(A) 
Enabling Legislation.
The regulations within this Garland Development Code (GDC) are authorized under the authority of the Constitution and other laws of the State of Texas, including Chapters 211 and 212 of the Texas Local Government Code, and the City’s home-rule authority as provided in the Garland City Charter (the Charter). The provisions of this GDC expressly extend to, and are enforceable upon, all areas inside the City’s limits, as those limits may exist from time to time and as those limits may be adjusted through annexation or disannexation. Some portions of this GDC, such as Chapter 3 (Subdivision Regulations) also extend throughout, and are enforceable upon, the City’s extraterritorial jurisdiction (ETJ), as those areas may also exist from time to time and as those areas may also be adjusted through annexation or disannexation or otherwise.
(B) 
Authority.
Authority under this GDC is vested in and delegated to the officials and decision-makers designated in various chapters of this GDC, the City Code, the Charter, and the constitution and laws of the State of Texas. This authority shall be deemed supplemental to any other authority lawfully conferred upon the City’s officials and decision-makers. The omission of a citation in this GDC to any authority conferred upon the officials and decision-makers under the Charter, the Constitution or laws of the State of Texas, or the City Code, or the failure to identify in this article authority conferred by other provisions of this GDC, shall not be construed as limiting the actions of such officials and decision-makers taken in accordance with and in reliance upon such authority.
(C) 
Responsible Official.
The responsible official is generally the City staff person assigned authority and responsibility under this GDC or the City Code for taking the following actions with regard to an application:
(1) 
Accepting the application for filing and processing;
(2) 
Reviewing and making recommendations concerning the application;
(3) 
Seeking advice of other City departments and coordinating any recommendations from such departments concerning the application;
(4) 
Deciding the application, where so authorized;
(5) 
Preparing reports to and advising any board, commission or the City Council that has responsibility for making recommendations on or deciding the application;
(6) 
Delegating the official’s authority to other appropriate City officials, who shall thereupon be deemed the responsible official for purposes of carrying out the delegated duties;
(7) 
Initiating enforcement actions concerning compliance with the standards applicable to the application and the conditions imposed thereon; and
(8) 
Taking all other actions necessary for administration of the provisions of this GDC with respect to the application.
(Ordinance 6773 adopted 5/19/15)
(A) 
Implied Authority.
The officials and decision-makers shall have all implied authority necessary to carry out the duties and responsibilities expressly delegated by this GDC to the extent that the implied authority is not in conflict with the expressly delegated authority, and to the extent that the implied authority is not in conflict with controlling law.
(B) 
Specific Authority - City Manager.
The City Manager, or his designee, is hereby authorized and directed to enforce all of the provisions of this GDC related to the construction, inspection, safety and compliance of buildings (see Article 1 in Chapter 4 of this GDC) and signage (see Article 5 in Chapter 4 of this GDC).
(Ordinance 6773 adopted 5/19/15)
(A) 
City Policy.
It is the policy of the City that the standards and procedures applicable to development of property within the City’s limits and within the City’s ETJ are as stated in this GDC, notwithstanding any representation by any City official summarizing, paraphrasing or otherwise interpreting such standards to the contrary, whether generally or as applied to development of specific property.
(B) 
Representations.
No City official, whether an employee of the City, a contracted consultant or other representative of the City, a member of an appointed board or commission, or a member of the City Council, shall have the authority to make binding representations as to the following:
(1) 
Future Action on Application or Legislative Action.
To a property owner concerning the likelihood of an outcome of that official’s decision or the decision of an appointed board, commission or the City Council, on any application or legislative action that has yet to be filed or is pending before the City for decision.
(2) 
Future Amendments.
To any person concerning the likelihood that a change in any legislative classification or a change in the text of this GDC as applied to a specific tract of land will be granted or made, or that an existing legislative classification or text provision will remain in effect, or that any petition for relief will be granted.
No person is entitled to rely upon any representation made by an official in breach of this Subsection, and each and every such representation shall be deemed in violation of the policy of the City, and is not binding on the City in any respect. No subsequent decision of the City shall be deemed a ratification of any representation made in contravention of this Subsection. The provisions of Article XVII, Section 13 of the Charter expressly apply to and are incorporated into this GDC by reference.
(C) 
Effect of this GDC on Liability Claims.
The City’s approval of an application under the standards and procedures of this GDC does not guarantee or assure that development of the property in accordance with the standards will prevent, minimize or mitigate harm to adjoining property. A person who undertakes development activities shall not rely on the City’s approval of an application as ensuring that the development activities will not result in harm to adjoining property. The regulations contained in this GDC constitute an exercise of the City’s governmental authority, and approval of an application shall not give rise to any liability on the part of the City or its officers, agents and employees, nor will an approval release the applicant from any liability for harm arising out of development of the property under applicable law.
(D) 
No Waivers.
Except as expressly provided for in this GDC, no official, board or commission of the City, or the City Council, shall have authority to waive any requirement or standard of this GDC. Any attempted waiver of a requirement or standard in contravention of this Subsection is void and of no effect and, upon discovery, shall be grounds for revocation of a permit or approved development application, in accordance with Section 5.25, should such revocation be necessary to protect public health, safety or welfare.
(Ordinance 6773 adopted 5/19/15)
(A) 
Internal Inconsistency.
Whenever one or more provisions of this GDC are in apparent conflict, the provisions shall be construed, if possible, so that effect is given to each. If the conflict is between a general provision and a specific provision, and the conflict is irreconcilable, the specific provision shall prevail as an exception to the general provision, unless the general provision is the later enactment and the manifest intent is that the general provision should prevail. The Planning Director shall be responsible for resolving any internal conflicts or inconsistencies by reasonably applying the aforementioned rules of construction. Appeals to such interpretations may be made to the Plan Commission (and further appealed to City Council, if necessary), except for interpretations pertaining to zoning regulations set forth in Chapter 2 of this GDC which shall be made to the Board of Adjustment (see Chapter 2, Article 2, Division 4).
(B) 
Incomplete Provisions.
Whenever a specific standard or procedure of this GDC is incomplete when applied in isolation to an application or development activity, such standard shall be supplemented by any general or specific provision of this GDC, the City’s Development Application Packet (such as development guides, checklists, and applications), the Code, or controlling law in order to give effect to the incomplete provision.
(C) 
Conflict with State Law.
To the extent any provision of this GDC conflicts with Texas law, the provision shall be construed so as to be in compliance with state law, where possible. If it is not possible to construe a given provision in a manner that is compliant with state law, the provision shall not be enforced.
(Ordinance 6773 adopted 5/19/15; Ordinance 7079, sec. 7, adopted 8/20/19)
(A) 
The regulations contained within this GDC are intended to implement official City goals and objectives with respect to the development and redevelopment of the City’s physical environment, and are the City’s minimum requirements for the development, redevelopment, and platting of land within the City and its ETJ.
(B) 
The development, redevelopment, and subdivision of land, as they affect a community’s quality of life, are activities where regulation is a valid function of municipal government. Through the application of these regulations, the interests of public and private parties are protected by the granting of certain rights and privileges, and by establishing a fair and rational procedure for developing, redeveloping and subdividing land within the City and its ETJ.
(C) 
These provisions are intended to implement the following objectives:
(1) 
Promote the development, redevelopment and utilization of land in a manner that assures an attractive and high-quality community environment in accordance with the adopted Comprehensive Plan and other stated City policies and objectives;
(2) 
Guide, assist and expedite property owners and applicants in the correct procedures to be followed in the development, redevelopment and subdivision of land, and to inform them of the City’s minimum standards for same;
(3) 
Protect the public interest by imposing minimum standards for the location, design and type of public infrastructure (such as streets, sidewalks, alleys, utilities, storm drainage, and other essential public services) needed to serve new developments, redeveloping land, and for surrounding areas;
(4) 
Ensure the most efficient and beneficial provision of public facilities and services for each land tract being developed, redeveloped or subdivided;
(5) 
Provide for the safe and efficient circulation of traffic;
(6) 
Provide for safe and efficient pedestrian circulation that is appropriate for the various uses of land and buildings;
(7) 
Prevent pollution;
(8) 
Preserve the natural beauty and topography of the City and ensure development, redevelopment, and land subdivision that is appropriate with regard to these natural features;
(9) 
Establish adequate and accurate records of land subdivision;
(10) 
Provide for adequate light, air, and privacy;
(11) 
Secure safety from fire, flood, and other dangers;
(12) 
Prevent overcrowding of land and undue congestion of population; and
(13) 
Ensure development that promotes public welfare, protects property values, and enhances the quality of life for residents of the City of Garland.
(Ordinance 6773 adopted 5/19/15; Ordinance 7107, sec. 1, adopted 12/3/19)
All administratively complete applications for zoning, development, redevelopment or subdivision approval that are pending on the effective date of this GDC, and that have not lapsed, shall be reviewed under the applicable regulations in effect immediately preceding the effective date of this GDC (see Chapter 5, Article 1, Division 5).
(Ordinance 6773 adopted 5/19/15)
(A) 
Interpretation.
In their interpretation and application, the provisions of the regulations contained in this GDC shall be held to be the minimum requirements for the promotion of the public health, safety and general welfare. These regulations shall be construed broadly to promote the purposes for which they are adopted.
(B) 
Conflict With Other Laws.
These regulations are not intended to interfere with, abrogate or annul any other ordinance, rule or regulation, statute or other provision of controlling law except as provided in this GDC. To the extent that this GDC promulgates standards or imposes restrictions or duties which differ from those imposed by other City ordinances, rules or regulations, the regulations contained within this GDC shall supersede such other provisions to the extent of any conflict or inconsistency.
(C) 
Severability.
If any part or provision of this GDC, or the application of this GDC to any person or circumstance, is adjudged invalid by any court of competent jurisdiction, the judgment shall be confined in its operation to the part, provision or application directly involved in the controversy in which the judgment shall be rendered, and it shall not affect or impair the validity of the remainder of these regulations or the application of them to other persons or circumstances. The City Council hereby declares that it would have enacted the remainder of these regulations even without any such part, provision, or application which is judged to be invalid.
(Ordinance 6773 adopted 5/19/15)
This GDC shall not be construed as terminating, dismissing, or abating any action now pending under, or by virtue of, prior existing regulations, or as discontinuing, abating, modifying or altering any penalty accruing or about to accrue, or as affecting the liability of any person, firm or corporation, or as waiving any right of the City under any section or provision existing at the time of the effective date of this GDC, or as vacating or annulling any rights obtained by any person, firm or corporation, by lawful action of the City except as shall be expressly provided in this GDC.
(Ordinance 6773 adopted 5/19/15)
No person who owes delinquent taxes, delinquent paving or other infrastructure fees or assessments, delinquent fees, or any other delinquent debts or obligations to the City, and which are directly attributable to a piece of property, shall be allowed to receive approval for any development application (such as plats, replats, and Site Engineering Drawings) until the taxes, assessments, debts or obligations directly attributable to the property and owed by the property owner or a previous owner thereof shall have been first fully discharged by payment, or until an arrangement satisfactory to the City Manager has been made for the timely full payment of such debts or obligations. It shall be the applicant’s responsibility to provide evidence or proof that all taxes, assessments, debts or obligations to the City have been paid in full at the time of submission for any application for approval under this GDC. A tax certificate(s) shall be provided by the applicant as required by Section 12.002 of the Texas Property Code.
(Ordinance 6773 adopted 5/19/15)
It is a violation of this GDC for any person to knowingly or willfully misrepresent or, with intent to deceive, knowingly or willingly fail to include, any information required by this GDC in any zoning, platting or development application or during any public hearing or meeting of the Plan Commission, City Council, Board of Adjustment, or other City decision-making body. Such a violation shall constitute grounds for denial of the application or revocation of a previously granted approval.
(Ordinance 6773 adopted 5/19/15)
(A) 
General.
The Development Review Committee (the DRC) shall be organized to provide information, advice, and guidance to prospective applicants, to coordinate interdepartmental examination of development applications, and to generally ensure that development applications comply with this GDC and other controlling laws.
(B) 
Organization and Structure.
The DRC shall generally consist of the following members or their duly authorized representatives, and shall include the responsible official for the application(s) being examined. DRC members shall attend meetings on an as-needed basis, and certain members may or may not be present at any particular meeting if their presence is not needed. Any of the following may appoint a designee to attend as a representative of that official:
(1) 
The Planning Director, or designee, who shall serve as the Chair of the DRC;
(2) 
Additionally authorized Planning Department representative(s) appointed by the Planning Director;
(3) 
The Director of Engineering;
(4) 
The Director of Transportation;
(5) 
The Director of Parks & Recreation;
(6) 
The Director of Sanitation Department;
(7) 
The Building Official;
(8) 
The City Surveyor;
(9) 
The Fire Chief;
(10) 
Representative(s) from Garland Power & Light (GP&L); and
(11) 
Representative(s) of any other City department or other public entity determined necessary or helpful by the Planning Director (such as the Health Department, Dallas or other applicable County, public safety entities, and school districts).
(Ordinance 6773 adopted 5/19/15; Ordinance 7280 adopted 1/4/22)
(A) 
Types of Applications Reviewed.
The DRC shall review the following types of applications:
(1) 
An application for a Concept Plan for a Planned Development District, along with any related application requirements.
(2) 
An application for a Specific Use Provision (SUP), along with any related application requirements, including a Site Plan and Site Engineering Drawings;
(3) 
An application for a Site Permit;
(4) 
An application for a Building Permit;
(5) 
An application for any type of plat, including a Preliminary and a Final Plat; and
(6) 
Any other application appropriate for DRC review as determined by the Planning Director.
(B) 
Procedures for Filing an Application.
(1) 
The applicant shall file with the Planning Director an appropriate number of copies of any application to be reviewed by the DRC.
(2) 
The applicant shall be notified of the meeting time and place at which his application shall be reviewed.
(3) 
To be reviewed by the DRC, the application must be deemed to be officially filed and complete, in accordance with Section 1.16 of this Chapter 1.
(C) 
Meetings.
All meetings of the DRC shall be open to any applicant who submitted an application for that DRC meeting. The DRC shall meet on an as-needed basis, to be determined by the number and nature of applications submitted.
(D) 
Written Records.
Written records of DRC meetings shall be kept in the office of the Planning Department as part of the record for each development application or project. A copy of the written record of the DRC meeting shall also be provided to any applicant participating in such DRC meeting upon written request by such participant.
(Ordinance 6773 adopted 5/19/15; Ordinance 7079, sec. 8, adopted 8/20/19; Ordinance 7107, sec. 2, adopted 12/3/19; Ordinance 7524 adopted 4/16/2024)
(A) 
Authority.
The DRC shall serve in a review capacity for various types of development applications. The DRC is a City-staff advisory body, and shall make no final decisions on any type of development application.
(B) 
Authority for Recommendations.
The DRC shall make recommendations to the responsible official, who shall then act on the application (if such action authority is given in this GDC) or shall present DRC findings and recommendations to the Board of Adjustment, Plan Commission or City Council, as appropriate depending on the type of application.
(Ordinance 6773 adopted 5/19/15)