(a) 
Any nonconforming use of land or structures may be continued for definite periods of time, subject to such regulations as the Zoning Board of Adjustment may require for:
(1) 
immediate preservation of the adjoining property; and
(2) 
the ultimate removal of the nonconforming use.
(b) 
If a continuous operation is not carried on in such nonconforming use during a continuous period of one (1) year, the building, other structure or tract of land where the nonconforming use previously existed shall thereafter:
(1) 
be occupied; and
(2) 
used only for a conforming use.
(c) 
Intent to resume active operation shall not effect the foregoing.
The general public, the City Commission, and the Planning and Zoning Commission are directed to take note that nonconformance in the use and development of land and buildings are to be avoided or eliminated where now existing, wherever and whenever possible, except:
(1) 
When necessary to preserve property rights established prior to the date these regulations become effective as to the property in question, and
(2) 
When necessary to promote the general welfare and to protect the character of the surrounding property.
(Ordinance 15-10 adopted 8/11/15)
A nonconforming use shall not be changed to any other type of nonconforming use without prior approval of the Zoning Board of Adjustments which may grant a change of occupancy from one nonconforming use to another, provided the use is:
(a) 
within the same or higher classification as the original nonconforming use;
(b) 
that such nonconforming use and occupancy will not tend to prolong and continue nonconforming use; and
(c) 
the nonconforming use shall not be changed thereafter to a lower classification use.
(d) 
remodeling permits shall be limited to ten (10) percent of the value of the building as valued by the Hidalgo County Appraisal District or from a report from an appraisal company licensed in the State of Texas.
Such prior lower classification use shall be considered abandoned.
(Ordinance 15-10 adopted 8/11/15)
A nonconforming use shall not be extended or rebuilt in case of obsolescence or total destruction by fire or other cause.
(Ordinance 15-10 adopted 8/11/15)
In case of partial destruction by fire or other causes not exceeding fifty percent (50%) of the value of a structure, the Chief Building Official shall issue a permit for reconstruction. If the damage is greater than fifty percent (50%) and less than total destruction, the Zoning Board of Adjustment may grant a permit for repair after a public hearing and having due regard for the property rights of the persons affected when considered in the light of public welfare and the character of the areas surrounding the designated nonconforming use and the purposes of this Code.
(Ordinance 15-10 adopted 8/11/15)
A nonconforming use shall not be enlarged or extended except upon authorization of the Zoning Board of Adjustment.
(Ordinance 15-10 adopted 8/11/15)
Normal maintenance of a building or a structure containing a nonconforming use is permitted, including necessary nonstructural repairs and incidental alterations not extending the nonconforming use.
(Ordinance 15-10 adopted 8/11/15)
No structural alterations shall be made in a building or other structure containing a nonconforming use except that required by law.
(Ordinance 15-10 adopted 8/11/15)