Constraint map
$300flat
- 36″ × 24″ constraint map, PDF
- Acreage table: gross, constrained, and outside mapped constraints
- Floodplain, wetlands, pipelines, easements, and jurisdiction
- Data sources sheet
- Delivered within 48 hours
Residential land planning · Texas
Land planning for communities built to endure.
Riverbluff Land Studio guides developers and homebuilders from raw acreage to approved plan, with yield studies, land plans, and pad fit exhibits shaped by more than 26 years of Texas master-planned work.
Begin a conversation26+Years in Texas land planning
50,000+Acres planned
100,000+Residential lots
Services
From raw acreage to a plan that works.
Engage the studio for a single feasibility study or carry a tract from first look through a final land plan. Serving developers and homebuilders across Texas, from our home base in Greater Houston. Each deliverable answers the questions that decide a deal: how many lots, which products fit, and at what cost.
- i.
Due diligence & constraint mapping
Floodplain, wetlands, pipelines, easements, utilities, and jurisdiction brought together on one map, so the buildable area is clear before you close.
- ii.
Yield studies
Lot-count scenarios by product mix, with net density, open space, and detention accounted for.
- iii.
Concept & land plans
Street networks, lot layouts, and open-space frameworks designed around the site's drainage, topography, and frontage.
- iv.
Master-planned communities
Land-use budgets, phasing, and section planning for large communities that must hold together across a decade of build-out.
- v.
Pad fit exhibits
Home plans placed on every lot to confirm product fit against setbacks, easements, and lot geometry, before lots are finalized or released.
Philosophy
Every tract has a plan already written into it: in its creeks, its grades, its frontage. Our work is to read it well and draw only what the land and the market will support.
Approach
Four phases, each with a decision.
Every phase closes with a clear decision point for your team, so a plan only moves forward when the numbers line up.
01Phase one
Read the site
Boundary, constraints, and jurisdiction research, delivered as a constraint map with net developable acreage.
02Phase two
Test the yield
Two or three layout alternatives with lot counts and product mix, compared side by side.
03Phase three
Refine the plan
The preferred concept developed into a land plan with phasing, amenities, and open space.
04Phase four
Document the plan
Final land plan and pad fit exhibits, delivered as clean CAD files your engineer can build on.
Sample work
Constraint map, 507-acre tract.
A due diligence constraint map for a tract along Katy Hockley Road in unincorporated Harris County. Every constraint that limits development is mapped, measured, and sourced, so the buildable acreage is clear before a contract is signed.
What the map found
Nearly the entire tract sits in the FEMA floodway or 100-year floodplain, crossed by three crude and liquids pipelines. That is the kind of answer a buyer needs on day one.
| Constraint | Acres | % |
|---|---|---|
| Gross area | 507.33 | |
| FEMA floodway | 199.71 | 39% |
| 100-yr floodplain (outside floodway) | 283.24 | 56% |
| NWI wetlands | 46.84 | 9% |
| Pipeline easements | 12.23 | 2% |
| Drainage easements | 9.03 | 2% |
| Outside mapped constraints | 23.40 | 5% |
Floodplain & wetlands
FEMA floodway, 100- and 500-year zones, base flood elevations, and NWI wetland types.
Easements & pipelines
Pipeline, drainage, and power corridors with buffer widths applied and operators identified.
Jurisdiction & districts
County, city limits, MUD and drainage districts, school district, and nearby campuses.
Sourced data
A second sheet lists every public data source, layer, and date, so each number can be checked.
Constraint maps
Two options, delivered in 48 hours.
Send the site boundary, plus the appraisal district account numbers for the tracts if you have them, and receive a complete constraint map, like the sample above, within 48 hours. Flat pricing, no hourly billing.
Constraint map package
$500flat
- Everything in the PDF map
- KMZ file for Google Earth
- CAD file with every constraint layer, ready for your land plan or engineering
- Delivered within 48 hours
For land brokers
5-map listing bundle
Brokers list tracts constantly. Buy five PDF constraint maps at once and use them on any tracts within 12 months, each with the same 48-hour turnaround.
50% off
The 48-hour guarantee. If your constraint map isn't delivered within 48 hours of receiving your site boundary and payment, you pay half.
Constraint maps are planning-level exhibits compiled from public data. They are not a survey, wetland delineation, floodplain determination, or title review. See terms.
Common questions.
What do I need to send?
The site boundary in any common form: a KMZ or KML, a survey, a CAD boundary, or the parcel ID or address. Including the appraisal district account numbers for the tracts (HCAD, FBCAD, MCAD, and so on) helps speed up the process. Attach everything to the inquiry form below, or email it to info@riverblufflandstudio.com.
When does the 48 hours start?
When we have a usable site boundary and payment. If anything is unclear, we'll confirm within a few hours so the clock isn't wasted.
What does the map show?
FEMA floodway and floodplain with base flood elevations, NWI wetlands, pipeline and drainage easements with buffers, power corridors, thoroughfare plans, soils, jurisdiction, and utility and school districts, all measured against your boundary and summarized in an acreage table.
Where do you work?
Anywhere in Texas. The studio is based in Houston, and constraint maps are built from public data, so location doesn't affect turnaround.
What about land plans and other services?
Concept and land plans, master-planned community planning, and pad fit exhibits are quoted per project. Send the details through the form and you'll receive a scope and fee.
The studio
An independent studio, built on experience.
Riverbluff Land Studio is an independent land planning practice led by a Texas planner with more than 26 years in residential development. That work spans everything from early site studies to leading land plans for large master-planned communities.
That experience shapes how the studio works. Plans are drawn with the builder's product, the engineer's drainage, and the reviewer's checklist in mind from the first sketch, which means fewer redesigns and faster decisions.
Experience26+ years
StudioTexas
ServingAll of Texas · Based in Houston
Inquire
Have a tract in mind?
Share the location, the acreage, and what you need to learn. You'll receive a reply within two business days with next steps and a proposed scope.
- info@riverblufflandstudio.com
- Studio
- Texas