The City of Spring Valley Village, Texas located at 1025 Campbell Road, Houston, Texas, is a zoned City. You probably considered this fact very favorably in deciding to become a resident of the City. In fact, many people feel this a major consideration in their decision to live in the City of Spring Valley Village.
The City's Comprehensive Zoning Ordinance is an exercise of the legislative power granted to Texas cities by the state. In 1927, the Texas Legislature adopted statutes authorizing zoning for Texas municipalities. The purpose of zoning is protection of the public health, safety, and welfare. Zoning regulates the use of land and buildings in the City. As a creation of state law, zoning is governed by strict procedures.
The Board of Adjustment is an administrative body authorized by state law and City's Zoning Ordinance. Pursuant to this authorization, the Board of Adjustment has three major responsibilities: 1.) To authorize variances; 2.) To hear appeals from decisions (zoning related issues only) of the Building Official of the City, and 3.) To determine if special exceptions are authorized and required by the Zoning Ordinance. Taking any action related to or affecting this City's zoning regulations is not a matter undertaken lightly.
Members of the Board of Adjustment, and alternate Board members, are appointed by the City Council and serve on the Board for two years. They may be reappointed for additional terms of service.
A Board of Adjustment has no legislative authority to enact, amend, or alter the Zoning Ordinance - that power rests solely with the City Council. The Board of Adjustment conducts hearings and functions somewhat like a court of appeals. For example, if a citizen feels that literal interpretation of the Zoning Ordinance in their particular set of circumstances would result in unnecessary hardship, then the Board may be authorized to act to grant a variance from the terms of the Zoning Ordinance, so long as the Board determines that the variance is not contrary to the public interest; that there are special conditions applicable to the property, and it concludes that the spirit of the ordinance is observed and substantial justice is done. The burden of proof of the hardship rests with the individual, and a purely economic "hardship" alone is insufficient. A citizen also has a right to appeal to the Board if the citizen believes that a City official has interpreted the Zoning Ordinance erroneously.
A vote of four out of five Board members is required to grant a variance, decide an appeal, or take other action.
The Board meets the first Tuesday of every month, whenever hearings are requested. In order to schedule a hearing before the Board, a citizen must contact the City Secretary to file a request for the hearing and must pay the required fee - this fee offsets the costs of publication and notice of the hearing and the other administrative costs. The process of publishing and giving notice takes several weeks.
The City of Spring Valley Village has adopted the 2003 International Codes. including building, fire, residential, energy, mechanical, plumbing and fuel gas codes, as well as the 2005 National Electrical Code. The city enforces these codes and the technical standards they reference to obtain building permits or certificates of occupancy, compliance with the City of Spring Valley Village design standards and development codes.
The Texas Department of Licensing and Regulation (TDLR) must review commercial projects with a valuation greater than $50,000 for accessibility standards. [Texas Senate Bill No. 484] Contact TDLR at 800-803-9202. Building permit application will not be accepted for construction covered by this law unless TDLR verifies the required review.
Both commercial and residential projects must show compliance with the 2003 International Energy Conservation Code. [Texas Senate Bill No. 5]
NOTE: The CITY OF SPRING VALLEY will not conduct inspections or plan reviews for compliance with the energy code, therefore, it will be up to the contractor to obtain a third party inspection and plan review services. All plan review and inspections must be submitted to the permit division prior to cover up and prior to building final and a certificate of occupancy is issued.
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