SUBJECT
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Amending the Zoning Ordinance (Map) of the City of Laredo by rezoning Lot 12A, Block 2, Tesoro Plaza Subdivision, located at 5217 Tesoro Plaza Drive, from B-3 (Community Business District) to M-1 (Light Manufacturing District).
ZC-050-2025
District VII
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PREVIOUS COUNCIL ACTION
None.
BACKGROUND
Initiated by: Hector Miguel Bernal Zamora, Owner Veronica Rios, Applicant and Representative
Council District: VII - Vanessa Perez
Proposed Use: The proposed use is for Truck Parking, Mechanic Shop, and Office Trailer.
- The applicant was advised about applying for a conditional use permit (CUP), and decided to attempt the zone change instead of applying for the CUP.
Site: The site is currently vacant developed land.
Surrounding Land Uses: To the north of the site is Laredo Fire Fighters Reception Hall, vacant developed land, Ministerio De Salvacion Church, and Kohls. To the east of the site is San Bernardo Avenue and Americas Best Value Inn hotel. To the south of the site is Nationalization of Vehicles Enterprises, Muscle & Fitness Center, Tesoro Apartments, Comunidad Cristiana Reino De Los Cielos Church, and the Laredo Fire Department Federal Credit Union. To the west of the site is Tesoro Plaza Drive, Apartments, Grupo MCA (customs broker), and trailer parking.
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 Tesoro Plaza Drive as a Local Street.
https://www.cityoflaredo.com/home/showpublisheddocument
/17680/638703100333370000
Letters sent to surrounding property owners: 13 In Favor: 0 Opposed: 0
Staff does not support the proposed zone change for the following reasons:
1. 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 include M-1 zoning districts.
2. The proposed use may also result in a significant increase in commercial traffic. Tesoro Plaza Drive is designated as a local street, which is intended to function primarily as a residential corridor serving neighborhood traffic rather than accommodating high volumes of commercial traffic.
3. The proposed zone change may be anticipated to have a negative impact to the nearby residents and/or the surrounding area due to an increase in noise associated with the Truck/Heavy Equipment/Recreational Vehicle Repair.
4. The proposed zoning will create an isolated zoning district.
Notice to the owner/applicant:
1. The approval of the zone change does not guarantee the issuance of a building permit and requires full compliance with all applicable permanent codes and regulations.
COMMITTEE RECOMMENDATION
The Planning & Zoning Commission in a ___ to ___ vote recommended ___ of the zone change.
STAFF RECOMMENDATION
recommendation
IMPACT ANALYSIS
M-1. 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 heavy industrial uses and other less intense and residential uses.
Is this change contrary to the established land use pattern?
There are industrial uses to the west of the site such as a trucking company for transfer and storage terminals.
Would this change create an isolated zoning district unrelated to surrounding districts?
Yes. The proposed zoning will create an isolated zoning district.
Will change adversely influence living conditions in the neighborhoods?
Yes, it is anticipated to have a negative impact in the surrounding area or neighborhood due to an increase in commercial traffic.
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
Yes. The existing zone does not allow for Truck/Heavy Equipment/Recreational Vehicle Repair as intended by the applicant.
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