(a) 
Purpose.
The purpose of these relief procedures is to allow an applicant to differ from a particular standard or requirement of this ordinance that would substantially limit the applicant’s ability to utilize the land in a manner requested.
(1) 
The rules and regulations of this subdivision ordinance are the standard requirements of the city. Suspension of any of these rules and regulations may be granted upon a good and sufficient showing by the applicant that there are special circumstances or conditions affecting the property in question, or that enforcement of the provisions of this division will deprive the applicant of a substantial property right and that such suspension, if granted, will not be materially detrimental to the public welfare or injurious to other property or property rights in the vicinity.
(2) 
Each and every application for variance shall be decided solely and entirely on its own merits and the disposition of any prior or pending application for variance shall not be allowed to enter into or affect any decision on the application in question.
(3) 
Pecuniary interests (i.e. financial issues) standing alone shall not be justification for the granting of a variance.
(b) 
Definitions of levels of relief.
The director of development services shall be responsible for classifying any relief procedure as “minor” or “major.” Minor modifications may be acted upon by the director of development services or the director of engineering. Variances, as required by state law, and as defined in section 10.03.102, definitions, of this ordinance, require consideration by the board of adjustment.
(c) 
Decision-makers and appeals.
(1) 
Minor modifications.
A minor modification is acted upon by the director of development services or the director of engineering. An appeal to a decision on a minor modification by the director of development services or the director of engineering (as applicable) shall be considered by the board of adjustment. The board of adjustment will be the final decision maker.
(2) 
Variances.
A variance is acted upon by the board of adjustment. An appeal to a variance decision by the board of adjustment shall be considered by a district or county court.
(d) 
Applicability.
(1) 
An applicant may request relief from a particular standard or requirement applicable to a conveyance plat, preliminary plat, construction plans, final plat, or a replat. The relief petition shall be specific in nature, and shall only involve relief consideration for one particular standard or requirement. An applicant may, if desired, submit more than one relief petition if there are several standards or requirements at issue.
(2) 
A petition for relief shall not be accepted in lieu of a vested rights petition (section 10.03.087, vested rights). If there is a question as to whether a vested rights petition is required instead of a petition for relief, such determination shall be made by the director of development services.
(e) 
Variance submission procedure.
(1) 
A request for relief shall be submitted in writing by the applicant with the submittal of a conveyance plat, preliminary plat, construction plans, final plat, or replat, as applicable. No relief may be considered or granted unless the applicant has made such written request and paid the applicable fee.
(2) 
The applicant’s request shall state the grounds for the relief request and all of the facts relied upon by the applicant. Failure to do so will result in denial of the associated plat application.
(f) 
Variance criteria.
(1) 
A variance to regulations within this ordinance may be approved only when, in the board of adjustment’s opinion, undue hardship will result from strict compliance to the regulations.
(2) 
The board of adjustment shall take into account the following factors:
(A) 
The nature of the proposed land use involved and existing uses of the land in the vicinity;
(B) 
The number of persons who will reside or work in the proposed development; and
(C) 
The effect such variance might have upon traffic conditions and upon the public health, safety, convenience and welfare in the vicinity.
(3) 
No variance shall be granted unless the board of adjustment finds:
(A) 
That there are special circumstances or conditions affecting the land involved or other constraints such that the strict application of the provisions of this ordinance would deprive the applicant of the reasonable use of the land; and
(B) 
That the variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, and that the granting of the variance will not be detrimental to the public health, safety or welfare or injurious to other property in the area; and
(C) 
That the granting of the variance will not have the effect of preventing the orderly subdivision of other lands in the area in accordance with the provisions of this ordinance.
(4) 
A variance may be granted only when in harmony with the general purpose and intent of this ordinance so that the public health, safety and welfare may be secured and substantial justice done. Financial hardship to the applicant shall not be deemed to constitute undue hardship.
(5) 
No variance shall be granted unless it represents the minimum degree of variation of requirements necessary to meet the needs of the applicant.
(6) 
The board of adjustment shall not authorize a variance that would constitute a violation of, or conflict with, any other valid ordinance, code, regulation, master plan, or comprehensive plan of the city.
(7) 
Any falsification of information by the applicant shall be cause for the variance request to be denied. If the variance request is approved based upon false information, whether intentional or not, discovery of such false information shall nullify prior approval of the variance, and shall be grounds for reconsideration of the variance request.
(g) 
Burden of proof.
The applicant bears the burden of proof to demonstrate that the requirement for which a variance is requested, if uniformly applied, imposes an undue hardship or disproportionate burden on the applicant. The applicant shall submit the burden of proof with the original submittal.
(h) 
Decision.
The decision-maker shall consider the variance petition and, based upon the criteria set forth in section 10.03.086(f), variance criteria, shall take one of the following actions:
(1) 
Deny the petition, and impose the standard or requirement as it is stated in this subdivision ordinance; or
(2) 
Grant the petition, and waive in whole or in part the standard or requirement as it is stated in this ordinance.
(i) 
Notification of decision on petition.
The applicant shall be notified of the decision on the variance by the director within fourteen (14) calendar days following the decision.
(j) 
Appeal process.
(1) 
Initiation of an appeal.
The applicant or city staff may appeal a variance decision. A written letter of appeal shall be submitted to the director of development services within fourteen (14) calendar days following the decision by the board of adjustment, as allowed by state law.
(2) 
Appeal to district or county court.
The written appeal petition shall be brought before the court of record for final decision.
(k) 
Minor modification procedure.
The director of development services shall determine what criteria apply for any relief petition that is considered “minor” in nature on a case-by-case basis. Appeals to his decision shall be heard by the board of adjustment.
(l) 
Effect of approval.
Following the granting of a minor modification or variance, the applicant may submit or continue the processing of a plat or construction plans, as applicable. The minor modification or variance granted shall remain in effect for the period the plat, concept plan, or construction plans are in effect, and shall expire upon expiration of any of those applications. Extension of those applications shall also result in extension of the minor modification or variance. The approval of a minor modification or variance relieves the applicant of the imposition of the particular standard or requirement for which a minor modification or variance was sought following the finding of just cause for such minor modification or variance to be allowed. A variance shall not be approved solely based on monetary interests. Minor modifications or variances are heard on a case-by-case basis and do not establish precedent.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Purpose.
The purpose of a vested rights petition is to determine whether an application should be processed under the terms of a previous ordinance, to provide a process for determination of possible vested status, and to determine when certain permits are subject to expiration.
(b) 
Applicability.
(1) 
A vested rights petition may be submitted for any application authorized under this ordinance.
(2) 
A vested rights petition cannot be submitted by an applicant along with submission of a request for a text amendment to this ordinance, a zoning map amendment, or any other request for a legislative decision by the city council.
(c) 
Submission.
A vested rights petition shall be submitted to and officially filed with the city’s responsible official (see section 10.03.023(g) [section 10.03.023(c)], application submittal process in accordance with state law. Submission of a vested rights petition shall be deemed as an automatic variance of the applicant’s right, and the city’s obligation, to process and act upon applications as required by state law and as provided in section 10.03.087(e), form of petition, of this ordinance. Submission of such petition shall stay further proceedings on the related application until a final decision is reached on the vested rights petition.
(d) 
Effect.
If a properly submitted vested rights petition is approved in whole or in part, the responsible official shall then process the original application and the decision-maker shall decide the application in accordance with the standards specified in the relief order based on prior ordinance requirements or development standards existing at the date vesting is established, or shall extend the validity of the original application that would otherwise be subject to expiration pursuant to this ordinance.
(e) 
Form of petition.
The vested rights petition shall allege in writing that the applicant has a vested right for some or all of the land subject to the application under state law that requires the city to review and decide the application under standards that were in effect prior to the effective date of the currently applicable standards. The petition shall include the following information and documents:
(1) 
A written vested rights petition form, with a notarized original signature of the property owner;
(2) 
A narrative description of the grounds for the petition, including a statement as to whether the petition asserts a vested right related to a specific standard or to an entire project;
(3) 
A copy of each approved or pending application that is the basis for the contention that the city may not apply current standards to the application;
(4) 
The official filing date of the application;
(5) 
The date the subdivision for which the application was submitted was commenced;
(6) 
Identification of all standards otherwise applicable to the application from which relief is sought;
(7) 
Identification of any current standards which applicant agrees can be applied to the application at issue;
(8) 
A narrative description of how the application of current standards affect proposed landscaping, open space or park dedication, shown on the application for which the petition is filed;
(9) 
A copy of any prior vested rights determination involving the same land; and
(10) 
Whenever the applicant alleges that an application subject to expiration should not be terminated, a description of the events constituting progress toward completion of the subdivision for which the application was approved. The applicant shall reimburse the city for all related legal costs for review of the vested rights petition. This reimbursement shall be paid in full prior to any decision on the petition.
(f) 
Timing for filing petition.
A vested rights petition shall be filed with an application for which a vested right is claimed, except that the petition may be filed before the date of expiration of any already approved application when filed pursuant to section 10.03.089, dormant projects. Where more than one (1) application is authorized to be filed simultaneously by this ordinance, the petition may be filed simultaneously for each application.
(g) 
Processing and decision.
(1) 
Responsible official.
The responsible official for a vested rights petition is the same as that for processing the application with which the petition is associated, except where a petition is submitted pursuant to section 10.03.026, expiration for projects approved prior to the adoption of subdivision ordinance. Where multiple applications are submitted, and there is more than one (1) responsible official, the decision of each responsible official shall be coordinated with that of any other responsible official on the vested rights petition. The city attorney shall also be notified of the vested rights petition following its filing and acceptance for processing. The applicant shall reimburse the city for all related legal costs for review of a vested rights petition. This reimbursement shall be paid in full prior to filing of the final plat.
(2) 
Action and/or decision by responsible official.
(A) 
If the responsible official is the decision-maker on the original related application, that official shall determine whether the relief requested in the vested rights petition should be granted in whole or in part, and shall formulate a written report summarizing the official’s reasoning and recommendation.
(B) 
The applicant shall be notified of the decision within fourteen (14) calendar days following the date the vested rights petition was filed at the city.
(C) 
The responsible official may defer making a decision on the vested rights petition and instead forward the petition to the commission for a decision, in accordance with the process outlined in section 10.03.087(g)(3), decision by planning and zoning commission.
(3) 
Decision by planning and zoning commission.
If the original application is to be decided by the commission, or if the responsible official defers making a decision on a vested rights petition, the responsible official for that type of application shall submit a report in the form of a recommendation on the vested rights petition to the planning and zoning commission. The commission shall render a decision on the vested rights petition within thirty (30) calendar days following the date the petition was filed with the city. The commission’s decision on a vested rights petition shall be upon a simple majority vote of the full commission’s voting members.
(4) 
Decision by city council.
Where the city council is the final decision-maker on the related application, or for any petition submitted pursuant to section 10.03.089, dormant projects, the responsible official for that type of application shall submit a report in the form of a recommendation on the vested rights petition to the city council. The council shall render a decision on the vested rights petition within thirty (30) calendar days following the date the petition was filed with the city. The city council’s decision on a vested rights petition shall be upon a simple majority vote of the full council’s voting members, and shall be final.
(5) 
Appeal of decision.
The applicant may appeal to city council the responsible official’s or commission’s decision on the vested rights petition by submitting written notice of appeal to the applicable responsible official within fourteen (14) calendar days following the date of such decision. The city council shall hear and decide the appeal within thirty (30) calendar days following receipt of the notice of appeal by the city. Approval of an appeal by the city council shall only be upon a favorable vote of at least four (4) of the council’s voting members, and shall be final (see section 10.03.087(k), appeal).
(6) 
Effect on related applications.
A final decision on the vested rights petition or appeal under this section must be achieved prior to further processing, and prior to any consideration of, or decision on, the related application. Upon such final resolution and decision on a vested rights petition, the responsible official shall commence processing, review and consideration for the related application as provided in this ordinance.
(h) 
Criteria for approval.
(1) 
Factors.
The decision-maker shall decide the vested rights petition based upon the following factors:
(A) 
The nature and extent of prior applications filed for the land subject to the petition;
(B) 
Whether any prior vested rights determinations have been made with respect to the property subject to the petition;
(C) 
Whether any prior approved applications for the property have expired or have been terminated in accordance with state law or local ordinances;
(D) 
Whether current standards adopted after commencement of the project affect proposed use of the land, landscaping or tree preservation, open space or park dedication, lot size, lot dimensions, lot coverage or building size based upon the proposed application;
(E) 
Whether any statutory exception applies to the standards in the current subdivision ordinance from which the applicant seeks relief;
(F) 
Whether any prior approved applications relied upon by the applicant have expired;
(G) 
For petitions filed pursuant to section 10.03.026 of this ordinance, expiration for projects approved prior to the adoption of subdivision ordinance, whether any of the events in section 10.03.026 have occurred;
(H) 
Any other applicable provisions of state law.
(2) 
Conditions.
If the claim of vested rights is based upon a pending application, subject to standards that have been superseded by current standards of this ordinance, the decision-maker may condition any relief granted on the vested rights petition on the approval of the pending application.
(i) 
Action and record of action.
(1) 
Action.
The decision-maker may take any of the following actions:
(A) 
Deny the relief requested in the petition, and direct that the application shall be reviewed and decided under currently applicable standards; or
(B) 
Grant the relief requested in the petition, and direct that the related application be reviewed and decided in accordance with the standards contained in identified prior regulations; or
(C) 
Grant the relief requested in part, and direct that certain identified current standards be applied to the related application, while standards contained in identified prior regulations also shall be applied; or
(D) 
For petitions filed pursuant to section 10.03.026, expiration for projects approved prior to the adoption of subdivision ordinance, specify the expiration date or the conditions of expiration for the related application(s).
(2) 
Record.
The responsible official’s report and the decision on the vested rights petition shall be recorded in writing in an order identifying the following:
(A) 
The nature of the relief granted, if any;
(B) 
The related applications upon which relief is premised under the petition;
(C) 
Current standards which shall apply to the related application for which relief is sought, if applicable;
(D) 
Prior standards which shall apply to the related application for which relief is sought, including any procedural standards, if applicable;
(E) 
The statutory exception or other grounds upon which relief is denied in whole or in part on the petition;
(F) 
To the extent feasible, subsequent related applications that are subject to the same relief granted on the petition; and
(G) 
For petitions filed pursuant to section 10.03.026, expiration for projects approved prior to the adoption of subdivision ordinance, the date of expiration of the related application.
(j) 
Associated applications following final decision.
(1) 
Following the city’s final decision on the vested rights petition, the applicant shall, if necessary, revise the related application such that it conforms to the city’s decision on the vested rights petition.
(2) 
The decision-maker on the related application shall review and consider the revised application in accordance with the procedures for deciding that type of application, as outlined in this ordinance, and in conformity with any relief granted.
(3) 
If the relief granted on the vested rights petition is consistent with the related application on file, no revisions shall be necessary, and the related application shall be deemed officially filed at the time of the final decision on the vested rights petition.
(k) 
Appeal.
(1) 
Initiation of an appeal.
The applicant may appeal the decision of the commission by submitting a written notice of appeal to the director of development services within fourteen (14) calendar days following the date of the commission’s decision.
(A) 
For a city council-initiated appeal, the council shall consider and act on whether it will appeal the commission’s decision at its first regular meeting (for which there is time to include such appeal on its posted agenda, as required by state law) that occurs after the commission meeting at which the decision was made.
(B) 
Written notice of the city council’s vote to appeal shall be submitted to the director of development services within seven (7) calendar days following the city council’s vote to appeal the decision.
(C) 
For an applicant-initiated appeal, a letter stating the reasons for the appeal, citing the specific applicable sections of the subdivision ordinance, shall be submitted by the applicant.
(D) 
The director of development services may, on his/her own initiative, appeal the decision of the commission by scheduling an appeal on the city council’s next regular meeting (for which there is time to include such appeal on its posted agenda as required by state law) that occurs after the commission meeting at which the decision was made.
(2) 
Council decision.
The city council shall consider the appeal at a public meeting no later than thirty (30) calendar days after the date on which the notice of appeal is submitted to the director of development services. The city council may affirm, modify or reverse the decision of the commission by simple majority vote. The decision of the city council is final.
(l) 
Expiration and extension.
(1) 
Expiration.
Relief granted on a vested rights petition shall expire on occurrence of one of the following events:
(A) 
The applicant fails to submit a revised application that is consistent with the relief granted, if any, within sixty (60) calendar days following the final decision on the vested rights petition;
(B) 
The application for which relief was granted on the vested rights petition is denied; or
(C) 
The application for which relief was granted on the vested rights petition expires.
(2) 
Extension.
Extension of the date of expiration for the application for which relief was granted on a vested rights petition shall result in extension of the relief granted on the vested rights petition for the same time period.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Notwithstanding anything in this ordinance to the contrary, if the city requires as a condition of approval for a property development project that the developer bear a portion of the costs of municipal infrastructure improvements by the making of dedications, the payment of fees, or the payment of construction costs pursuant to this ordinance, the developer’s portion may not exceed the amount required for infrastructure improvements that are roughly proportionate to the proposed development as approved by a professional engineer retained by the city. Municipal infrastructure improvements have the meaning set forth in the Texas Local Government Code section 212.904, as that term is interpreted by the Texas Attorney General and Texas courts.
(b) 
The dedication or construction of an infrastructure improvement imposed by the city as a condition of plat or site plan approval in accordance with the city’s adopted subdivision and development regulations shall be deemed to be the city’s determination, upon the advice of a professional engineer duly licensed in this state and retained by the city, that such requirements, together with any impact fees due for the development, are roughly proportionate to the impacts created by the development on the city’s municipal infrastructure.
(c) 
A developer who disputes the determination made under subsection (b) above, may appeal to the city council. Prior to filing the appeal, the developer shall notify the director of development services, in writing, of the pending dispute. The director shall send the developer their written response, reviewed and approved by the engineering division or other professional engineer on behalf of the city, to the proportionality issues raised by the developer and in so doing may revise the dedication or construction requirement(s) at issue. If the developer is not satisfied with the engineering division’s response, they may file an appeal to the city council with the city secretary. At the appeal, the developer may present evidence and testimony under procedures adopted by the city council.
(d) 
The city may not require a developer to waive the right of appeal authorized by this section as a condition of approval for a development project.
(e) 
For municipal infrastructure improvements for which the city has enacted impact fees, the measure of rough proportionality shall be the maximum impact fee per service unit then in effect for that category of infrastructure improvements, as may be amended from time to time, unless an alternative measure is approved by the director of engineering or his designee. To the extent that the impact fee charged against a new development, as may be amended from time to time, is less than the maximum impact fee per service unit, such difference is hereby declared to be founded on policies unrelated to measurement of the impacts of the new development on the city’s infrastructure systems. The maximum impact fee per service unit may be used in evaluating any claim by a property owner that the dedication of land for right-of-way or construction of an infrastructure improvement within an impact fee service area, which is imposed as a condition of development approval pursuant to the city’s subdivision or development regulations, together with the imposition of an impact fee, is disproportionate to the impacts created by the development on the city’s infrastructure system for that category of infrastructure improvements.
(f) 
After hearing any testimony and reviewing the evidence, the city council shall make its determination within thirty (30) days following the final submission of any testimony or evidence by the developer. The council shall decide whether requirements imposed by this ordinance is roughly proportional to the nature and extent of the development proposed. In reaching such determination, the council shall take into account the information in the evidence supplied by the applicant, the measure of proportionality in subsection (e) or any alternative measure proposed by the director of engineering or his designee, the total costs to the city for supplying infrastructure capacity to the proposed development and all developments associated with the original plat of which the proposed development is a part, and the extent to which requirements imposed by the city benefit the proposed development.
(g) 
If the city council finds that the requirement is not roughly proportional to the nature and extent of the development being proposed, it may take any of the following actions:
(1) 
Waive in whole or in part a dedication or construction requirement imposed by the city’s development regulations and/or reduce the amount of impact fees due; or
(2) 
Direct that the city participate in the costs of acquiring or constructing such a municipal infrastructure improvement pursuant to standard participation policies; or
(3) 
Require some combination of such measures.
(Ordinance 2020-95 adopted 10/13/20)
(a) 
Definitions.
For purposes of this chapter only:
(1) 
Initial permit.
Any of the following types of approvals granted under this subdivision ordinance, or any predecessor subdivision or development-related ordinance that was in effect prior to the adoption of this ordinance: preliminary plat, construction plans, construction release, variances to any requirement in this subdivision ordinance, or any other application that was approved subject to a schematic drawing illustrating the location, arrangement, orientation or design of development, lots or improvements on a site intended for development.
(2) 
Final permit.
A final plat approved under this subdivision ordinance, or any predecessor subdivision or development-related ordinance that was in effect prior to the adoption of this ordinance.
(b) 
Expiration of permits.
Any application for an initial permit that was approved or filed before, but that was not subject to an expiration date, two (2) years prior to the adoption date of this subdivision ordinance shall expire on the effective date of this subdivision ordinance.
(c) 
Reinstatement.
The property owner of the land subject to an initial permit that expires under section 10.03.089, dormant projects, may petition the commission to reinstate such permit by filing a written petition within sixty (60) calendar days following the effective date of this subdivision ordinance. The petition shall clearly state the grounds for reinstatement, and shall be accompanied by documentation of one of the following:
(1) 
As of two (2) years prior to the effective date of this subdivision ordinance, one of the following events had occurred:
(A) 
A final permit to continue toward completion of the project was submitted to the city for all or part of the land subject to the approved initial permit and was approved by the city, or was filed and was subsequently approved by the city;
(B) 
An application for a final permit to continue toward completion of the project was submitted to the city for all or part of the land subject to the expired initial permit, but such application was rejected on grounds of incompleteness consistent with state law.
(C) 
Costs for development of the land subject to the initial permit, including costs associated with roadway, utility and other infrastructure facilities designed to serve the land in whole or in part, but exclusive of land acquisition costs, were incurred in the aggregate amount of five percent (5%) of the most recent appraised market value of the land;
(D) 
Fiscal security was posted with the city to guarantee performance of obligations required under this subdivision ordinance, including the construction of required improvements associated with the proposed development, for all or a part of the land subject to the approved initial permit; or
(E) 
Utility connection fees or impact fees for all or part of the land subject to the approved initial permit were paid to the city.
(2) 
After two (2) years prior to the adoption date of this subdivision ordinance, but before the expiration date specified in section 10.03.089(b), expiration of permits, one of the following events had occurred:
(A) 
A final permit was approved for all or part of the land subject to the approved application, and remained in effect for such land on such expiration date; or
(B) 
A complete application for approval of a final permit for all or part of the land subject to the approved initial permit was pending for decision on such expiration date.
(d) 
Commission action on reinstatement.
The commission may take one of the following actions:
(1) 
Reinstate the expired initial permit without an expiration date, if it finds that the applicant has met any of the criteria listed in section 10.03.089(c), reinstatement;
(2) 
Reinstate the initial permit for all or part of the land subject thereto, if it finds that the applicant has met any of the criteria listed in section 10.03.089(c), reinstatement, subject to such expiration dates or other conditions that ensure that the remaining land that is not subject to an approved or pending final permit application will be developed in a timely fashion. In granting relief under this provision, the commission may require that development of such remaining land is subject to standards enacted after approval of the initial permit;
(3) 
Deny the reinstatement petition, if it finds that the applicant has failed to meet any of the criteria in section 10.03.089(c), reinstatement, or
(4) 
Reinstate the permit for only that part of the land subject to a pending final permit application, if it finds that the applicant has met the criteria in section 10.03.089(c), reinstatement and the pending application subsequently was approved, and deny the reinstatement petition for the remaining land subject to the expired initial permit.
(Ordinance 2020-95 adopted 10/13/20)