Use Regulations: A building or premises shall be used only for the following purposes:
(a) 
One-Family Dwelling;
(b) 
Churches;
(c) 
Public parks, including playgrounds;
(d) 
Farming, truck gardening, citrus orchards, nursery and greenhouses;
(e) 
Accessory building or use, including a private garage customarily incident to the above uses, but not involving the conduct of a business;
(f) 
Country club or golf course, not less than 40 acres in area, except a golf course or miniature course or practice driving tee operated for commercial purposes;
(g) 
Home occupation incidental to a permitted use provided such occupations are conducted in the main building and only by a person resident of such building. A nameplate not to exceed one square foot in area containing the name and occupation of the resident may be displayed;
(h) 
A temporary sign appertaining to the lease, hire or sale of a building or premises, which sign or bulletin board shall not exceed twelve (12) square feet in area;
(i) 
Any other sign:
(1) 
remaining on the property for no more than 45 days; and
(2) 
not exceeding twelve (12) feet in area; or
(j) 
A nonenclosed metal carport bolted to concrete shall be allowed within the front setback along residential streets in subdivisions recorded before 2015. The carport shall not be bigger than 18 feet in length and 18 feet in width.
(Ordinance 17-13 adopted 6/27/17; Ordinance 2023-32 adopted 9/12/2023)
Off-street parking space shall be provided in accordance with the requirements for specific uses set forth in Chapter 6, Off-Street Parking Regulations, but under no circumstances shall:
(a) 
the paved parking area be less than 400 square feet; nor
(b) 
the driveway entrance width exceed 15 feet.
(Ordinance 17-13 adopted 6/27/17)
A building or premises shall be used only for the following purposes:
(a) 
Duplex, Triplex, and Fourplex family dwelling and more intense multifamily uses;
(b) 
Private club, fraternity, sorority or lodge, excepting one of the chief activity of which is a service customarily carried on as a business;
(c) 
Accessory building or use customarily incidental to any of the above uses, including a storage garage on a lot occupied by a multiple dwelling, hospital or institution;
(d) 
Parking spaces, laundry room, etc., if covered are to be considered as part of the area of the main building; or
(e) 
Day nurseries.
(Ordinance 17-13 adopted 6/27/17)
Off-Street parking spaces shall be provided in accordance with the requirements for specific uses set forth in the Off-Street Parking Regulation, Chapter 6.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Manufactured homes on spaces approved for manufactured homes;
(b) 
Recreational vehicles;
(c) 
Modular homes on spaces approved for modular homes;
(d) 
Accessory buildings;
(e) 
Recreational and commercial facilities designed for exclusive use of the subdivision’s occupants;
(f) 
On-premises signs including illuminated or animated signs, in accordance with adopted City regulations; or
(g) 
Storage buildings;[.]
(Ordinance 17-13 adopted 6/27/17)
(a) 
Home occupations that meet applicable conditions (see Article VIII, Section 8.00);
(b) 
Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes in accordance with all applicable City regulations;
(c) 
Facilities for railroads or those utilities holding a franchise under the City;
(d) 
The owner’s or manager’s home on a six thousand two hundred fifty (6,250) square foot lot or larger;
(e) 
Portable buildings;
(f) 
Parking facilities for nonresidential uses that meet applicable requirements of the Off-Street Parking Regulation.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Any building or land used for other than one or more of the preceding specified uses;
(b) 
No more than one manufactured home or recreational vehicle may occupy any approved space;
(c) 
Off-premises signs;
(d) 
Any use of property that does not meet:
(1) 
the required minimum lot size;
(2) 
front, side and rear yard dimension; and/or
(3) 
lot width; or
(4) 
exceeds the maximum heights, building coverage or density per gross acre as required in Article VI;
(Ordinance 17-13 adopted 6/27/17)
(a) 
A development designed as a manufactured home, modular home or recreational vehicle park shall meet all requirements of:
(1) 
the manufactured home and recreational vehicle park regulation of the City; and
(2) 
and any applicable sections of the City subdivision regulation.
(b) 
Said facility shall be for the purpose of:
(1) 
renting; or
(2) 
leasing of manufactured home sites.
(c) 
Said facility shall not be construed to permit the sale of such lots.
(d) 
A development designed as a:
(1) 
manufactured home;
(2) 
modular home; or
(3) 
recreational vehicle subdivision shall meet all requirements of:
(A) 
the City subdivision regulation, and
(B) 
any applicable sections of the City manufactured home and recreational vehicle park regulation.
(e) 
Such subdivision shall have as its major purpose:
(1) 
the sale and conveyance of property rights, and
(2) 
ownership of individual lots to consumers.
(f) 
At no time may an existing manufactured home, modular home or recreational vehicle park be converted to:
(1) 
a manufactured home;
(2) 
modular home; or
(3) 
recreational vehicle subdivision without first meeting all the requirements of the City subdivision regulation and receiving approval by the City Commission.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Generally recognized retail businesses which supply commodities on the premises primarily for persons residing in adjacent residential areas, such as groceries, meats, dairy products, baked goods, clothing and notions, or hardware and similar uses;
(b) 
Personal services establishments which perform services on the premises such as repair shops (watches, radios, T.V., shoes, etc.), tailor shops, beauty parlors or barbershops, photographic studios and self-service laundries; and similar uses but not including automotive or other repair services and armature repair services;
(c) 
Dry-cleaning establishments or pickup stations dealing directly with the consumers. Central dry-cleaning plants servicing more than one retail outlet are not permitted;
(d) 
Business establishments which perform services on the premises such as banks, loan companies, insurance and real estate offices;
(e) 
Personal services including the following: Outpatient medical clinics, offices of doctors, dentists, osteopaths and similar or allied professions;
(f) 
On-premises signs, including those that are animated or illuminated;
(g) 
Commercial parking lots; or
(h) 
Other uses similar to the above.
(Ordinance 17-13 adopted 6/27/17)
(a) 
All R-MF uses including conditional uses, except manufactured homes;
(b) 
Gasoline service stations or retail outlets where gasoline products are sold;
(c) 
Drive-in business establishments serving nearby residences which are so developed that its retail or service character is dependent on providing a driveway approach or parking spaces for motor vehicles, rather than within a building or structure, including drive-in restaurants;
(d) 
Restaurants or bars in accordance with the adopted policies of the City, provided the site is not larger than four acres and that access be provided from a collector or larger street;
(e) 
Planned neighborhood convenience centers, including any or all of the above permitted or conditional uses, provided the site is not larger than four (4.0) acres and that access to such center be from a designated collector or larger street;
(f) 
Accessory structures and uses customarily incidental to the above permitted uses;
(g) 
Portable buildings that meet applicable conditions (See Art. VIII Section 8.00(c))[.]
(Ordinance 17-13 adopted 6/27/17)
(a) 
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;
(b) 
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;
(c) 
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;
(d) 
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 thirty (30) feet from any street intersection (measured from right-of-way);
(e) 
A front setback of sixty (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.[;]
(f) 
All lighting shall be shielded from adjacent residential districts;
(g) 
A six-foot-high, completely obscuring wall shall be provided by all gasoline service stations, retail outlets where gasoline products are sold, or drive-in businesses, when abutting or adjacent to districts zoned for any residential use;
(h) 
The minimum lot area for a gas service station or a retail outlet where gasoline products are sold should be twenty thousand (20,000) 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 selling gasoline, oil and minor accessories and having no facilities for repair or servicing automobiles may be permitted on lots of less than twenty thousand (20,000) square feet subject to all other provisions required;
(i) 
Veterinary hospitals or clinics are subject to the limitation that all activities be conducted within a totally enclosed building with no open-air impoundment and no external effects such as noise or odor which could adversely extend beyond the property lines; and
(j) 
The City may require a building line along any streets.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Any building erected or land used for other than one or more of the preceding specified uses;
(b) 
Off-premises signs;
(c) 
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 in Article VI.
(Ordinance 17-13 adopted 6/27/17)
(a) 
All uses listed as permitted uses in C-1 districts;
(b) 
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;
(c) 
Hotel, motel and/or eating places;
(d) 
Printing, publishing and allied products manufacturing;
(e) 
Rail and motor vehicle transportation passenger terminals;
(f) 
Telephone, telegraphs, television, radio or similar media stations, centers, studios, but not including public microwave, radio and television towers;
(g) 
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;
(h) 
Signs in accordance with adopted ordinances; or
(i) 
Automotive repair as an accessory use to a permitted retail use, such as retail sale of automobiles or retail sale of automotive parts.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Gasoline service stations or retail outlets where gasoline products are sold;
(b) 
Drive-in businesses;
(c) 
Planned shopping centers;
(d) 
Bars, nightclubs and social event centers in accordance with adopted policies;
(e) 
Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes, in accordance with all applicable City regulations and ordinances;
(f) 
Portable buildings;
(g) 
Owner-occupied residence in compliance with the setback requirements of this zoning district;
(h) 
Automotive repair and service as a primary use, including auto paint and body work as a primary use, subject to required conditions. (See conditions listed in Section 5.04 hereof).
(1) 
All establishments engaged in automotive repair, services, maintenance, or paint and body work that are under construction or in existence and located in C-2 zone as of the date of adoption of this subsection shall hereby be classified as conforming uses and shall not be denied the right to expand, repair or rebuild such establishments.
(i) 
Mobile food courts:
(1) 
All establishments engaged as a mobile food court as defined under Article 4.12 of Chapter 4 Business Regulations of the City's Code of Ordinances shall comply with all the applicable local, state and federal regulations, including but not limited to Division 1, 2, and 3 under Article 4.12 Food Establishment Regulations of Chapter 4 Business Regulations under the City's Code of Ordinances.
(Ordinance 17-13 adopted 6/27/17; Ordinance 2023-05 adopted 2/28/2023)
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 the C-1 district for these types of uses. Access lane shall be clearly designated on subdivision plat.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Such establishments shall be located on a lot or tract of land of sufficient size to accommodate the proposed use. In no case shall the building site be less than twenty thousand (20,000) square feet;
(b) 
All service, repair, maintenance, painting, and other work shall take place within an enclosed area;
(c) 
There shall be no outside storage of materials;
(d) 
The building where the proposed work is to take place shall be at least one hundred (100) feet from the nearest residence;
(e) 
A six-foot wall or opaque fence buffering the proposed use from any residential use of residentially zoned area may be required; and
(f) 
All new buildings and all conversions of existing buildings to such uses shall meet current building code and fire code requirements in terms of separation of high hazard uses from other occupancy use classifications, etc.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Any building erected or land used for other than one or more of the preceding specified uses; or
(b) 
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 in Article VI.
(Ordinance 17-13 adopted 6/27/17)
(a) 
All uses listed as permitted uses in the C-2 district;
(b) 
Drive-in business;
(c) 
Gasoline service stations, automotive and other repair services or retail outlets where gasoline products are sold;
(d) 
Lumberyards or contractor yards, farm equipment or other heavy equipment sales and service, farm products warehousing and storage, general warehousing and storage;
(e) 
Motor vehicle transportation freight terminals;
(f) 
Any wholesale trades or wholesale trade accessory to any permitted retail operation including raw cotton, grain, hides, skins and raw furs, tobacco, wool or mohair, commercial or industrial machinery or synthetics, metals and minerals, petroleum bulk stations and terminals;
(g) 
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-2 district;
(h) 
Accessory structures and uses customarily incident to the above permitted uses, including the residence for night watchman or caretaker employed on the premises;
(i) 
Other uses of similar character; and
(j) 
Signs in accordance with adopted regulations and ordinances;[.]
(Ordinance 17-13 adopted 6/27/17)
(a) 
Planned shopping center;
(b) 
Amusement parks, circus or carnival grounds, commercial amusement or recreation development or tents or other temporary structures used for temporary purposes, in accordance with all applicable City regulations and ordinances;
(c) 
Facilities for railroads or those utilities holding a franchise under the City; or
(d) 
Owner-occupied residence in compliance with the setback requirements of this zoning district.
(Ordinance 17-13 adopted 6/27/17)
All -
(a) 
Gasoline service stations;
(b) 
Retail outlets where gasoline products are sold;
(c) 
Drive-in businesses; and
(d) 
Veterinary hospitals -
shall be subject to the same limitations as set forth in subsections (c), (d), (e), (f), (g), and (h) of Article IV section 4.02 herein.
No permit shall be issued unless an access lane has been clearly designated on the subdivision plat.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Any building erected or land used for other than one or more of the preceding specified uses.
(b) 
Any use of property that does not meet:
(1) 
the required minimum lot size;
(2) 
front, side and rear yard dimension; and/or
(3) 
lot width; or
(4) 
exceeds the maximum height, building coverage or density per gross acre as required in Article VI.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Any of the following uses when the manufacturing, compounding or processing is 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 a residential district and C-1 and C-2 districts.
(1) 
The manufacturing, compounding, processing, packaging or treatment of such products as bakery goods, candy, cosmetics, pharmaceutical, 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, sheetmetal (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, sheetmetal products, including heating and ventilating equipment, cornices, eaves and the like;
(8) 
Tool, die, 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.
(b) 
Accessory structures and uses customarily incidental to the above permitted uses.
(c) 
Other uses of a similar and no more objectionable character to those principal uses permitted subject to any and all provisions of regulations relating to the use of property within the City.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Planned shopping centers;
(b) 
Planned industrial parks;
(c) 
The residence of a watchman or caretaker employed on the premises;
(d) 
Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes, in accordance with all applicable City regulations;
(e) 
Facilities for railroads or those utilities holding a franchise under the City;
(f) 
Portable buildings other than storage buildings; or
(g) 
Owner-occupied residence in compliance with the setback requirements of this zoning district
(Ordinance 17-13 adopted 6/27/17)
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 Article IV sections 4.02(c), (d), (e), (f), (g), and (h) herein. No permit shall be issued unless an access lane has been clearly designated on the subdivision plot.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Any building erected or land used for other than one or more of the preceding specified uses.
(b) 
Any use of property that does not meet the:
(1) 
required minimum lot size;
(2) 
front, side and rear yard dimension; and/or
(3) 
lot width; or
(4) 
exceeds the maximum height, building coverage or density per gross acre as required in Article VI.
(Ordinance 17-13 adopted 6/27/17)
Permitted uses:
(a) 
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 the portion of 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 RS, RMF, RMH, C-1 and C-2 districts; or
(b) 
Any use not previously listed subject to any and all provisions of all regulations relating to the use of property within the City.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Planned shopping center;
(b) 
Planned industrial park;
(c) 
Amusement parks, circus or carnival grounds, commercial amusement or recreation developments, or tents or other temporary structures used for temporary purposes, in accordance with all applicable City regulations;
(d) 
Facilities for railroads or those utilities holding a franchise under the City;
(e) 
The residence of a watchman or caretaker employed on the premises;
(f) 
Owner-occupied residence in compliance with the setback requirements of this zoning district; [.]
(Ordinance 17-13 adopted 6/27/17)
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 Article IV, Section 4.02(c), (d), (e), (f), (g), and (h) herein. No permit shall be issued unless an access lane has been clearly designated on the subdivision plat.
(Ordinance 17-13 adopted 6/27/17)
(a) 
Those uses, which in the opinion of the Planning and Zoning Commission and/or City commission, would be detrimental to the health, safety or general welfare of the citizens or to adjacent development; or
(b) 
Any use of property that does not meet:
(1) 
the required minimum lot size;
(2) 
front, side and rear yard dimension;
(3) 
and/or lot width; or
(4) 
exceeds the maximum height, building coverage or density per gross acre as required in Article VI.
(Ordinance 17-13 adopted 6/27/17)
Land use activities shall be allowed only for the following purposes:
(a) 
Public parks and playgrounds; or
(b) 
Agricultural uses provided that any structure or enclosure for the shelter of livestock and poultry shall be located not less than 200 feet from any street or lot line.
(Ordinance 17-13 adopted 6/27/17)
Land use activities shall be allowed only for the following purposes:
(a) 
Public and private schools;
(b) 
Community or other civic buildings including museums;
(c) 
Libraries and auditoriums;
(d) 
Institutions of educational, charitable or philanthropic nature, but not a penal or mental institution;
(e) 
Nursing or convalescent home; and [sic]
(Ordinance 17-13 adopted 6/27/17)
The Expressway Corridor District (ECD) is a special purpose district created to identify uses and regulations for properties adjacent to and in the proximity of the US 83/IH2. These regulations are intended to encourage new and appropriate uses and design, and to protect existing uses that will benefit the City of San Juan. This district is intended to support businesses that complement each other and to be a destination in the Rio Grande Valley for shopping, entertainment, and employment.
Except as hereinafter provided no building or structure shall be erected, reconstructed, or structurally altered and no premises shall be used except in conformity with the regulations prescribed for the district.
The following district regulations replace the current uses as a distinct new district. Where there is any ambiguity, the Planning and Zoning Commission, upon the recommendation of Staff, will be the deciding body, and if appropriate, a recommendation will be forwarded to the City Commission.
(Ordinance 17-24 adopted 11/14/17; Ordinance 2022-24 adopted 6/28/2022)
(a) 
Uses Permitted By Right -
The uses as shown in the following Zoning Use Chart are permitted by right and are subject to the restrictions of this district. In general, definitions are defined by terms in general use or in Appendix A, Unified Development Chapter 1, Article III. Definitions of uses specific to this District are found in Section 11.03 of Appendix A, Unified Development Code.
(b) 
Nonconforming Uses -
With the creation of the new Expressway Corridor District (ECD) some current land and building uses may become existing nonconforming uses. They will not be required to close or relocate, however they become subject to the requirements and regulations in Appendix A, Chapter 2, Article VII, Nonconforming Uses.
(Ordinance 17-24 adopted 11/14/17; Ordinance 2022-24 adopted 6/28/2022)
In addition to the definitions in Appendix A, Unified Development Code, Chapter 1, Article III, Definitions, the following definitions apply specifically to this district.
The following definitions are to be used in the application of this district. They are terms that are accepted in standard planning and zoning usage. If a word or term is not defined herein, a definition from a dictionary in general usage shall be applied.
Antique shop:
An establishment offering for sale articles such as glass, china, furniture or similar furnishing or decorations which have value and significance as a result of age, design or sentiment.
Bakery or confectionery shop (retail):
A place for baking or selling baked goods, or a place for preparing, cooking, making or selling candy or other sweets.
Barber or beauty shop:
A facility licensed by the state where hair cutting, hair dressing, shaving, trimming beards, facials, manicures, tanning or related services are performed.
Buffer:
A permanent natural or landscaped area serving to separate two (2) different land uses or developments. It may be in the form of a strip of land lying parallel and adjacent to a property line common to a dissimilar use of a more restrictive nature. The purpose of this buffer is to provide for minimum livability and maximum required visual screening and physical separation of uses of a dissimilar nature.
Carwash facility:
A semi-enclosed structure for washing automobiles with automatic application of cleaners, brushes, rinse water, and heat for drying. May include manually operated exterior located vacuuming equipment and detailing operations.
Day spa:
A facility for personal services including hair care, manicure, pedicure, waxing, and tanning. If the spa services include massages, the use must comply with the following definition.
(a) 
Massage establishment:
Any place of business in which massage therapy is practiced by a massage therapist, as defined by Texas Law. “Massage therapy”, as a health care service, means the manipulation of soft tissue for therapeutic purposes. The term includes, but is not limited to, effleurage (stroking), petrissage (kneading), tapotement (percussion), compression, vibration, friction, nerve strokes, and Swedish gymnastics, either by hand or with mechanical or electrical apparatus for the purpose of body massage. Massage therapy may include the use of oil, salt glows, heat lamps, hot and cold packs, tub shower, or cabinet baths. Equivalent terms for massage therapy are massage, therapeutic massage, massage technology, myotherapy, or any derivation of those terms. The terms “therapy” and “therapeutic” do not include diagnosis, the treatment of illness or disease, or any service or procedure for which a license to practice medicine, chiropractic, physical therapy, or podiatry is required by law. Also see definition of Health Studio [sic].
Furniture store:
A retail facility displaying and selling new furniture, and may include appliances such as radios, televisions, stereos, refrigerators, and stoves.
Hobby shop:
An establishment for the retail sale of hobby supplies such as model kits, art equipment and materials.
Home center:
A facility which retails appliances, fixtures, building materials and other similar items for the maintenance and improvement of residential structures.
Hospital:
An institution licensed by the state that provides health services primarily for human inpatient, medical or surgical care for the sick or injured and including related facilities such as laboratories, outpatient departments, training facilities, central service facilities, and staff offices which are an integral part of the facilities.
Hotel:
A building or a group of buildings under one ownership containing six (6) or more sleeping rooms occupied, intended or designed to be occupied as the temporary abiding place for persons who are lodged with or without meals for compensation, but not including a hospital or recreational vehicle camping area.
Jewelry store:
A facility which retails watches, rings, bracelets, necklaces and similar items.
Newspaper, magazine, book or stationery store:
A facility for the sale of books, pamphlets, paper, pens, ink and associated items; not involving wholesale distribution.
Nonconforming Use:
A use, activity, structure or a parcel of land occupied by a land use activity that was lawful prior to the adoption, revision or amendment of the Zoning Ordinance, but fails to conform to the regulations of this Zoning Ordinance and the district in which it is situated and which has been identified as a nonconforming use.
Office equipment sales and service:
A facility for the display, sales, service or repair of equipment, machines or computers typically utilized in daily activities of offices.
Open Space:
Any parcel or area of land or water essentially unimproved and set aside, dedicated or reserved for resource protection, public or private use and enjoyment, or for the use and enjoyment of owners and occupants of land adjoining or neighboring such open space. Open space shall not include land occupied by nonrecreational structures, roads, street rights-of-way, parking lots, land reserved for future parking, or any portion of required minimum lot areas as required by this Ordinance.
Paint and wallpaper store:
A facility for selling paints, painting equipment and wallpaper.
Parking space:
A paved area, enclosed or unenclosed, sufficient in size to store one automobile together with a paved driveway connecting the parking space with a street or alley and permitting ingress or egress of an automobile.
Parking, commercial lot or garage:
A facility for temporary storage of motorized or wheeled vehicles.
Pharmacy or drugstore:
A facility for preparing, preserving, compounding and dispensing drugs and medicines; and may include the display and sale of other merchandise such as cosmetics, notions, fountain services and similar items.
Restaurant or cafe with drive-in/thru service:
An establishment which by design of physical facilities or by the type of service and packaging permits or encourages the purchase of prepared, ready-to-eat foods for consumption on or off the premises and which does permit consumption on the premises in motor vehicles. A conditional use may be required for the drive thru to ensure adequate stacking and speaker location.
Restaurant or cafe without drive-in/thru service:
An establishment where food is available to the general public primarily for consumption within a structure on the premises or which by design of physical facilities or by type of service and packaging permits or encourages the purchase of prepared, ready-to-eat foods intended for consumption off the premises, and where the consumption of food in motor vehicles on the premises is neither permitted nor encouraged. May include covered or uncovered patio seating.
Retail:
An establishment engaged in the selling or rental of goods or merchandise to the general public for personal use or household consumption.
Shopping center:
A group of unified commercial establishments built on a site which is planned, developed, owned, and managed as an operating unit related in its location, size, and type of shops to the trade area that the unit serves with customer and employee parking provided on-site.
Sporting goods store:
A retail establishment selling athletic uniforms, sport clothing and sporting equipment.
Technology sales and service:
A retail shop which sells and services digital devices including computers, cell phones, video equipment.
(Ordinance 17-24 adopted 11/14/17; Ordinance 2022-24 adopted 6/28/2022)
Uses
Permitted by Right P
Conditional Use C
Retail (free standing or in center)
 
 
Antique shop
P
 
Bakery, ice cream, or confectionery shop
P
 
Cellphone/computer/technology sales and service
P
 
Clothing store (men’s, ladies’, and children’s including shoes and other apparel)
P
 
Convenience store
P
 
Florist shop
P
 
Home furnishings/Furniture store
P
 
Hardware store
P
 
Hobby shop
P
 
Jewelry store
P
 
Office equipment sales/service
P
 
Paint and wallpaper store
P
 
Pharmacy or drugstore
P
 
Sporting goods store
P
 
Shopping center up to and including 30,000 square feet
P
 
Shopping center 30,000 to 75,000 square feet
P
 
Shopping center greater than 75,000 square feet
 
C
Grocery store
 
C
Big box including grocery and home improvement (over 100,000 square feet)
 
C
Eating and Drinking Establishments
 
 
Restaurant or cafe without drive-in service, with covered patio
P
 
Restaurant or cafe drive-in/thru service
 
C
Coffee shop
P
 
Delicatessen/Specialty foods
P
 
Personal Services
 
 
Day Spa
P
 
Barber or beauty shop
P
 
Nail salon
P
 
Medical and Care facilities
 
 
Clinic: medical, dental, optical, chiropractor, health care services
P
 
Emergency/medical ambulatory care facility (limited overnight stays)
P
 
Hospital
P
 
Optician, Optical shop
P
 
Pharmacy or drugstore
P
 
Lodging*
 
 
Hotel
P
 
Office, Professional
 
 
Attorney, Engineer, Architect, Landscape architect, Insurance, Financial advisor, Travel agent
P
 
Bank or credit union
P
 
Pet
 
 
Pet Supplies
P
 
Miscellaneous
 
 
Open space/Plaza
P
 
Library, art gallery, studio, museum
P
 
Theater
P
 
Bike Racks
P
 
Automobile charging station
 
C
ATM (free standing)
 
C
Public and Private Utilities
 
 
City infrastructure (water, waste water, drainage, fire, police)
P
 
Government offices
P
 
Private Utilities (telephone, cable)
P
 
(Ordinance 17-24 adopted 11/14/17; Ordinance 2022-24 adopted 6/28/2022)
(a) 
Building height:
(1) 
12 stories or 160 feet (may exceed if recommended by Planning Director to Board of Adjustment with input from the Fire Marshal). See note below
(2) 
1 story if building setback is less than 60 feet
(b) 
Building Front setback:
(1) 
60 feet from the right-of-way of the frontage road
(2) 
25 feet if parking is on the side are in the rear of one story building
(3) 
100 feet for hotel, multifamily (apartments and condominiums), assisted living, and nursing homes
(c) 
Side and Rear setback:
(1) 
Side Interior:
0 unless adjacent to residential, then 15 with landscaping buffer
(2) 
Side Exterior:
15 feet
(3) 
Rear:
10 feet unless adjacent to residential then a setback of a minimum of 20 ft. with landscaping buffer
(d) 
Lot width:
100 feet minimum
(e) 
Lot depth:
200 feet minimum
(f) 
Lot coverage:
75 percent of total area and incorporates low impact development criteria
A building may exceed ten stories or 160 feet if set back one (1) foot for every two (2) feet of height above 125 feet but in no case shall the height of a building exceed the total of the street width on which it faces plus the depth of the front yard and when it is adjacent to a residential use.
(Ordinance 17-24 adopted 11/14/17)
Parking requirements shall be in accordance with Appendix A, Unified Development Code, Chapter 6 - Off-Street Parking Regulations with the following additions or exceptions.
(a) 
Parking lot location is encouraged to be on the side and rear except for automobile sales, grocery and large scale retail development. For properties with 25-foot to 60-foot front setbacks, the parking shall be on the side or rear of the building.
(b) 
Angle parking is allowed.
(c) 
Landscaping shall be provided where large expanses of concrete or asphalt occur. Parking Lots with 150 or more spaces shall be divided by landscaped areas including walkways and/or landscaped areas.
(d) 
The areas between rows of parking can be design in either raised medians or bio-swales. Raised medians shall have a concrete curb edging. See Appendix A, Unified Development Code, Chapter 6 - Off-Street Parking Regulations[; chapter 5, section 8.00] Section 8 - Interior Parking Lot Landscaping[.]
(e) 
Plants shall be low-maintenance, water-wise selected from the list provided in Appendix A, Unified Development Code, Chapter 5 - Landscaping Regulation, Section 11, Table A.
(f) 
Shade trees may be planted in the median or landscape areas when there is adequate room for the root ball and irrigation is provided. Otherwise, trees should be planted on the perimeter of the development or in groups in open space or around detention facilities.
(g) 
Bio-swales shall be designed to support vegetation and handle sheet flow drainage in the parking lot. Plants in the bio-swales should be appropriate to handle temporary excess water as well as drought conditions.
(h) 
No loading docks shall back onto the frontage or arterial roads.
(i) 
Loading docks shall be to the side or rear of the building, except loading docks shall not back to residential areas unless there is landscaping or buffering.
(Ordinance 17-24 adopted 11/14/17)
(a) 
All driveways connecting with the US83/IH2 frontage road are subject to Texas Department of Transportation requirements and regulations for location and spacing.
(b) 
Shared driveways are encouraged for coordinated access to and from the frontage roads.
(c) 
All driveways shall be paved.
No separate direct access from a frontage road shall be permitted to any property whose frontage on the frontage road is less than three hundred feet (200') [sic]. Unless it would be unreasonable to impose this requirement, a public street more or less perpendicular to the frontage road and Access Lanes shall be required in all cases to provide access to properties along the frontage road.
(d) 
If required for development access, a paved access drive shall be provided more or less reasonably parallel to the frontage road. Said access lane shall conform to the following requirements:
(1) 
may be located in the front building setback if approved by the Planning Director;
(2) 
shall be designed and constructed to permit two-way traffic and to allow access to tracts along the frontage road;
(3) 
shall be paved;
(4) 
shall be set aside by curbs, landscaping or otherwise marked as approved by the Planning and Zoning Commission;
(5) 
shall be designed and constructed to intersect (at 90 degrees) with a public street; and
(6) 
shall be provided with directional signs and traffic-control signs or devices.
(Ordinance 17-24 adopted 11/14/17)
Landscaping for new construction and site redevelopment shall follow Appendix A, Unified Development Code, Chapter 5 - Landscaping Regulations with the following additions.
(a) 
Underground automatic sprinkler systems shall be required for all multifamily, commercial and office projects. When 100 percent native drought-tolerant landscaping is proposed, temporary irrigation for plant establishment, of not less than two years, may be installed in place of a permanent sprinkler system as approved by the city.
(b) 
Landscape plans for multifamily, lodging, commercial, and office development shall incorporate common open space or park areas as required with trails, interior courtyards and recreation facilities suitable for the benefit of the project’s anticipated residents.
(c) 
Foundation Planting.
(1) 
For all commercial buildings, foundation plantings shall be provided around all areas of the base of the building not directly abutting a sidewalk, plaza, service, or loading area. Foundation plantings shall be scaled according to the nature of the wall area, limited at primary building facades and around features such as windows, entries, and architectural elements, and increased for areas of blank walls and utilities.
(2) 
For all office buildings, an average depth of 15 feet from the face of the building shall be provided around the building; provided, that pedestrian facilities, such as sidewalks, may be located within this 15 feet area and shall count as landscaping; and provided further, that building loading areas shall not be subject to this requirement.
(3) 
For all mixed-use, lodging and multifamily buildings, foundation plantings shall be provided to soften the overall impact and scale of the buildings. Foundation plantings shall be provided around each individual building, at the base of the building.
(4) 
Trees and plant materials shall be in accordance with Chapter 5, Table A.
(5) 
Required trees may be planted on the perimeter of the development, in groupings in open space areas, and on the perimeter of stormwater detention areas in lieu of planting in parking lot medians.
(Ordinance 17-24 adopted 11/14/17)
The purpose of the following architectural standards is to ensure that new construction and additions to existing buildings are well designed, detailed, and crafted to embody high standards of architectural design that will promote the long-term viability on both sides of US 83/IH2. By encouraging new buildings to be designed with plazas and situated perpendicular to the roadway, future development will not only take advantage of the tract depths, but provide the opportunity for more visual interest. The designs, including colors, shall be of such as to express the vitality of the area and take advantage of the City’s heritage, growing international culture, and climate, thereby making San Juan’s highway frontage a unique destination in the Rio Grande Valley.
The following standards shall apply to all development. For the purposes of this section, the Planning Director, in coordination with other applicable city departments, shall be authorized to review and make decisions on the following architectural standards.
(a) 
[Reserved.]
(b) 
Building Materials.
(1) 
Exteriors shall be constructed of stone, brick, stucco, fiber cement or a combination of these materials, EFIS (synthetic stucco) is not allowed.
(2) 
No metal siding is allowed except for architectural details less than 20% of the building facade, however a standing seem metal roof is allowed if it is in keeping with the design of the building.
(c) 
Ornamentation.
(1) 
Building recesses and protrusions are strongly encouraged on larger buildings to break long uninterrupted building walls.
(2) 
All visible elevations should include decorative features such as cornices, pilasters, and friezes.
(d) 
Facade Massing.
(1) 
Front facades 60 feet wide or wider shall incorporate wall offsets of at least two feet in depth (projections or recesses) a minimum of every 40 feet. Each required offset shall have a minimum width of 20 feet.
(2) 
The following alternatives can be used in place of the required front facade offsets:
(A) 
Facade color changes following the same dimensional standards as the offset requirements;
(B) 
Pilasters having a minimum depth of one foot, a minimum width of one foot, and a minimum height of 80 percent of the facade’s height; and/or changes;
(C) 
Roofline changes when coupled with correspondingly aligned facade changes.
(e) 
Roofline Changes.
(1) 
Roofline changes may include changes in roof planes or changes in the top of a parapet wall, such as extending the top of pilasters above the parapet wall.
(2) 
When roofline changes are included on a facade that incorporates wall offsets or material or color changes, roofline changes shall be vertically aligned with the corresponding wall offset or material or color changes.
(f) 
Roofs.
(1) 
There are a variety of types of roofs: gable, gambrel, hip, mansard, shed, flat, etc. or a combination of types. The roof design and construction should be appropriate for the local climate.
(2) 
Asymmetric or dynamic roof forms are allowed to provide variety and flexibility in nonresidential building design, and allow for unique buildings. Asymmetric or dynamic roof forms shall be permitted on nonresidential buildings as an alternative to flat roofs.
(3) 
Mechanical equipment shall not be visible from the ground within 1,000 feet from the building, and shall be screened in accordance with the following: roof-mounted mechanical or other equipment shall be screened by roofing and/or by parapet walls. Ground-mounted equipment within view of a roadway or driveway used by the general public shall be screened by masonry walls. Ground-mounted equipment, not within view of a roadway or driveway used by the general public, shall be screened by landscaping, at a minimum.
(g) 
Customer Entrances.
(1) 
Each side of a building facing a public street shall include at least one customer entrance, except that no building shall be required to provide entrances on more than two sides of the structure that face public streets.
(2) 
Buildings shall have clearly defined, highly visible customer entrances that include no less than three of the following design features:
i. 
Canopies/porticos above the entrance;
ii. 
roof overhangs above the entrance;
iii. 
entry recesses/projections,
iv. 
arcades that are physically integrated with the entrance,
v. 
raised corniced parapets above the entrance,
vi. 
gabled roof forms or arches above the entrance,
vii. 
outdoor plaza adjacent to the entrance having seating and a minimum depth of 20 feet,
viii. 
display windows that are directly adjacent to the entrance,
ix. 
architectural details, such as tile work and moldings, that are integrated into the building structure design and are above and/or directly adjacent to the entrance, and
x. 
planters or wing walls that incorporate landscaped areas or seating areas. (A wing wall is a wall secondary in scale projecting from a primary wall and not having a roof.)
The Planning Director has the authority to review and enforce the provisions of this section during the zoning application and/or building permitting processes.
(h) 
Loading docks and delivery areas.
(1) 
Loading docks and delivery areas shall be located to the side or rear of the building.
(2) 
Outside loading docks and delivery areas that are within view of a roadway, driveway, or residential areas, shall be screened from view by masonry walls or landscaping buffer of not less than six (6) feet in height.
(i) 
Awnings.
(1) 
Awnings are an appropriate feature in the Valley climate. Awnings may be constructed and maintained in accordance with this subsection.
(2) 
An awning may be located over a storefront, a window, or a building entry. An awning may extend over the framing of a window or the framing of a building entry.
(3) 
An awning shall not visually dominate the building to which such awning is attached and shall complement the character and design of the building.
(4) 
A single awning shall not extend beyond the frame of a window or a building entry. If an awning is located over a storefront, such awning shall not extend beyond the lesser of: the outermost frame of a window located within one foot of a building entry or 30 feet.
(5) 
The bottom of an awning shall not be higher than the top frame of a storefront building entry or window, a building entry, or a window of the building to which such awning is attached and shall be no higher than 12 feet from the finished floor as determined by measuring 12 feet from the finished floor specified in the permitted building plans of the business establishment using such awning to the top of the awning.
(6) 
An awning shall be constructed of fabric, metal, or glass. An awning should complement the overall color scheme of the building facade.
(Ordinance 17-24 adopted 11/14/17)
[1]
Editor's note—Former section 11.10 pertaining to additional standards for condominium or multifamily/apartment development and deriving from Ordinance 17-24 adopted 11/14/17, was deleted in its entirety by Ordinance 2022-24 adopted 6/28/22.
The following additional standards shall apply to hotel development:
(a) 
Long uninterrupted expanses of building facades are prohibited. Articulation is required through the use of jogs, projections or retreats in the building walls, windows, balconies, entryways and bays.
(1) 
All building entries adjacent to a street shall be pedestrian-scaled and shall include two or more of the following architectural treatments:
i. 
distinctive doorways;
ii. 
distinctive entry canopies or awnings;
iii. 
projected or recessed entry bays; porches;
iv. 
changes in paving material, texture, or color;
v. 
landscaping providing entry focal points;
vi. 
fountains;
vii. 
decorative benches;
viii. 
ornamental glazing;
ix. 
railings; and
x. 
balustrades.
(2) 
Stairs, hallways, and elevators shall be located within buildings and structures and not on the exterior of buildings and structures.
(3) 
Guestrooms may be accessible only through interior corridors.
(4) 
Excluding windows and doors, a minimum of 50 percent of the exterior of buildings shall consist of architectural approved building materials in this zoning district ordinance.
(5) 
If freestanding parking structures are used, such structures shall be located so as to be easily accessible to the buildings in which the guestrooms they service are located.
(6) 
The exteriors of freestanding multistory parking structures shall have architecturally-designed masonry panels.
(7) 
Outdoor delivery or service areas within view of any right-of-way or residential area shall be screened from view by masonry walls.
(8) 
Outdoor recreational space within view of any right-of-way or residential area shall be screened from view by a combination of fencing and landscaping. The use of chainlink fencing materials shall not satisfy the requirements for screening outdoor recreational space.
(Ordinance 17-24 adopted 11/14/17; Ordinance 2022-24 adopted 6/28/2022)
(a) 
Additions to San Juan Code of Ordinances, Chapter 3 Building Regulations, Article 3 [Article 3.05], Signs specific to the proposed Expressway Corridor District (ECD)
(1) 
Signs in the Expressway Corridor District shall be in accordance with San Juan Code of Ordinances, Chapter 3 Building Regulations, Article 3 [Article 3.05], Signs.
(2) 
Signs shall not obscure the visibility of the windows of commercial structures. No more than 50 percent of window may be used for sign lettering.
(3) 
For new developments or redevelopment a Sign Master Plan shall be submitted in accordance with Section 3.05.010, Master Sign Plan.
(4) 
For new digital billboard signs or conversion from static to digital signs, another sign(s) under the same ownership of equivalent square footage shall be removed.
(Ordinance 17-24 adopted 11/14/17)
(a) 
There shall be a 10,000-linear foot minimum separation between carwash facilities for properties with frontage along IH2/US Expressway 83. The distance shall be measured by a direct line from the corner of one property to the corner of another property.
(Ordinance 17-24 adopted 11/14/17; Ordinance 2022-24 adopted 6/28/2022)
Any person or entity may make application to the City Commission for a special use permit for special use described below.
(Ordinance 15-10 adopted 8/11/15)
(a) 
The City Commission by an affirmative two-thirds vote may grant a special use permit for the following special uses in any district as qualified for which they are otherwise prohibited by this Code; and may impose appropriate conditions and safeguards, including a specified period of time for the permit. The City Commission shall have great discretion.
(1) 
Airport, landing field, or landing strip for aircraft;
(2) 
Amusement park, but not within 300 feet of any “R” District;
(3) 
Circus or carnival grounds, but not within 300 feet of any “R” District;
(4) 
Commercial, recreational, or amusement development for temporary, seasonal or other limited periods but not within 300 feet of any “R” District;
(5) 
Hospital, clinic or institution;
(6) 
Office building or a civic, religious or charitable organization, conducting activities primarily by mail and not handling merchandise or rendering services on site.[;]
(7) 
Privately operated community building or recreation field;
(8) 
Any public or government building, including public or denominational schools;
(9) 
Radio or television broadcasting tower or station;
(10) 
In accordance with the Texas Alcoholic Beverage Code on-premises consumption of alcoholic beverages, including beer;
(11) 
Drive-in theaters;
(12) 
Neighborhood grocery stores, provided they are located on a corner lot, with total floor area not to exceed two thousand five hundred (2,500) square feet, display signs not to exceed the height of the average roofline of the neighborhood and to be switched on no earlier than 6:00 a.m. and switched off no later than 11:00 p.m.; or
(13) 
Planned Unit Development.
(b) 
The owner shall file with the Planning and Zoning Commission a proposed site plan and detailed description of the structures to be erected, the other facilities of the project and the land uses involved. In addition, the applicant shall furnish such other information as the Planning and Zoning Commission may reasonably require. In acting upon the application, the Planning and Zoning Commission may alter setback requirements, height limits, building size limits, off-street parking regulations, landscaping rules and density and intensity limits. It may also recommend to the City Commission uses not permitted in the district where the lot is located, providing such uses are desirable or convenient for users of the lot as developed or the immediate neighborhood, and provided that such uses are planned so as to assure that they will not materially alter the existing character of the neighborhood.
(c) 
A special permit granted by the City Commission under the provisions above shall be considered as an amendment to the zoning regulation as applicable to such property. In granting such permit the City Commission may impose conditions which shall be complied with by the applicant before any final public utility connection may be made with such building or property, and such conditions shall not be construed as conditions precedent to the granting of the special permit or the change in zoning of said property, but shall be considered a precedent of such final public utility connections.
(d) 
Before authorization of any of the above special uses, the request shall be referred to the Planning and Zoning Commission for study and a written report concerning:
(1) 
the conformance of the proposed use to the overall objectives of the Comprehensive Plan; and
(2) 
the character and development of the neighborhood.
(Ordinance 15-10 adopted 8/11/15)
Public hearings shall be held before the Planning and Zoning Commission and the City Commission. Notices and publications of the time and place for which shall conform to the procedure prescribed in Article VIII[.]
(Ordinance 15-10 adopted 8/11/15)
Temporary buildings used only in connection with construction work may be permitted in any district during the period that the construction work is in progress, but such temporary buildings shall be removed upon completion of the construction work.
(Ordinance 15-10 adopted 8/11/15)
Existing railroads and utilities including telephone service may continue to be operated and maintained in dwelling and commercial districts but no new railroad or utility structure other than the usual poles, wires and underground utilities shall be established in such districts except when so authorized by the Zoning Board of Adjustments.
(Ordinance 15-10 adopted 8/11/15)
On any lot of record on which there is a conforming structure which is considered “legal nonconforming” due to the nonconformity of other structures on, or adjacent to this lot, the otherwise conforming structure may be altered or enlarged, provided such alteration or enlargement does not in itself create a nonconforming use or increase any hazardous condition.
(Ordinance 17-13 adopted 6/27/17)