Oklahoma 2025 Regular Session

Oklahoma Senate Bill SB647 Compare Versions

Version 1 (Old)

Version 2 (New)

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3		-	SB647 HFLR Page 1
4		-	BOLD FACE denotes Committee Amendments. 1
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29		-	HOUSE OF REPRESENTATIVES - FLOOR VERSION
30		-
31	28		STATE OF OKLAHOMA
32	29
33	30		1st Session of the 60th Legislature (2025)
34	31
35	32		COMMITTEE SUBSTITUTE
36	33		FOR ENGROSSED
37	34		SENATE BILL NO. 647 By: Frix of the Senate
38	35
39	36		and
40	37
41	38		Stinson of the House
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45	44		COMMITTEE SUBSTITUTE
46	45
47	46		[ cities and towns - regulations – restrictions –
48	47		boundaries - requirements - legislative municipal
49	48		procedures - municipal governing body - municipal
50	49		zoning decisions - appeals - board of adjustment -
51	50		internal citations - public improvements - plats -
52	51		planning commission review - subdivision
53	52		regulations - determinations - basis - notice -
54	53		hearing - reasonable costs - effective date ]
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59	58		BE IT ENACTED BY THE PEOPLE OF THE STATE OF OKLAHOMA:
60	59		SECTION 1. AMENDATORY 11 O.S. 2021, Section 43 -105, is
61	60		amended to read as follows:
62	61		Section 43-105. A. Regulations, restrictions , and district
63	62		boundaries of municipalities may be amended, supplemented, changed,
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65		-	SB647 HFLR Page 2
66		-	BOLD FACE denotes Committee Amendments. 1
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91	89		modified, or repealed. The requirements of Section 43 -104 of this
92	90		title on public hearings and notice shall apply to all proposed
93	91		amendments or changes to regulations, restrictions , or district
94	92		boundaries.
95	93		B. Protests against proposed changes shall be filed at least
96	94		three (3) days before the date of the public hearings. If protests
97	95		are filed by the owners of:
98	96		1. the owners of twenty Twenty percent (20%) or more of the
99	97		area of the lots included in a proposed change ,; or
100	98		2. the owners of fifty Fifty percent (50%) or more of the area
101	99		of the lots within a three hundred (300) foot three-hundred-foot
102	100		radius of the exterior boundary of the territo ry included in a
103	101		proposed change;,
104	102		then the proposed change or amendment shall not become effective
105	103		except by the favorable vote of three -fourths (3/4) of all the
106	104		members of the municipal governing body where there are more than
107	105		seven members in the govern ing body, and by three -fifths (3/5)
108	106		favorable vote where there are seven or less fewer members in the
109	107		governing body.
110	108		C. While comprehensive plans may be utilized as a guide in the
111	109		decision-making process, determinations shall be made in light of
112	110		objective and relevant facts as well as by utilizing processes and
113	111		requirements outlined in the municipal code.
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115		-	SB647 HFLR Page 3
116		-	BOLD FACE denotes Committee Amendments. 1
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141	138		D. The notice and hearing provisions in Sections 43 -104 through
142	139		43-106 of this title, or as otherwise may be applicable, are
143	140		intended to provide member s of the public with a right to be heard,
144	141		explain how they think their interests are affected, and bring to
145	142		the attention of the governing body objective and relevant facts.
146	143		Information presented from the public that is neither objective or
147	144		relevant shall not be determinative in land use application
148	145		proceedings.
149	146		SECTION 2. AMENDATORY 11 O.S. 2021, Section 43 -109.1, is
150	147		amended to read as follows:
151	148		Section 43-109.1. A. Any suit to challenge any action,
152	149		decision, ruling, or order of the municipal governing body under the
153	150		provisions of this article shall be filed with the district court
154	151		within thirty (30) business days from the action, decision, ruling
155	152		or order.
156	153		B. Municipal zoning decisions are deemed valid unless the
157	154		challenging party proves the ordinance lacks a substantial relation
158	155		to the public health, safety, or general welfare of the public in
159	156		light of objective and relevant facts, or if a zoning decision
160	157		constitutes an unreasonable, arbitrary exercise of police power.
161	158		SECTION 3. AMENDATORY 11 O.S. 2021, Section 44 -110, is
162	159		amended to read as follows:
163	160		Section 44-110. A. An appeal from any action, decision,
164	161		ruling, judgment, or order of the board of adjustment may be taken
165	162
166		-	SB647 HFLR Page 4
167		-	BOLD FACE denotes Committee Amendments. 1
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192	188		by any person or persons who w ere entitled, pursuant to Section 44-
193	189		108 of this title, to mailed notice of the public hearing before the
194	190		board of adjustment, by any person or persons whose property
195	191		interests are directly affected by such action, decision, ruling,
196	192		judgment, or order of the board of adjustment, or by the governing
197	193		body of the municipality to the district court in the county in
198	194		which the situs of the municipality is located.
199	195		B. The appeal shall be taken by filing with the municipal clerk
200	196		and with the clerk of the board of adjustment, within the time
201	197		limits which may be fixed by ordinance, a notice of appeal. The
202	198		notice shall specify the grounds for the appeal. No bond or deposit
203	199		for costs shall be required for such appeal.
204	200		C. Upon filing the notice of appeal, the board o f adjustment
205	201		shall forthwith transmit to the court clerk the original, or
206	202		certified copies, of all papers constituting the record in the case,
207	203		together with the order, decision , or ruling of the board.
208	204		D. The appeal shall be heard and tried de novo in the district
209	205		court. All issues in any proceedings under this section shall have
210	206		preference over all other civil actions and proceedings.
211	207		E. 1. During the pendency of such an appeal, the effectiveness
212	208		of a decision of the board of adjustment shall not be su spended
213	209		unless a party applies to the district court for a stay pending the
214	210		district court's determination of the merits of the appeal. Notice
215	211		of such application shall be given by first class mail to all
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217		-	SB647 HFLR Page 5
218		-	BOLD FACE denotes Committee Amendments. 1
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243	238		parties, to the district court appeal , and to any applicant before
244	239		the board of adjustment. Upon filing of an application for stay in
245	240		the district court, all proceedings in furtherance of the action
246	241		appealed from shall be temporarily stayed pending the outcome of a
247	242		hearing regarding the stay, which shall be conducted within thirty
248	243		(30) days of application. The Court shall determine whether to
249	244		impose a stay by considering the following factors: (i)
250	245		a. the likelihood of success on the merits by the party
251	246		seeking to impose the stay, (ii)
252	247		b. irreparable harm to the property interests of the
253	248		party seeking to impose the stay if the stay is not
254	249		imposed, (iii)
255	250		c. relative effect on the other interested parties, and
256	251		(iv)
257	252		d. public policy concerns arising out of the imposition
258	253		of the stay.
259	254		2. If the court determin es to impose a stay, the court shall
260	255		require a bond or other security and such other terms as it deems
261	256		proper to secure the rights of the parties and compensate for costs
262	257		of delay. A bond or other security shall be posted within ten (10)
263	258		business days of the court's determination; provided, that a
264	259		municipal governing body shall not be required to post a bond.
265	260		Subject to subsection A of Section 990.3 of Title 12 of the Oklahoma
266	261		Statutes, a stay pursuant to this subsection shall automatically
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268		-	SB647 HFLR Page 6
269		-	BOLD FACE denotes Committee Amendments. 1
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294	288		dissolve after a judgment, decree, or final order resolving the
295	289		merits of the appeal is filed with the court clerk. Notwithstanding
296	290		any provision of law to the contrary, stays in appeals from the
297	291		board of adjustment to the district court shall be obtained only as
298	292		set forth in this section.
299	293		F. The district court may reverse or affirm, wholly or partly,
300	294		or modify the decision brought up for review. Costs shall not be
301	295		allowed against the board of adjustment unless it shall appear to
302	296		the district court that the board acte d with gross negligence or in
303	297		bad faith or with malice in making the decision appealed from. An
304	298		appeal shall lie from the action of the district court as in all
305	299		other civil actions. A party may obtain a stay of the enforcement
306	300		of the district court 's judgment, decree, or final order as provided
307	301		by Section 990.4 of Title 12 of the Oklahoma Statutes.
308	302		SECTION 4. AMENDATORY 11 O.S. 2021, Section 45 -104, is
309	303		amended to read as follows:
310	304		Section 45-104. A. Before final action may be ta ken by any
311	305		municipality or department thereof on the location, construction, or
312	306		design of any public building, statue, memorial, park, parkway,
313	307		boulevard, street, alley, playground, public ground, or bridge, or
314	308		the change in the location or grade of any st reet or alley, the
315	309		question shall be submitted to the planning commission for
316	310		investigation and report. Counties and school districts may be
317	311		exempted from the payment of a fee to obtain any license or permit
318	312
319		-	SB647 HFLR Page 7
320		-	BOLD FACE denotes Committee Amendments. 1
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345	338		required by a zoning, building, or similar ordi nance of a
346	339		municipality.
347	340		B. All plans, plats, or replats of land laid out in lots or
348	341		blocks, and the streets, alleys, or other portions of the same,
349	342		intended to be dedicated to public or private use, within the
350	343		corporate limits of a municipality, shall fi rst be submitted to the
351	344		municipal planning commission for its approval or rejection. Before
352	345		said the plans, plats, or replats shall be entitled to be recorded
353	346		in the office of the county clerk, they shall be approved by the
354	347		municipal governing body. It s hall be unlawful to offer and cause
355	348		to be recorded any such plan, plat, or replat in any public office
356	349		unless the same shall bear thereon, by endorsement or otherwise, the
357	350		approval of the municipal governing body. Any plat filed without
358	351		the endorsed approval of the municipal governing body shall not
359	352		import notice nor impose any obligation or duties on the
360	353		municipality. The disapproval of any such plan, plat, or replat by
361	354		the municipal governing body shall be deemed a refusal of the
362	355		proposed dedication sho wn thereon.
363	356		C. The municipal planning commission may exercise jurisdiction
364	357		over subdivision of land and adopt regulations governing the
365	358		subdivision of land within its jurisdiction. Any such regulations,
366	359		before they become effective, shall be approved by the municipal
367	360		governing body and shall be published as provided by law for the
368	361		publication of ordinances. Such regulations may include provisions
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370		-	SB647 HFLR Page 8
371		-	BOLD FACE denotes Committee Amendments. 1
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396	388		as to the extent to which streets and other ways shall be graded and
397	389		improved and to which water, sewer, and other utility mains, piping,
398	390		or other facilities shall be installed as a condition precedent to
399	391		the approval of the plat. The regulations may provide for a
400	392		tentative approval of the plat before such installation. Any such
401	393		tentative approval shall be revo cable for failure to comply with
402	394		commitments upon which the tentative approval was based and shall
403	395		not be entered on the plat. In lieu of the completion of any
404	396		improvements or utilities prior to the final approval of the plat,
405	397		the commission may accept an adequate bond with surety, satisfactory
406	398		to the commission, to secure for the municipality the actual
407	399		construction and installation of the improvements or utilities at a
408	400		time and according to specifications fixed by or in accordance with
409	401		the regulations of the commission, and further conditioned that the
410	402		developer will pay for all material and labor relating to the
411	403		construction of the improvements. The municipality may enforce said
412	404		such bond by all appropriate legal and equitable remedies. Nothing
413	405		in this section shall be construed as granting to any municipality
414	406		or planning commission the power to direct any public utility to
415	407		extend its services to any particular area.
416	408		D. Upon adoption of the regulations governing the subdivision
417	409		of land as provided in s ubsection C of this section, no plat or deed
418	410		or other instrument concerning the subdivision of land within the
419	411		corporate limits of a municipality shall be filed with the county
420	412
421		-	SB647 HFLR Page 9
422		-	BOLD FACE denotes Committee Amendments. 1
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447	438		clerk until it has been approved by the municipal planning
448	439		commission of that m unicipality in accordance with the officially
449	440		adopted regulations of subdivisions of that commission. If such
450	441		approval is needed, the approval shall be endorsed on the face of
451	442		the plat, or in the case of a deed or other instrument, in the form
452	443		of a special subdivision certificate. If the adopted regulations
453	444		exempt a certain subdivision of land from the approval requirement,
454	445		the municipal planning commission shall provide to the county clerk
455	446		an exemption statement to accompany the deed or instrument to be
456	447		filed.
457	448		E. A municipality which contains large areas of rural land not
458	449		served by water and sewer facilities by the municipality shall
459	450		authorize the use of private roadways in either platted or unplatted
460	451		areas and shall issue building permits to property ow ners whose
461	452		property is abutting upon the private roadways, without complying
462	453		with standards as provided for dedicated streets, subject to the
463	454		following conditions:
464	455		1. The private roadway easement shall be at least fifty (50)
465	456		feet in width; and
466	457		2. The property abutting upon the private roadway shall contain
467	458		not less than two (2) acres; provided, however, if the covenants of
468	459		the subdivision allow for Evapotranspiration Absorption Systems
469	460		evapotranspiration absorption systems or an Aerobic Wastewater
470	461		Treatment System aerobic wastewater treatment system , the property
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472		-	SB647 HFLR Page 10
473		-	BOLD FACE denotes Committee Amendments. 1
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498	488		abutting upon the private roadway may contain not less than one (1)
499	489		acre; and
500	490		3. The property shall be more than one -fourth (1/4) mile from
501	491		sewer and water facilities furnished by the municipalit y; and
502	492		4. The private roadway shall not be dedicated to the public but
503	493		reserved for future dedication and, until such future dedication,
504	494		shall be the private roadway of the owners of the abutting property;
505	495		and
506	496		5. The private roadway shall be maintained b y the owners of the
507	497		property within the subdivision; and
508	498		6. The municipality shall have no responsibility for the
509	499		maintenance or repair of the private roadway; and
510	500		7. If the property is platted, there shall be emblematized on
511	501		the face of the plat, clearl y conspicuous, a notice that the streets
512	502		and drives have not been dedicated to the public and that the
513	503		streets shall be maintained by the private property owners within
514	504		the subdivision. Said Such streets shall always be open to police,
515	505		fire, and other official vehicles of all state, federal, county, and
516	506		municipal agencies; and
517	507		8. Every deed shall clearly acknowledge that the roadway is
518	508		private and not maintained by the municipality; and
519	509		9. Prior to the sale of any parcel of land in the subdivision,
520	510		a conspicuous sign shall be posted at the entrance to the
521	511		subdivision: "Private roadway not maintained by __________ (the
522	512
523		-	SB647 HFLR Page 11
524		-	BOLD FACE denotes Committee Amendments. 1
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549	538		municipality)". At any time after the municipality permits the use
550	539		of said such private roadway, a petition of the owners of at least
551	540		sixty percent (60%) of the area of the land to improve and dedicate
552	541		the street shall bind all of the owners thereby to permanently
553	542		improve the street or roadway in compliance with the requirements of
554	543		the municipality; and
555	544		10. The planning commission may requ ire the developer of such
556	545		property to reserve appropriate utility easements for water, sewer,
557	546		and any other utility installations as may be required for present
558	547		and future development.
559	548		F. Municipal platting decisions are quasi -judicial in nature.
560	549		The planning commission and the governing body of a municipality
561	550		shall have reasonable discretion to determine the compliance of
562	551		preliminary and final plats with the municipality 's adopted
563	552		subdivision regulations and all applicable codes and ordinances. If
564	553		the planning commission and governing body determine the proposed
565	554		plat is in compliance with the adopted subdivision code, and meets
566	555		all applicable ordinances, and the governing body and planning
567	556		commission accept any proposed dedications, if applicable, the pl at
568	557		shall be approved.
569	558		G. While comprehensive plans may be utilized as a guide in the
570	559		decision-making process, determinations shall be made using
571	560		applicable objective and relevant facts as to proposed plats as well
572	561		as utilizing processes, standards, and re quirements outlined in the
573	562
574		-	SB647 HFLR Page 12
575		-	BOLD FACE denotes Committee Amendments. 1
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600	588		municipal code. Compliance with comprehensive plans shall not be a
601	589		requirement for plat approval.
602	590		H. In the case of a preliminary or final plat denial, if
603	591		requested by the applicant at the meeting on the vote, the city
604	592		shall identify on the record, or in the minutes of the meeting, the
605	593		basis for the denial, including at a minimum all of the applicable
606	594		objective and relevant facts upon which the denial is based.
607	595		I. The notice and hearing provisions in Sections 43 -104 through
608	596		43-106 of this title, or as otherwise may be applicable, are
609	597		intended to provide members of the public with a right to be heard,
610	598		explain how they think their interests are affected, and bring to
611	599		the attention of the governing body objective and relevant facts .
612	600		Information presented from the public that is neither objective or
613	601		relevant shall not be determinative in land use application
614	602		proceedings.
615	603		SECTION 5. This act shall become effective November 1, 2025.
616	604
617		-	COMMITTEE REPORT BY: COMMITTEE ON GOVERNMENT OVERSIGHT, dated
618		-	04/24/2025 - DO PASS, As Amended.
	605	+	60-1-13628 MJ 04/24/25
	606	+
	607	+