Land Use and Planning Department – Zoning Change
Zoning Change: Process and Procedure
All property in the City is assigned a zoning classification. Each zoning district allows certain land uses by-right, and other uses subject to Planning and Zoning Commission approval of a specific use permit. If it is determined that the desired use of a property is not allowed by its current zoning classification, the owner may apply for a zoning change.
Completed applications for zoning changes must be accompanied by:
- A completed application form; and,
- A statement of intended land use, typed in Word format, submitted both electronically, and via hard copy; and,
- A certified survey – Which includes the metes and bounds legal description of the subject property, if it is not platted; and,
- Certified copies from all taxing entities, showing taxes are current and paid in full; and,
- TWO (2) copies of the zoning map, indicating the location of the property of interest; and,
- TWO (2) copies of the county plat map, indicating the location of the property of interest; and,
- List of all property owners within two-hundred (200) feet of the property, and mailing fee for certified and regular mail to each party; and,
- Proof that property signage, according to the Zoning Ordinance, have been place at the entrance and on any abutting roadway, indicating a application for zoning change has been submitted; and,
- Payment of the application fee (below). The application fee is nonrefundable, and the amount is based upon the size of the property.
Application Fees for Zoning and Zoning Changes
$1,250.00 per acre, for first 5 acres PLUS
$300.00 per each additional acre above 5
$1,250 minimum to $12,500.00 maximum
*Based on the currently adopted schedule of fees. These fees are subject to change, by the City Council. Contact the City Hall for any amendments to these fees.
- Also, in cases where the applicant is not the owner of the property, a letter must be provided from the owner authorizing the applicant to act on their behalf.
Once all the aforementioned items have been properly submitted and accepted by the City Administrator, City Historic Preservation Officer and City Engineer, the zoning change hearing shall be scheduled for consideration at the next Planning and Zoning Commission meeting which is at least two(2) weeks from the date of application, and for final consideration by City Council at their next regular meeting following the Commission hearing. The three-week deadline is necessary to meet the minimum public notice requirements, which include publication in the local newspaper and letters sent to owners of property within two-hundred (200) feet of the proposed zoning change.
The applicant/owner will receive the same written public hearing notice that is mailed to surrounding property owners. The notice provides the times and dates of the Planning and Zoning Commission and City Council meetings. A map showing the location of the property in relation to surrounding streets and zoning boundaries is printed on the back of the notice.
A few days before the Planning and Zoning Commission public hearing, the applicant/owner will receive a copy of the meeting agenda and a copy of the staff report. The staff report summarizes the background information pertaining to the request, and generally contains a recommendation from the City Engineer and City Administrator. The recommendation may be based, in part, on whether or not the requested zoning classification is consistent with the future land use map of the City of Aurora Comprehensive Plan.
The applicant, owner, or other representative of the property shall attend the Planning and Zoning Commission meeting to explain their request and answer any questions the commissioners may have. After hearing from all persons who wish to speak either in favor of or in opposition to the proposed zoning change, and after receiving the staff’s recommendation, the Commission votes to recommend approval or denial. This vote is sent to City Council, for final approval.
The City Council hearing follows a similar format as the Planning and Zoning Commission. The Council’s vote is final, and may or may not follow the Commission’s and/or staff’s recommendations. In the case of approval, any pending permits may then be issued subject to compliance with all other applicable codes and ordinances. It is important to note; all changes are not in effect until the City Council issues its final decision. Likewise, permits cannot be issued for construction, demolition or any development activity, until the Council’s approval is finalized.
For most types of permits, inspections must be requested at specific stages of construction, and the facility may be occupied or used only after it passes a final inspection. In the case of new buildings, a certificate of occupancy is the last step in the process. If utilities are involved, this is when the temporary status is changed to permanent service.
The History of “Ned,” our Alien.
On April 17th,1897, local lore tells of a "cigar shaped" spaceship crashing into a windmill belonging to a local Judge, a man by the name of J.S. Proctor. The local towns people report discovering a deceased alien creature in the crash debris. The pilot of this craft was given "proper burial" in the Aurora Cemetery. A Texas Historic Monument briefly describes the event. Learn More ›