. Landscape plans containing open spaces and residential bufferyards shall be submitted for approval at the development plat or preliminary plat application stage, as applicable.
   3. Landscape plans containing development landscaping and nonresidential, mixed-use, public/institutional, or multi-family bufferyards shall be submitted for approval during the development plat or site plan review process (as applicable), which is prior to the building permit stage.

1. Required. This preservation program applies to new development, redevelopment, and substantial improvement of multiple-family, nonresidential, mixed-use, and public/institutional land uses, as well as new subdivisions within the corporate limits and extraterritorial jurisdiction of Richmond.
2. Exempt. The following are exempt from the provisions and requirements of this Division:
   1. Individual lots of record that are existing as single-family detached and attached dwellings in an improved subdivision;
   2. Multiple-family, nonresidential, mixed-use, and public/institutional land uses that are not undergoing redevelopment or substantial improvement;
   3. Non-protected trees, including:
      1. Trees that do not exceed 19 inches in diameter (or 60 inches in circumference) when measured at a point four and one-half feet above the tree's natural grade on an undeveloped tract of land; and
      2. Trees that are not listed in Appendix A, Plant Lists.
   4. Damaged Trees, including those:
      1. Damaged by thunderstorms, windstorms, floods, fires or other natural disasters, and determined to be dangerous by a peace officer, firefighter, or code enforcement officer in their official capacity. The Code Official shall be promptly notified of the nature of the emergency and action taken.
      2. Trees damaged by disease or rot, which are deemed to be a hazard by the Code Official.
   5. Emergency Situations. Trees that require removal by fire, police, or other emergency services personnel actively engaged in fighting a fire or other emergency services response.
   6. Nurseries / Greenhouses. Trees planted, grown and/or held for sale as part of a licensed nursery / greenhouse, retail or wholesale business. This exemption is limited to trees with main trunks under 10 inches in diameter.
   7. Public Utility Easements. Trees located within public utility easements; provided that the trees are interfering with the safe provisions of these utility services.

1. Any tree with a diameter at breast height (DBH) of 19 inches or a circumference of 60 inches or more.
2. Any tree that is shown on an approved landscape plan that is necessary to:
   1. Meet the buffering and landscaping requirements set out in this Article; or
   2. Meet a condition of approval of the development to which the landscape plan applies.
3. Any tree with a DBH of eight inches diameter or 25 inches circumference or more on a property which is:
   1. Designated as a historic landmark; or
   2. Within the Historic Overlay (HD) District.

1. No reasonable alternative site design at the same density and intensity could be approved that would, in descending order of priority, preserve:
   1. All of the trees in the stand;
   2. The largest of the trees in the stand; or
   3. A greater number of trees than the landscape plan shows as protected; and
2. Relocation of the largest of the protected trees to another location on-site or within the City is not practical or economically feasible.

1. In, and within 10 feet of, an approved building footprint or approved manufactured home space;
2. Within clear areas of sight distance triangles or sight distances (see Section 4.5.102, General Street Standards, Subsection D., Sight Distance Triangle Requirements) for public safety, or in adjacent areas if removal is necessary to maintain the clear areas;
3. Within eight feet of an approved outdoor recreation area that by its nature requires the removal of the trees (e.g., ballfields);
4. Within an approved stormwater retention/detention area, if the trees are not adapted to such conditions; and
5. Within six feet of a utility easement, if the trees would interfere with the use of the easement.

1. The tree is infected with an epidemic insect or disease where the recommended control is not applicable and removal is the recommended practice to prevent transmission.
2. The tree poses an extreme public nuisance because of its species, size, location, or condition. The nuisance could be caused by fruit or seed drop, harboring of insects, or excessive twig or limb breakage.
3. The tree poses a severe safety hazard that cannot be corrected by pruning, transplanting, or other treatments.
4. The tree severely interferes with the growth and development of a more desirable tree.
5. The aesthetic value of the tree is so low or negative that the site is visually enhanced by the tree's removal.
6. No reasonable alternative site design at the same density and intensity could be approved and relocation of the protected tree to another location on-site or within the City is not practical or feasible for the survival of the tree.

1. 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 (see Section 6.3.303, Tree Removal Permit).
2. If a protected tree that is shown on an approved landscape plan (see Section 4.4.203, Protected Trees) is removed for any reason set out in Section 4.4.205, Limitation on Tree Removal,Subsection C., it shall be replaced.
3. If a protected tree that is shown on an approved landscape plan (see Section 4.4.203, Protected Trees) is removed in violation of this UDC, the value of the tree removed (as determined by a certified arborist) will be assessed, and it shall be replaced according to the schedule in Table 4.4.206, Tree Replacement Standards, unless the certified arborist determines that there is insufficient room for healthy tree growth.
4. Trees that are not protected by Section 4.4.203, Protected Trees, may be removed, subject to the limitations of Section 4.4.205, Limitation on Tree Removal, upon issuance of a building permit.

1. There is no reasonable alternative site design at the same density and intensity that could be approved and relocation of the protected tree to another location on-site or within the City is not practical or feasible for the survival of the tree; and
2. The trees are replaced or mitigated according to the replacement standards in Table 4.4.206, Tree Replacement Standards.