What is Zoning?
Zoning is an instrument granted by the State of Texas which allows cities to develop in a comprehensive and coordinated manner. Zoning aids rational land utilization and economic provision of public facilities and services. In Corpus Christi, zoning ensures proper land use relationships; provides sufficient land area for each development type; and allows a change to heavier uses only in areas with adequate facilities and services, such as streets, schools, recreation areas, and utility systems. Zoning also directs new growth to appropriate areas and protects existing property and uses from incompatible adjacent development. The Corpus Christi Zoning Ordinance establishes the Zoning Regulations and Districts that have been made in accordance with a Comprehensive Plan for the city for the purpose of promoting Health, Safety, Morals or the General Welfare.
The Zoning Process
An application for a change of zoning requires two public hearings, one before the Planning Commission and one before the City Council. Please note that the Planning Commission and City Council may conduct their public hearings over one or more meetings. The applicant or representative should be present at the hearings.
All surrounding property owners within 200 feet of the area under consideration will be notified 10 days before the Planning Commission public hearing. The notice advises property owners of their right to appear and express their opinion at the hearing, or submit written comments on the requested change.
After considering all the facts presented at the public hearing, the Planning Commission will take an action that is a recommendation to the City Council. The zoning request will then be forwarded to the City Manager's Office to be scheduled for a City Council public hearing.
All surrounding property owners within 200 feet will be notified 15 days before the City Council public hearing. A notice will also be placed in the Caller-Times newspaper 15 days before the City Council hearing.
If written opposition totaling 20 percent or more of the land area within the 200-foot notification area is received, a ¾ vote majority of the City Council (seven of the nine Council members) is required to approve the request.
Applicants may withdraw an application (in writing) at any time during the process. If the application is withdrawn after the notices for the Planning Commission public hearing are mailed, the applicant is eligible for a refund of 35 percent of the filing fees. Applications withdrawn after the notices for the City Council public hearing are mailed are not eligible for a refund.
If an action on the application is made by the Planning Commission or City Council, no further applications for rezoning on all or part of the subject property may be considered for a period of 12 months unless a waiver is granted by the City Council.
As a general rule, the time period involved from the submission of a completed application to the passage of an ordinance is two months. This time period can vary depending on the complexity of the application and the number of cases currently on the docket.
NOTE: It is important to understand that approval of a change in zoning cannot be construed as amending the Building Code, Fire Code, or any other applicable ordinances.
