HB 2265

relating to county land use regulatory authority in certain
counties; providing a criminal penalty.
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
SECTION 1.  Chapter 231, Local Government Code, is amended
by adding Subchapter N to read as follows:
SUBCHAPTER N. ZONING IN COMAL COUNTY
Sec. 231.301.  LEGISLATIVE FINDINGS; PURPOSE.  (a)  The
(1)  parts of Comal County including the area that
surrounds Canyon Lake and the Guadalupe River are or will be
frequented for recreational purposes by residents from every part
(2)  orderly development and use of recreational areas
of the county is of concern to the entire state; and
(3)  without adequate development regulations, the
county will be developed in ways that put an undue strain on natural
resources and endanger and interfere with the proper use of
recreational areas of the county as places of recreation to the
detriment of public health, safety, peace, morals, and general
(b)  The powers granted under this subchapter are for the
(1)  promoting public health, safety, peace, morals,
(2)  encouraging recreation; and
(3)  safeguarding and preventing the pollution of the
Sec. 231.302.  REGULATING COUNTY; APPLICABILITY.  In this
subchapter, "regulating county" means Comal County, if the
residents of the county approved the exercise of the regulatory
authority granted under this subchapter in an election held under
Sec. 231.303.  ZONING REGULATIONS GENERALLY.  (a)  The
commissioners court of a regulating county may regulate:
(1)  the height, number of stories, and size of
buildings and other structures;
(2)  the percentage of a lot that may be occupied by
(3)  the size of yards, courts, and other open spaces;
(5)  the location and use of buildings, other
structures, and land for business, industrial, residential, or
(6)  the placement of water and sewage facilities,
parks, and other public requirements;
(7)  the location, design, construction, extension,
and size of streets and roads; and
(8)  the control, storage, preservation, and
distribution of storm and flood water.
(b)  The regulatory authority granted under this subchapter
applies only to the unincorporated areas of a county.
Sec. 231.304.  ELECTION TO APPROVE REGULATORY AUTHORITY
REQUIRED.  (a)  The regulatory authority granted under Section
231.303 is not effective unless it is approved by a majority of the
county residents voting in an election held under this section.  The
commissioners court shall order the election to be held on a uniform
election date authorized by Section 41.001, Election Code.
(b)  For an election under this section, the ballot shall be
prepared to permit voting for or against the proposition:
"Approving the authority granted to the Commissioners Court of
(insert name of county) to regulate land development in the
unincorporated areas of the county (insert description of general
(c)  The regulatory authority approved under this section
includes the authority of the commissioners court to repeal,
revise, or amend a regulation of land development adopted under
Sec. 231.305.  COMPLIANCE WITH COMPREHENSIVE PLAN.  Zoning
regulations must be adopted in accordance with a comprehensive plan
(1)  lessen congestion in the streets and roads;
(2)  secure safety from fire, panic, and other dangers;
(3)  promote health and the general welfare;
(4)  provide adequate light and air;
(5)  prevent the overcrowding of land;
(6)  avoid undue concentration of population;
(7)  facilitate the adequate provision of
transportation, water, sewers, parks, and other public
(8)  control, store, preserve, and distribute storm and
(9)  assist in developing the regulated area into
parks, playgrounds, and recreational areas.
Sec. 231.306.  DISTRICTS.  (a)  The commissioners court of a
regulating county may divide the unincorporated area of the county
into districts of a number, shape, and size the commissioners court
considers best for administering this subchapter.  Within each
district, the commissioners court may regulate the erection,
construction, reconstruction, alteration, repair, or use of
buildings, other structures, or land.
(b)  The zoning regulations must be uniform for each class or
kind of building in a district, but the regulations may vary from
district to district.  The regulations shall be adopted with
reasonable consideration for, among other things, the character of
each district and its peculiar suitability for particular uses,
with a view of conserving the value of buildings and encouraging the
most appropriate use of land throughout the area.
Sec. 231.307.  PROCEDURES GOVERNING ADOPTION OF REGULATIONS
AND DISTRICT BOUNDARIES.  (a)  The commissioners court of a
regulating county shall establish procedures for adopting and
enforcing zoning regulations and zoning district boundaries.  A
regulation or district boundary is not effective until it is
adopted by the commissioners court after a public hearing on the
matter at which parties in interest and citizens have an
opportunity to be heard.  Before the 15th day before the date of the
hearing, the commissioners court must publish notice of the time
and place of the hearing in a newspaper of general circulation in
(b)  If a proposed change to a regulation or district
boundary is protested in accordance with this subsection, the
proposed change must receive, in order to take effect, the
affirmative vote of at least three-fourths of all members of the
commissioners court.  The protest must be written and signed by the
owners of at least 20 percent of either:
(1)  the area of the lots covered by the proposed
(2)  the lots immediately adjacent to the rear of the
lots covered by the proposed change and extending 200 feet from
those lots or from the street frontage of the opposite lots.
Sec. 231.308.  ZONING COMMISSION.  (a)  To exercise the
powers authorized by this subchapter, the commissioners court of a
regulating county shall appoint a zoning commission.  The
commission shall recommend boundaries for the original zoning
districts and appropriate zoning regulations for each district.
The commission must consist of seven members, each of whom must be a
(b)  The commission shall elect a presiding officer from
among its members.  The presiding officer serves in that capacity
for a term set by the commission.  The commission may at any time
choose for a particular meeting or occasion an acting presiding
officer as necessary from among its members.  The commission may
employ a secretary and acting secretary and other technical or
(c)  A member of the commission is not entitled to
compensation but is entitled to expenses actually incurred while
serving on the commission as provided by order of the commissioners
(d)  The zoning commission shall make a preliminary report
and hold public hearings on that report before submitting a final
report to the commissioners court.  The commissioners court may not
hold a public hearing or take action until it receives the final
report of the zoning commission.
(e)  Before the 10th day before the hearing date, written
notice of each public hearing before the zoning commission on a
proposed change in a zoning classification shall be sent to:
(1)  each owner of affected property or to the person
who renders the property for county taxes; and
(2)  each owner of property that is located within 200
feet of property affected by the change or to the person who renders
(f)  The notice may be served by depositing it in the United
States mail, postage paid and properly addressed to the address of
the property owner on file with the county tax assessor-collector.
Sec. 231.309.  BOARD OF ADJUSTMENT.  (a)  The commissioners
court of a regulating county may provide for the appointment of a
board of adjustment.  In the zoning regulations adopted under this
subchapter, the commissioners court may authorize the board of
adjustment, in appropriate cases and subject to appropriate
conditions and safeguards, to make special exceptions to the terms
of the zoning regulations that are consistent with the general
purpose and intent of the regulations and in accordance with any
applicable rules contained in the regulations.
(b)  A board of adjustment must consist of five members to be
appointed for terms of two years.  The appointing authority may
remove a board member for cause on a written charge after a public
hearing.  The appointing authority shall fill a vacancy on the board
(c)  The board of adjustment shall adopt rules in accordance
with any order adopted under this subchapter.  Meetings of the board
are held at the call of the presiding officer and at other times as
determined by the board.  The presiding officer or acting presiding
officer may administer oaths and compel the attendance of
witnesses.  All meetings of the board are open to the public.
(d)  The board of adjustment shall keep minutes of its
proceedings that indicate the vote of each member on each question
or indicate that a member is absent or fails to vote.  The board
shall keep records of its examinations and other official actions.
The minutes and records shall be filed immediately in the board's
Sec. 231.310.  AUTHORITY OF BOARD OF ADJUSTMENT.  (a)  The
(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 subchapter or a
(2)  hear and decide special exceptions to the terms of
a zoning regulation when the regulation requires the board to do so;
(3)  authorize in specific cases a variance from the
terms of a zoning regulation if the variance is not contrary to the
public interest and, due to special conditions, a literal
enforcement of the regulation would result in unnecessary hardship,
and so that the spirit of the regulation is observed and substantial
(b)  In exercising its authority under Subsection (a)(1),
the board of adjustment may reverse or affirm, wholly or partly, 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, and for that
purpose the board has the same authority as the administrative
(c)  The concurring vote of four members of the board of
(1)  reverse an order, requirement, decision, or
determination of an administrative official;
(2)  decide in favor of an applicant on a matter on
which the board is required to pass under a zoning regulation; or
(3)  authorize a variation in a zoning regulation.
Sec. 231.311.  APPEAL TO BOARD OF ADJUSTMENT.  (a)  Any of
the following persons may appeal to the board of adjustment a
decision made by an administrative official:
(1)  a person aggrieved by the decision; or
(2)  an officer, department, board, or bureau of the
county or of a municipality affected by the decision.
(b)  The appellant must file with the board of adjustment and
the official from whom the appeal is taken a notice of appeal
specifying the grounds for the appeal.  The appeal must be filed
within a reasonable time as determined by board rule.  On receiving
the notice, the official from whom the appeal is taken shall
immediately transmit to the board all the papers constituting the
record of the action that is appealed.
(c)  An appeal stays all proceedings in furtherance of the
action that is appealed unless the official from whom the appeal is
taken certifies in writing to the board of adjustment 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
(d)  The board of adjustment shall set the date of the appeal
hearing not later than the 30th day after the date notice of appeal
is filed and shall give public notice of the hearing and due notice
to the parties in interest.  A party may appear at the appeal
hearing in person or by agent or attorney.  The board shall decide
the appeal within a reasonable time.
Sec. 231.312.  JUDICIAL REVIEW OF BOARD OF ADJUSTMENT
DECISION.  (a)  Any of the following persons may present to a court
of record a verified petition stating that the decision of the board
of adjustment is illegal wholly or partly and specifying the
(1)  a person aggrieved by a decision of the board;
(3)  an officer, department, board, or bureau of the
(b)  The petition must be presented within 10 days after the
date the decision is filed in the board of adjustment's office.
(c)  On the presentation of the petition, the court may grant
a writ of certiorari directed to the board of adjustment to review
the board's decision.  The writ must indicate the time within which
the board's return must be made and served on the petitioner's
attorney, which must be after 10 days and may be extended by the
court.  Granting of the writ does not stay the proceedings on the
decision under appeal, but on application and after notice to the
board, the court may grant a restraining order if due cause is
(d)  The board of adjustment's return must be verified and
must concisely state any pertinent and material facts that show the
grounds of the decision under appeal.  The board is not required to
return the original documents on which the board acted but may
return certified or sworn copies of the documents or parts of the
documents as required by the writ.
(e)  If at the hearing the court determines that testimony is
necessary for the proper disposition of the matter, it may take
evidence or appoint a referee to take evidence as directed.  The
referee shall report the evidence to the court with the referee's
findings of fact and conclusions of law.  The referee's report
constitutes a part of the proceedings on which the court shall make
(f)  The court may reverse or affirm, wholly or partly, or
modify the decision that is appealed.  The court may not assess
costs against the board of adjustment unless the court determines
that the board acted with gross negligence, in bad faith, or with
Sec. 231.313.  SPECIAL EXCEPTION.  (a)  If the commissioners
court of a regulating county does not provide for the appointment of
a board of adjustment under Section 231.309, a person aggrieved by a
zoning regulation or a zoning district boundary adopted under this
subchapter may petition the commissioners court.
(b)  The commissioners court shall adopt procedures
governing applications, notice, hearings, and other matters
relating to the grant of a special exception.
Sec. 231.314.  ENFORCEMENT; PENALTY; REMEDIES.  (a)  The
commissioners court of a regulating county may adopt orders to
enforce this subchapter, any order adopted under this subchapter,
(b)  A person commits an offense if the person violates this
subchapter, an order adopted under this subchapter, or a zoning
regulation.  An offense under this subsection is a misdemeanor,
punishable by fine, as provided by the commissioners court.  The
commissioners court may also provide civil penalties for a
(c)  If a building or other structure is erected,
constructed, reconstructed, altered, repaired, converted, or
maintained or if a building, other structure, or land is used in
violation of this subchapter, an order adopted under this
subchapter, or a zoning regulation, the appropriate county
authority, in addition to other remedies, may institute appropriate
(1)  prevent the unlawful erection, construction,
reconstruction, alteration, repair, conversion, maintenance, or
(2)  restrain, correct, or abate the violation;
(3)  prevent the occupancy of the building, structure,
(4)  prevent any illegal act, conduct, business, or use
Sec. 231.315.  CONFLICT WITH OTHER LAWS; EXCEPTIONS.  (a)  If
a zoning regulation adopted under this subchapter requires a
greater width or size of a yard, court, or other open space,
requires a lower building height or fewer stories for a building,
requires a greater percentage of lot to be left unoccupied, or
otherwise imposes higher standards than those required under
another statute or local order or regulation, the regulation
adopted under this subchapter controls.  If the other statute or
local order or regulation imposes higher standards, that statute,
(b)  This subchapter does not authorize the commissioners
court of a regulating county to require the removal or destruction
of property that exists at the time the court implements this
(c)  This subchapter, an order adopted under this
subchapter, or a zoning regulation does not apply to the location,
construction, maintenance, or use of central office buildings used
by a person engaging in providing telephone service to the public or
equipment used in connection with those buildings or as part of the
telephone system, as necessary to furnish telephone service to the
SECTION 2.  This Act takes effect September 1, 2025.