89R507 DRS-D

By: Isaac H.B. No. 2265

A BILL TO BE ENTITLED

AN ACT

relating to county land use regulatory authority in certain counties; providing a criminal penalty.

BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:

SECTION 1. Chapter 231, Local Government Code, is amended by adding Subchapter N to read as follows:

SUBCHAPTER N. ZONING IN COMAL COUNTY

Sec. 231.301. LEGISLATIVE FINDINGS; PURPOSE. (a) The legislature finds that:

(1) parts of Comal County including the area that surrounds Canyon Lake and the Guadalupe River are or will be frequented for recreational purposes by residents from every part of the state;

(2) orderly development and use of recreational areas of the county is of concern to the entire state; and

(3) without adequate development regulations, the county will be developed in ways that put an undue strain on natural resources and endanger and interfere with the proper use of recreational areas of the county as places of recreation to the detriment of public health, safety, peace, morals, and general welfare.

(b) The powers granted under this subchapter are for the purpose of:

(1) promoting public health, safety, peace, morals, and general welfare;

(2) encouraging recreation; and

(3) safeguarding and preventing the pollution of the state's rivers and lakes.

Sec. 231.302. REGULATING COUNTY; APPLICABILITY. In this subchapter, "regulating county" means Comal County, if the residents of the county approved the exercise of the regulatory authority granted under this subchapter in an election held under Section 231.304.

Sec. 231.303. ZONING REGULATIONS GENERALLY. (a) The commissioners court of a regulating county may regulate:

(1) the height, number of stories, and size of buildings and other structures;

(2) the percentage of a lot that may be occupied by buildings and structures;

(3) the size of yards, courts, and other open spaces;

(4) population density;

(5) the location and use of buildings, other structures, and land for business, industrial, residential, or other purposes;

(6) the placement of water and sewage facilities, parks, and other public requirements;

(7) the location, design, construction, extension, and size of streets and roads; and

(8) the control, storage, preservation, and distribution of storm and flood water.

(b) The regulatory authority granted under this subchapter applies only to the unincorporated areas of a county.

Sec. 231.304. ELECTION TO APPROVE REGULATORY AUTHORITY REQUIRED. (a) The regulatory authority granted under Section 231.303 is not effective unless it is approved by a majority of the county residents voting in an election held under this section. The commissioners court shall order the election to be held on a uniform election date authorized by Section 41.001, Election Code.

(b) For an election under this section, the ballot shall be prepared to permit voting for or against the proposition: "Approving the authority granted to the Commissioners Court of (insert name of county) to regulate land development in the unincorporated areas of the county (insert description of general authority)."

(c) The regulatory authority approved under this section includes the authority of the commissioners court to repeal, revise, or amend a regulation of land development adopted under this subchapter.

Sec. 231.305. COMPLIANCE WITH COMPREHENSIVE PLAN. Zoning regulations must be adopted in accordance with a comprehensive plan and must be designed to:

(1) lessen congestion in the streets and roads;

(2) secure safety from fire, panic, and other dangers;

(3) promote health and the general welfare;

(4) provide adequate light and air;

(5) prevent the overcrowding of land;

(6) avoid undue concentration of population;

(7) facilitate the adequate provision of transportation, water, sewers, parks, and other public requirements;

(8) control, store, preserve, and distribute storm and flood water; and

(9) assist in developing the regulated area into parks, playgrounds, and recreational areas.

Sec. 231.306. DISTRICTS. (a) The commissioners court of a regulating county may divide the unincorporated area of the county into districts of a number, shape, and size the commissioners court considers best for administering this subchapter. Within each district, the commissioners court may regulate the erection, construction, reconstruction, alteration, repair, or use of buildings, other structures, or land.

(b) The zoning regulations must be uniform for each class or kind of building in a district, but the regulations may vary from district to district. The regulations shall be adopted with reasonable consideration for, among other things, the character of each district and its peculiar suitability for particular uses, with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the area.

Sec. 231.307. PROCEDURES GOVERNING ADOPTION OF REGULATIONS AND DISTRICT BOUNDARIES. (a) The commissioners court of a regulating county shall establish procedures for adopting and enforcing zoning regulations and zoning district boundaries. A regulation or district boundary is not effective until it is adopted by the commissioners court after a public hearing on the matter at which parties in interest and citizens have an opportunity to be heard. Before the 15th day before the date of the hearing, the commissioners court must publish notice of the time and place of the hearing in a newspaper of general circulation in the county.

(b) If a proposed change to a regulation or district boundary is protested in accordance with this subsection, the proposed change must receive, in order to take effect, the affirmative vote of at least three-fourths of all members of the commissioners court. The protest must be written and signed by the owners of at least 20 percent of either:

(1) the area of the lots covered by the proposed change; or

(2) the lots immediately adjacent to the rear of the lots covered by the proposed change and extending 200 feet from those lots or from the street frontage of the opposite lots.

Sec. 231.308. ZONING COMMISSION. (a) To exercise the powers authorized by this subchapter, the commissioners court of a regulating county shall appoint a zoning commission. The commission shall recommend boundaries for the original zoning districts and appropriate zoning regulations for each district. The commission must consist of seven members, each of whom must be a resident of the county.

(b) The commission shall elect a presiding officer from among its members. The presiding officer serves in that capacity for a term set by the commission. The commission may at any time choose for a particular meeting or occasion an acting presiding officer as necessary from among its members. The commission may employ a secretary and acting secretary and other technical or clerical personnel.

(c) A member of the commission is not entitled to compensation but is entitled to expenses actually incurred while serving on the commission as provided by order of the commissioners court.

(d) The zoning commission shall make a preliminary report and hold public hearings on that report before submitting a final report to the commissioners court. The commissioners court may not hold a public hearing or take action until it receives the final report of the zoning commission.

(e) Before the 10th day before the hearing date, written notice of each public hearing before the zoning commission on a proposed change in a zoning classification shall be sent to:

(1) each owner of affected property or to the person who renders the property for county taxes; and

(2) each owner of property that is located within 200 feet of property affected by the change or to the person who renders the property for county taxes.

(f) The notice may be served by depositing it in the United States mail, postage paid and properly addressed to the address of the property owner on file with the county tax assessor-collector.

Sec. 231.309. BOARD OF ADJUSTMENT. (a) The commissioners court of a regulating county may provide for the appointment of a board of adjustment. In the zoning regulations adopted under this subchapter, the commissioners court may authorize the board of adjustment, in appropriate cases and subject to appropriate conditions and safeguards, to make special exceptions to the terms of the zoning regulations that are consistent with the general purpose and intent of the regulations and in accordance with any applicable rules contained in the regulations.

(b) A board of adjustment must consist of five members to be appointed for terms of two years. The appointing authority may remove a board member for cause on a written charge after a public hearing. The appointing authority shall fill a vacancy on the board for the unexpired term.

(c) The board of adjustment shall adopt rules in accordance with any order adopted under this subchapter. Meetings of the board are held at the call of the presiding officer and at other times as determined by the board. The presiding officer or acting presiding officer may administer oaths and compel the attendance of witnesses. All meetings of the board are open to the public.

(d) The board of adjustment shall keep minutes of its proceedings that indicate the vote of each member on each question or indicate that a member is absent or fails to vote. The board shall keep records of its examinations and other official actions. The minutes and records shall be filed immediately in the board's office and are public records.

Sec. 231.310. AUTHORITY OF BOARD OF ADJUSTMENT. (a) The board of adjustment may:

(1) hear and decide an appeal that alleges error in an order, requirement, decision, or determination made by an administrative official in the enforcement of this subchapter or a zoning regulation;

(2) hear and decide special exceptions to the terms of a zoning regulation when the regulation requires the board to do so; and

(3) authorize in specific cases a variance from the terms of a zoning regulation if the variance is not contrary to the public interest and, due to special conditions, a literal enforcement of the regulation would result in unnecessary hardship, and so that the spirit of the regulation is observed and substantial justice is done.

(b) In exercising its authority under Subsection (a)(1), the board of adjustment may reverse or affirm, wholly or partly, or modify the administrative official's order, requirement, decision, or determination from which an appeal is taken and make the correct order, requirement, decision, or determination, and for that purpose the board has the same authority as the administrative official.

(c) The concurring vote of four members of the board of adjustment is necessary to:

(1) reverse an order, requirement, decision, or determination of an administrative official;

(2) decide in favor of an applicant on a matter on which the board is required to pass under a zoning regulation; or

(3) authorize a variation in a zoning regulation.

Sec. 231.311. APPEAL TO BOARD OF ADJUSTMENT. (a) Any of the following persons may appeal to the board of adjustment a decision made by an administrative official:

(1) a person aggrieved by the decision; or

(2) an officer, department, board, or bureau of the county or of a municipality affected by the decision.

(b) The appellant must file with the board of adjustment and the official from whom the appeal is taken a notice of appeal specifying the grounds for the appeal. The appeal must be filed within a reasonable time as determined by board rule. On receiving the notice, the official from whom the appeal is taken shall immediately transmit to the board all the papers constituting the record of the action that is appealed.

(c) An appeal stays all proceedings in furtherance of the action that is appealed unless the official from whom the appeal is taken certifies in writing to the board of adjustment facts supporting the official's opinion that a stay would cause imminent peril to life or property. In that case, the proceedings may be stayed only by a restraining order granted by the board or a court of record on application, after notice to the official, if due cause is shown.

(d) The board of adjustment shall set the date of the appeal hearing not later than the 30th day after the date notice of appeal is filed and shall give public notice of the hearing and due notice to the parties in interest. A party may appear at the appeal hearing in person or by agent or attorney. The board shall decide the appeal within a reasonable time.

Sec. 231.312. JUDICIAL REVIEW OF BOARD OF ADJUSTMENT DECISION. (a) Any of the following persons may present to a court of record a verified petition stating that the decision of the board of adjustment is illegal wholly or partly and specifying the grounds of the illegality:

(1) a person aggrieved by a decision of the board;

(2) a taxpayer; or

(3) an officer, department, board, or bureau of the county or of the municipality.

(b) The petition must be presented within 10 days after the date the decision is filed in the board of adjustment's office.

(c) On the presentation of the petition, the court may grant a writ of certiorari directed to the board of adjustment to review the board's decision. The writ must indicate the time within which the board's return must be made and served on the petitioner's attorney, which must be after 10 days and may be extended by the court. Granting of the writ does not stay the proceedings on the decision under appeal, but on application and after notice to the board, the court may grant a restraining order if due cause is shown.

(d) The board of adjustment's return must be verified and must concisely state any pertinent and material facts that show the grounds of the decision under appeal. The board is not required to return the original documents on which the board acted but may return certified or sworn copies of the documents or parts of the documents as required by the writ.

(e) If at the hearing the court determines that testimony is necessary for the proper disposition of the matter, it may take evidence or appoint a referee to take evidence as directed. The referee shall report the evidence to the court with the referee's findings of fact and conclusions of law. The referee's report constitutes a part of the proceedings on which the court shall make its decision.

(f) The court may reverse or affirm, wholly or partly, or modify the decision that is appealed. The court may not assess costs against the board of adjustment unless the court determines that the board acted with gross negligence, in bad faith, or with malice in making its decision.

Sec. 231.313. SPECIAL EXCEPTION. (a) If the commissioners court of a regulating county does not provide for the appointment of a board of adjustment under Section 231.309, a person aggrieved by a zoning regulation or a zoning district boundary adopted under this subchapter may petition the commissioners court.

(b) The commissioners court shall adopt procedures governing applications, notice, hearings, and other matters relating to the grant of a special exception.

Sec. 231.314. ENFORCEMENT; PENALTY; REMEDIES. (a) The commissioners court of a regulating county may adopt orders to enforce this subchapter, any order adopted under this subchapter, or a zoning regulation.

(b) A person commits an offense if the person violates this subchapter, an order adopted under this subchapter, or a zoning regulation. An offense under this subsection is a misdemeanor, punishable by fine, as provided by the commissioners court. The commissioners court may also provide civil penalties for a violation.

(c) If a building or other structure is erected, constructed, reconstructed, altered, repaired, converted, or maintained or if a building, other structure, or land is used in violation of this subchapter, an order adopted under this subchapter, or a zoning regulation, the appropriate county authority, in addition to other remedies, may institute appropriate action to:

(1) prevent the unlawful erection, construction, reconstruction, alteration, repair, conversion, maintenance, or use;

(2) restrain, correct, or abate the violation;

(3) prevent the occupancy of the building, structure, or land; or

(4) prevent any illegal act, conduct, business, or use on or about the premises.

Sec. 231.315. CONFLICT WITH OTHER LAWS; EXCEPTIONS. (a) If a zoning regulation adopted under this subchapter requires a greater width or size of a yard, court, or other open space, requires a lower building height or fewer stories for a building, requires a greater percentage of lot to be left unoccupied, or otherwise imposes higher standards than those required under another statute or local order or regulation, the regulation adopted under this subchapter controls. If the other statute or local order or regulation imposes higher standards, that statute, order, or regulation controls.

(b) This subchapter does not authorize the commissioners court of a regulating county to require the removal or destruction of property that exists at the time the court implements this subchapter.

(c) This subchapter, an order adopted under this subchapter, or a zoning regulation does not apply to the location, construction, maintenance, or use of central office buildings used by a person engaging in providing telephone service to the public or equipment used in connection with those buildings or as part of the telephone system, as necessary to furnish telephone service to the public.

SECTION 2. This Act takes effect September 1, 2025.