Mission City Zoning Code

ARTICLE VIII

- USE DISTRICTS AND CONDITIONAL USES6

Footnotes:

--- (6) ---

Cross reference— Signs permitted by zoning districts, § 86-151 et seq.

Section 1.35. - Use districts.

The City of Mission is hereby divided into 16 types of districts. The use and regulations shall be uniform in each district. These districts shall be known as:

AO-I Interim agricultural use district

AO-P Permanent open space district

R-1A Large lot single-family residential district

R-1 Single-family residential district

R-1T Townhouse residential district

R-2 Duplex-fourplex residential district

R-3 Multifamily residential district

R-4 Mobile home and modular home district

C-1 Office building district

C-2 Neighborhood commercial district

C-3 General business district

C-4 Heavy commercial district

C-5 Adoptive commercial district

I-1 Light industrial district

I-2 Heavy industrial district

PUD Planned unit development

(Ord. No. 1727, § 3, 4-12-1993)

Section 1.36. - AO-I interim agricultural use district.

[Purpose:] The interim agricultural use district is designed to promote orderly, timely, economical growth and to recognize current land use conditions. It is a reserved area in which the future growth of the city might occur. It is the intent of this district that agricultural land be held in that use for as long as is practical and reasonable. This zoning is suitable for areas where development is premature because of the lack of utilities, capacity, or service, or where the ultimate land use has not been determined.

Permitted uses:

Farming, ranching, related activities, and accessory uses including the owner's single-family dwelling plus any housing for employees working on the premises.

See chapter 86, signs.

City facilities.

Churches and related amenities.

Conditional uses (require use permits, see article X):

Single-family dwelling and accessory uses.

A mobile home on an unsubdivided tract of five acres or more.

Home occupations.

Broadcast towers for radio, television, or microwave.

Outdoor commercial recreation, excluding drive-in theaters.

Extraction activities.

Landing strips.

Facilities for the raising of animals including but not limited to, dog kennels and catteries, in accordance with all applicable City of Mission ordinances.

Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Nurseries for the raising of plants.

Bed and breakfast and event centers.

Household goods warehousing or storage in individually rented/leased storage units.

Reserved.

Cemeteries.

Fruit, vegetable, etc. sales which are grown on the premises. Section 1.48 must be met.

Telephone, radio, television and/or other communication towers.

Storage unit facilities.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

Any use of property that does not meet the required minimum lot size; front, side and rear yard dimension; and/or lot width; or exceeds the maximum height, building coverage or density per gross acre as required.

Area requirements:

Minimum lot area:

(1)

Internal lot: 43,560 square feet.

(2)

Corner lot: 43,560 square feet.

Minimum lot frontage on a public street:

(1)

Internal lot: 100 feet.

(2)

Corner lot: 100 feet.

Minimum lot depth: 200 feet.

Minimum depth of front setback: 40 feet.

Minimum depth of rear setback: ten feet.

Minimum width of side setback:

(1)

Internal lot: six feet.

(2)

Corner lot: ten feet.

Minimum distance from the public right-of-way to the entrance of a garage or enclosed carport, unless otherwise specified by the zoning board of adjustments: 18 feet.

Maximum building coverage as a percentage of lot area: N/A.

Maximum height of structures: 35 feet.*

*Where a structure exceeds the 35-foot height maximum, it shall be set back one additional foot for each foot above 35 feet.

Minimum number of off-street parking spaces required for:

(1)

One single-family dwelling unit: two.

(2)

All other uses: see off-street parking ordinance.

See article XIII, section 1.59, for further clarification, and exceptions and modifications.

(Ord. No. 1428, § 3, 11-9-1987; Ord. No. 1661, § 1, 3-23-1992; Ord. No. 1727, § 4, 4-12-1993; Ord. No. 2481, § 1, 9-27-1999; Ord. No. 2774, 8-26-2002; Ord. No. 2961, § 1, 9-27-2004; Ord. No. 3236, § 2, 4-9-2007; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4870, § 1, 11-25-2019; Ord. No. 5348, § 1(b), 7-24-2023; Ord. No. 5729, § 1, 10-14-2025)

Section 1.361. - AO-P permanent open space district.

Purpose: The permanent open space district is to be used for the following purposes:

To protect those areas that are unsuitable for development because of physical problems or potential health or safety hazards such as flooding. The usage of the land would be permanently restricted to low intensity agricultural uses until such time as the property is proven to be suitable for development and is rezoned.

To provide a permanent greenbelt or open space buffer around uses that might otherwise be objectionable or pose environmental or health hazards.

To protect and preserve natural habitats of wildlife and/or plant life that are deemed critical by the planning and zoning commission.

1A.

Pre-rezoning protocol/AO-P transition zoning process; to be activated and consummated when there is consideration for development.

As stated in section 1.361(1), AO-P property may transition to a more suitable and active form of development, but only upon appropriate examination of the tract's inherent low-lying elevations, and overall drainage/detention patterns; plus analyzing maintenance-friendly drainage solutions, among other redressive criteria, as developed by an applicants' engineers (licensed to practice in Texas).

No rezoning application on an AO-P tract will be processed unless and until the following measures have first been fully completed:

(1)

The applicant provides the name and contact information of the professional engineer to assess the AO-P tract's elevation, drainage issues, outfall location and method of interconnectivity, etc.

(2)

The applicant or his/her engineering representative provides a sealed engineering report that will include, but not be limited to, the AO-P tract's land use intent, impermeable percentage of full build-out assumptions, realistic detention areas (location, depth, maintenance feasibility), outfall location, etc.

(3)

The applicant and his/her engineering representative must meet with the city's engineering and planning staff to summarize the development, the drainage issues discovered, and disclose any other drainage challenges with realistic/viable solutions to resolve them. The planning staff will record or produce notes of the meeting(s) that may, at the appropriate time, be provided with any other write-up material to the reviewing bodies for their consideration.

(4)

The city's engineering and planning staff shall confer privately to assess the applicant's proposed development, their drainage overview and solutions, and ultimately, to determine if sufficient examination was professionally provided or not. Of course, the city manager's office may also be involved at this juncture of discussion to further discuss the merits of the AO-P site's drainage, its possible development and its repercussions, etc.

(5)

After the process in number (4) above is completed, and if the determination is made that proper engineering analysis was made to address and resolve the AO-P tract's drainage and low-lying issues, then the rezoning application may be processed through the required public hearing protocol. At this time, planning staff will alert the applicant and the engineering representative of the city's determination, and mandate the applicants' engineer to attend the city's meetings in order to address and respond to any questions or comments incidental to such a possible rezoning and its development, especially in regard to its drainage issues.

(6)

In regard to the rezoning process, if the AO-P tract is indeed rezoned, this policy firmly recommends that the city council condition its approval subject to having the current (low-lying) flood zone of the subject site re-designated to another more appropriate flood insurance rate map (FIRM) flood zone through FEMA's normal processes, e.g., letter of map revision (LOMR), etc.

(7)

If the rezoning is (conditionally) 'approved' as cited in (6) above, but there is no official flood zone redesignation within 18 months of the city council's action, then the zoning of the subject tract shall revert back to AO-P. A sunset provision (reversionary clause) on the AO-P tract's applicable zoning ordinance shall indicate this.

(8)

Should the AO-P zone be reverted to its original standing after the 18-month tenure, it is declared that nothing will impede the applicant or interested others from reinstigating the rezoning process through a new rezoning application; if so, the engineering analytical process shall be reactivated anew.

(9)

It is clearly declared that the applicant will be informed of this entire policy; thus, he/she shall understand the risk of investing in the analytical process with no guarantee that their efforts will result in a favorable rezoning outcome. The City of Mission's staff, advisory commission members, and elected officials shall not be personally or professionally obligated or influenced by the prospective developer's extent of monetary investment in the AO-P tract's feasibility assessment. If the engineering reports' findings and solutions are deemed acceptable, the City of Mission will not be bound by said reports' findings on whether to rezone the AO-P tract or not; but such rezoning consideration shall be based, as always, on sound planning principles, area land uses, area zoning districts, future land use map designation or prospective FLUM redesignation, development patterns in the general area, and ultimately what is in the city's best interest to secure and magnify the health, safety, and general welfare of area property owners, pursuant to section 1.31 of this zoning code; as well as being cognizant of what may be a viable and save living environment for the potential future property owners (of the subject tract).

(10)

The City of Mission shall not be responsible, partially or otherwise, for any of the private engineering analysis mandated by this policy. The cost and risk is entirely and wholly upon the applicant(s).

Permitted uses:

Farming, ranching, related activities, and accessory uses including the owner's single-family dwelling plus any housing for employees working on the premises.

See chapter 86, signs.

City facilities.

Churches and related amenities.

Conditional uses (require use permits, see article X):

Single-family dwelling and accessory uses.

A mobile home on an unsubdivided tract of five acres or more.

Home occupations.

Broadcast towers for radio, television, or microwave.

Outdoor commercial recreation, excluding drive-in theaters.

Extraction activities.

Landing strips.

Facilities for the raising of animals including, but not limited to, dog kennels and catteries, in accordance with all applicable City of Mission ordinances.

Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Nurseries for the raising of plants.

Reserved.

Fruit, vegetable, etc. sales which are grown on the premises. Section 1.48 must be met.

Telephone, radio, television and/or other communication towers.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

Area requirements:

Minimum lot area:

(1)

Internal lot: 43,560 square feet.

(2)

Corner lot: 43,560 square feet.

Minimum lot frontage on a public street:

(1)

Internal lot: 100 feet.

(2)

Corner lot: 100 feet.

Minimum lot depth: 200 feet.

Minimum depth of front setback: 40 feet.

Minimum depth of rear setback: ten feet.

Minimum width of side setback:

(1)

Internal lot: six feet.

(2)

Corner lot: ten feet.

Minimum distance from the public right-of-way to the entrance to a garage or enclosed carport, unless otherwise approved by the zoning board of adjustments: 18 feet.

Maximum building coverage as a percentage of lot area: N/A.

Maximum height of structures: 35 feet.*

*Where a structure exceeds the 35-foot height maximum, it shall be set back one additional foot for each foot above 35 feet.

Minimum number of off-street parking spaces required for:

(1)

One single-family dwelling unit: two.

(2)

All other uses: see off-street parking ordinance.

See article XIII, section 1.59, for further clarification, and exceptions and modifications.

(Ord. No. 1661, § 1, 3-23-1992; Ord. No. 1727, § 5, 4-12-1993; Ord. No. 2481, § 1, 9-27-1999; Ord. No. 2774, 8-26-2002; Ord. No. 2961, § 1, 9-27-2004; Ord. No. 3236, § 2, 4-9-2007; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4870, § 2, 11-25-2019; Ord. No. 5081, § 1, 9-13-2021)

Section 1.37. - R-1A large lot single-family residential district.

[Purpose:] The large lot single-family residential district is established for the following purposes:

To provide sufficient space in appropriate locations for residential development to meet the present and future housing needs of the city, with allowance for a diversity of sites.

To protect residential areas against pollution, environmental hazards, and other objectionable influences.

To protect residential areas, as far as possible, against heavy and through traffic.

To protect residential areas against congestion, as far as possible, by managing the density of population in and around them; by providing for off-street parking spaces; and by providing open areas for rest and recreation and to break the monotony of continuous building bulk, thus providing a more desirable environment for urban living.

To provide for privacy and access of light and air to windows, as far as possible, through controls over the spacing and height of buildings and other structures.

To promote the most desirable use of land and direction of building development not in conflict with the comprehensive plan of the City of Mission; to promote stability of residential development; to protect the character of the district; to conserve the value of land and buildings; and to protect the city's tax base.

To promote the most efficient use of city facilities and services.

Permitted uses:

One single-family dwelling unit per lot.

See chapter 86, signs.

One portable building not more than three percent of the lot's net square footage used for either storage, hobby or other similar accessory uses.

An accessory use customarily related to a principal use authorized in this district. Furthermore, any non-living accessory structure such as a carport or a garage, whether as an addition or as a detached building, shall not exceed 800 square feet, and shall not exceed 15 feet in total height as measured to the top of its roof. No carport, whether temporary or not, shall have a roof composed of tarp or canvas. Fabric-like material will be allowed with the stipulation that it has to be maintained at all times.

Churches and related amenities.

Temporary sales office for the sale of lots.

Conditional uses (require use permits, see article X):

Amusement parks, circus or carnival grounds, commercial amusement or recreation developments or tents or other temporary structures used for temporary purposes.

Planned unit developments, excluding industrial uses.

Home occupations.

Associated recreation.

Guesthouses, or separate servant quarters.

A mobile home on an unsubdivided tract of five acres or more.

Portable buildings larger than three percent of the affected lot's net square footage. No second "portable building" shall be permitted without obtaining a conditional use permit.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Parking facilities for nonresidential uses.

Bed and breakfast facility.

Storage in individually rented/leased storage units where the subject property must be a minimum of five gross acres, and abut commercially zoned property which fronts at least a minor arterial.

Telephone, radio, television, and/or other communication towers.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

On- and off-premises signs, portable signs, animated or illuminated signs.

Area requirements:

Minimum lot area:

(1)

Internal lot: 7,800 square feet.

(2)

Corner lot: 8,400 square feet.

Maximum number of single-family dwellings per lot: one.

Minimum lot frontage on a public street:

(1)

Internal lot: 65 feet.

(2)

Corner lot: 70 feet.

Minimum lot depth: 120 feet.

Minimum depth of front setback: 20 feet.

Minimum depth of rear setback: ten feet.

Minimum width of side setback:

(1)

Internal lot: six feet.

(2)

Corner lot: ten feet.

Minimum distance from the public right-of-way to the entrance to a garage or enclosed carport, unless otherwise approved by the zoning board of adjustments: 18 feet.

Maximum building coverage as a percentage of lot area: N/A.

Maximum height of structures: 35 feet.*

*Where a structure exceeds the 25 feet in height, it shall be set back one additional foot for each foot above 25 feet, not to exceed the 35-foot maximum.

Minimum number of off-street parking spaces required for:

(1)

One single-family dwelling unit: two.

(2)

All other uses: see off-street parking ordinance.

See article XIII, section 1.59, for further clarification, and exceptions and modifications.

(Ord. No. 1390, § 5, 1-26-1987; Ord. No. 1428, §§ 4, 6, 11-9-1987; Ord. No. 1661, § 1, 3-23-1992; Ord. No. 1727, § 2, 4-12-1993; Ord. No. 1934, § 2, 2-13-1995; Ord. No. 2190, § 1, 3-31-1997; Ord. No. 2385, §§ 1, 2, 1-11-1999; Ord. No. 2419, §§ 1, 2, 4-12-1999; Ord. No. 2706, § 1, 12-10-2001; Ord. No. 2729, §§ 1, 2, 2-25-2002; Ord. No. 2774, 8-26-2002; Ord. No. 2811, § 1, 2-10-2003; Ord. No. 2961, § 1, 9-27-2004; Ord. No. 3574, § 1, 8-23-2010; Ord. No. 3800, § 1, 7-23-2012; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4044, § 1, 12-16-2013; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 5208, § 1, 8-8-2022; Ord. No. 5627, § 1, 4-28-2025; Ord. No. 5814, § I, 5-12-2026)

Section 1.371. - R-1 single-family residential district.

[Purpose:] The single-family residential district is established for the following purposes:

To provide sufficient space in appropriate locations for residential development to meet the present and future housing needs of the city, with allowance for a diversity of sites.

To protect residential areas against pollution, environmental hazards, and other objectionable influences.

To protect residential areas, as far as possible, against heavy and through traffic.

To provide for privacy and access of light and air to windows, as far as possible, through controls over the spacing and height of buildings and other structures.

To promote the most efficient use of city facilities and services.

Permitted uses:

One single-family dwelling per lot, and accessory uses.

See chapter 86, signs.

One portable building not more than three percent of the lot's net square footage used for either storage, hobby or other similar accessory uses.

Churches and related amenities.

Temporary sales office for the sale of lots.

Conditional uses (require use permits, see article X):

Planned unit developments, excluding industrial uses.

Home occupations.

Associated recreation.

Guesthouses, or separate servant quarters.

A mobile home on an unsubdivided tract of five acres or more.

Portable buildings larger than three percent of the affected lot's net square footage. No second "portable building" shall be permitted without obtaining a conditional use permit.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Parking facilities for nonresidential uses; also other nonresidential facilities such as internal sidewalks, benches, and gazebos.

Amusement parks, circus and carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Bed and breakfast facility.

A replacement mobile home for a particular applicant. Once ownership changes, any awarded CUP is null and void.

Telephone, radio, television, and/or other communication towers.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

On- and off-premises signs, portable signs, animated or illuminated signs.

A recreational vehicle, which includes travel trailers, pickup coaches, motor homes, dependent trailers, or self-contained trailers, that are 34 feet or longer shall not be parked or stored within the front yard area inclusive of any paved driveway; it is further asserted that such recreational vehicles shall not be parked alongside any public or private street unless it is for temporary loading or unloading which must be completed within 48 continuous hours.

Area requirements:

Minimum lot area:

(1)

Internal lot: 5,000 square feet.

(2)

Corner lot: 5,500 square feet.

Maximum number of single-family dwellings per lot: one.

Minimum lot frontage on a public street:

(1)

Internal lot: 50 feet.

(2)

Corner lot: 55 feet.

Minimum lot depth: 100 feet.

Minimum depth of front setback: 20 feet.

Minimum depth of rear setback: ten feet.

Minimum width of side setback:

(1)

Internal lot: six feet.

(2)

Corner lot: ten feet.

Minimum distance from the public right-of-way to the entrance to a garage or enclosed carport, unless otherwise approved by the zoning board of adjustments: 18 feet.

Maximum building coverage as a percentage of lot area: N/A.

Maximum height of structures: 35 feet.*

*Where a structure exceeds the 25 feet in height, it shall be set back one additional foot for each foot above 25 feet, not to exceed the 35-foot maximum.

Minimum number of off-street parking spaces required for:

(1)

One single-family dwelling unit: two.

(2)

All other uses: see off-street parking ordinance.

See article XIII, section 1.59, for further clarification, and exceptions and modifications. See contingency protocol policy in the exceptions and modifications provision for possible situational setback adjustment(s).

(Ord. No. 1390, §§ 5, 6, 1-26-1987; Ord. No. 1428, §§ 4, 5, 11-9-1987; Ord. No. 1636, § 1, 9-9-1991; Ord. No. 1661, § 1, 3-23-1992; Ord. No. 1727, § 2, 4-12-1993; Ord. No. 1934, § 2, 2-13-1995; Ord. No. 2190, § 2, 3-31-1997; Ord. No. 2385, § 2, 1-11-1999; Ord. No. 2406, § 1, 3-8-1999; Ord. No. 2729, §§ 1, 2, 2-25-2002; Ord. No. 2774, 8-26-2002; Ord. No. 2811, § 1, 2-10-2003; Ord. No. 2961, § 1, 9-27-2004; Ord. No. 3557, 4-26-2010; Ord. No. 3574, § 1, 8-23-2010; Ord. No. 3663, § 1, 8-8-2011; Ord. No. 3800, § 1, 7-23-2012; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4044, § 1, 12-16-2013; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4849, § 1, 10-14-2019; Ord. No. 4962, § 1, 10-26-2020; Ord. No. 5080, § 1, 9-13-2021; Ord. No. 5208, § 1, 8-8-2022; Ord. No. 5627, § 1, 4-28-2025; Ord. No. 5814, § I, 5-12-2026)

Section 1.372. - R-1T townhouse residential district.

[Purposes:] The townhouse residential district is established for the following purposes:

To provide adequate space and site diversification for medium-density residential development where adequate streets and other community facilities are available for present and future needs.

To protect residential areas against pollution, environmental hazards, and other objectionable influences.

To protect residential areas, as far as possible, against heavy traffic.

To manage the density of population and protect against congestion by providing for off street parking spaces and by requiring the provision of open space in residential areas in order to open areas for rest and recreation and to break the monotony of continuous building bulk, thus providing a more desirable environment for urban living.

To provide for privacy and access of light and air to windows, as far as possible, through controls over the spacing and height of buildings and other structures.

To promote the most efficient use of city facilities and services.

Permitted uses:

Any use permitted in R-1 district. Structures must meet the requirements of the R-1 district.

One townhouse per lot.

One portable building per lot to be not more than 140 square feet used for either storage, hobby or other similar accessory uses.

Townhouse condominiums and accessory uses subject to provisions of this section and all other applicable codes and ordinances regulating townhouse construction. All townhouse condominium site plans shall be reviewed by the planning and zoning commission in accordance with section 1.39, subsection 6.

See chapter 86, signs.

Churches and related amenities.

Conditional uses in all R-1T districts (require use permits, see article X):

Planned unit developments, excluding industrial uses.

Home occupations.

Associated recreation and/or community clubs.

Guesthouses or separate servant's quarters.

A mobile home on an unsubdivided tract of five acres or more.

Amusement parks, circus and carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the city.

Portable buildings larger than 140 square feet. No second "portable building" shall be permitted without obtaining a conditional use permit.

Parking facilities for nonresidential uses.

One "0 foot lot-line" or "patio home" per lot.

Telephone, radio, television, and/or other communication towers.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

Area requirements:

Minimum lot area:

(1)

Internal lot: 2,000 square feet.

(2)

Corner lot: 2,400 square feet.

Maximum number of single-family dwelling units per lot: Townhouse: one townhouse condominium; 12 units/net acre of lot.

Minimum lot frontage on a public street:

(1)

Internal lot: 25 feet.

(2)

Corner lot: 30 feet.

Minimum lot depth: 80 feet.

Minimum depth of front setback: 18 feet.

Minimum depth of rear setback: ten feet.

In no instance shall a structure or any part thereof, including eaves, encroach upon an adjacent lot or cross a platted lot line.

Minimum width of side setback:

(1)

Internal lot: six feet.

(2)

Corner lot: ten feet.

Townhouses separated by firewalls meeting the requirements of the building code may build to the property line where such structures abut. In no instance shall a structure or any part thereof, including eaves, encroach upon an adjacent lot or cross a platted line.

Minimum distance from the public right-of-way to the entrance to a garage or enclosed carport, unless otherwise approved by the zoning board of adjustments: 18 feet.

Maximum building coverage as a percentage of lot area: N/A.

Maximum height of structures: 35 feet.*

*Where a structure exceeds the 25 feet in height, it shall be set back one additional foot for each foot above 25 feet, not to exceed the 35-foot maximum.

Minimum number of off-street parking spaces required for:

(1)

One single-family dwelling unit: two.

(2)

All other uses: see off-street parking ordinance.

See article XIII, section 1.59, for further clarification, and exceptions and modifications.

(Ord. No. 1185, § 2, 8-23-1982; Ord. No. 1390, §§ 5, 6, 1-26-1987; Ord. No. 1428, §§ 4, 5, 11-9-1987; Ord. No. 1661, § 1, 3-23-1992; Ord. No. 1676, § 1, 6-8-1992; Ord. No. 2385, §§ 1, 2, 1-11-1999; Ord. No. 2729, §§ 1, 2, 2-25-2002; Ord. No. 2774, 8-26-2002; Ord. No. 2811, § 1, 2-10-2003; Ord. No. 2840, §§ 1(1.372-2(c)), 2(1.372-3(h)), 6-9-2003; Ord. No. 2961, § 1, 9-27-2004; Ord. No. 3574, § 1, 8-23-2010; Ord. No. 3800, § 1, 7-23-2012; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 5208, § 1, 8-8-2022; Ord. No. 5627, § 1, 4-28-2025; Ord. No. 5814, § I, 5-12-2026)

Section 1.38. - [R-2] Duplex-fourplex residential district.

[Purpose:] The duplex-fourplex residential district is established for the following purposes:

To provide adequate space and site diversification for medium-density residential development where adequate streets and other community facilities are available for present and future needs.

To protect residential areas against pollution, environmental hazards, and other objectionable influences.

To protect residential areas, as far as possible, against heavy traffic.

To manage the density of population and protect against congestion by providing for off-street parking spaces and by requiring the provision of open space in residential areas in order to open areas for rest and recreation and to break the monotony of continuous building bulk, thus providing a more desirable environment for urban living.

To provide for privacy and access of light and air to windows, as far as possible, through controls over the spacing and height of buildings and other structures.

To promote the most efficient use of city facilities and services.

Permitted uses:

One single-family dwelling. Structures must meet the requirements of the R-1 district.

One duplex-fourplex on a lot.

Two to four attached units (townhouses) each on an individual lot and which meet the requirements of the R-1T district.

One duplex-fourplex (two to four attached units) condominium on a lot.

Parking lots for multifamily residential use.

See chapter 86, signs.

One portable building not more than three percent of the lot's net square footage used for either storage, hobby or other similar accessory uses.

Churches and related amenities.

Temporary sales office for the sale of lots.

Conditional uses (require use permits, see article X):

Planned unit developments, excluding industrial uses.

A mobile home on an unsubdivided tract of five acres or more.

Home occupations.

Associated recreation.

Guesthouses, garage apartments, or separate servant's quarters.

Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Portable buildings larger than three percent of the affected lot's net square footage. No second "portable building" shall be permitted without obtaining a conditional use permit.

Parking facilities for nonresidential uses.

Bed and breakfast facility.

The complimentary offering of alcoholic beverages for on-site consumption may be permitted within city-owned buildings for a social and/or cultural event that is associated with a charitable or civic organization.

Telephone, radio, television, and/or other communication towers.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

On- and off-premises signs, portable signs, animated or illuminated signs.

Area requirements:

Single-family detached units shall meet the area requirements of the R-1 district.

Townhouses shall meet the area requirements of the R-1T district.

Minimum lot area:

(1)

Internal lot, single-family and duplex usage: 6,000 square feet.

(2)

Internal lot, triplex usage: 6,700 square feet.

(3)

Internal lot, fourplex usage: 7,800 square feet.

(4)

Corner lot, single-family and duplex usage: 6,700 square feet.

(5)

Corner lot, triplex usage: 7,500 square feet.

(6)

Corner lot, fourplex usage: 8,200 square feet.

Maximum number of residential structures per lot: one.

Minimum lot frontage on a public street:

(1)

Internal lot: 50 feet.

(2)

Corner lot: 60 feet.

Minimum lot depth: 100 feet.

Minimum depth of front setback: 20 feet.

Minimum depth of rear setback: ten feet.

Minimum width of side setback:

(1)

Internal lot: six feet.

(2)

Corner lot: ten feet.

Townhouses separated by firewalls meeting the requirements of the building code may build to the property line where such structures abut.

Minimum distance from the public right-of-way to the entrance to a garage or enclosed carport, unless otherwise approved by the zoning board of adjustments: 18 feet.

Maximum building coverage as a percentage of lot area: 50 percent of lot area.

Minimum amount of permanent landscaped open space: ten percent of lot area.

Maximum height of structures: 35 feet.*

*Where a structure exceeds 25 feet in height, it shall be set back one additional foot for each foot above 25 feet, not to exceed the 35-foot maximum.

Reserved.

Minimum number of paved parking spaces required for:

(1)

Each residential dwelling unit: two spaces.

(2)

All other uses: see off-street parking ordinance. Parking spaces for fourplexes must be striped.

See article XIII, section 1.59 for further clarification, and exceptions and modifications. See contingency protocol policy in the exceptions and modifications provision for possible situational setback adjustment(s).

(Ord. No. 1390, §§ 5, 6, 1-26-1987; Ord. No. 1428, §§ 4, 5, 11-9-1987; Ord. No. 1661, § 1, 3-23-1992; Ord. No. 1727, § 2, 4-12-1993; Ord. No. 1934, § 2, 2-13-1995; Ord. No. 2385, §§ 1, 2, 1-11-1999; Ord. No. 2729, §§ 1, 2, 2-2-2002; Ord. No. 2774, 8-26-2002; Ord. No. 2811, § 1, 2-10-2003; Ord. No. 2961, § 1, 9-27-2004; Ord. No. 3436, § 3, 1-26-2009; Ord. No. 3574, § 1, 8-23-2010; Ord. No. 3800, § 1, 7-23-2012; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4044, § 1, 12-16-2013; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 5080, § 1, 9-13-2021; Ord. No. 5208, § 1, 8-8-2022; Ord. No. 5814, § I, 5-12-2026)

Section 1.39. - R-3 multifamily residential district.

[Purpose:] The multifamily residential district is established for the following purposes:

To provide adequate space and site diversification for higher-density residential development where adequate streets and other community facilities are available for present and future needs.

To protect residential areas against pollution, environmental hazards, and other objectionable influences.

To protect residential areas, as far as possible, against heavy traffic.

To provide for privacy and access of light and air to windows, as far as possible, through controls over the spacing and height of buildings and other structures.

To promote the most efficient use of city facilities and services.

Permitted uses:

One single-family dwelling per lot. Structures must meet the requirements of the R-1 district.

One duplex-fourplex per lot. Structures must meet requirements of the R-2 district.

Apartments.

Condominiums.

One townhouse per lot. Structures must meet requirements of R-1T district.

Parking lots for multifamily residential use.

See chapter 86, signs.

One portable building not more than three percent of the lot's net square footage used for either storage, hobby or other similar accessory uses.

An accessory use customarily related to a principal use authorized in this district, except guesthouses.

Temporary sales office for the sale of lots.

Churches and related amenities.

Conditional uses (require use permits, see article X):

Planned unit developments, excluding industrial uses.

Home occupations.

Associated recreation.

Guesthouses.

A mobile home on an unsubdivided tract five acres or more.

Boardinghouses.

Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Portable buildings larger than three percent of the affected lot's net square footage. No second "portable building" shall be permitted without obtaining a conditional use permit.

Parking facilities for nonresidential uses.

Household goods, warehousing or storage in individually rented/leased storage units.

Bed and breakfast facility.

Telephone, radio, television, and/or other communication towers.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

On- and off-premises signs, portable signs, animated or illuminated signs.

Area requirements:

Single-family dwelling units shall meet the requirements of the R-1 district. Only one single-family residential structure will be allowed per lot.

Townhouses shall meet the requirements of the R-1T district. Only one townhouse will be allowed per lot.

Minimum lot area:

(1)

Internal lot: 7,000 square feet.

(2)

Corner lot: 8,000 square feet.

Maximum number of dwelling units per lot:

(1)

Zero-bedroom or efficiency dwelling units: 1,000 square feet of lot area per unit.

(2)

One-bedroom dwelling units: 1,250 square feet of lot area per unit.

(3)

Two-bedroom dwelling units: 1,500 square feet of lot area per unit.

(4)

Three- or more bedroom dwelling units: 1,750 square feet of lot area per unit. To determine the permitted number of dwelling units in the R-3 district, divide the area of the parcel in question by the "minimum lot area per dwelling unit." The resulting quotient is the maximum number of dwelling units permitted.

i.e.: 80 feet × 120 feet lot = 9,600 feet.

9,600 square feet of lot area ° 1,000 square feet = 9.6 efficiency apartments. The maximum number on 9,600 square foot lot = 9 efficiencies.

9,600 square feet of lot area ° 1,250 square feet = 7 one bedroom apartments.

9,600 square feet of lot area ° 1,500 square feet = 6 two-bedroom apartments.

9,600 square feet of lot area ° 1,760 square feet = 5 three-bedroom apartments.

Maximum density per acre:

(1)

Zero-bedroom or efficiency dwelling units: 43 dwelling units per net acre.

(2)

One-bedroom dwelling units: 34 dwelling units per net acre.

(3)

Two-bedroom dwelling units: 29 dwelling units per net acre.

(4)

Three- or more bedroom dwelling units: 24 dwelling units per net acre.

Minimum lot frontage on a public street:

(1)

Internal lot: 70 feet.

(2)

Corner lot: 80 feet.

Minimum lot depth: 100 feet.

Minimum depth of front setback: 20 feet.

Minimum depth of rear setback*: ten feet.

*Unenclosed carports may be built up to within five feet of any property line that abuts an alley in an R-3 district.

Minimum width of side setback:

(1)

Internal lot: six feet.

(2)

Corner lot: ten feet.

Minimum distance from the public right-of-way to the entrance to a garage or enclosed carport, unless otherwise approved by the zoning board of adjustments: 18 feet.

Maximum building coverage as a percentage of lot area: 50 percent.

Minimum amount of permanent, landscaped open space: ten percent.

Maximum height of structure: 25 feet.*

*Where a structure exceeds 25-foot height maximum, it shall be set back one additional foot for every two feet above 25 feet.

Minimum number of paved, striped off-street parking spaces required for:

(1)

Two off-street parking spaces shall be required for each apartment.

See article XIII, section 1.59 for modifications and exceptions.

Required conditions:

Any owner, builder, or developer of a multiple-family, condominium or townhouse dwelling complex of five units or more on a single lot or parcel, or five or more single-family townhouse attached units, shall submit to the planning and zoning commission for a review, the site and building plan for the proposed development. The contents of this site plan shall contain drawings to scale to indicate as needed:

(1)

Location of all structures proposed and existing on the subject property and within 20 feet on adjoining property;

(2)

Landscaping and/or fencing of yards and setback areas and proposed changes;

(3)

Design of ingress and egress;

(4)

Off-street parking and loading facilities;

(5)

Height of all structures;

(6)

Proposed uses; and

(7)

Location and types of all signs, including lighting and heights.

The purpose of the site plan review is:

(1)

To ensure compliance with the zoning ordinance, while allowing for design flexibility;

(2)

To assist in the orderly and harmonious development of the city;

(3)

To protect adjacent uses from obstructions to light, air, and visibility;

(4)

To provide protection from fire;

(5)

To avoid undue concentrations of population and overcrowding of land; and

(6)

To facilitate the adequate provision of transportation, water, sewage, drainage and other public requirements.

The planning and zoning commission shall approve an application for a multiple-family dwelling complex if the proposed development meets all the minimum standards established in this article and other applicable ordinances, and if the commission finds that the proposed development will not be detrimental to the health, safety, or welfare of the surrounding neighborhood or its occupants, or be substantially or permanently injurious to neighboring property. It shall disapprove or conditionally approve any application which fails to meet the above criteria or is in conflict with the comprehensive plan or the adopted growth policies of the city.

The site plan shall be submitted to the city manager or his duly authorized representative ten working days prior to the submission to the planning and zoning commission for review. The city manager or his designee shall review these plans as quickly as possible, but in no case shall he delay submission beyond one planning and zoning commission meeting.

Appeals of the decision of the planning and zoning commission shall be in accordance with section 1.24 of article V.

(Ord. No. 1390, § 5, 1-26-1987; Ord. No. 1428, §§ 4, 5, 4-9-1987; Ord. No. 1661, § 1, 3-23-1992; Ord. No. 1727, § 2, 4-12-1993; Ord. No. 1934, § 2, 2-13-1995; Ord. No. 2729, §§ 1, 2, 2-25-2002; Ord. No. 2774, 8-26-2002; Ord. No. 2811, § 1, 2-10-2003; Ord. No. 2961, § 1, 9-27-2004; Ord. No. 3235, § 1, 4-9-2007; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 5627, § 1, 4-28-2025; Ord. No. 5814, § I, 5-12-2026)

Section 1.40. - R-4 mobile home district.

[Purpose:] The mobile home district is established for the following purposes:

To provide adequate space and site diversification for moderate-density residential development where adequate streets and other community facilities are available for present and future needs.

To protect residential areas against pollution, environmental hazards, and other objectionable influences.

To provide adequate provisions for vehicular and pedestrian circulation.

To promote housing densities appropriate to and compatible with existing and proposed public support facilities.

To promote the most desirable use of land and direction of building development; to promote stability of development; to protect the character of the district; to conserve the value of land; and to protect the city's tax base.

Permitted uses:

Mobile home parks where land is subdivided into smaller spaces for renting to owners of mobile or manufactured homes or recreational vehicles including recreational and office facilities associated with such parks and meeting the requirements of the mobile home park ordinance.

One modular home per lot, approved for modular homes only, or one modular home per lot approved for mobile home/modular home.

Accessory buildings.

Recreational and commercial facilities designed for exclusive use of the subdivision's occupants.

An accessory use customarily related to a principle use authorized in this district.

One portable building per lot to be not more than 140 square feet used for either storage, hobby or other similar accessory uses.

A recreational vehicle may be parked or stored off-street on any lot or space, provided that the vehicle is not occupied or connected to utilities for occupancy, and such that said parked/stored vehicle does not have to abide by building setbacks.

Churches and related amenities.

Temporary sales office for the sale of lots.

See chapter 86, signs.

Conditional uses (require use permits, see article X):

One single-family dwelling per lot. Structures must meet the requirements of the R-1 district.

Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Reserved.

Portable buildings larger than 140 square feet. No second "portable building" shall be permitted without obtaining a conditional use permit.

One single-family dwelling per lot. Structures must meet the requirements of the R-1 district.

Telephone, radio, television, and/or other communication towers.

Prohibited uses:

A mobile home subdivision where the lots are intended to be individually owned with access to a public or private street.

No more than one mobile home or modular home shall occupy any approved lot, except as noted in 2.f.

Off-premises signs.

Any use of property that does not meet the required minimum lot size; front, side and rear yard dimensions; and/or lot width; or exceeds the maximum height, building coverage or density per gross acre as required.

Area requirements:

Minimum size of tract for development: Unless otherwise approved by the city council, based upon a recommendation by the planning and zoning commission, the minimum size of a tract for development into a mobile home park shall be five acres.

Minimum lot area for lots in subdivision for mobile homes or modular homes:

(1)

Internal: 5,000 square feet.

(2)

Corner: 6,000 square feet.

Minimum lot frontage on a public or private street for lots in a subdivision for mobile home or modular homes.

(1)

Internal: 50 feet.

(2)

Corner: 60 feet.

Minimum lot depth: 100 feet.

Minimum depth of front setback: 15 feet.

Minimum depth of rear setback: five feet.

Minimum width of side setback:

(1)

Internal: six feet.

(2)

Corner: ten feet.

Maximum number of residential structures per approved lot or space: one.

Minimum distance from the public right-of-way to the entrance to a garage or enclosed carport, unless otherwise approved by the zoning board of adjustments: 18 feet.

Maximum building coverage as a percentage of lot area:

Maximum height of structures: 25 feet.

Minimum number of off-street parking spaces required for:

(1)

Each mobile home or recreational vehicle: two.

(2)

All other uses: see off-street parking ordinance.

The maximum square footage of site-built additions to recreational vehicles shall not exceed 600 square feet.

Required conditions:

At no time may an existing mobile home park or recreational vehicle park be converted to a mobile home subdivision.

At no time may an existing mobile home park or recreational vehicle park be converted to a mobile home subdivision without first meeting all the requirements of the City of Mission Subdivision Ordinance and receiving approval by the city council of Mission, Texas.

Section 1.56.2 of this chapter shall not apply to mobile homes in this district.

(Ord. No. 1381, 12-8-1986; Ord. No. 1390, §§ 5, 6, 8, 9, 1-26-1987; Ord. No. 1399, § 1, 4-27-1987; Ord. No. 1428, §§ 4, 5, 11-9-1987; Ord. No. 1490, § 2, 4-10-1989; Ord. No. 1661, § 1, 3-23-1992; Ord. No. 2300, § 1, 4-27-1998; Ord. No. 2385, §§ 1, 2, 1-11-1999; Ord. No. 2729, §§ 1, 2, 2-25-2002; Ord. No. 2746, § 1, 5-13-2002; Ord. No. 2774, 8-26-2002; Ord. No. 2811, § 1, 2-10-2003; Ord. No. 2840, §§ 1(1.40-2(g)), 2(1.40-3(e)), 6-9-2003; Ord. No. 2961, § 1, 9-27-2004; Ord. No. 3247, § 1, 5-29-2007; Ord. No. 3554, 4-12-2010; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 5080, § 1, 9-13-2021; Ord. No. 5627, § 1, 4-28-2025; Ord. No. 5814, § I, 5-12-2026)

Section 1.41. - C-1 office building district.

Purpose: The office building district is established for the following purposes:

To accommodate office uses, office sales uses, and certain personal services.

To create a district that will not create excessive amounts of traffic and may be located on streets with potential congestion problems.

To create a district with commercial uses of a nature that will not have a blighting effect on adjacent residential areas, and may be suitable for shallow depth lots along major thoroughfares when developed in accordance with the master plan.

To protect against fire and explosions, pollution, and other environmental hazards.

To protect, as far as possible, against congestion.

To promote the most desirable use of land and direction of building development in accordance with the comprehensive plan of the City of Mission.

To promote stability of office building developments; to protect the character of the district and adjacent districts; to conserve the value of land and buildings; and to protect the city's tax base.

To promote the most efficient use of city facilities and services.

Permitted uses:

Office buildings for professional occupations including: executive, administrative, legal, accounting, writing, clerical, stenographic, drafting and real estate.

Medical offices, including clinics, where all activities are conducted within a totally enclosed building.

Other uses similar to the above.

An accessory use customarily related to a principal use authorized in this district such as a pharmacy or apothecary shop; stores limited to corrective garments or bandages, or optical company or eating establishments accessory to the office complex for the convenience of the occupants and clients may be permitted, provided it is within the building to which it is accessory and does not have a direct outside entrance for customers.

Churches and related amenities.

Parking lots.

On-premises signs, illuminated or animated, in accordance with adopted city ordinances, and institutional signs.

Additions to existing residences including accessory buildings. Building setbacks shall be those normally imposed for the use involved, and there shall be only one land use as a prerequisite on the property.

Photographic studies including incidental sale of related merchandise.

Changeable copy signs not along the expressway corridor.

(Original Townsite Only) All R-3 permitted uses are permitted within this district, only within the original townsite. R-3 uses must be in conjunction with a permitted use within this district and shall be compatible with adjacent land uses. No residential uses will be allowed on the first floor of a building, unless said residential unit is attached and located in the rear of the commercial building.

Drive-thru service window business for food establishments.

Conditional uses (requires a use permit, see article X):

All R-3 uses, including conditional uses, except for a mobile home on an unsubdivided tract. R-3 uses must meet the requirements of the R-3 district.

Funeral homes.

Banks, credit unions, [and] savings and loan associations.

Household goods, warehousing or storage in individually rented/leased storage units.

Mall related services for profit.

Telephone, radio, television and/or other communication towers.

Hair salon service.

Changeable copy signs only along the expressway corridor.

Detached pharmacy buildings.

Antique shop.

Tutoring and/or kindergarten services.

Reserved.

Mobile food units (subject to the requirements and restrictions as set out in section 1.56(11)).

Storage unit facilities.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

Off-premises signs.

Area requirements:

All uses in this district shall meet the area requirements of article XII, section 1.58.

All uses in this district shall meet the requirements of the City of Mission off-street parking ordinance.

(Ord. No. 1623, § 1, 6-24-1992; Ord. No. 1727, § 2, 4-12-1993; Ord. No. 1912, § 1, 11-14-1994; Ord. No. 2243, § 1, 9-22-1997; Ord. No. 2481, § 1, 9-27-1999; Ord. No. 2706, § 1, 12-10-2001; Ord. No. 2774, 8-26-2002; Ord. No. 2778, § 1, 9-9-2002; Ord. No. 2788, § 1, 11-12-2002; Ord. No. 2824, § 1, 4-14-2003; Ord. No. 3209, §§ 1, 2, 1-22-2007; Ord. No. 3452, § 1 5-11-2009; Ord. No. 3708, § 3, 11-14-2011; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4476, § 4, 3-13-2017; Ord. No. 4700, 9-24-2018; Ord. No. 4701, § 1, 9-24-2018; Ord. No. 4756, 1-28-2019; Ord. No. 5348, § 1(b), 7-24-2023; Ord. No. 5762, § 1, 1-13-2025)

Section 1.42. - C-2 neighborhood commercial district.

[Purpose:] The neighborhood commercial district is established for the following purposes:

To provide sufficient space and off-street parking in appropriate locations in proximity to residential areas, for commercial development catering to the convenience shopping and service needs of the occupants of nearby residences.

To provide appropriate space for off-street parking to control congestion, and to encourage commercial development to concentrate to the mutual advantage of both consumers and merchants.

To protect local commercial development against fire, explosions, pollution, and environmental hazards.

To promote the most desirable use of land and direction of building development in accord with the comprehensive plan of the City of Mission; to promote stability of commercial development; to strengthen the economic base of the city; to protect the character of the district; to conserve the value of land and buildings; and to protect the city's tax base.

To promote the most efficient use of city facilities and services.

Permitted uses:

Generally recognized retail businesses which supply commodities on the premises for persons residing in adjacent residential areas, such as groceries, meats, dairy products, baked goods, clothing and notions, or hardware and similar uses.

Personal services establishments which perform services on the premises such as: Repair shops (watches, radios, TV, shoes, etc.), tailor shops, beauty parlors or barber shops, photographic studios and self-service laundries; and similar uses but not including automotive repair services and armature repair services.

Dry cleaning establishments or pickup stations dealing directly with the consumers. Central dry cleaning plants servicing more than one retail outlet are not permitted.

Personal services including the following: Outpatient medical clinics, offices of doctors, dentists, osteopaths and similar or allied professions.

Other uses similar to the above.

An accessory use customarily related to a principal use authorized in this district.

On-premises signs, including those that are animated or illuminated.

Daycare services and/or centers to include catering services in relation to daycare needs.

Changeable copy signs not along the expressway corridor.

Churches and related amenities.

(Original Townsite Only) All R-3 permitted uses are permitted within this district, only within the original townsite. R-3 uses must meet the requirements of the R-3 district, and shall be secondary to all other permitted uses within this district. No residential uses will be allowed on the first floor of a building, unless said residential unit is attached and located in the rear of the commercial building.

Drive-thru service window business for food establishments.

Business establishments which perform services on the premises such as banks, loan companies, insurance and real estate offices.

Conditional uses (require use permits, see article X):

All R-3 uses including conditional uses, except mobile homes. R-3 uses must meet the requirements of the R-3 district.

Gasoline service stations or retail outlets where gasoline products are sold.

Reserved.

Restaurants.

Planned neighborhood convenience centers, including any or all of the above permitted or conditional uses, provided the site is not larger than four acres and that access to such center be from a designated collector or larger street.

Accessory structures and uses customarily incidental to the above permitted uses.

Portable buildings.

Household goods, warehousing or storage by individuals in rented/leased storage units.

Veterinary hospitals or clinics are subject to the limitation that all activities be conducted within a totally enclosed building with no open area impoundment and no external effects such as noise or odor which could adversely extend beyond the property line.

Telephone, radio, television and/or other communication towers.

Changeable copy signs only along expressway corridor.

Limousine rental services.

Mobile food units (subject to the requirements and restrictions as set out in section 1.56(11)).

Storage unit facilities.

Required conditions:

All business establishments shall be retail service establishments dealing directly with consumers. All goods produced on the premises shall be sold at retail prices on premises where produced.

All businesses, servicing or processing, shall be conducted within a completely enclosed building (except for off-street parking or loading) excluding drive-in businesses or gasoline service stations or retail outlets where gasoline products are sold.

Gasoline service stations or retail outlets where gasoline products are sold at retail prices are limited in their activity to the sale of gasoline, oil and minor accessories only, and incidental service. Repair work, steam cleaning or undercoating, vehicle body repair, painting, tire recapping, engine rebuilding, auto dismantling, upholstery, auto glasswork, and such other activities whose external effects could adversely extend beyond the property line are not permitted.

The curb cut, or ingress and egress to gasoline service stations, retail outlets for gasoline products and/or drive-in businesses shall not be permitted at locations where it will tend to create traffic hazards in the streets immediately adjacent thereto. Entrances shall be no less than 25 feet from any street intersection (measured from right-of-way).

A front setback of 60 feet from the right-of-way of any existing or proposed street shall be maintained by gas service stations or retail outlets where gasoline products are sold unless otherwise approved by the planning and zoning commission. Gas pumps or driveway covers may be placed within the setbacks.

Unless otherwise approved by the planning and zoning commission, the minimum lot area for a gas service station or a retail outlet where gasoline products are sold shall be 15,000 square feet and so arranged that ample space is available for motor vehicles which are required to wait, except that gasoline service stations intended solely for the purpose of sale of gasoline, oil and minor accessories and having no facilities for repair or servicing automobiles may be permitted on lots of less than 15,000 square feet subject to all other provisions therein required.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

Off-premises signs.

Area requirements:

All uses in this district shall meet the area requirements of article XII, section 1.58.

All uses in this district shall meet the requirements of the City of Mission off-street parking ordinance.

(Ord. No. 1428, §§ 7, 8, 11-9-1987; Ord. No. 2481, § 1, 9-27-1999; Ord. No. 2488, § 1, 10-11-1999; Ord. No. 2774, 8-26-2002; Ord. No. 3209, § 3, 1-22-2007; Ord. No. 3347, § 1, 3-24-2008; Ord. No. 3708, § 3, 11-14-2011; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4203, § B, 3-23-2015; Ord. No. 4476, § 4, 3-13-2017; Ord. No. 4477, § 3, 3-13-2017; Ord. No. 4700, 9-24-2018; Ord. No. 4701, § 1, 9-24-2018; Ord. No. 4756, 1-28-2019; Ord. No. 5183, § 1, 6-21-2022; Ord. No. 5207, § 1, 8-8-2022; Ord. No. 5348, § 1(b), 7-24-2023; Ord. No. 5762, § 1, 1-13-2025; Ord. No. 5752, § 1, 12-9-2025; Ord. No. 5760, § 1, 1-13-2026)

Section 1.43. - C-3 general business district.

[Purpose:] The general business district is established for the following purposes:

To provide sufficient space, in appropriate locations with a variety of site choices, for development requiring a higher density of commercial establishments, generally characterized by an integrated or planned cluster of establishments served by a common parking area and/or generating large volumes of vehicular and pedestrian traffic.

To protect against fire and explosions, pollution, and other environmental hazards.

To protect, as far as possible, commercial centers against congestion.

To promote the most desirable use of land and direction of building development in accord with the comprehensive plan of the City of Mission.

To promote stability of commercial development; to strengthen the economic base of the city; to protect the character of the district and its uses; to conserve the value of land and buildings; and to protect the city's tax base.

To promote the most efficient use of city facilities and services.

Permitted uses:

All uses listed as permitted uses in the C-1 and C-2 districts. Said uses must meet the requirements of their use district.

Any retail business, personal services, business services except the following: Lumberyards or contractor yards, farm equipment or other heavy equipment sales or service, farm products warehousing and storage or stockyards, general warehousing and storage. Household goods warehousing and storage in individually rented storage units is permitted.

Hotel, motel and/or restaurants.

Churches and related amenities.

Printing, publishing, and allied products manufacturing.

Rail and motor vehicle transportation passenger terminals.

Telephone, telegraph, television, radio or similar media stations, centers, studios, but not including public microwave, radio and television towers.

Any wholesale trade, or wholesale trade accessory to any permitted retail operation except the following: Raw cotton, grain, hide, skins, and raw furs, tobacco, wool or mohair, livestock, commercial or industrial machinery or supplies, metals and minerals, petroleum bulk stations and terminals, scrap or junk waste materials.

Signs in accordance with adopted ordinances.

Automotive repair, paint and body shops, provided all work is conducted wholly within a completely enclosed building. That portion of the land used for open storage of vehicles or parts shall be totally obscured by a wall.

An accessory use customarily related to a principle use authorized in this district including temporary tents for sidewalk sales.

Changeable copy signs not along the expressway corridor.

Credit access business; except that no new credit access business may be located within 1,500 feet of another credit access business, measured in a direct line from property line to property line.

(1)

It is the declared purpose of this section that in time all credit access businesses shall come to conform to the provisions of this section or be removed.

(2)

A credit access business that does not conform to these standards and that existed lawfully on the date the use commenced shall be deemed a nonconforming use. A nonconforming use may be continued, so long as it does not increase its level of nonconformity.

(3)

If a credit access business ceases operations at a particular location, a new business license shall not be issued for a new credit access business at that location without first complying with all the requirements of this section.

(4)

No existing credit access business may be expanded by 25 percent or more of its building area on or after April 1, 2016, or be repaired, remodeled, rehabilitated, or otherwise improved to the point that the value of the repairs, remodeling, rehabilitation, or improvements constitute 25 percent of the current value of the structure as established by the most current value established by the appraisal district without first complying with all the requirements of this section.

(5)

The privilege to continue a nonconforming credit access business shall cease and such use shall terminate whenever any of the following occur:

A business license is requested for a change of owner, occupant, tenant, or business is issued.

The business license for the use is relinquished, canceled, or terminated in accordance with other applicable ordinances.

The use or the structure housing the use is altered, remodeled, expanded, or otherwise improved that increases its level of nonconformity.

The structure housing the use is damaged and the cost to repair exceeds 51 percent of the replacement cost on the date of damage.

The credit access business' or regulated lender's state license is revoked, suspended, surrendered, expires or is terminated.

(6)

The aforementioned regulations shall apply to all new establishments seeking to obtain a business license as a credit access business, including new buildings or in any existing building or portion of a building. This does not apply to regulated lenders (lenders who hold a regulated loan or consumer loan license under the Texas Finance Code ch. 342). This only applies to credit access businesses.

Drive-thru service window business for food establishments.

Conditional uses (require use permits, see article X):

All R-3 uses not already allowed in this district, excluding mobile homes for residential use. R-3 uses must meet the requirements of the R-3 district.

Gasoline service stations or retail outlets where gasoline products are sold.

Reserved.

Planned shopping centers.

A mobile home on an unsubdivided tract or accessory to permitted use for security and/or office purpose.

Restaurants that serve liquor or other alcoholic beverages for on-premises consumption and in accordance with adopted policies. Also, bars, cocktail lounges, taverns, cantinas, saloons, dancehalls, discotheques, discos, nightclubs or other similar operations. The aforementioned conditional use shall in all cases require the approval of the city council.

Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or other temporary structures used for temporary purposes.

Portable buildings.

Any of those permitted uses under the light industrial zoning district. When applicable, relevant SIC codes will be required by the City of Mission during the conditional use permit hearing process.

Telephone, radio, television and/or other communication towers.

Changeable copy signs only along expressway corridor.

Crematorium when in association with a funeral home establishment; the owner of the funeral home must also be the owner and applicant of the crematorium.

Indoor gun shooting range.

Mobile food units (subject to the requirements and restrictions as set out in section 1.56(11)).

Storage unit facilities.

BYOB establishments.

Required conditions: Gasoline service stations or retail outlets where gasoline products are sold, drive-in businesses, and veterinary hospitals shall be subject to the same limitations as set forth in subsections 4.d, e and f of section 1.42.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

Area requirements:

All uses in this district shall meet the area requirements of article XII, section 1.58.

All uses in this district shall meet the requirements of the City of Mission off-street parking ordinance.

(Ord. No. 1428, §§ 9, 10, 11-9-1987; Ord. No. 1636, § 2, 9-9-1991; Ord. No. 1727, §§ 6, 7, 4-12-1993; Ord. No. 1912, § 2, 11-14-1994; Ord. No. 2012, § 1, 9-25-1995; Ord. No. 2013, § 1, 9-25-1995; Ord. No. 2481, § 1, 9-27-1999; Ord. No. 2774, 8-26-2002; Ord. No. 3209, § 4, 1-22-2007; Ord. No. 3324, § 2, 10-10-2007; Ord. No. 3436, § 3, 1-26-2009; Ord. No. 3660, § A, 7-25-2011; Ord. No. 3708, § 3, 11-14-2011; Ord. No. 3804, § 3, 8-13-2012; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4203, § B, 3-23-2015; Ord. No. 4329, § 1(a)2., 3-14-2016; Ord. No. 4476, § 4, 3-13-2017; Ord. No. 4477, § 3, 3-13-2017; Ord. No. 4700, 9-24-2018; Ord. No. 4701, § 1, 9-24-2018; Ord. No. 4756, 1-28-2019; Ord. No. 5175, § 1, 5-23-2022; Ord. No. 5207, § 1, 8-8-2022; Ord. No. 5348, § 1(b), 7-24-2023; Ord. No. 5359, § 1(b), 8-28-2023; Ord. No. 5762, § 1, 1-13-2025)

Section 1.44. - C-4 heavy commercial district.

[Purpose:] The heavy commercial district is established for the following purposes:

To provide sufficient space for development of commercial establishments which would involve influences that would be objectionable in the C-3 district due to noise from heavy service operations, large volumes of truck traffic, or some similar objection.

To protect against fire and explosions, pollution, and other environmental hazards.

To protect, as far as possible, against congestion.

To promote the most desirable uses of land and the direction of building development in accord with the comprehensive plan of the City of Mission.

To promote stability of commercial-industrial development; to strengthen the economic base of the city; [and] to protect the city's tax base.

To promote the most efficient use of city facilities and services.

Permitted uses:

All uses listed as permitted uses in the C-3 districts. C-3 uses must meet the requirements of the C-3 district.

Drive-in businesses.

Gasoline service stations, automotive and other repair services or retail outlets where gasoline products are sold.

Lumberyards or contractor yards, general warehousing and storage, farm equipment or other heavy equipment sales and service, farm products, warehousing and storage.

Motor vehicle transportation freight terminals.

Those uses of a commercial, retail or wholesale nature requiring large outdoor loading areas, generating heavy truck or rail traffic and requiring access to major transportation channels and/or creating influences not acceptable in the C-3 district.

Accessory structures and uses customarily incident to the above permitted uses.

Other uses of similar character.

Signs in accordance with adopted ordinances.

Changeable copy signs not along expressway corridor.

Churches and related amenities.

Credit access business; except that no new credit access business may be located within 1,500 feet of another credit access business, measured in a direct line from property line to property line.

(1)

It is the declared purpose of this section that in time all credit access businesses shall come to conform to the provisions of this section or be removed.

(2)

(3)

(4)

(5)

The privilege to continue a nonconforming credit access business shall cease and such use shall terminate whenever any of the following occur:

A business license is requested for a change of owner, occupant, tenant, or business is issued.

The business license for the use is relinquished, canceled, or terminated in accordance with other applicable ordinances.

The use or the structure housing the use is altered, remodeled, expanded, or otherwise improved that increases its level of nonconformity.

The structure housing the use is damaged and the cost to repair exceeds 51 percent of the replacement cost on the date of damage.

The credit access business' or regulated lender's state license is revoked, suspended, surrendered, expires or is terminated.

(6)

Storage unit facilities.

Conditional uses (requires use permit, see article X):

Planned shopping center.

Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Portable buildings other than storage buildings.

Residence for a night watchman or caretaker employed on the premises.

Any of those permitted uses under the light industrial zoning district. When applicable, relevant SIC codes will be required by the City of Mission during the conditional use permit hearing process.

Telephone, radio, television and/or other communication towers.

Changeable copy signs only along the expressway corridor.

Mobile food units (subject to the requirements and restrictions as set out in section 1.56(11)).

BYOB establishments.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

Area requirements:

All uses in this district shall meet the area requirements of article XII, section 1.58.

All uses in this district shall meet the requirements of the City of Mission off-street parking ordinance.

(Ord. No. 1390, § 10, 1-26-1987; Ord. No. 1428, §§ 10—12, 11-9-1987; Ord. No. 2012, § 1, 9-25-1995; Ord. No. 2013, § 1, 9-25-1995; Ord. No. 2481, 1, 9-27-1999; Ord. No. 3708, § 3, 11-14-2011; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4203, § B, 3-23-2015; Ord. No. 4329, § 1(a)2., 3-14-2016; Ord. No. 4477, § 3, 3-13-2017; Ord. No. 4701, § 1, 9-24-2018; Ord. No. 5175, § 1, 5-23-2022; Ord. No. 5207, § 1, 8-8-2022; Ord. No. 5348, § 1(c), 7-24-2023; Ord. No. 5359, § 1(b), 8-28-2023)

Section 1.44(A). - C-5 adaptive commercial district.

[Purpose:] The adaptive commercial district is established for the following purposes:

To provide commercial developments which would be objectionable in the C-4 district due to the noise, fumes or noxious conditions of the commercial activities designed to be established within the C-5 district.

To protect against fire and explosions, pollution, and other environmental hazards on properties within the C-5 district as well as those other adjacent properties.

To protect, as far as possible, against congestion.

To promote the most desirable uses of land and the direction of building development in accord with the comprehensive plan.

To promote stability of commercial development to strengthen the economic base of the city, [and] to protect the city's tax base.

To promote the most efficient use of city facilities and service.

Permitted uses:

All uses permitted in C-4 districts.

Any wholesale trades or wholesale trade accessory to permitted retail operation including: raw cotton, grain, hides, skins and raw furs, tobacco, wool or mohair, commercial or industrial machinery or synthetics, chemicals, metals and minerals, petroleum bulk stations and terminals.

Noxious uses not consistent with those of the C-4 district's intent.

Other uses of similar character.

Accessory structure and uses.

Signs in accordance with adopted ordinances.

Changeable copy signs not along expressway corridor.

Churches and related amenities.

Credit access business; except that no new credit access business may be located within 1,500 feet of another credit access business, measured in a direct line from property line to property line.

(1)

It is the declared purpose of this section that in time all credit access businesses shall come to conform to the provisions of this section or be removed.

(2)

(3)

(4)

(5)

The privilege to continue a nonconforming credit access business shall cease and such use shall terminate whenever any of the following occur:

A business license is requested for a change of owner, occupant, tenant, or business is issued.

The business license for the use is relinquished, canceled, or terminated in accordance with other applicable ordinances.

The use or the structure housing the use is altered, remodeled, expanded, or otherwise improved that increases its level of nonconformity.

The structure housing the use is damaged and the cost to repair exceeds 51 percent of the replacement cost on the date of damage.

The credit access business' or regulated lender's state license is revoked, suspended, surrendered, expires or is terminated.

(6)

Storage unit facilities.

Conditional uses:

Planned shopping center.

Amusement parks, circus or carnival grounds, commercial, amusement or tent or other temporary structures.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Portable buildings other than storage buildings.

Residence for a night watchman or caretaker employed on the premises.

Changeable copy signs only along the expressway corridor.

Mobile food units (subject to the requirements and restrictions as set out in section 1.56(11)).

BYOB establishments.

Telephone, radio, television, and/or other communication towers.

Required conditions: Gasoline service stations or retail outlets where gasoline products are sold, drive-in businesses, and veterinary hospitals shall be subject to subsections 4.d, e and f of section 1.42.

Prohibited uses:

Any building erected or land uses for other than one or more of the preceding specified uses.

Area requirements:

All uses in this district shall meet the area requirements of article XII, section 1.58.

All uses in this district shall meet the requirements of the City of Mission off-street parking ordinance.

(Ord. No. 1325, § 1, 1-13-1986; Ord. No. 1390, § 10, 1-26-1987; Ord. No. 1428, § 12, 11-9-1987; Ord. No. 1636, § 2, 9-9-1991; Ord. No. 2774, 8-26-2002; Ord. No. 3708, § 3, 11-14-2011; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4203, § B, 3-23-2015; Ord. No. 4329, § 1(a)2., 3-14-2016; Ord. No. 4477, § 3, 3-13-2017; Ord. No. 4701, § 1, 9-24-2018; Ord. No. 5175, § 1, 5-23-2022; Ord. No. 5207, § 1, 8-8-2022; Ord. No. 5348, § 1(c), 7-24-2023; Ord. No. 5359, § 1(b), 8-28-2023; Ord. No. 5814, § I, 5-12-2026)

Section 1.45. - I-1 light industrial district.

[Purpose:] The light industrial district is established for the following purposes:

To accommodate wholesale and warehouse activities and industrial operations whose external physical effects are restricted to the area of the districts and in no manner affect in a detrimental way any of the surrounding districts.

To permit, along with any specified uses, the manufacturing, compounding, processing, packaging, assembly and/or treatment of finished or semifinished products from previously prepared material as long as such use has no adverse external effects such as noise or odor which extend beyond the property line of the site.

To protect against fire and explosions, pollution, and other environmental hazards.

To protect, as far as possible, against congestion.

To promote the most desirable use of land and direction of building development in accord with the comprehensive plan of the City of Mission.

To promote stability of industrial development; to strengthen the economic base of the city; to protect the character of the district; to conserve the value of land and buildings; and to protect the city's tax base.

To promote the most efficient use of city facilities and services.

Permitted uses:

Any of the following uses when the manufacturing, compounding, or processing of previously prepared materials are conducted wholly within a completely enclosed building. That portion of the land used for open storage facilities for materials or equipment used in the manufacturing, compounding, or processing shall be totally obscured by a wall on those sides abutting R-1 through R-4 districts, residential uses in a planned unit development, C-1 and C-2 districts.

(1)

The manufacturing, compounding, processing, packaging or treatment of such products as bakery goods, candy, cosmetics, pharmaceuticals, toiletries, food products, hardware and cutlery;

(2)

The manufacturing, compounding, assembling or treatment of articles or merchandise from the following previously prepared materials: bone, canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass, hair, horn, leather, paper, plastics, precious or semiprecious metals or stones, sheet metal (excluding saw and planing mills) and yarns;

(3)

The manufacture of pottery and figurines or other similar ceramic products using only previously pulverized clay, and kilns fired only by electricity or gas;

(4)

Manufacture of musical instruments, toys, novelties, and metal or rubber stamps, or other small molded rubber products;

(5)

Manufacture or assembly of electrical appliances, electronic instruments and devices, radios, and phonographs;

(6)

Laboratories—Experimental, film, or testing;

(7)

Manufacture and repair of electric or neon signs, sheet metal products, including heating and ventilating equipment, cornices, eaves and the like;

(8)

Tool, dye, gauge and machine shops;

(9)

All public utilities, including buildings, necessary structures, storage yards and other related uses;

(10)

Any use listed as permitted in C-4.

Accessory structures and uses customarily incidental to the above permitted uses.

Other uses of a similar and no more objectionable character to those principal uses permitted subject to any and all provisions of ordinance relating to the use of property within the City of Mission.

Changeable copy signs not along expressway corridor.

Churches and related amenities.

Credit access business; except that no new credit access business may be located within 1,500 feet of another credit access business, measured in a direct line from property line to property line.

(1)

It is the declared purpose of this section that in time all credit access businesses shall come to conform to the provisions of this section or be removed.

(2)

(3)

(4)

(5)

The privilege to continue a nonconforming credit access business shall cease and such use shall terminate whenever any of the following occur:

A business license is requested for a change of owner, occupant, tenant, or business is issued.

The business license for the use is relinquished, canceled, or terminated in accordance with other applicable ordinances.

The use or the structure housing the use is altered, remodeled, expanded, or otherwise improved that increases its level of nonconformity.

The structure housing the use is damaged and the cost to repair exceeds 51 percent of the replacement cost on the date of damage.

The credit access business' or regulated lender's state license is revoked, suspended, surrendered, expires or is terminated.

(6)

Storage unit facilities.

Conditional uses (require use permits, see article X):

Planned shopping centers.

Planned industrial parks.

The residence of a watchman or caretaker employed on the premises.

Amusement parks, circus or carnival grounds, commercial, amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Portable buildings other than storage buildings.

Changeable copy signs only along the expressway corridor.

Mobile food units (subject to the requirements and restrictions as set out in section 1.56(11)).

BYOB establishments.

Telephone, radio, television, and/or other communication towers.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding specified uses.

Area requirements:

All uses in this district shall meet the area requirements of article XII, section 1.58.

All uses in this district shall meet the requirements of the City of Mission off-street parking ordinance.

(Ord. No. 2774, 8-26-2002; Ord. No. 3708, § 3, 11-14-2011; Ord. No. 4046, § 1, 1-13-2014; Ord. No. 4203, § B, 3-23-2015; Ord. No. 4329, § 1(a)2., 3-14-2016; Ord. No. 4477, § 3, 3-13-2017; Ord. No. 4701, § 1, 9-24-2018; Ord. No. 5175, § 1, 5-23-2022; Ord. No. 5207, § 1, 8-8-2022; Ord. No. 5348, § 1(c), 7-24-2023; Ord. No. 5359, § 1(b), 8-28-2023; Ord. No. 5814, § I, 5-12-2026)

Section 1.46. - I-2 heavy industrial district.

[Purpose:] The heavy industrial district is established for the following purposes:

To accommodate industrial operations whose external physical effects are restricted to the area of the districts and in no manner affect in a detrimental way any of the surrounding districts.

To permit, along with any specified uses, the manufacturing, compounding, processing, packaging, assembly and/or treatment of raw materials, finished or semifinished products.

To protect against fire and explosions, pollution, and other environmental hazards.

To protect, as far as possible, against congestion.

To promote the most desirable use of land and direction of building development in accord with the comprehensive plan of the City of Mission.

To promote stability of industrial development; to protect the character of the district; to conserve the value of land and buildings; and to protect the city's tax base.

To promote the most efficient use of city facilities and services.

Permitted uses:

All uses listed as permitted in the I-1 district, provided [that] the manufacturing, compounding, or processing is conducted wholly within a completely enclosed building and that portion of the land used for open storage facilities for materials or equipment used in manufacturing, compounding, or processing be totally obscured by a wall on those sides abutting R-1 through R-4 districts, residential uses in a planned unit development, C-1 and C-2 districts.

Any use not previously listed subject to any and all provisions of all ordinances relating to the use of property within the City of Mission.

Changeable copy signs not along expressway corridor.

Churches and related amenities.

Credit access business; except that no new credit access business may be located within 1,500 feet of another credit access business, measured in a direct line from property line to property line.

(1)

It is the declared purpose of this section that in time all credit access businesses shall come to conform to the provisions of this section or be removed.

(2)

(3)

If a credit access business ceases operations at a particular location, a new business license shall not be issued for a new credit access business or regulated lender at that location without first complying with all the requirements of this section.

(4)

(5)

The privilege to continue a nonconforming credit access business shall cease and such use shall terminate whenever any of the following occur:

A business license is requested for a change of owner, occupant, tenant, or business is issued.

The business license for the use is relinquished, canceled, or terminated in accordance with other applicable ordinances.

The use or the structure housing the use is altered, remodeled, expanded, or otherwise improved that increases its level of nonconformity.

The structure housing the use is damaged and the cost to repair exceeds 51 percent of the replacement cost on the date of damage.

The credit access business' or regulated lender's state license is revoked, suspended, surrendered, expires or is terminated.

(6)

Storage unit facilities.

Conditional uses (require use permits, see article X):

Planned shopping center.

Planned industrial park.

Amusement parks, circus and carnival grounds, commercial, amusement or recreation developments, or tents or other temporary structures used for temporary purposes.

Facilities for railroads or those utilities holding a franchise under the City of Mission.

Portable buildings other than storage buildings.

Changeable copy signs only along the expressway corridor.

Mobile food units (subject to the requirements and restrictions as set out in section 1.56(11)).

BYOB establishments.

Telephone, radio, television, and/or other communication towers.

Prohibited uses:

Those uses which, in the opinion of the planning and zoning commission and/or city council, would be detrimental to the health, safety, or general welfare of the citizens of Mission or to adjacent development.

Area requirements:

All uses in this district shall meet the area requirements of article XII, section 1.58.

All uses in this district shall meet the requirements of the City of Mission off-street parking ordinance.

Section 1.47. - PUD planned unit development district.

Purpose: The planned unit development district is established for the following purposes:

To accommodate the development of planned units which do not conform in all respects with the land use pattern designated on the zoning map, the district regulations prescribed by the zoning ordinance, or the requirements of the subdivision ordinance.

To encourage the creative development of land, provide locations for well-planned comprehensive developments, and provide for variety in the development pattern of the City of Mission which conforms with the purpose of the master plan.

To protect against fire and explosions, pollution, and other environmental hazards;

To promote housing densities appropriate to and compatible with existing and proposed public support facilities.

To protect, as far as possible, against congestion; and to provide for vehicular and pedestrian circulation.

To promote the most desirable uses of land and the direction of building development in accord with the master plan;

To promote the stability of developments; to strengthen the economic base of the city; to protect the character of the district and adjacent districts; to conserve the value of land and buildings; and to protect the city's tax base;

To promote the most efficient use of city facilities and services.

Permitted uses:

Planned unit developments in accordance with the subdivision ordinance requirements regarding planned unit developments on tracts of ten acres or more.

Developments on tracts of five acres or more that incorporate dwelling unit types that are not permitted in any other use district.

Churches and related amenities.

Telephone, radio, television, and/or other communication towers with a conditional use permit.

Prohibited uses:

Any building erected or land used for other than the use shown on the planned unit development plan, as approved by the planning and zoning commission, and as recorded with the chief building inspector.

Required conditions: Granting of a permit: The planning [and zoning] commission may grant a permit for a planned unit development and may vary the specific requirements of this chapter [ordinance], if, on the basis on the application and the evidence submitted, the planning [and zoning] commission makes the following findings:

That the requirements of the subdivision ordinance and all other ordinances have been met.

That the proposed location of the planned unit development is in accord with the objectives of the comprehensive general plan and the zoning and subdivision ordinance and the major purposes of the district in which the site is located.

That the standards of population density, site area and dimensions, site coverage, yard spaces, heights of structures, distances between structures, usable open space, and off-street parking .and off-street loading facilities will be such that the development will not generate more traffic than the streets in the vicinity can carry without congestion and will not overload utilities.

That the development is planned with adequate provisions for light, air, vehicular and pedestrian circulation, and recreational facilities equal to or better than the requirements of this chapter [ordinance].

That the combination of different dwelling types and/or the variety of land uses in the development will compliment each other and will harmonize with existing and proposed land uses in the vicinity.

The average dwelling unit's density per net acre in that portion of a planned unit devoted to residential use can exceed the net dwelling unit density proposed in the approved comprehensive plan providing the gross average density of the planned unit development does not exceed that proposed in the comprehensive plan. In calculating population density per net acre, all streets shall be excluded.

Cross reference— Regulations in the planned unit development subdivision, § 98-181.

(Ord. No. 4046, § 1, 1-13-2014); Ord. No. 5814, § I, 5-12-2026)

Sec. 1.47A. - Public zoning district.

Purpose: The public zoning district is established for the following purposes:

To accommodate the development of property for public and/or institutional purposes where such development will be done in an orderly manner that would promote the public's health, safety, and general welfare.

To establish a district that will not create excessive amounts of continuous traffic patterns spilling over onto residential areas, and where such uses may be located on street(s) that are suitable to accommodate heavy traffic that may be incidental to its use.

To create a district that will not have a detrimental effect on adjoining or nearby residential areas.

To promote the most desirable use of land in accordance with the comprehensive plan of the City of Mission.

Permitted uses:

Institutional uses such as office buildings or facilities for city, county, state, and federal government for administrative and/or emergency response purposes.

Schools and associated office buildings including sentry structures.

Recreational amenities owned by public entities, including, but not limited to, public parks, football stadiums, gymnasiums, swimming pools, skate parks, pavilions, tennis courts, soccer fields, and similar uses and structures.

Institutional uses such as a church and related amenities.

An accessory use customarily related to a principle use authorized in this district.

Paved or unpaved institutional parking lots which may include accompanying retention/detention ponds.

Institutional signs being one sign only per site with a maximum height of 15 feet; maximum square footage per face to be 60 square feet; structural setback to be five feet to property lines; and the maximum number of advertising faces to be no more than two; also, in accordance to the sign ordinance, exempted signs as outlined in subsection 86-42(b) shall be similarly "exempt" in this zoning district.

Conditional uses (requires a use permit, see article X):

Telephone, radio, television and/or other communication towers.

Any civic sponsored recreational amusement and/or event such as a circus, carnival, or similar activity that isn't normally associated with the use of the site-specific property.

Activities associated with Ordinance No. 3436 (complimentary alcohol beverages during social events).

Prisons, jailhouses, or similar structures used for similar purposes, including halfway houses for juvenile offenders.

Public hospitals and/or health care facilities intended for mental health and mental retardation purposes.

Prohibited uses:

Any building erected or land used for other than one or more of the preceding uses.

Other requirements:

Building setbacks shall be in accordance to article XII (commercial area requirements) or as specifically established by associated recorded subdivision plat.

Uses in this district shall comply with the paved off-street parking requirements of Ordinance No. 1107, as amended.

The City of Mission shall have the right to impose a minimum eight-foot fence buffering requirement of public buildings and/or facilities during the permit process when adjacent to residential areas.

Integral to any proposed rezoning to a public zone, the applicant shall provide a site plan reflecting the proposed use, points of entry, parking, setbacks, etc., in order to substantially inform the staff and general public of the property's "public" intent.

Special provisions: Any pre-existing institutional buildings, structures, facilities and/or uses on properties that are otherwise zoned are hereby grandfathered to this section.

(Ord. No. 3804, § 2, 8-13-2012; Ord. No. 4046, § 1, 1-13-2014)

Section 1.47B. - Reserved.

Editor's note— Ord. No. 5827, § 1, adopted June 9, 2026, repealed § 1.47B, which pertained to historic preservation overlay district and derived Ord. No. 5035, adopted June 14, 2021; and Ord. No. 5349, § 2, adopted July 24, 2023.