Coverage · Where we start
Hays County.
Unincorporated Hays County is where VALITER starts. There is no county zoning, but the county, the cities whose ETJs reach into it, the water providers and the state each hold part of the rulebook.
Who governs what
Several offices hold part of the rulebook.
Which ones apply depends on exactly where the parcel sits. We confirm that first, from the source.
| Who | What they decide |
|---|---|
| Hays County Development Services | Subdivision and platting, development authorizations, floodplain permits and on-site septic for land outside city limits. |
| Hays County Commissioners Court | Approves plats and, for commercial projects, on-site septic designs. Its agenda cycle can set the schedule. |
| Hays County Fire Marshal | Fire code review for buildings outside city limits, including fire flow and fire apparatus access. Larger buildings get third-party plan review. |
| Cities with an ETJ (such as Kyle, Buda, San Marcos) | Subdivision rules reach into the ETJ unless the land has been released. Development agreements can also apply. |
| Water and wastewater providers | Cities, special utility districts, water supply corporations and private utilities. The one holding the service area decides capacity and line extensions. |
| Groundwater conservation districts | Well permits and drought restrictions where a project relies on groundwater. |
| TCEQ | Edwards Aquifer protection plans over the recharge and contributing zones, and state rules for larger septic systems. |
| TxDOT | Driveway permits and traffic review on state highways and frontage roads. |
The usual path
Approvals a typical project meets here.
A common order for a commercial or small multifamily project. Your parcel and plan can add or remove steps.
- 1
Confirm jurisdiction
County only, or inside a city ETJ? Check for any ETJ release, annexation history and development agreements.
- 2
Confirm the legal lot
Many tracts were split by deed without a plat. The county may require a plat or replat before it issues permits.
- 3
Plat or replat, if needed
Reviewed by the county, approved by Commissioners Court. Road reservations from the county thoroughfare plan can apply here.
- 4
Floodplain and drainage
A county development authorization covers all development. Floodplain permits apply inside mapped flood hazard areas.
- 5
Water, wastewater and fire flow
A will-serve letter from the provider, a fire flow test, and on-site septic approval if there is no sewer.
- 6
Access
County driveway and culvert permit, or TxDOT on a state road. A traffic study only at higher trip counts.
- 7
Fire code review, then building
Fire marshal site and building review. Building code review outside cities is limited, so confirm what applies to your building.
What most often matters
The local constraints we check first.
ETJ status
Public maps can lag behind ETJ releases. Whose subdivision rules apply depends on the release document, not the map.
Jurisdiction and ETJ guideLegal lot and replat
Unplatted and part-lot tracts are common. A replat can bring in road reservations and easements.
Platting guideFire flow
The fire marshal sets the flow requirement. Rural mains are often small, so a pump or tank may be the answer.
Fire flow guideSeptic
Commercial on-site septic goes to Commissioners Court, and the county will not permit septic on a non-compliant tract.
Septic guideEdwards Aquifer
West of I-35, much of the county sits over the recharge or contributing zone, which brings TCEQ plans before construction.
Edwards Aquifer guideFloodplain
FEMA maps, preliminary maps and the county’s best available floodplain can disagree. We show all of them.
Floodplain guideGood to know
Things that catch people here.
General orientation, not advice for a specific site. Rules and maps change; confirm with the approving authority.
No zoning is not the same as no rules. Outside city limits there is no use zoning, but subdivision, floodplain, septic, fire code and road rules all apply, and a city ETJ can add its own subdivision rules.
Rules are being rewritten. The county has been working on a rewrite of its development regulations covering drainage, floodplain and water quality. We track pending changes and flag when a project could be caught by one.
Water is a provider question, not a map question. Holding a service area does not mean a line large enough to serve a commercial building is nearby. A line extension can be part of the deal.
The appraisal district city field is not jurisdiction. A parcel can show a city name for tax or mailing purposes and still sit outside that city.
Building here, or nearby?
Tell us the parcel and what you want to build. Requests from members decide where we go deeper next.
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