By: Workman H.B. No. 3091
A BILL TO BE ENTITLED
AN ACT
relating to uniformity of requirements of certain municipal
regulations to local permits, limitations on the application of
certain municipal regulations to local permits, and liability of a
political subdivision for a violation of certain laws relating to
local permits; providing for damages/penalties.
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:
SECTION 1. Section 245.002, Local Government Code, is
amended to read as follows:
Sec. 245.002. UNIFORMITY OF REQUIREMENTS.
(a) Each regulatory agency shall consider the approval,
disapproval, or conditional approval of an application for a permit
solely on the basis of any orders, regulations, ordinances, rules,
expiration dates, or other properly adopted requirements in effect
at the time:
(1) the original application for the permit is filed
for review for any purpose, including review for administrative
completeness; or
(2) a plan for development of real property or plat
application is filed with a regulatory agency.
(a-1) Rights to which a permit applicant is entitled under
this chapter accrue on the filing of an original application or plan
for development or plat application that gives the regulatory
agency fair notice of the project and the nature of the permit
sought. An application or plan is considered filed on the date the
applicant delivers the application or plan to the regulatory agency
or deposits the application or plan with the United States Postal
Service by certified mail addressed to the regulatory agency. A
certified mail receipt obtained by the applicant at the time of
deposit is prima facie evidence of the date the application or plan
was deposited with the United States Postal Service.
(b) If a series of permits is required for a project, the
orders, regulations, ordinances, rules, expiration dates, or other
properly adopted requirements in effect at the time the original
application for the first permit in that series is filed shall be
the sole basis for consideration of all subsequent permits required
for the completion of the project. All permits, and any revisions or
modifications thereto, required for the project are considered to
be a single series of permits. Preliminary plans and related
subdivision plats, site plans, and all other development permits
for land covered by the preliminary plans or subdivision plats are
considered collectively to be one series of permits for a project.
(c) After an application for a project is filed, a
regulatory agency may not shorten the duration of any permit
required for the project.
(d) Notwithstanding any provision of this chapter to the
contrary, a permit holder may take advantage of recorded
subdivision plat notes, recorded restrictive covenants required by
a regulatory agency, [or] a change to the laws, rules, regulations,
or ordinances of a regulatory agency that enhance or protect the
project, or a change to the zoning or property classification that
adds or alters allowable uses of the property related to the
project, including changes that lengthen the effective life of the
permit after the date the application for the permit was made,
without forfeiting any rights under this chapter.
(e) A regulatory agency may provide that a permit
application expires on or after the 45th day after the date the
application is filed if:
(1) the applicant fails to provide documents or other
information necessary to comply with the agency's technical
requirements relating to the form and content of the permit
application;
(2) the agency provides to the applicant not later
than the 10th business day after the date the application is filed
written notice of the failure that specifies the necessary
documents or other information and the date the application will
expire if the documents or other information is not provided; and
(3) the applicant fails to provide the specified
documents or other information within the time provided in the
notice.
(f) This chapter does not prohibit a regulatory agency from
requiring compliance with technical requirements relating to the
form and content of an application in effect at the time the
application was filed even though the application is filed after
the date an applicant accrues rights under Subsection (a-1).
(g) Notwithstanding Section 245.003, the change in law made
to Subsection (a) and the addition of Subsections (a-1), (e), and
(f) by S.B. No. 848, Acts of the 79th Legislature, Regular Session,
2005, apply only to a project commenced on or after the effective
date of that Act.
SECTION 2. Section 245.004, Local Government Code, is
amended to read as follows:
Sec. 245.004. EXEMPTIONS. This chapter does not apply to:
(1) a permit that is at least two years old, is issued
for the construction of a building or structure intended for human
occupancy or habitation, and is issued under laws, ordinances,
procedures, rules, or regulations adopting only:
(A) uniform building, fire, electrical,
plumbing, or mechanical codes adopted by a recognized national code
organization; or
(B) local amendments to those codes enacted
solely to address imminent threats of destruction of property or
injury to persons;
[(2) municipal zoning regulations that do not affect
landscaping or tree preservation, open space or park dedication,
property classification, lot size, lot dimensions, lot coverage, or
building size or that do not change development permitted by a
restrictive covenant required by a municipality;]
(32) regulations that specifically control only the
use of land in a municipality that does not have zoning and that do
not affect landscaping or tree preservation, open space or park
dedication, lot size, lot dimensions, lot coverage, or building
size;
(43) regulations for sexually oriented businesses;
(54) municipal or county ordinances, rules,
regulations, or other requirements affecting colonias;
(65) fees imposed in conjunction with development
permits;
(76) regulations for annexation that do not affect
landscaping or tree preservation or open space or park dedication;
(87) regulations for utility connections;
(98) regulations to prevent imminent destruction of
property or injury to persons from flooding that are effective only
within a flood plain established by a federal flood control program
and enacted to prevent the flooding of buildings intended for
public occupancy;
(109) construction standards for public works located
on public lands or easements; or
(1110) regulations to prevent the imminent destruction
of property or injury to persons if the regulations do not:
(A) affect landscaping or tree preservation,
open space or park dedication, lot size, lot dimensions, lot
coverage, building size, residential or commercial density, or the
timing of a project; or
(B) change development permitted by a
restrictive covenant required by a municipality.
SECTION 3. Section 245.006, Local Government Code, is
amended to read as follows:
Sec. 245.006. ENFORCEMENT OF CHAPTER.
(a) This chapter may be enforced [only] through mandamus or
declaratory or injunctive relief.
(b) A political subdivision's immunity from suit is waived
in regard to an action under this chapter. A political subdivision
is liable for actual damages, consequential damages, and attorneys'
fees related to a violation of this chapter.
SECTION 4. The change in law made by this Act applies to any
project in progress before or commenced after the effective date of
this Act or to a cause of action that accrues before, on, or after
the effective date of this Act.
SECTION 5. This Act takes effect September 1, 2013.