These regulations shall be known and may be cited as "Zoning Ordinance of Pharr, Texas."

For the purpose of regulating and restricting the use of land and the erection, construction, reconstruction, alterations, moving or use of buildings, structures or land, all lands within the corporate limits of Pharr are hereby divided into the following districts:

Any use not listed herein may be placed in a suitable district classification by the governing body, after recommendation of the planning and zoning commission.

The city is hereby divided into the above zones, or districts, as shown on the official zoning map, which, together with all explanatory matter thereon, is hereby adopted by reference and declared to be a part of this ordinance.

A.

The regulations set by this ordinance within each district shall be minimum regulations and shall apply uniformly to each class or kind of structure or land, except as hereinafter provided.

B.

No building, structure, or land shall hereafter be used or occupied, and no building or structure or part thereof shall hereafter be erected, constructed, reconstructed, moved or structurally altered except in conformity with all of the regulations herein specified for the district in which it is located.

C.

No part of a yard, or other open space, or off-street parking or loading space required about or in connection with any building or use for the purpose of complying with this ordinance, shall be included as part of a yard, open space, or off-street parking or loading space similarly required for any other building or use.

D.

Every building hereafter erected or altered shall be located on a lot as herein defined.

E.

No person shall construct any building or make any use of any existing building or premises as a place of business or for the practice of any profession or calling or vocation without obtaining from the city a license to do so. Said license shall contain the name of the licensee, description of the property and the use to be made of the same and shall not be transferable. It shall contain such other information as shall be prescribed by the city authorities. The fee for said license shall be $5.00 except that a license fee of only $1.00 shall be charged when obtained as part of a building permit.

All applications for building permits shall be accompanied by legible plans and specifications for the building to be erected. The plans shall be drawn to scale and shall include a plan which discloses the actual dimensions of the lot upon which the proposed building is to be erected, the position of the proposed building upon the lot, its intended use and such other information as the planning director may require for the proper enforcement of this ordinance. Upon receipt of an application for a building permit, the building inspector shall, as soon as practicable, check the plans and specifications carefully for compliance with the terms of the building code and the terms of this ordinance.

In case the plans and specifications submitted do not comply with the terms of the building codes or the terms of this ordinance, it shall be the duty of the building inspector to deny the application for the building permit.

The applicant whose request has been denied may, as set forth in article XII, appendix A of the Code of Ordinances, refer this application to the board of adjustment for consideration, and the said board may grant his request. In case the applicant wishes to appeal his case to said board, it shall be the duty of the planning director to prepare such documentation necessary to complete the appeal.

(Ord. No. 90-05, § 1, 1-23-90)

All territory hereinafter annexed to the City of Pharr shall assume an interim classification of A-O agricultural open space, pending determination of the property's initial permanent zoning in accordance with the provisions of state law and this chapter. The city planning and zoning commission shall, as soon as practical after annexation of any territory to the city, institute proceedings on its own motion, to give the newly annexed territory a permanent zoning, following the same procedure as is provided by law for the adoption of original zoning procedures. The initial zoning to the permanent zoning shall not be considered a rezoning for legal purposes. The procedure for establishing initial zoning other than A-O on annexed territory shall conform to the procedure established by law for the adoption of normal zoning classifications and regulations.

In an area classified A-O, no person shall erect, excavate, construct, or proceed or continue with the erection or construction of any building or structure or add to, enlarge, move, improve, alter, repair, convert, or extend or demolish any building or structure or cause the same to be done in any newly annexed territory to the city without first applying for and obtaining a building permit therefor from the building official as may be required in applicable city ordinances.

The purpose of the use districts described herein is to group together into districts those uses that are reasonably compatible with one another according to their normal characteristics of operation:

A.

To permit, in connection with these uses, those customary and necessary accessory activities which are incidental to the principal use; and

B.

To permit certain other uses which may be established in some situations and subject to specific conditions so that such special uses will also be compatible with the uses allowed as a matter of right; and

C.

To promote orderly, timely, economical growth and to recognize current land use conditions; and

D.

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

E.

To protect use areas, as far as possible, against heavy and unnecessary through traffic; and

F.

To protect use areas against pollution, environmental hazards, and other objectionable influences; and

G.

To protect use areas against congestion, as far as possible, by managing the density of population in and around them; by providing for proper 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; and

H.

To provide for privacy and access of light and air to windows and to all devices that are powered or heated by the sun, as far as possible, through controls over the spacing and height of buildings and other structures; and

I.

To promote the most appropriate use of land and direction of building development which is not in conflict with the comprehensive plan or the adopted policies of the city; to promote stability of development; to protect the character of the districts; to conserve the value of land and buildings; and protect the city's tax base; and

J.

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

K.

To protect against fire and explosions and other safety hazards, and to provide for fire protection and access by fire equipment and vehicles; and

L.

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