The following definitions apply to the provisions of this article:
Building code.
Any of the following adopted by the city, as amended: the
International Building Code, International Residential Building Code,
National Electrical Code, International Plumbing Code, International
Mechanical Code, International Fuel Gas Code, and the International
Fire Code.
Commercial building.
A building for the use or occupation of people for a public
purpose or economic gain, or a residence if the building is a multi-family
residence that is not defined as a residential building.
National Model Code.
A publication that is developed, promulgated, and periodically
updated at a national level by organizations consisting of industry
and government fire and building safety officials through a legislative
or consensus process and that is intended for consideration by units
of government as local law. “National model code” includes
the International Building Code, International Residential Building
Code, National Electrical Code, International Plumbing Code, International
Mechanical Code, International Fuel Gas Code, and the International
Fire Code.
Residential building.
A building having the character of a one-family or two-family
dwelling or a multiple single-family dwelling that is not more than
three stories high with separate means of egress, including the accessory
structures of the dwelling and that does not have the character of
a facility used for the accommodation of transient guests or a structure
in which medical, rehabilitative, or assisted living services are
provided in connection with the occupancy of the structure.
(Ordinance 2019-O-552 adopted 12/12/19)
(a) Notwithstanding any other provision contained in the city’s
ordinances, regulations or rules to the contrary, an official responsible
for enforcement of the development or building codes, as designated
by the city, shall not:
(1) Prohibit or limit, directly or indirectly, the use or installation
of a building product or material in the construction, renovation,
maintenance, or other alteration of a residential or commercial building
if the building product or material is approved for use by a national
model code published within the last three code cycles that applies
to the construction, renovation, maintenance, or other alteration
of the building; or
(2) Enforce a standard for a building product, material, or aesthetic
method in construction, renovation, maintenance, or other alteration
of a residential or commercial building if the standard is more stringent
than a standard for the product, material, or aesthetic method under
a national model code published within the last three code cycles
that applies to the construction, renovation, maintenance, or other
alteration of the building.
(b) An applicant who proposes to use a building material, product or
aesthetic method in the construction or alteration of a residential
or commercial building that is prohibited or limited by the city’s
adopted development code or building codes, as amended, or that is
less stringent than the standard established by such ordinance or
building codes, as amended, shall identify each provision in a national
model code published within the last three code cycles that approves
the use of such building material, product or aesthetic method, as
a necessary requirement of the application.
(Ordinance 2019-O-552 adopted 12/12/19)
The prohibitions in section
14.03.002 do not apply to the following ordinances, requirements or programs of the city or state, and the officials responsible for enforcement of the city’s development code and building codes, as designated by the city, shall apply all regulations and standards prescribed by such enactments, requirements or programs, whether such ordinances, requirements or programs are existing or are hereafter adopted or established, to the fullest extent therein provided:
(1) A local amendment of a building code to conform to local concerns if the amendment does not conflict with sections
14.03.002(a) or
(b);
(2) A program established by a state agency that requires particular
standards, incentives, or financing arrangements in order to comply
with requirements of a state or federal funding source or housing
program;
(3) A requirement for a building necessary to consider the building eligible
for windstorm and hail insurance coverage under chapter 2210, Texas
Insurance Code;
(4) An ordinance or other regulation that regulates outdoor lighting
that is adopted for the purpose of reducing light pollution and that:
(A) Is adopted by a governmental entity that is certified as a Dark Sky
Community by the International Dark-Sky Association as part of the
International Dark Sky Places Program; or
(B) Applies to outdoor lighting within five miles of the boundary of
a military base in which an active training program is conducted;
(5) An ordinance that regulates outdoor lighting and is adopted under
subchapter B, chapter 229, Texas Local Government Code, or under subchapter
B, chapter 240, Texas Local Government Code; or
(6) Installation of a fire sprinkler protection system under Tex. Occupation
Code, section 1301.551(i), or under Tex. Health and Safety Code, section
775.045(a)(1).
(Ordinance 2019-O-552 adopted 12/12/19)
The prohibitions in section
14.03.002 do not apply to the following buildings, and the officials responsible for enforcement of the city’s development code and building codes, as designated by ordinance or other authorization of the city, shall apply all regulations and standards prescribed by those ordinances or codes to such buildings, whether such provisions are existing or are hereafter adopted or established, to the fullest extent therein provided.
(1) A building located in a place or area designated for its historical,
cultural, or architectural importance and significance by the city
which were adopted by the city council prior to April 1, 2019;
(2) A building located in a zoning district designated by the city council after April 1, 2019 for its historical, cultural, or architectural importance and significance by the city, and for which the owner has voluntarily consented in writing to the application of the regulations or standards prohibited by section
14.03.002, including the following zoning districts and any district that may hereafter be created by the city council for its historical, cultural, or architectural importance and significance;
(3) A building located in a place or area designated for its historical,
cultural, or architectural importance and significance that a municipality
may regulate under section 211.003(b), Texas Local Government Code,
if the municipality
(A) Is a certified local government under the National Historic Preservation
Act (54 U.S.C. section 300101 et seq.); or
(B) Has an applicable landmark ordinance that meets the requirements
under the certified local government program as determined by the
Texas Historical Commission;
(4) A building located in an area designated as a historic district on
the National Register of Historic Places;
(5) A building designated as a Recorded Texas Historic Landmark;
(6) A building designated as a state archeological landmark or state
antiquities landmark;
(7) A building listed on the National Register of Historic Places or
designated as a landmark by a governmental entity;
(8) A building located in a World Heritage Buffer Zone; and
(9) A building located in an area designated for development, restoration,
or preservation in a main street city under the main street program
established under section 442.014, Texas Government Code.
(Ordinance 2019-O-552 adopted 12/12/19)
An applicant, landowner or other aggrieved person may appeal the decision of an official responsible for enforcement of the city’s zoning ordinance or building codes, as designated by the city, and applying a regulation or standard to the construction, renovation, maintenance, or other alteration of a residential or commercial building, which application is asserted to be prohibited by section
14.03.002, in the following manner:
(1) If the decision applies to a requirement of a building code, to the
person or entity who routinely considers appeals regarding building
permit applications in accordance with the procedures described in
the City’s Code of Ordinances; or
(2) If the decision applies to a requirement of the zoning regulations,
to the person or entity who routinely considers appeals regarding
zoning matters in accordance with the procedures described in the
City’s Code of Ordinances.
(3) The appeal shall identify the provision or provisions which the appellant alleges to have been applied in violation of section
14.03.002. The appeal shall be filed, processed and decided in the manner provided for appeals by the appellate entity herein designated.
(Ordinance 2019-O-552 adopted 12/12/19)