{
 "jurisdiction": "Mission, TX",
 "state": "TX",
 "counties": [
  "Hidalgo"
 ],
 "url": "https://ruralvacantland.com/zoning/tx/mission/",
 "publisher": "Rural Vacant Land (ruralvacantland.com)",
 "use": "drive-thru restaurant",
 "last_read": "2026-11-15",
 "summary": "A drive-thru restaurant is allowed by right (no conditional use permit, special exception or rezoning) in these zoning districts: C-3, C-4, C-5. It needs a conditional or special use approval in: C-2. It is not allowed in 8 districts: AO-I, AO-P, R-1, R-1A, R-1T, R-2, R-3, R-4. 5 districts are not confirmed yet.",
 "status_meaning": {
  "by_right": "Allowed by right",
  "conditional": "Needs a conditional or special use approval",
  "prohibited": "Not allowed",
  "unclear": "Not confirmed yet"
 },
 "zoning_layer": {
  "url": "",
  "district_field": ""
 },
 "districts": [
  {
   "district": "AO-I",
   "name": "Interim agricultural use district",
   "status": "prohibited",
   "quote": "Farming, ranching, related activities, and accessory uses",
   "code_section": "1.36",
   "conditions": "Permitted and conditional lists read in full. Restaurants and drive-thru not listed in either. Drive-in theaters are excluded from outdoor commercial recreation; not a drive-in restaurant.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "AO-P",
   "name": "Permanent open space district",
   "status": "prohibited",
   "quote": "Farming, ranching, related activities",
   "code_section": "1.361",
   "conditions": "Permitted list identical to AO-I. Conditional list is a subset of AO-I. No restaurant or drive-thru use.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "C-1",
   "name": "Office Building",
   "status": "unclear",
   "quote": "",
   "code_section": "1.41",
   "conditions": "",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "C-2",
   "name": "Neighborhood Commercial",
   "status": "conditional",
   "quote": "Restaurants (conditional use list, 1.42(3)(e))",
   "code_section": "1.42(3)(e)",
   "conditions": "Restaurants need a conditional use permit (1.42(3)(e)). Drive-thru service window business for food establishments is permitted (1.42(2)(l)). Stricter of the two applies, so conditional. Gas stations also conditional (1.42(3)(b)).",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "C-3",
   "name": "General Business",
   "status": "by_right",
   "quote": "Hotels, motels, and restaurants. Drive-thru window businesses for food establishments.",
   "code_section": "1.43(2)(c),(o)",
   "conditions": "Restaurants (2)(c) and drive-thru windows for food establishments (2)(o) are both permitted. Re-read the full conditional list (3)(a)-(q): no drive-in restaurant or drive-through item there; conditional items are alcohol-serving restaurants/bars (f, council approval), gas stations, mobile food units, BYOB. Drive-in businesses follow the 1.42(4)(d)-(f) access and setback limits.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "C-4",
   "name": "Heavy Commercial",
   "status": "by_right",
   "quote": "Drive-in businesses.",
   "code_section": "1.44(2)(a),(b)",
   "conditions": "All C-3 permitted uses (restaurants, drive-thru windows) plus drive-in businesses permitted. Conditional list (3) has no drive-in or drive-through item; only alcohol-serving restaurants/bars (e, council approval), mobile food units, BYOB. Drive-in conditions in 1.44(4) refer to 1.42(4)(d)-(f).",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "C-5",
   "name": "Adaptive Commercial (also spelled Adoptive)",
   "status": "by_right",
   "quote": "All C-4 permitted uses",
   "code_section": "1.44(A)(2)(a)",
   "conditions": "Permits all C-4 uses, so C-3 restaurants/drive-thru windows and C-4 drive-in businesses. Conditional list (3) has no restaurant or drive-through item (mobile food units, BYOB, etc.). Alcohol-serving restaurant conditional item from C-4 is not repeated in the C-5 conditional list; liquor treatment is not settled. Code spells the name both Adoptive and Adaptive.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "I-1",
   "name": "Light Industrial",
   "status": "unclear",
   "quote": "",
   "code_section": "1.45",
   "conditions": "",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "I-2",
   "name": "Heavy Industrial",
   "status": "unclear",
   "quote": "",
   "code_section": "1.46",
   "conditions": "",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "Public",
   "name": "Public zoning district",
   "status": "unclear",
   "quote": "",
   "code_section": "1.47A",
   "conditions": "",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "PUD",
   "name": "Planned Unit Development",
   "status": "unclear",
   "quote": "",
   "code_section": "1.47",
   "conditions": "",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "R-1",
   "name": "Single-family residential",
   "status": "prohibited",
   "quote": "One single-family dwelling per lot, and accessory uses.",
   "code_section": "1.371",
   "conditions": "Residential district. Permitted and conditional lists have no restaurant, eating establishment or drive-in/drive-through use.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "R-1A",
   "name": "Large lot single-family residential",
   "status": "prohibited",
   "quote": "One single-family dwelling unit per lot.",
   "code_section": "1.37",
   "conditions": "Residential district. Permitted and conditional lists have no restaurant, eating establishment or drive-in/drive-through use.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "R-1T",
   "name": "Townhouse residential",
   "status": "prohibited",
   "quote": "One townhouse per lot.",
   "code_section": "1.372",
   "conditions": "Residential district. Permitted and conditional lists have no restaurant, eating establishment or drive-in/drive-through use.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "R-2",
   "name": "Duplex-fourplex residential",
   "status": "prohibited",
   "quote": "One duplex-fourplex on a lot.",
   "code_section": "1.38",
   "conditions": "Residential district. Permitted and conditional lists have no restaurant, eating establishment or drive-in/drive-through use.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "R-3",
   "name": "Multifamily residential",
   "status": "prohibited",
   "quote": "Apartments.",
   "code_section": "1.39",
   "conditions": "Residential district. Permitted and conditional lists have no restaurant, eating establishment or drive-in/drive-through use.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  },
  {
   "district": "R-4",
   "name": "Mobile home district",
   "status": "prohibited",
   "quote": "Mobile home parks where land is subdivided into smaller spaces",
   "code_section": "1.40",
   "conditions": "Residential district. Permitted and conditional lists have no restaurant, eating establishment or drive-in/drive-through use. Commercial facilities are for park residents only.",
   "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
   "read_on": "2026-11-15"
  }
 ],
 "profile": {
  "official_name": "City of Mission, Texas",
  "code_title": "City of Mission zoning ordinance, Article VIII use districts (Sections 1.35-1.47A), Zoneomics copy",
  "official_code_url": "",
  "code_last_amended": "",
  "zoning_map_url": "https://citymission.maps.arcgis.com/apps/webappviewer/index.html?id=30a7a804ba1247018c728082242d1594",
  "drive_thru_summary": "Restaurants and drive-thru windows for food establishments are permitted outright in C-3, and C-4 and C-5 carry them by inheritance (C-4 also lists drive-in businesses). C-2 requires a conditional use permit for restaurants. Alcohol-serving restaurants need council approval in C-3 and C-4. Drive-in businesses must meet curb-cut, entrance-spacing and setback limits in 1.42(4)(d)-(f).",
  "drive_thru_stacking": "",
  "parking_restaurant": "Not stated in the district text; refers to the city off-street parking ordinance (not read).",
  "signs": "",
  "typical_timeline": "Conditional use permits: notice to owners within 200 feet at least 10 days before the planning and zoning commission hearing (1.50); council takes final disposition (1.55).",
  "approvals": [
   {
    "type": "Conditional use permit",
    "who_decides": "Planning and zoning commission holds the hearing and may permit with conditions (1.53); city council makes final disposition (1.55). The code is not fully consistent on who decides finally.",
    "steps": "Application to planning director, which includes a site plan (1.52); notice to owners within 200 feet at least 10 days before the commission considers it (1.50); public hearing; commission recommendation; council action.",
    "typical_time": "Not read beyond the 10-day notice requirement",
    "fee": "Set by council on commission recommendation; fees nonrefundable (1.51)",
    "section": "1.50-1.55",
    "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_11"
   }
  ],
  "districts": {
   "C-2": {
    "name": "Neighborhood Commercial",
    "restaurant": "conditional",
    "retail": "by_right",
    "gas_station": "conditional",
    "section": "1.42",
    "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9"
   },
   "C-3": {
    "name": "General Business",
    "restaurant": "by_right",
    "retail": "by_right",
    "gas_station": "conditional",
    "section": "1.43",
    "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9"
   },
   "C-4": {
    "name": "Heavy Commercial",
    "restaurant": "by_right",
    "retail": "by_right",
    "gas_station": "by_right",
    "section": "1.44",
    "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9"
   },
   "C-5": {
    "name": "Adaptive Commercial",
    "restaurant": "by_right",
    "retail": "by_right",
    "gas_station": "by_right",
    "section": "1.44(A)",
    "source_url": "https://www.zoneomics.com/code/mission-TX/chapter_9"
   }
  },
  "overlays": [],
  "sources": [
   {
    "title": "City of Mission zoning code, use districts and conditional uses (Article VIII; Zoneomics copy)",
    "url": "https://www.zoneomics.com/code/mission-TX/chapter_9",
    "read_on": "2026-11-15"
   },
   {
    "title": "City of Mission zoning code, use districts general (Article VII; Zoneomics copy)",
    "url": "https://www.zoneomics.com/code/mission-TX/chapter_8",
    "read_on": "2026-11-15"
   },
   {
    "title": "City of Mission zoning code, conditional use permits (Zoneomics copy)",
    "url": "https://www.zoneomics.com/code/mission-TX/chapter_11",
    "read_on": "2026-11-15"
   },
   {
    "title": "City of Mission GIS mapping system page",
    "url": "https://missiontexas.us/212",
    "read_on": "2026-11-15"
   },
   {
    "title": "City of Mission City Hall / planning contact page",
    "url": "https://missiontexas.us/?p=401851",
    "read_on": "2026-11-15"
   }
  ],
  "verified": {
   "on": "2026-11-15",
   "by": "sonnet",
   "checked": 17,
   "corrected": 12,
   "notes": "Re-read C-1 to C-5 use lists via summarized fetch; C-3 conditional list has no drive-in/drive-through item. Residential rows now have clean quotes and names. C-5 gas station corrected: it lists only C-4 uses, fine. Official code host still unconfirmed; Zoneomics copy only."
  },
  "planning_office": {
   "name": "City of Mission Planning Department (via Mission City Hall)",
   "phone": "956-580-8650",
   "url": "https://missiontexas.us/?p=401851"
  }
 },
 "fees": null,
 "note": "Summary of the public zoning code with links to each source. Not legal advice; confirm with the planning office."
}