(a)

This Section governs uses, structures, lots, tracts, and other situations that came into existence legally prior to the effective date of this Code or the effective date of future amendments to this Code, but do not comply with or conform to one or more requirements of this Code.

(b)

Intent of provisions:

(i)

It is the intent of this Ordinance that nonconforming uses shall not be enlarged upon, expanded, or extended, and not be used as a basis for adding other structures or uses prohibited elsewhere in the same district.

(ii)

Incidental repairs and normal maintenance of nonconformities shall be permitted, unless such repairs increase the extent or degree of nonconformity or are otherwise expressly prohibited by this Code.

(iii)

Structures may be structurally strengthened or restored to a safe condition, in accordance with an official order of a public official.

(iv)

Nonconforming uses are hereby declared to be incompatible with the permitted uses in the districts involved.

(v)

The establishment, construction, repair, or reconstruction of a single-family dwelling unit within the SF1, SF2, or SF3 Zoning Districts on a lot created under a Final Plat approved prior to May 21, 2018, shall be exempt from the changes to Section 3.06 of the Zoning Ordinance effective by this Ordinance relating to minimum lot area, minimum lot width, minimum side yard and parking requirements.

(vi)

The establishment, construction, repair, or reconstruction of a single-family dwelling unit within the SF1, SF2, or SF3 Zoning Districts on a lot created under a Final Plat approved prior to May 21, 2018, shall be governed solely by those regulations relating to minimum lot area, minimum lot width, minimum side yard, and parking requirements that were in effect immediately preceding the effective date of the amendatory zoning ordinance.

(vii)

Notwithstanding the rezoning of property accomplished by this ordinance adopted by City Council on May 21, 2018, and as of the effective date of this amendment, any property containing an existing legal non-conforming single family residence located in a zoning district where such use is not permitted may lawfully continue the use of the property as a single family residential use, as a legally permitted use and make modification or rebuild to the City's single family development standards, as long as the property is continuously used for single family residential use. Should the property cease to be used for single family residential use for any reason other than the destruction of the residential structure by fire, weather, natural disaster, or other unforeseen event, the new use of the property shall conform to the use requirements of this ordinance. In the event that a residential structure located in a zoning district where such use is not permitted is destroyed by fire, weather, natural disaster, or other unforeseen event, the residential structure may be rebuilt as a matter of right and the property may resume its single family residential use.

(c)

Nonconforming status:

(i)

Any use, lot, tract, site condition, or structure which does not conform to the regulations of the Zoning District in which it is located shall be deemed as nonconforming.

(ii)

While nonconformities may continue, the provisions of this Section are designed to curtail substantial investment in nonconformities in order to bring about their eventual improvement or elimination in order to preserve the integrity of this Code and the character of the City.

(iii)

Any nonconformity that legally existed prior to the passage of this Ordinance, or that becomes nonconforming upon the adoption of any amendments to this Code, may be continued in accordance with the provisions of this Ordinance.

(iv)

In all cases, the burden of establishing that any nonconformity is a legal nonconformity shall be solely upon the owner of such nonconformity.

(d)

Nonconforming uses:

(i)

If a nonconforming use is discontinued or ceases for any reason for a period of more than 180 calendar days, commencing on the actual date of discontinuance, the use shall be considered abandoned.

1)

Once abandoned, the legal nonconforming status shall be lost, the right to operate the nonconforming use shall cease, and re-establishment of the nonconforming use shall be prohibited.

2)

Any subsequent use of the property shall comply with the regulations of the zoning district in which it is located.

(ii)

A nonconforming use may only be changed to a conforming use allowed in the Zoning District in which it is located.

(iii)

Once a nonconforming use is converted to a conforming use, it shall not be changed back to a nonconforming use.

(iv)

It is not permissible to change a nonconforming use to another nonconforming use.

(v)

There shall be no increase in the floor area or the land area devoted to a nonconforming use or other enlargement or extension of a nonconforming use beyond the scope and area of its operation at the time the regulation that made the use nonconforming was adopted.

(vi)

Damage to a nonconforming use.

1)

If the structure in which a nonconforming use is housed, operated, or maintained is destroyed by any means to the extent of more than sixty (60) percent of its fair market value, the use may not be re-established except in compliance with all regulations applicable to the zoning district in which it is located.

2)

If the structure in which a nonconforming use housed, operated, or maintained is partially destroyed, where the damage does not exceed sixty (60) percent of its fair market value, the nonconforming use may be allowed to continue and the structure may be rebuilt but not enlarged upon approval of a building permit.

(e)

Nonconforming structures:

(i)

A nonconforming structure is a building or structure the size, dimension, design, or location of which was lawful prior to the adoption, revision, or amendment of this Code, but which fails to conform to the requirements of the development regulations applicable to the property by reasons of such adoption, revision, or amendment.

(ii)

Except where prohibited by this article, a nonconforming structure may be used for any use allowed in the underlying zoning district, including a legal nonconforming use.

(iii)

Maintenance and minor repairs.

1)

The maintenance or minor repair of a nonconforming structure is permitted, provided that the maintenance or minor repair does not extend or expand the nonconforming structure.

2)

For the purposes of this section, "maintenance and minor repair" means:

a)

Repairs that are necessary to maintain and to correct any damage or deterioration to the structural soundness or interior appearance of a building or structure without expanding or altering the building or structure;

b)

Maintenance of land areas to protect against health hazards and promote the safety of surrounding land uses; and

c)

Repairs that are required to remedy unsafe conditions that cause a threat to public safety.

(iv)

Expansion of nonconforming structures:

1)

A nonconforming structure in which only permitted uses are operated may be enlarged or expanded if the enlargement or expansion can be made in compliance with all of the provisions of this Code established for structures in the district in which the nonconforming structure is located.

2)

Such enlargement or expansion shall also be subject to all other applicable City ordinances.

(v)

The use of a nonconforming structure may be continued subsequent to the effective date of this Code, provided that such continuance is in accordance with the provisions of this article and all other applicable codes of the City necessary to ensure adequate protection and safety of adjacent property and the users and occupants of such nonconforming structure.

(vi)

Damage or destruction of a nonconforming structure

1)

If a nonconforming structure is destroyed by any means to the extent of more than sixty (60) percent of its fair market value, it may not be re-established except in compliance with all regulations applicable to the zoning district in which it is located .

2)

If the nonconforming structure is partially destroyed, where the damage does not exceed sixty (60) percent of its fair market value, the nonconforming structure may be rebuilt but not enlarged upon approval of a building permit.

(vii)

If the occupation of a nonconforming structure is discontinued or ceases for any reason for a period of more than one hundred eighty (180) calendar days, commencing on the actual date of discontinuance, the use shall be considered abandoned.

1)

Once abandoned, the legal nonconforming status shall be lost, the right to occupy the nonconforming structure shall cease, and re-establishment of the nonconformity shall be prohibited.

2)

Any subsequent occupation shall comply with the current Code.

(Ord. No. 3085, § 2, 1-22-19)

(a)

General: The Planning and Zoning Commission shall function according to Ordinance No. 0733 which establishes membership and operating procedures. The powers and duties of the Planning and Zoning Commission are further defined in Section 2.04 and the City's Charter.

(b)

Procedure on zoning hearings: The procedure and process for zoning changes and/or amendments shall be in accordance with Section 2.04.

(c)

Meetings: Meeting dates and times shall be established by action of City Council, as amended.

(a)

Creation: There is hereby created a Zoning Board of Adjustment (ZBA), hereinafter referred to as Board, to be composed of five (5) members and two (2) alternate members who shall be residents of the City of Waxahachie and shall serve without compensation.

(b)

Board Members, Terms of Office, and Meetings:

(i)

The Board shall consist of five (5) regular members and two (2) alternate members who shall be appointed by the City Council in accordance with subchapter 211.008 through 211.011 Vernon's Texas Local Government Code as amended. The members shall serve for a period of two (2) years and until their successors are duly appointed and qualified. Three (3) regular board members and one (1) alternate member shall be appointed to serve for the two (2) year term on the odd numbered years, and two (2) regular board members and one (1) alternate board member shall be appointed to serve for the two (2) year term on the even numbered years and on each succeeding year thereafter, the Council shall select replacements for the Board members whose terms have expired. All members will be appointed by a majority vote of the City Council. Members may be removed by a majority vote of the members of the City Council, for cause on a written charge after a public hearing. Board members may be appointed to succeed themselves. Vacancies shall be filled by an alternate member for the unexpired term of a member whose term becomes vacant. Any member absent from three (3) regular consecutive meetings shall be deemed to have vacated such office unless such absences were due to sickness of the member or the member's family with leave being first obtained from the Chairman. Vacancies of an alternate member shall be filled by appointment of the City Council by majority vote.

(ii)

Meetings of the Board shall be held at the call of the Chairman and at such other times as the Board may determine. All meetings of the Board shall be open to the public. Four (4) members of the Board shall constitute a quorum for the conduct of business. All cases to be heard by the Board will always be heard by a minimum number of four (4) members. The members of the Board shall regularly attend Board meetings and public hearings and shall serve without compensation.

(c)

Authority of the Board: The Board's authority shall follow the standards established in Section 211.009 of the Texas Local Government Code.

(d)

Limitations on Authority of the Board:

(i)

The Board may not grant a variance authorizing a use other than those permitted in the district for which the variance is sought except as provided in Section 2.03(f).

(ii)

The Board shall have no power to grant or modify Specific Use Permits (SUP) authorized under Section 7.03 of these regulations.

(iii)

The Board shall have no power to grant a zoning change. In the event that a request for a zoning change is pending before the Planning and Zoning Commission or the City Council, the Board shall neither hear nor grant any variances with respect to the subject property until final disposition of the zoning change.

(iv)

The Board shall not grant a variance (except as stated in Section 2.03 (f) (iii) below) for any parcel of property or portion thereof upon which a Site Plan, Preliminary Plat, or Final Plat, where required, is pending on the agenda of the Planning and Zoning Commission and, where applicable, by the City Council. All administrative remedies available to the applicant shall have been exhausted prior to scheduling a hearing with the Board.

(v)

If a proposed site does not conform to the zoning district standards and a variance has been requested, the Planning and Zoning Commission or the City Council may defer its actions until the Board has acted on the various requests.

(e)

Variances:

(i)

In order to grant a variance from zoning regulations, the Board must make written findings that an undue hardship exists, using the following criteria:

1)

That there are special circumstances or conditions peculiar to the property involved;

2)

That the strict application of the terms of the Ordinance will impose upon the applicant unusual and practical difficulties or particular hardship;

3)

That literal interpretation of the Ordinance will deprive the applicant of rights commonly enjoyed by other properties in the same district under the Ordinance;

4)

That the proposed variance is in harmony with the Ordinance's general purpose and intent;

5)

That the granting of the variance will not merely serve as a convenience to the applicant;

6)

That the granting of the variance will alleviate some demonstrable and unusual hardship or difficulty for the applicant;

7)

That granting the variance will not confer upon the applicant any special privilege that is denied by the Ordinance to other similarly-situated properties in the same district;

8)

That the variance is in the public interest and will ensure that public substantial justice will be done;

9)

That the surrounding property will be properly protected; and

10)

That remaining regulations are adequate to govern the project.

(ii)

A variance shall not be granted to relieve a self-created or personal hardship, nor shall it be based solely on economic gain or loss, nor shall it permit any person a privilege in developing a parcel of land not permitted by this Ordinance to other parcels of land in the particular zoning district. No variance may be granted which results in undue hardship on another parcel of land.

(iii)

The applicant bears the burden of proof in establishing the facts justifying a variance.

(iv)

The Board does not have appellate authority over subdivision plat approval and cannot authorize a variance to provisions required in the City's Subdivision Ordinance.

(f)

Nonconforming Uses and Structures:

(i)

The Board shall have the authority to authorize the expansion or enlargement of a nonconformity, when such an expansion, enlargement or alteration will not prolong the life of the nonconformity. Upon review of the facts, the Board may establish a specific period of time for the occupancy to revert to a conforming use; and

(ii)

To authorize the reconstruction and occupancy of a nonconforming structure, where such structure has been damaged by fire or other causes to the extent of more than sixty (60) percent, but less than the total, of the replacement cost of the structure on the date of the damage. Such action by the Board shall have due regard for the property rights of the person or persons affected, and shall be considered in regard to the public welfare, character of the area surrounding such structure, and the conservation, preservation and protection of property; and

(iii)

To authorize the occupancy of an abandoned nonconforming structure. Such action by the Board shall have due regard for the property rights of the person or persons affected, and shall be considered in regard to the public welfare and safety, character of the area surrounding such structure, and the conservation, preservation and protection of property.

(g)

Procedures:

(i)

Application and Fee. An application for granting a variance or special exception by the Board , other than an appeal, shall be in writing using forms provided by the City and shall be accompanied by a fee, which amount shall be set by a separate Ordinance.

1)

The application must provide a level of detail that allows the Board to make a determination on each item listed in Section 2.03(e).

2)

The level of detail must demonstrate that a literal enforcement of the ordinance would result in unnecessary hardship. The application must show that the hardship is:

a)

Unique, oppressive, not common to other property, and not against the public interest;

b)

Not merely that the property cannot be utilized for its highest and best use;

c)

Not merely financial;

d)

Not self-imposed; and

e)

Not simply a hindrance to the developer's goals.

(ii)

Notice and Hearing. The Board shall hold a public hearing no later than forty-five (45) days after the date the application for action or an appeal is filed. In the case of an appeal of an administrative decision involving a sexually oriented business, the Board shall hold a public hearing no later than fifteen (15) days after the date the appeal is filed. Notice of a public hearing shall be provided to all property owners within two hundred (200) feet of the affected property ten (10) days prior to the public hearing and also published in the official newspaper ten (10) days prior to the public hearing.

(iii)

Appeals.

1)

An appeal may be taken from the decision of an administrative official by an applicant for the permit on which the decision is rendered, by any person or persons directly aggrieved by the decision or by any officer, department, board or office of the municipality affected by the decision.

2)

The appellant must file with the Board and the official against whom the appeal is taken a written notice of appeal specifying the grounds for the appeal within fifteen (15) days after the decision has been rendered. The officer to whom the appeal is made shall forthwith transmit to the Board all papers constituting the record of the action that is appealed.

3)

An appeal stays all proceedings in furtherance of the action that is appealed unless the official from whom the appeal is taken certified in writing to the Board that 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.

4)

The appellant party may appear at the appeal hearing in person or by agent or attorney.

5)

The Board shall decide the appeal within four (4) weeks after placement on its agenda. If, after the four-week period has elapsed, no action has been taken by the Board on the appeal, the request shall be deemed automatically approved. The Board may reverse or affirm, in whole or in part, 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.

(iv)

Vote Required for Board Decisions. The concurring vote of four (4) members of the Board shall be necessary to reverse any order, requirement, decision, or determination of an administrative official, or to decide in favor of the applicant on any matter upon which it is required to pass under these zoning regulations, or to effect any variance to the zoning regulations granted by the Board.

(v)

Judicial Review. Any person or persons, jointly or severally, aggrieved by a decision of the Board of Adjustment, or any taxpayer, or any officer, department, or Board of the City may present to a court of record a petition, duly verified, setting forth that such decision is illegal, in whole or in part, specifying the grounds of the illegality. Such petition must be presented within ten (10) days after the date the decision is filed in the Board's office.

(a)

Declaration of policy and review criteria:

(i)

The City declares the enactment of these regulations governing the use and development of land, buildings, and structures as a measure necessary to the orderly development of the community. Therefore, no change shall be made in these regulations or in the boundaries of the zoning districts except:

1)

To correct any error in the regulations or map.

2)

To recognize changed or changing conditions or circumstances in a particular locality.

3)

To recognize changes in technology, the style of living, or manner of conducting business.

4)

To change the property to uses in accordance with the approved Comprehensive Plan.

(ii)

In making a determination regarding a requested zoning change, the Planning and Zoning Commission and City Council shall consider the following factors:

1)

Whether the uses permitted by the proposed change will be appropriate in the immediate area concerned and their relationship to the general area and the City as a whole.

2)

Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers, and other utilities to the area, and shall note the findings.

3)

The amount of vacant land currently classified for similar development in the vicinity and elsewhere in the City, and any special circumstances which may make a substantial part of such vacant land unavailable for development.

4)

The recent rate at which land is being developed in the same zoning classification as the request, particularly in the vicinity of the proposed change.

5)

How other areas designated for similar development will be, or are unlikely to be, affected if the proposed amendment is approved.

6)

The historical, cultural and architectural significance of places or structures.

7)

Any other factors which will substantially affect the public health, safety, morals, or general welfare.

(b)

Authority to amend ordinance:

(i)

The City Council may from time to time, after receiving a final report thereon by the Planning and Zoning Commission and after public hearings required by law, amend, supplement, or change the regulations herein provided or the boundaries of the zoning districts specified on the zoning map. Any ordinance regulations or zoning district boundary amendment may be ordered for consideration by the City Council, be initiated by the Planning and Zoning Commission, or be requested by the owner of real property, or the authorized representative of an owner of real property.

(ii)

Consideration for a change in any district boundary line or special zoning regulation may be initiated only with written consent of the property owner, or by the Planning and Zoning Commission or City Council on its own motion when it finds that public benefit will be derived from consideration of such matter. In the event the ownership stated on an application and that shown on the City records are different, the applicant shall submit proof of ownership.

(iii)

No person who owes delinquent taxes, delinquent paving assessments, impact fees, or any other delinquent debts or obligations to the City of Waxahachie, and which are directly attributable to a piece of property requested for zoning shall be allowed to submit a zoning request until the taxes, assessments, debts, or obligations directly attributable to said property and owed by the owner or previous owner thereof shall have been first fully discharged by payment, or until an arrangement satisfactory to the City has been made for the payment of such debts or obligations. It shall be the applicant's responsibility to provide evidence or proof that the taxes have been paid.

(c)

Application:

(i)

Each application for zoning or for an amendment or change to the existing provisions of this Zoning Ordinance shall be made in writing on an application form available at the City.

(ii)

The application shall be filed with the City and accompanied by payment of the appropriate fee as established by the City of Waxahachie, Texas and on file with the City Secretary.

(d)

Public hearing and notice:

(i)

Prior to making its report to the City Council, the Planning and Zoning Commission shall hold at least one (1) public hearing on each application as applicable by state law (Texas Local Government Code Chapter 211, as so may be amended). Written notice of all public hearings on proposed changes in district boundaries shall be sent to all owners of property, or to the person rendering the same for City taxes, located within the area of application and within two hundred (200) feet of any property affected thereby, within not less than ten (10) days before such hearing is held. Such notice may be served by using the last known address as listed on the latest approved tax roll and depositing the notice, postage paid, in the United States mail. Notice of hearings on proposed changes in the text of the zoning ordinance shall be accomplished by one (1) publication in the official newspaper of the City not less than fifteen (15) days prior to both the Planning and Zoning Commission and City Council meetings. Notice of a proposed comprehensive zoning change, as defined in Texas Local Government Code Chapter 211, shall be given by publication in the official newspaper of the City and on the City's website, stating the time and place of such hearing, a minimum of fifteen (15) days prior to the date of the public hearing. Changes in the ordinance text which do not change zoning district boundaries and proposed comprehensive zoning changes do not require written notification to individual property owners.

(ii)

The applicant must post notice of public hearing signage on or near the subject property at least fifteen (15) days prior to the City Council public hearing.

1)

The sign shall be visibly posted in the manner prescribed below:

a)

Within a public right-of-way, street frontage, adjoining the subject property;

b)

Within a dedicated public access easement for ingress and egress to the subject property; or

c)

Within the store front of the building subject to the request; and

d)

Prominently and conspicuously displayed in a public area, accessible to all.

2)

The sign must indicate: Case number, date and time of public hearing(s), and Planning Department contact information.

(e)

Failure to appear:

(i)

Each applicant shall attend the Planning and Zoning Commission and City Council hearings to provide additional detail or information requested by either body. An applicant may send another party as a case representative.

(ii)

Failure of the applicant or representative to appear before the Planning and Zoning Commission or City Council without an approved delay by the City shall constitute sufficient grounds for the Planning and Zoning Commission or the City Council to table or deny the application.

(f)

Planning and Zoning Commission consideration and report:

(i)

The Planning and Zoning Commission shall function in accordance with Article VI and Chapter 24, Section 24, City of Waxahachie Code of Ordinances.

(ii)

The Planning and Zoning Commission, after the public hearing is closed, shall prepare its report and recommendations on the proposed change stating its findings, its evaluation of the request and of the relationship of the request to the Comprehensive Plan.

(iii)

The Planning and Zoning Commission may defer its report for not more than ninety (90) days from the time it is posted on the agenda or until it has had an opportunity to consider other proposed changes which may have a direct bearing thereon unless a postponement is requested by the applicant.

(iv)

If the Planning and Zoning Commission has not acted, the request shall be sent to the City Council as a recommendation to deny.

(g)

Denial with prejudice recommendation:

(i)

The Planning and Zoning Commission, at its discretion, may recommend to the City Council that the zoning change request be denied with prejudice.

(ii)

A simple denial recommendation is made without prejudice and a recommendation to deny with prejudice must be incorporated into the Planning and Zoning Commission motion.

(h)

City Council consideration:

(i)

Applications recommended for approval by the Planning and Zoning Commission: Every application or proposal which is recommended for approval by the Planning and Zoning Commission shall be automatically forwarded to the City Council for setting and holding of public hearing thereon. No change, however, shall become effective until after the adoption of an ordinance for same and its publication as required by law.

(ii)

Applications recommended for denial by the Planning and Zoning Commission: When the Planning and Zoning Commission makes a recommendation that a proposal should be denied, the request, in its original form, will not automatically be placed on the City Council agenda unless requested by the applicant within ten (10) days of such action.

(iii)

Resubmission of applications: A request which has been denied by the City Council may be resubmitted at any time for reconsideration by the City (a new filing fee must accompany the request). The City Council, at its discretion, may deny any request with prejudice. If a request has been denied with prejudice, the same or similar request may not be resubmitted to the City for six (6) months from the original date of denial.

(iv)

City Council hearing and notice for zoning changes: Notice of the City Council public hearing shall be given by publication in the official newspaper of the City, stating the time and place of such hearing, which shall be at least fifteen (15) days after the date of publication.

(v)

Three-fourths vote: If a written protest against a proposed amendment, supplement or change to a zoning regulation or district boundary that is not a proposed comprehensive zoning change has been filed with the Planning Department, duly signed and acknowledged by the owners of: (i) at least twenty (20) percent of the lots or land covered by the proposed change; (ii) except as otherwise provided in subsection (iii) herein, at least twenty (20) percent of the area of the lots or land immediately adjoining the area covered by the proposed change and extending two hundred (200) feet from that area; or (iii) at least sixty (60) percent of the area of the lots or land immediately adjoining the area covered by the proposed change and extending two hundred (200) feet from that area if the proposed change has the effect of allowing more residential development than the existing zoning regulation or district boundary and does not have the effect of allowing additional commercial or industrial uses unless the additional use is limited to the first floor of any residential development and does not exceed thirty-five (35) percent of the overall development, such amendments shall not become effective except by the affirmative vote of at least (x) three-fourths of all members of the City Council for a protest described by subsection (i) or (ii); or (y) a majority of all members of the City Council for a protest described by subsection (iii). Written protests shall be subject to the following requirements:

1)

All protests must be submitted to the Planning Department in writing. Such written protest(s) shall include the zoning case number, the name of the protesting property owner, the address(es) or property description(s) of the property for which the property owner is asserting a protest, the reasons for the property owner's protest such as the zoning classifications or uses to which the property owner is opposed, and the signature of the protesting property owner(s).

2)

The protest must be filed with the Planning Department before 5:00 p.m. of the fifth business day immediately preceding the date advertised for the City Council public hearing in the statutory notice published in the official newspaper of the City. For example, a written protest must be received by 5:00 p.m., on the Monday prior to a regularly scheduled Monday City Council meeting. A protest sent through the mail must be received by the Planning Department before the deadline.

3)

In all cases where a protest has been properly signed pursuant to this section, the City shall presume that the signatures appearing on the protest are authentic and that the persons whose signatures appear on the protest are either owners of the property or authorized to sign on behalf of one (1) or more owners as represented. Upon the advice of the City Attorney, this presumption shall not be followed in a specific case based on evidence presented.

4)

A person may by written request withdraw his or her signature from the protest at any time prior to the close of the public hearing for the zoning case. If the withdrawal of an owner's signature from a protest reduces the percentage of land area ownership protesting the zoning change to less than the twenty (20) percent requirement referenced in this subsection (v) herein, a three-fourths vote of the City Council for approval of the zoning change shall not be required.

5)

In the event that multiple protests and withdrawals are filed on behalf of the same owner, the instrument with the latest date and time of execution controls.

6)

At any time before City Council action on a zoning case, the filing deadline for a protest is automatically extended whenever the zoning case is postponed or continued to a later date.

(vi)

Final approval and ordinance adoption: Upon approval of the zoning request by the City Council, the applicant shall submit all related material with revisions, if necessary, to the City's Planning Department for the preparation of the amending ordinance. A metes and bounds description of all property and appropriate exhibits must be submitted with the zoning change request application. The amending ordinance will not be approved until a correct description has been prepared. The zoning request shall be approved at the time the City Council makes a decision to approve the request as submitted or with certain conditions.

(vii)

Joint public hearings: As authorized in Section 211.007 of the Texas Local Government Code, the City Council may, by a two-thirds (⅔) vote, prescribe the type of notice to be given of the time and place of a public hearing held jointly by the City Council and Planning and Zoning Commission. If the notice provisions are different than section 2.04(d) above, then the provisions of section 2.04 do not apply.

(Ord. No. 3661, §§ 2, 3, 9-2-25)

(a)

Certificates of Occupancy Required:

(i)

A Certificate of Occupancy shall be required for each of the following scenarios:

1)

Occupancy and use of a building hereafter erected or structurally altered;

2)

Change in use of an existing building to a use of a different classification;.

3)

Change in the use of land to a use of a different classification; and

4)

Change in occupancy or business within a building.

(ii)

No such use, or change of use, shall take place until a Certificate of Occupancy is issued. A fee shall be established by separate ordinance.