SUBJECT
title
Amending the Zoning Ordinance (Map) of the City of Laredo by rezoning approximately 5.2 acres, as further described by metes and bounds in attached Exhibit A, located south of Lomas Del Sur Boulevard and west of Cuatro Vientos Road, from R-1 (Single Family Residential District) and R-1A (Single Family Reduced Area District) to B-4 (Highway Commercial District).
ZC-069-2026
District I
body
PREVIOUS COUNCIL ACTION
None.
BACKGROUND
Initiated by: Laredo Four Winds II, Inc. and 4V Holdings, LTD., Owners; Porras Nance Engineering, Applicant/Representative.
Council District: I - Cm. Gilberto Gonzalez
Proposed Use: The proposed use is commercial.
Site: The site is currently vacant undeveloped land.
Surrounding Land Uses: To the north of the site is Lomas Del Sur Boulevard, vacant undeveloped land, and residential uses. To the east of the site is Cuatro Vientos Road, vacant undeveloped land, and Whataburger. To the south of the site is single family residential uses. To the west of the site is single family residential uses.
Comprehensive Plan: The Future Land Use Map recognizes this area as Neighborhood Mixed Use.
https://www.openlaredo.com/planning/
2017_Comprehensive_Plan-Viva_Laredo.pdf#page=39
Transportation Plan: The Long Range Thoroughfare Plan identifies Lomas Del Sur Boulevard as a Principal Arterial and Cuatro Vientos Road as an Expressway.
https://www.cityoflaredo.com/home/showpublisheddocument
/17680/638703100333370000
Letters sent to surrounding property owners: 68 In Favor: 1 Opposed: 0
COMMITTEE RECOMMENDATION
The Planning & Zoning Commission in a ___ to ___ vote recommended ___ of the zone change.
STAFF RECOMMENDATION
recommendation
Staff does not support the proposed zone change of a B-4 (Highway Commercial District) for the following reasons:
1. The property is surrounded by established residential neighborhoods, including R-1, R-1A, and R-1B zoning districts. The proposed B-4 zoning would introduce a higher-intensity commercial zoning district directly adjacent to residential areas and would not provide an appropriate transition between the proposed commercial intensity and the existing residential development.
2. The B-4 zoning district allows a broad range of higher-intensity commercial uses, including bars, warehousing, heavy automotive repair, and tractor-trailer repair. These types of uses have the potential to generate greater traffic, noise, lighting, operating-hour, and site activity impacts and may be incompatible with the established residential character of the surrounding area.
3. The proposed zone change is not in conformance with the Comprehensive Plan’s designation as Neighborhood Mixed Use (ALL EXCEPT M-1, M-2, B-4, AH, AN, FH, OG, FiH), which does not allow B-4 zoning districts.
4. The Viva Laredo Comprehensive Plan identifies Neighborhood Mixed-Use areas as locations intended to accommodate a compatible mix of residential, retail, office, and service uses that primarily serve nearby neighborhoods. The proposed B-4 district is more intensive than what is appropriate for this designation and does not provide the level of compatibility and transition expected within a Neighborhood Mixed-Use area.
5. Any uses that would require a zoning higher than a B-3 zone, may apply for a conditional use permit. However, a conditional use permit is not guaranteed.
Although the property fronts an expressway and the proposed zoning would not create an isolated zoning district, staff would support a B-3 (Community Business District) zoning designation for the following reasons:
1. B-3 zoning provides a more appropriate level of commercial development for the location and is better suited to serve the surrounding neighborhoods. The district permits neighborhood and community-serving uses such as grocery stores, restaurants, convenience stores, medical offices, and other commercial services while maintaining a lower intensity than B-4 zoning.
2. B-3 zoning would provide a more appropriate transition between the surrounding residential zoning districts and commercial development. This would allow the property to develop with commercial uses while reducing the potential for conflicts associated with placing a higher-intensity commercial uses immediately adjacent to established residential neighborhoods.
3. B-3 zoning would provide opportunities for commercial development while reducing the potential impacts associated with higher-intensity uses, including heavy commercial vehicle activity, outdoor operations, noise, traffic, and extended or intensive commercial activity.
Notice to the owner/applicant:
1. The approval of the zone change does not guarantee the issuance of the building permit and requires full compliance with all applicable municipal codes and regulations.
IMPACT ANALYSIS
B-4. 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 use pattern?
The surrounding area is primarily residential. Although B-4 zoning is located to the north and east of the property, these areas are currently vacant, undeveloped land.
Would this change create an isolated zoning district unrelated to surrounding districts?
No. There is B-4 zoning to the north and east of the site.
Will change adversely influence living conditions in the neighborhoods?
The proposed zone change may be anticipated to have a negative impact with the surrounding area or neighborhoods.
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
Yes. The existing zone does not allow for a commercial uses.
end