[{"_1":2,"_110":-5,"_111":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6324276,"mediaKeyId","2338863-2f1b81c9522046ba72f49881017314dc","parentId",2338863,"title","Friendswood P&Z reviews draft rules for temporary outdoor uses; commissioners back six short‑term permits per year","audioSeconds",2546,"startMs",962000,"endMs",3508000,"viewUrl","/Search/View?dp=1&key=2338863-2f1b81c9522046ba72f49881017314dc&start=962&end=3508","thumbnailUrl","https://assets.pipeline.soar.com/2338863-2f1b81c9522046ba72f49881017314dc/thumbnail_962000.jpg","articleUrl","/articles/6324276/Friendswood-City/Galveston-County/Texas/Friendswood-PZ-reviews-draft-rules-for-temporary-outdoor-uses-commissioners-back-six-shortterm-permits-per-year","mediaUrl","https://secure.pipeline.soar.com/6324276-f834eab0f7ed70e5a4408735448ec8b6/orig.mp4?Expires=1775939416&Signature=OA7CfkbOW2RINk3vAZIUaLW0D2xwVBLyizDlGmDM90xgUh1xHE9ECZanbez7Ilg8UffFm9TA9HB4LAe8N3vqY~xBlEkwVw1DUR-QHdT7CluRsjkfteIFyQ9JxT5wTVqaUQjx6hsbgxFmgzyhDjOSFolegQZKP-NdJV2ET2PzsFivnVOWlD7RjRqly-j0xGopXaHqwoK4MmFohs2BDZGM6u7rAsvbivqWFGwC5IGSRLeM83cE6oJhzZ7NI7SgL53B-3IE27yNq65OToBnyKPPuI75f2Cx6ePz1t61xszTUCJ2Uwc5yWZ5XlffF3RFjLFATheCey7ds3pDAu1gQMkWjw__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Friendswood TX","date","2025-02-19T09:30:57.54Z","article","The Friendswood City Planning & Zoning Commission on Feb. 13 reviewed a staff redraft of rules governing temporary outdoor uses — previously called outdoor sales permits and special events — and provided detailed guidance to staff for the next ordinance draft.

City planner Aubrey summarized the objectives: simplify and clarify the code, replace the current “outdoor sales” and “special events” categories with a single “temporary outdoor uses” section, and create two permit types: a 30‑day permit intended for seasonal sales (for example, pumpkin patches, Christmas tree lots and florist tents) and a short‑term 4‑day permit for festivals, art shows, grand openings and similar activities. “The idea is to change the wording and just do it's temporary outdoor uses, and you have a 30 day permit option or you have a 4 day permit option,” Aubrey said.

Major guidance from the commission and staff discussion:

- Frequency and duration: Commissioners agreed the 30‑day permits should remain limited and not be used for recurring long‑term operations; they removed a proposed required 30‑day separation window between permits. For the short 4‑day permits, commissioners recommended increasing the draft cap from four per calendar year to six per calendar year to allow more flexibility for retailers and property owners while limiting the potential for effectively permanent temporary uses.

- Food trucks and farmer’s markets: The commission supported allowing food trucks for 4‑day temporary uses and confirmed farmers markets may include food trucks. Food trucks, however, remain regulated by Galveston County Health District and must meet health‑district licensing. Aubrey noted that food trucks must be licensed and inspected by the county at events.

- Application timing and review: Staff proposed and the commission kept a submittal requirement of a complete application at least 30 days before the start date, with a minimum decision threshold of seven business days before an event to allow applicants time to address comments.

- Safety, traffic and public‑service requirements: Commissioners asked staff to keep a flexible approach to requiring peace officers, traffic control plans, and janitorial/cleanup plans. Parks staff uses a threshold of 75 attendees or alcohol service to require a peace officer; off‑duty officers are paid through the police department (officer hourly rate cited at $81). The commission recommended staff retain the ability to request officers, traffic control plans or other safety measures based on the event’s scale and impact (for example, off‑site parking, shuttles or projected attendance spikes).

- Insurance, fire and code compliance: Staff proposed that applicants provide proof of event liability insurance and comply with applicable building and fire codes; commissioners supported referencing Chapter 31 of the International Fire Code for tents, generators and other fire‑safety requirements rather than listing every technical item in the code.

- Signs and advertising: Staff proposed an exception to the city’s ban on “bandit” signs to allow temporary advertising for permitted temporary outdoor uses on the property where the activity will take place: one banner up to 32 square feet or up to six small stake signs (staff revised a draft from 4 sq. ft. to 2 sq. ft. for the small signs based on typical 12x18 inch sizes). Commissioners asked staff to allow a limited number of directional signs on adjacent properties when the event applicant provides written authorization from the off‑site property owner; staff will draft clear limits to avoid proliferation.

- Nonprofit/charitable events: The commission asked staff to require permits for charitable and nonprofit events but to waive permit fees for qualifying charitable uses.

Aubrey and commissioners said they will refine language, consolidate application checklists on the city’s permit portal, and prepare the ordinance for a future public hearing and recommendation to city council. No final ordinance was adopted at the meeting; the discussion produced direction for staff drafting, including the tentative decision to support six short‑term permits per year for a given property.","mediaType","Video","parentTitle","Friendswood Planning and Zoning Commission Meeting - February 13, 2025","oneSentenceSummary","The Friendswood City Planning & Zoning Commission on Feb. 13 reviewed a staff rewrite of rules for temporary outdoor uses and gave staff direction to prepare an ordinance that creates two permit types (30‑day seasonal sales and 4‑day short events), allows food trucks at short events, and sets a preliminary cap of six short events per year per property.","taxTitle","Friendswood City, Galveston County, Texas","taxId",55593,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6324281,"Friendswood P&Z approves EZ Mart site plan amendment to add fuel canopy, pumps and tanks",588,330000,918000,"/Search/View?dp=1&key=2338863-2f1b81c9522046ba72f49881017314dc&start=330&end=918","https://assets.pipeline.soar.com/2338863-2f1b81c9522046ba72f49881017314dc/thumbnail_330000.jpg","/articles/6324281/Friendswood-City/Galveston-County/Texas/Friendswood-PZ-approves-EZ-Mart-site-plan-amendment-to-add-fuel-canopy-pumps-and-tanks","https://secure.pipeline.soar.com/6324281-fca2a17003ac7f04cd59e86e477d6d68/orig.mp4?Expires=1775939416&Signature=amV~0kaJhSmyOOB0StIFMv8n8iLB6FkZOdDdTNxiSk70CCp~7Okj~aUuu4NSQw8ALMUyTgnHfDzscb~-aCvMkcJu9EJmGTNc9PVp-YEtQk2628dVUaxMxmQT8k2tAx6-EtSkZyhPZhlgVQ5R68QUyiFR32R-ff4nc0cJLB36KbBO9JKF9KKX6Sjs99KnQ7CUXblgtuTmPhBhb~r8b4n0GKWQDJxXgaCwlfgsb7WLHo1rY~fM07KsUQFsFl0cwo9mPXcbTBrvCTqswhjkObO0hAXczxkwbM-Q9Ir8zX4o1yRolngurC~tepRKOFnUqSrbQ85ItqXqgsnJEQ-wxTgBgQ__&Key-Pair-Id=KUT5TJCACFTXG","The Friendswood City Planning & Zoning Commission on Feb. 13 approved a site plan amendment for the EZ Mart convenience store at 4326 Friendswood Link Road to allow construction of a fuel canopy, six fuel pumps and fuel storage tanks.

City planning staff Aubrey summarized the application, saying the owner had obtained departmental approvals but faced challenges because the property is an existing site with utility easements that limit landscape buffer placement. “They are upgrading the fence to an 8 foot fence,” Aubrey said, and staff worked with the applicant to place required screening where utilities allow and to maximize planting where possible.

Commissioners pressed staff on several technical points: the existing pole sign on the property is nonconforming and will require a permit if altered or moved; wood fences along adjacent single‑family property are currently six feet and will be raised to eight feet but must meet the city’s windstorm engineering requirements for eight‑foot fences; and the applicant conducted a hydraulic/hydrologic (H&H) study because some proposed work is in the floodway.

Aubrey told the commission that the applicant must provide an engineer’s letter certifying the development will not adversely affect upstream or downstream drainage; staff also noted drainage will be managed via swales tied to a detention pond due to the site’s slope. Commissioners discussed tree species and placement; staff said the applicant selected species from the city’s qualified tree list and had adjusted plant choices to avoid conflicts with utilities and pavement.

Commissioners moved and seconded approval; Commissioner Ryas made the motion and Commissioner Bowne seconded. The commission voted by voice and the chair declared the motion passed. The applicant was not in attendance; staff said building permits, a required “rainstorm” or drainage certification, and the building‑permit review will address fence engineering, sign permits, and other construction details prior to on‑site work.

No traffic or public‑comment concerns were raised at the meeting. The commission’s action grants site‑plan approval; subsequent building permits, fire‑safety reviews and health‑district requirements for food service (where applicable) remain separate processes handled through the city and county agencies.","The Planning & Zoning Commission approved a site‑plan amendment for the EZ Mart at 4326 Friendswood Link Road to add a fuel canopy with six pumps and fuel tanks, subject to standard permit and building‑code reviews; the applicant was not present.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":79,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6324286,"Friendswood P&Z approves Wild Pines final plat with 60-foot cul‑de‑sac right‑of‑way condition",131,199000,"/Search/View?dp=1&key=2338863-2f1b81c9522046ba72f49881017314dc&start=199&end=330","https://assets.pipeline.soar.com/2338863-2f1b81c9522046ba72f49881017314dc/thumbnail_199000.jpg","/articles/6324286/Friendswood-City/Galveston-County/Texas/Friendswood-PZ-approves-Wild-Pines-final-plat-with-60-foot-culdesac-rightofway-condition","https://secure.pipeline.soar.com/6324286-b7cca2072e6a74a407c8b409e00527c5/orig.mp4?Expires=1775939416&Signature=ELLUiPzXUNK2pfxKygwuyzQnKEcxQ5J0IPRe4qY~6nRTE62sXgj~0K2n1nolaK45nzDK2WV2aKFs8Sl4qn78fSFNqW76CzKeKBDRQ~g3sPwRoQh8RlfFXBdix2pzim5vuv4IYFelgDkonQruwrNCG4teXKtQt79qsoq898ZbAQzsHhKNWTRHQDtsgmw564akUg17wJeJnRE~V1h7fWMbasBpek1ez1tcJy-DW8FGnO~~d6~KJN0WdOMB4I7IPadfwUPXCN0FL51I6rrNx6apHE1B6H2lT~PiAAj-tbhH3WGBemrwnTiI1qkyjeCDB3vH35-haUHIoyt3nE3ZnxbzvA__&Key-Pair-Id=KUT5TJCACFTXG","The Friendswood City Planning & Zoning Commission on Feb. 13 approved the Wild Pines final plat, an 11‑acre subdivision proposed to split an existing residential property into two lots, contingent on the applicant revising the cul‑de‑sac right‑of‑way shown on the plat.

City planner Aubrey told the commission the applicant’s infrastructure plans showed the correct paving dimensions but that the plat itself incorrectly showed a 50‑foot right‑of‑way for the cul‑de‑sac instead of the required 60 feet. “They have the correct amount of paving on their plans. They just need to adjust the radius of the cul de sac by 2 feet,” Aubrey said during the staff summary.

That correction was added as a condition in the motion to approve. Commissioners discussed approving the plat subject to staff comments and follow‑up submittals; several commissioners said staff will verify the adjustment and related infrastructure details before final signatures. The commission formally moved the item from the consent agenda, heard the staff summary, and then approved the plat with the stated condition.

The approval does not itself record a roll‑call vote with individual tallies in the meeting transcript; commissioners voted by voice and the chair declared the motion passed. The applicant was not present at the meeting.

The commission’s action implements city technical standards for subdivisions by requiring the plat to reflect the city’s required right‑of‑way for cul‑de‑sac geometry before final plat acceptance and recordation.

No other permits, fees, or bond amounts were discussed during the commission’s consideration; staff indicated the plat will return for signature once the required revisions are shown on the final plat drawings.

The commission moved on to other business after recording the approval.","The Planning & Zoning Commission approved the Wild Pines final plat, an 11‑acre subdivision into two lots, subject to correcting the cul‑de‑sac right‑of‑way on the plat from 50 to 60 feet to match city standards.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6324271,"P&Z considers changes to landscaping and screening rules to give commission more discretion",192,3518000,3710000,"/Search/View?dp=1&key=2338863-2f1b81c9522046ba72f49881017314dc&start=3518&end=3710","https://assets.pipeline.soar.com/2338863-2f1b81c9522046ba72f49881017314dc/thumbnail_3518000.jpg","/articles/6324271/Friendswood-City/Galveston-County/Texas/PZ-considers-changes-to-landscaping-and-screening-rules-to-give-commission-more-discretion","https://secure.pipeline.soar.com/6324271-6fed6c6d65a6c8bde52725bbf2de6c5d/orig.mp4?Expires=1775939416&Signature=VzfyTHrU4wFCT8g4oQ8uSCyAqYzlfRUBuaOr2h1HWQceUELNSy51q~PCvv5qlNSc8yRZLO1AKfLOtUqTMYTdQXFKPtl223aKqS-ZpLO5Tg-qsk5jP2e9hpKItnyP5CRPYTrhu2yWxQj9M1D5qsHV7yTBIfMbjaAd6~A7iY~NAS9azcAmWK1b4H-x34sJk8NDWSxTiGHiGGOYDNt9SfaGEOpyzdDjiIqrv6SvsMDnvkac-L~AEgP~VTggqwVxMP2hIINXPuhpw~Or6xOgH18KeQ58bTvsUHC4zy4Usisx3ordGeNfuKskp2~Rigf7WUQHvrGd5XFK0mfGYuDAOvRRvA__&Key-Pair-Id=KUT5TJCACFTXG","The Friendswood City Planning & Zoning Commission on Feb. 13 reviewed proposed amendments to Appendix C, Section 8 of the Friendswood City Code that reorganize landscaping and screening language and emphasize commission discretion when determining required screening.

Aubrey, planning staff, said the proposal largely reorganizes existing language so the commission’s discretion applies to the full section rather than appearing to apply only to a subparagraph. The draft places the sentence that gives the commission latitude — that screening requirements should reflect the intensity of the commercial use, the zoning classification and adjacent land uses — in a standalone location to make its scope clear.

Commissioners supported the change, saying it would allow applicants to present site‑specific justifications and permit the commission to evaluate screening on a case‑by‑case basis rather than applying a single, inflexible standard. The commission did not take final legislative action; the item was a discussion and drafting step intended to produce a clearer ordinance text for future consideration.

If adopted, the amendment would not remove screening requirements but would provide the commission more explicit authority to tailor screening requirements to surrounding contexts, such as when a commercial parcel directly abuts single‑family residential parcels.

Staff noted the change responds to recent council discussion about appeals and provides clearer direction to applicants and staff about how screening decisions are reached.","Commissioners reviewed proposed amendments to landscaping and screening language in the zoning code to explicitly allow the Planning & Zoning Commission to consider adjacent land uses and the intensity of commercial activity when setting screening requirements.","actionData","errors"]

Article not found

Friendswood P&Z reviews draft rules for temporary outdoor uses; commissioners back six short‑term permits per year

Friendswood P&Z approves EZ Mart site plan amendment to add fuel canopy, pumps and tanks

Friendswood P&Z approves Wild Pines final plat with 60-foot cul‑de‑sac right‑of‑way condition

P&Z considers changes to landscaping and screening rules to give commission more discretion