SUBJECT
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Amending the Zoning Ordinance (Map) of the City of Laredo by authorizing the issuance of a conditional use permit for a warehouse/storage (inside) and heavy machinery sales/display (outdoor) on Lots 6 and 8, Block 544, Western Division, located at 2303 Santa Rita Avenue (Suite B, 9,000 square feet).
ZC-075-2026
District VIII
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PREVIOUS COUNCIL ACTION
On August 3, 2026, the City Council made a motion to introduce the item as a B-1 zoning district.
On July 27, 2026, the City Council made a motion to table the item as a M-1 zoning district.
BACKGROUND
Initiated by: Big Gear of Laredo, Inc., Owner; Omar Karin Camacho, Applicant
Council District: VIII - Cm. Alyssa Cigarroa
Proposed Use: The proposed use is a warehouse.
Minimum Zoning District Required for Proposed Use: B-4 (Highway Commercial District) zoning district.
Current Zoning District: The site is currently zoned as an R-3 (Mixed Residential District) zoning district. The property is currently requesting a zone change to a B-1 zoning district.
Site: The site is currently occupied by a warehouse.
Surrounding Land Uses: To the north of the site is Shea Street, Garden Street, and mixed residential uses that includes both single-family residential uses and manufactured homes. To the east of the site is Santa Cleotilde Avenue, Main Avenue and mixed residential uses that includes both single-family residential uses and manufactured homes. To the south of the site is Poggenpohl Street, Gonzalez Street, mixed residential uses that includes apartments, single-family residential uses, and manufactured houses, and Trinity Christian Center. To the west of the site is Sana Rita Avenue, Shea Street, Poggenpohl Street, Vidaurri Avenue, railroad tracks, and industrial uses.
Comprehensive Plan: The Future Land Use Map recognizes this area as High Density Residential.
https://www.openlaredo.com/planning/
2017_Comprehensive_Plan-Viva_Laredo.pdf#page=39
Transportation Plan: The Long Range Thoroughfare Plan identifies Shea Street, Santa Rita Avenue, and Poggenpohl Street as Local Streets.
https://www.cityoflaredo.com/home/showpublisheddocument
/17680/638703100333370000
Letters sent to surrounding property owners: 37 In Favor: 0 Opposed: 0
A Conditional Use Permit is intended to provide for those land uses where additional regulation is necessary to protect the property and surrounding area. It is primarily intended for property located in older section of the city and is intended to promote development and/or redevelopment of such property, which is consistent with the land use patterns of surrounding property. The property is zoned a R-3 (Mixed Use Residential District) zoning district.
Staff supports the proposed conditional use permit for the following reasons:
1. There are similar uses within the vicinity of the site, such as industrial uses to the west of the site.
2. The Conditional Use Permit (CUP) overlay provides an opportunity to regulate the use through enforceable conditions that ensure compatibility between the proposed use and surrounding residential neighborhoods.
If approved, Staff suggests the following conditions
1. The C.U.P. shall be issued to Big Gear of Laredo/Omar K. Camacho, and shall be transferable only with the approval of the City Council, and shall be subject to all conditions of the initial approval, and such other conditions as the City Council may require.
2. The hours of operation shall be limited to, Monday to Saturday, from 9:00 a.m. to 6:00 p.m.
3. The conditional use permit is restricted to the site plan, “Exhibit A”, which is made part of hereof for all purposes.
4. All palettes of general products, as described in attached narrative, “Exhibit B”, shall be limited to the enclosed building. No outdoor storage of the general products, as described in attached “Exhibit B”, shall be permitted.
5. Outdoor display shall be limited to industrial equipment, such as forklifts, heavy equipment, etc., as described in the attached narrative, “Exhibit B”.
6. All outdoor display shall be maintained in an orderly manner and shall not obstruct required parking spaces, drive aisles, fire lanes, sidewalks, or required access areas.
7. All loading and unloading of shipments or deliveries shall occur on-site and shall not occur in the public right-of-way.
8. There shall be no hazardous chemical storage on the property.
9. The outdoor storage or display areas shall not be used for the storage of inoperable, dismantled, wrecked, or salvaged vehicles, equipment, or machinery.
10. Any mechanical repairs, bodywork, painting, welding, or other industrial type work shall be prohibited on the property.
11. Any manufacturing, fabrication, processing of raw materials, or other heavy industrial activity conducted shall not be conducted on the property.
12. All required off-street parking spaces and maneuvering spaces shall be within the property boundaries.
13. No commercial vehicle that exceeds one (1) ton in manufacturer's gross vehicle weight rating (GVWR) or that has more than two (2) axels, nor any commercial or utility trailer, shall be stored in any manner on the property. Tractor trailer (18 wheelers-trucks) are prohibited on site.
14. All loading and unloading of shipments or deliveries shall occur within property boundaries and shall not occur in the public right-of-way.
15. On-Site parking shall be provided in accordance with the City of Laredo Land Development Code Section 24-78.3
16. If off-site parking is proposed it shall be provided in accordance with the City of Laredo Land Development Code, Section 24-78.2(i)(3), Section 24-78.2(i)(5), and Section 24-78.2(k), as follows:
- Parking spaces for commercial, industrial, or institutional uses shall be located not more than one thousand (1,000) feet from the principal use. Said one thousand (1,000) feet shall be measured from the driveway entrance of the principal use to the driveway entrance of the parking lot using definable pedestrian corridors and street crossings at designated crosswalks.
- No required parking areas can be provided for in a manner that will only be temporary. The business must have an interest (i.e., a lease agreement which shall be renewed or verified on an annual basis as a condition of authorization to continue the business and shall be in effect until the uses cease, title, or legal share) in off-premises parking.
- Joint Use of Parking Spaces (On-Site). Two (2) or more non-residential uses may jointly, having cooperatively entered into a recorded written agreement or contract to be in effect until the uses cease, provide and use parking spaces when their hours of operation do not overlap (meaning none of the uses sharing the facilities require the off-street parking facilities at the same time).
17. Lighting of property shall be screened to avoid adverse impact on adjacent residential uses or neighborhoods.
18. Landscaping shall be provided and maintained for the entire duration of the proposed use in accordance with the City of Laredo Land Development Code.
19. No hazardous materials shall be stored in the facility. The determination of hazardous material shall be made by the Fire Chief as per the Laredo Land Development Code, Section 24.74.3(d). Hazardous materials are defined as stated in the City of Laredo Code of Ordinances, Sec. 33-20.
20. The owner shall provide an opaque fence or wall of not less than 7 (seven) feet in height along any side or rear property lines which abut or adjoin property containing a residential use or residential zoning district. Apartment complexes, residential condominiums or residential townhomes shall be similarly screened irrespective of which zoning district they occur in.
21. The establishment must make provisions to keep litter to a minimum, and to keep it from blowing onto adjacent streets and properties.
22. Signage shall be consistent with the City's Sign Ordinance.
23. The property owner must comply with all City Noise Ordinances provisions of the City of Laredo Code of Ordinances.
24. The operating characteristics of the use shall not create a nuisance and the impacts of the use on surrounding properties shall be minimized with respect to noise, odors, vibrations, glare, and any other similar conditions.
- The operation of any noise-producing equipment, machinery, or activities outside of an enclosed building is prohibited if it violates the City’s Noise Nuisance Ordinance or that, as determined by the City, unreasonably disturb the health and safety of occupants of adjoining or nearby residential properties.
- All equipment and activities must be operated/conducted in a manner that minimizes noise impacts to surrounding residential uses to the maximum extent practicable.
25. The proposed use shall not exceed the "Occupant Load" as set forth in the Certificate of Occupancy.
26. The proposed use shall, during all hours of operation, maintain, free from obstruction or impediment to full instant use in the case of fire or other emergency, all exit accesses, exits or exit discharges.
27. The proposed use shall undergo an annual Fire Inspection.
28. All permits, licenses, certifications and inspections required by the codes and ordinances of the City of Laredo shall be kept up to date and current including but not limited to: a. Food Manager License (annual), b. Food Handler's Permit (annual), c. Certificate of Occupancy with Occupant Load. Occupant Load being the approved capacity of a building or portion thereof.
29. Owner shall comply with Building, Health, Safety, Fire, Environmental, and all applicable codes and regulations as required.
Notice to the owner/applicant:
1. Staff would consider a conditional use permit at this location for the proposed use.
2. 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.
COMMITTEE RECOMMENDATION
The Planning & Zoning Commission in a ___ to ___ vote recommended ___ of the conditional use permit.
STAFF RECOMMENDATION
recommendation
IMPACT ANALYSIS
Is this change contrary to the established land use pattern?
No. There are industrial/warehouse uses to the west of the site. However, those uses are across Santa Rita Avenue and the railroad corridor.
Would this change create an isolated zoning district unrelated to surrounding districts?
The zone will not change.
Will change adversely influence living conditions in the neighborhoods?
Possibly. The proposed use is anticipated to have a negative impact with the surrounding area or neighborhoods since the proposed site is abutting existing residential uses to the east.
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
Yes. The existing zone does not allow for a warehouse as intended by the applicant.
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