SUBJECT
title
Public hearing and recommendation of an ordinance for the voluntary annexation and initial zoning for B-4 (Highway Commercial District) and R-1B (Single-Family High-Density District) on a tract of land containing 17.688-acres, more or less, as described by metes and bounds in the attached Exhibit A, and known as Annexation Tract 5 (San Jose Del Rio Tract) located North of State Highway 359 and East of Serrano Road.
AN-005-2026
District III - Cm. Melissa Cigarroa
body
BACKGROUND
PROPERTY INFORMATION:
Annexation Type: Voluntary Annexation
Petitioner: Jose Edmundo Ramirez, Jr., on behalf of Consolidated Towne East Holdings, Ltd.
Tract: Approximately 17.688-acres, more or less
Location: North of State Highway 359 and east of Serrano Road
Site: The site is vacant and undeveloped. The tract is undergoing the platting process.
Council District: District III - Cm. Melissa Cigarroa
Proposed Use: B-4 (Highway Commercial District) for approximately 3.0371 acres of land, more or less, and R-1B (Single-Family High-Density District) for approximately 14.65 acres of land, more or less, as described by metes and bounds in the attached Exhibit A.
SURROUNDING LAND USES:
To the north, across Enlace Road, are Colonia Los Altos and Phoenix Village Subdivision, consisting of residential use (mobile homes). To the east are residential and commercial uses, including commercial recreational uses and event venues. To the south is a fireworks stand and across State 359 is vacant and undeveloped land. To the west are a mix of residential and commercial uses, truck yards, and vacant land.
COMPREHENSIVE PLAN:
The Future Land Use Map identifies this tract as Low Density Residential.
https://www.openlaredo.com/planning/2017_Comprehensive_Plan-Viva_Laredo.pdf#page=39
TRANSPORTATION PLAN:
The Future Transportation Plan identifies State Highway 359 as expressway.
https://www.cityoflaredo.com/home/showpublisheddocument/21421/638941324987500000
PUBLIC NOTIFICATION:
Letters sent to surrounding property owners: (41) In Favor: (0) Opposed: (0)
COMMITTEE RECOMMENDATION
The P&Z Commission, in a _ to _ vote, recommended ____ for the proposed annexation.
The P&Z Commission, in a _ to _ vote, recommended ____ for the proposed initial zoning.
STAFF RECOMMENDATION
recommendation
Staff supports the proposed annexation.
Staff supports the initial zoning of R-1B (Single Family High-Density District). However, Staff does not support the requested initial zoning of B-4 (Highway Commercial District) and, instead, recommends B-3 (Community Business District) in lieu of B-4 based on the following considerations:
Comprehensive Plan Alignment:
The Comprehensive Plan’s Future Land Use Map identifies the subject tract as Low Density Residential. The proposed R-1B zoning is consistent with this designation. The requested B-4 zoning is not consistent with the Low-Density Residential designation; therefore, Staff recommends B-3 in lieu of B-4 as a less intensive commercial district.
Land Use Compatibility & Transition:
Staff recognizes that the surrounding area contains established commercial and other intensive land uses along the expressway, which are located outside the City limits. However, the requested B-4 district would be directly adjacent to the proposed R-1B residential portion of the tract without an intervening buffer or transitional land use. B-3 would accommodate commercial development along the expressway frontage at an intensity more compatible with the proposed residential component while providing a more appropriate transition between the commercial frontage and residential interior.
Growth Pattern & Future Development:
The proposed annexation provides an opportunity to establish a development pattern that integrates commercial and residential uses within the subject tract. B-3 would allow for community-serving commercial uses along the expressway frontage that can support the future residential development within the interior of the tract.
IMPACT ANALYSIS
R-1B (Single-Family High-Density District):
The purpose of the R-1B (single-family high-density district) is to provide for residential uses and those public uses normally considered an integral part of the residential neighborhood they serve. In addition, this district provides for the subdivision of single-family residential lots with a minimum of three thousand (3,000) square feet.
B-4 (Highway Commercial District):
The purpose of the B-4 District (highway commercial district) is to provide for those businesses and services serving a regional area which are to be located primarily along principal (major) arterial streets or the freeway, as classified in the Transportation Plan of the City of Laredo. It is intended for this zoning classification to exist primarily along principal arterial streets or the freeway and to impose site development regulations to ensure adequate access of all uses within this classification.
Is this change contrary to the established land pattern?
No. The proposed R-1B zoning is consistent with the established residential development in the vicinity, including the Phoenix Village Subdivision located immediately north of the subject tract. The proposed B-4 portion also fronts the expressway, where commercial and more intensive land uses are established; however, these more intensive uses are located outside the City limits.
Would this change create an isolated zoning district unrelated to surrounding districts?
The proposed R-1B zoning and B-4 districts are not unrelated to the overall development pattern in the vicinity. Residential development is established to the north and east, while commercial and more intensive land uses are present along the expressway frontage and surrounding area.
Will this change adversely influence living condition in the neighborhood?
The proposed R-1B zoning is not anticipated to adversely affect living conditions in the surrounding area. However, Staff has concerns regarding the requested B-4 district due to its direct adjacency to the proposed R-1B residential portion of the tract without an intervening buffer or transitional land use. The intensity of uses permitted within B-4 may create potential land-use compatibility concerns with the proposed residential development. Staff, therefore, recommends B-3 (Community Business District) in lieu of B-4 to provide a more appropriate transition.
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
N/A
end