SUBJECT
title
Public hearing and recommendation of an ordinance for the voluntary annexation and initial zoning for M-1 (Light Manufacturing District) on a tract of land containing 13.735-acres, more or less, as described by metes and bounds in the attached Exhibit “A,” and known as Annexation Tract 4 (Ben-Bal Tract) located north of FM 1472 and Ben-Hur Ranch Road.
AN-004-2025
District VII - Cm. Vanessa Perez
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PREVIOUS COUNCIL ACTION
N/A
BACKGROUND
Voluntary Annexation:
Tract 4 - 13.735-acres, more or less, located at north of FM 1472 and Ben-Hur Road.
Petitioner: Baltazar Hinojosa, on behalf of Ben-Bal, LLC
Council District: District VII - Cm. Vanessa Perez
Proposed Use: M-1 (Light Manufacturing District)
Site: The site is currently vacant and undeveloped, and is part of a parent tract located within the City Limits, with frontage along FM 1472.
Surrounding Land Uses: To the northwest is an existing horse training facility located mostly outside city limits. To the east is Santa Isabel creek and vacant, undeveloped land. To the south is the parent tract, which is currently zoned AG (Agricultural), and is vacant and undeveloped.
Comprehensive Plan: The Future Land Use Map identifies this tract as High Density Residential and Agricultural Rural.
https://www.openlaredo.com/planning/2017_Comprehensive_Plan-Viva_Laredo.pdf#page=39
Transportation Plan: The Future Transportation Plan identifies FM 1472 as an expressway.
https://www.cityoflaredo.com/home/showpublisheddocument/21421/638941324987500000
Letters sent to surrounding property owners: (6) In Favor: (0) Opposed: (0)
STAFF COMMENTS:
Property owners have 180 days following the effective date of an annexation to request a zone change without a fee charged.
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 does not support the initial zoning of M-1. However, Staff recommends the initial zoning of B-1, as it aligns with the Comprehensive Plan’s Future Land Use Map, which designates this area as High Density Residential, and allows for limited commercial uses.
B-1 zoning provides a gradual transition in land use intensity from the highway frontage toward the interior of the site, where the subject tract is located. B-1 also provides for low-intensity commercial uses that more compatible with the adjacent existing activities, such as El Primero Training Center & Feed, while avoiding the heavier operational impacts associated with M-1 industrial uses, as the subject tract is next to Santa Isabel Creek. Industrial uses could create greater environmental risks to this natural feature.
Overall, the surrounding area remains largely vacant and undeveloped, and establishing B-1 as the initial zoning will help guide a growth pattern that is consistent with the Comprehensive Plan and supports the long-term vision for this area.
IMPACT ANALYSIS
M-1 (Light Manufacturing District):
The purpose of the M-1 Light Manufacturing District is to encourage the development of manufacturing and wholesale business establishments, which are clean quiet, and free of hazardous or objectionable elements, such as noise, odor, dust, smoke or glare. Research activities are encouraged. This district is further designed to act as a transitional use between industrial uses and other less intense and residential uses.
B-1 (Limited Business District):
The purpose of the B-1 Limited Business District is to provide for business and commercial development serving a limited geographic area or neighborhood.
Is this change contrary to the established land pattern?
No. The surrounding land pattern is largely vacant and undeveloped, with the exception of the existing horse training facility located adjacent to the subject tract to the west and north.
Would this change create an isolated zoning district unrelated to surrounding districts?
No. The subject tract is adjacent to AG (Agricultural District) zoning district to the south, and vacant, undeveloped land to the east.
Will this change adversely influence living condition in the neighborhood?
Yes. There is a residential compound to the west of this tract, as it is part of the horse training facility.
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
N/A
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