(a) 
Establishment.
A board of adjustment is hereby established, to consist of five regular members who shall be residents and qualified voters of the city, to be appointed by the city council.
(b) 
Alternate members.
The city council may appoint two (2) alternate members of the board who shall serve in the absence of one or more of the regular members when requested to do so by the chairperson of the board, so that all cases to be heard by the board will always be heard by a minimum number of four (4) members.
(c) 
Removal.
Members of the board of adjustment or alternate members may be removed from office by the city council for cause upon written charges and after public hearing. Cause for removal shall include missing more than two consecutive meetings or three meetings in any one twelve-month period or such other misconduct as the city council may define by resolution.
(d) 
Vacancies.
Shall be filled by appointment of the city council for the unexpired term of the member affected.
(Ordinance 525-2010 adopted 11/18/10)
(a) 
Generally.
Each board member and alternate member shall serve for a term of two years. The terms of three of the members, and one alternate member shall begin on July 1st of each odd-numbered year, and the terms of two of the members and the other alternate member shall begin on July 1st of each even-numbered year.
(b) 
Places.
The members of the board shall be identified by place numbers one through five. The odd-numbered places shall expire in the odd-numbered years; the even-numbered places shall expire in the even-numbered years.
(c) 
Term limits.
No members shall serve for more than four (4) consecutive terms or twelve (12) years (whichever is less).
(Ordinance 525-2010 adopted 11/18/10)
(a) 
Meetings.
(1) 
The board shall hold an organizational meeting on the first Monday in July of each year and shall elect officers from among its members before proceeding to any other matters of business.
(2) 
Meetings shall be held at the call of the chairman and at such other times as the board may determine.
(3) 
All meetings shall be open to the public except for purposes as permitted by the Texas Open Meetings Act.
(b) 
Minutes.
The board of adjustment shall keep minutes of its proceedings, showing the vote of each member upon each question, or if absent or failing to vote, indicating such fact, and shall keep records of its examinations and other official actions, all of which shall be public record and be immediately filed in the office of the city secretary. The city secretary’s office is designated as the office of the board.
(c) 
Rules.
The board of adjustment shall adopt rules necessary to the conduct of its affairs which shall conform with the provisions of this article and state statutes. The rules shall not become effective unless the board has furnished a copy of the rules to the city manager.
(d) 
Quorum.
A quorum for the conduct of business shall consist of four members of the board.
(e) 
Attendance.
The members of the board shall regularly attend meetings and public hearings of the commission and shall serve without compensation.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
Votes required.
The concurring vote of four members of the board is necessary to reverse an order, requirement, decision or determination of an administrative official; decide in favor of an applicant on a matter on which the board is required to pass; or authorize a variance from the provisions of this article.
(b) 
Disqualification from voting.
(1) 
A member of the board of adjustment shall abstain from voting whenever he finds that he or she has a personal or monetary interest in the property under appeal, or that he or she will be directly affected by the decision of the board; or as otherwise required by the Texas Local Government Code, as amended.
(2) 
A member may disqualify himself or herself from voting whenever any applicant, or the applicant’s agent, has sought to influence the vote of the member on the appeal, other than in the public hearing.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
Officers.
The board of adjustment members shall select a chairman and vice-chairman from among its members.
(b) 
Duties.
Duties of the officers of the board shall be as follows:
(1) 
The chair shall preside at all meetings and may administer oaths and compel the attendance of witnesses, and shall have the same subpoena powers as the municipal judge.
(2) 
The vice-chair shall assist the chair in directing the affairs of the board and act in the absence of the chair.
(c) 
Term.
Officers will serve for a term of one year or until their successors are appointed.
(Ordinance 468-2008 adopted 12/18/08)
The board of adjustment shall have the powers and exercise the duties of a board of adjustment in accordance with section 211.008 of the Texas Local Government Code. The board’s jurisdiction shall extend to and include the hearing and deciding of the following types of appeals and applications, and to that end, the board shall have the necessary authority to ensure continuing compliance with its decisions. The board of adjustment shall have the following powers and duties:
(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 article;
(2) 
Hear and decide applications for special exceptions to the terms of the zoning ordinance;
(3) 
Authorize in specific cases a variance from the terms of this article if the variance is not contrary to the public interest and, due to special conditions, a literal enforcement of the ordinance would result in unnecessary hardship, and so that the spirit of the ordinance is observed and substantial justice is done; and
(4) 
Hear and decide matters relating to nonconforming uses as set forth herein.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
General authority of board.
The board may permit the reconstruction, extension, or enlargement of a building occupied by a nonconforming use on the lot or tract occupied by the building, and the addition of off-street parking loading to a nonconforming use.
(b) 
Discontinuance.
The board may require the discontinuance of nonconforming uses of land or buildings under any plan whereby the full value of the buildings and facilities can be amortized within a definite period of time, taking into consideration the public welfare and the general character of the neighborhood and the necessity of all property to conform to the regulations of this article.
(c) 
Power to review.
The board shall, from time to time, on its own motion or upon cause presented by interested property owners, inquire into the existence, continuation, or maintenance of any nonconforming use within the city.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
Interpretation.
Appeals to the board of adjustment concerning interpretation or administration of this article may be taken by any person aggrieved or by any officer, agency, department or commission of the city affected by any decision of the administrative official. An appeal must be taken within 10 business days of the date the decision has been rendered by filing with the administrative official from whom the appeal is taken, and with the board of adjustment a notice of appeal specifying the grounds for appeal. The administrative official shall forthwith transmit to the board all papers constituting the record upon which the action appealed from was taken.
(b) 
Stay of proceedings.
An appeal stays all proceedings in furtherance of the action appealed from, unless the administrative official from whom the appeal is taken certifies to the board of adjustment after the notice of appeal is filed with him that, by reason of facts stated in the certificate, a stay would, in his opinion, cause imminent peril to life and property. In such case, proceedings shall not be stayed other than by a restraining order which may be granted by a court of record on application, and on due cause shown.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
Generally.
The appeal or application shall be in such form and contain such information as required by this article or the board’s rules of procedure. An incomplete appeal or application shall be deemed only to give notice of intent to appeal or apply to the board, and shall not be reviewed or scheduled for hearing until completed.
(b) 
Specifically.
A written application for variance shall be submitted together with the required fee, accompanied by an accurate legal description, maps, site plans, drawings and any necessary data, demonstrating:
(1) 
That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures, or buildings in the same district;
(2) 
That literal interpretation of the provisions of this article would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this article; and
(3) 
That the special conditions and circumstances do not result from the actions of the applicant.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
Generally.
The board may authorize upon appeal in specific cases such variance from the height, yard area, coverage, and parking regulations set forth in this article as may be necessary to secure appropriate development of a parcel of land which differs from other parcels in the district by being of such restricted area, shape, or slope that it cannot be appropriately developed without such modification.
(b) 
Findings required.
The board shall not grant a variance from the terms of this article unless and until it finds that:
(1) 
Special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same district;
(2) 
The literal interpretation of the provisions of this article would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this article; and
(3) 
That the special conditions and circumstances do not result from the actions of the applicant.
(c) 
Variance to uses.
Under no circumstances shall the board grant a variance to allow a use not permissible under the terms of this article in the district involved, or any use expressly or by implication prohibited by the terms of this article in said district.
(d) 
Variances to adjoining lots.
No nonconforming use of neighboring lands, structures, or buildings in the same district and no permitted use of lands, structures, or buildings in other districts shall be considered grounds for the issuance of a variance.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
Railroads.
The board may permit the erection and use of a building or the use of premises for railroads if such uses are in general conformance with the comprehensive plan and present no conflict or nuisance to adjacent properties.
(b) 
Utility structures.
The board may permit a public utility structure in any district, or a public utility building of a ground area and of a height at variance with those provided for in the district in which such public utility building is permitted to be located, when found reasonably necessary for the public health, convenience, safety, or general welfare.
(c) 
Regulations affecting two lots.
The board may grant a permit for the extension of a use, height or area regulation into an adjoining district, where the boundary line of the district divides a lot in a single ownership on the effective date of this article.
(d) 
Regulations regarding parking.
The board may waive or reduce the parking and loading requirements in any of the districts, when: (1) the character or use of the building is such as to make unnecessary the full provision of parking or loading facilities; or (2) when such regulations would impose an unreasonable hardship upon the use of the lot. The board shall not waive or reduce such requirements merely for the purpose of granting an advantage or a convenience.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
Generally.
The board of adjustment shall fix a reasonable time for the hearing on the appeal or application, give public notice thereof as well as notice to the parties in interest, and decide the same within a reasonable time.
(b) 
Notice of hearing.
(1) 
The city shall send written notice of public hearing on every application for a variance or special exception or for an interpretation of regulations applying to an individual property to all owners of property, or to the person rendering the same for city taxes, affected by such application, located within 200 feet of any property affected thereby, not less than 10 days before such hearing is held. The notice shall be served by using the last known address as listed on the city tax roll and depositing the notice, postage paid, in the United States mail. Depositing of such written notice in the mail shall be deemed sufficient compliance therewith.
(2) 
In addition, a list of items on the agenda to be heard by the board shall be posted at a public place in City Hall at least 72 hours before the hearing.
(Ordinance 468-2008 adopted 12/18/08)
At the hearing, any party may appear in person or by agent or attorney. Evidence supporting the grant or denial of an appeal shall be submitted only through the administrative official or to the board in public meeting. An appeal or application may be withdrawn upon written notice of the administrative official, but no appeal shall be withdrawn after posting of hearing notice and prior to board action thereon without formal consent of the board.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
Generally.
Every decision of the board of adjustment shall be based upon the findings of fact and every finding of fact shall be supported in the record of proceedings. The enumerated conditions required to exist on any matter upon which the board is authorized to pass under this article shall be construed as limitations on the power of the board to act.
(b) 
Conditions on approval of request.
In approving any request, the board of adjustment may impose such conditions in connection therewith to secure substantially the objectives of the regulations or provisions to which such variance is granted and to provide adequately for the maintenance of the integrity and character of the zone in which such permit is granted. In exercising its powers, the board may modify in whole or in part any order, requirements, decision or determination as ought to be made, and to that end, shall have the powers of the administrative official from whom the appeal is taken. When necessary, the board of adjustment may require guarantees, in such form as it deems proper, to insure that conditions designated in connection therewith are being or will be complied with.
(c) 
Expiration of relief.
Unless a building permit or certificate of occupancy is obtained, an appeal shall expire 60 days after the board’s decision unless a greater time is requested in the application and is authorized by the board. Any approval may be granted one emergency extension of 60 days on written request filed with the board before expiration of the original approval.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
No appeal or application that has been denied shall be further considered by the board under a subsequent request obtained by filing new plans and obtaining of a new decision from the administrative official unless:
(1) 
The new plans matterially change the nature of the request; or
(2) 
The permitted development of other nearby property in the same zone has been substantially altered or changed by a ruling of the board, so as to support an allegation of changed conditions.
(b) 
An application withdrawn at or before the board meeting may be resubmitted at any time for hearing before the board.
(Ordinance 468-2008 adopted 12/18/08)
Any person or persons, or any board, taxpayer, department, commission or agency of the city aggrieved by any decision of the board of adjustment may seek review by a court of record a petition duly certified, setting forth that such decision is illegal in whole or in part, specifying the grounds of such illegality. The petition shall be presented to the court within ten days after the filing of the decision complained of in the office of the board of adjustment.
(Ordinance 468-2008 adopted 12/18/08)
(a) 
The board shall have the power to hear and decide special exceptions in the districts indicated on the table of permitted uses or in the accessory uses regulations, subject to full and complete compliance with any and all conditions listed, together with such other conditions as the board may impose for protection of the public health or safety:
Special Exception
Applicable Section
Small wind turbine height over 65 feet
Section 3-2.A.26(d)
Large wind turbine height over 65 feet
Section 3-2.A.27(d)
Additional structure height over maximum amount
Section 6-4.A.1(c)
Reduction of parking spaces upon documentation
Section 6-7.C.1
Freestanding cell tower exceeding 65 feet in residential district
Section 6-12.C.5
Extra height for antenna which is not fastened to antenna facility
Section 6-12.C.6
Building attached antenna in residential district
Section 6-12.D.1
Additional antenna height in non-residential district
Section 6-12.E.3
Building attached antenna in non-residential district
Section 6-12.E.4
Relief from antenna facility regulations
Section 6-12.G
Additional height for parking lot light standards
Section 6-13.E.3
Relief from illumination level for public and semi-public recreational facilities
Section 6-13.F.1
Relief from prohibited lighting elements
Section 6-13.G
Relief from maximum period for a cargo container
Section 6-14.B.1
Exceed number of cargo containers permitted in the I district
Section 6-14.B.15
Masonry requirements when the exception is necessary to ensure:
 
 
(1)
Historical accuracy.
 
 
(2)
Compatibility with the neighborhood.
 
Fence height when the exception is necessary to ensure compatibility with the neighborhood or is created by the grade of the property or abutting property.
(b) 
Findings.
The board shall not grant a special exception unless it finds:
(1) 
That the use is specifically permitted under the ordinance and the requirements for such use are met; and
(2) 
That the locations of proposed activities and improvements are clearly defined on the site plan filed by the applicant; and
(3) 
That the exception, if granted, will be wholly compatible with the use and permitted development of adjacent properties.
(Ordinance 468-2008 adopted 12/18/08)
There shall be a fee assessed for each request for an appeal, variance or special exception request submitted to the board, in an amount as set forth in the city fee schedule.
(Ordinance 468-2008 adopted 12/18/08)