SUBJECT
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Review and consideration of a revision to the Aquero Subdivision Masterplan, and the granting of a variance to increase the maximum dead-end street length from 500 feet to approximately 650 feet, pursuant to Section 3-2 J. of the Subdivision Ordinance. The intent is residential, commercial, and multifamily. The purpose of this revision is to reconfigure phases and increase residential density.
PL-067-2026
District VII - Cm. Vanessa Perez
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PREVIOUS COUNCIL ACTION
N/A
BACKGROUND
APPLICANT: Aquero, LTD
ENGINEER: Porras Nance Engineering
SITE: This 320.47-acre tract of land is located north of the World Trade Brg. and directly on the border of the Rio Grande River. The zoning for this 864-lot development is AG (Agricultural District), R-1A (Single Family Reduced Area District), R-1B (Single-Family High-Density District), R-2 (Multi-Family District), B-1 (Limited Business District), and M-1 (Light Manufacturing District). This tract is located in District VII - Cm. Vanessa Perez.
COMMITTEE RECOMMENDATION
N/A
STAFF RECOMMENDATION
recommendation
Staff supports the requested variance to allow a dead-end street exceeding the 500-foot maximum length established under Section 3-2 J. of the Subdivision Ordinance. Staff has reviewed the variance request in accordance with the criteria set forth in Section 2.3.7 (a) of the Subdivision Ordinance and finds as follows:
Section 2.3.7(a)(ii) - Unusual Physical Characteristics
Unusual physical characteristics must exist. The subject tract exhibits unusual physical characteristics due to its long, narrow configuration and linear layout. The tract’s geometry restricts the ability to design a fully interconnected street network without creating inefficient lot layouts. As a result, the proposed dead-end street configuration is directly influenced by the physical characteristics of the tract.
Section 2.3.7(a)(iii) - Unique Design Considerations
Unique design considerations must warrant the variance. The extension of the internal street to serve the residential lots in a linear manner represents the most practical and efficient design solution given the tract’s configuration. The variance to exceed the 500-foot dead-end threshold allows for orderly development of the phase while maintaining compliance with other applicable subdivision standards.
Because the findings outlined in Section 2.3.7(a) (ii) and (iii) were made, staff finds that the criteria necessary to justify approval of the variance have been satisfied.
APPLICABLE ORDINANCE:
Under Section 2.3.7(a) of the Subdivision Ordinance, the Commission, by a two-thirds majority vote of those members present and voting may grant a variance. Pursuant to Section 2.3.7(e), the Commission shall make findings concerning the factors justifying the decision to grant a variance, and shall include these findings in the official minutes of the meeting at which the variance was granted.
APPROVE SUBJECT TO THE FOLLOWING COMMENTS:
Planning:
1. Include the extension of Aquero Boulevard in Phase XIII (8).
2. Revise street name “Pope Pius XI” in Phase VIII, as it conflicts with “Pope Pius X” in Phase V.
3. A zone change will be required for the intended uses. Please note that masterplan approval does not constitute a staff position on zone change requests. Staff’s official position will be provided only upon formal submittal of a zone change application. All zone change requests are subject to City Council discretion and are not guaranteed. In the event that the zone change is not approved, the applicant must submit a revised plat.
4. Coordinate with the Parks Department for input on the proposed greenspace.
5. Submit a master plan revision to the City of Laredo Building Development Services GIS Division within 10 days of Planning and Zoning Commission approval in a geo-referenced CAD file (Section 2-3.2 (a) 4 - Subdivision Ordinance).
6. All improvements as per the Subdivision Ordinance.
Fire:
1. Phase IX - Remoteness where two fire apparatus access roads are required they shall place a distance apart to not less than one-half of the length of the maximum overall diagonal dimension of the lot or area to be served measured in a straight line between accesses.
2. Phase VIII - Dead-end fire apparatus roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4 (96-foot cul-de-sac, 60-foot Y, 120-foot hammerhead).
3. Fire hydrants required every 500 feet for residential development.
Traffic Safety:
1. Block lengths shall not exceed one thousand two hundred feet (1,200) or be less than three hundred (300) feet, except as may be required by the Commission in the proper projection of existing major thoroughfares, and on existing platted blocks. (As per Subdivision Ordinance Handbook Section 3-2).
a. Block lengths and street lengths may be waived by the Planning and Zoning Commission provided that the waiver is requested in writing, incorporates traffic impact mitigation measures into a site plan, which is then submitted in conjunction with a preliminary plat/replat application.
b. No block length waiver may be granted by the Planning and Zoning Commission unless traffic impact mitigation measures comply with standards (herein adopted as minimum standards) of the Institute of Transportation Engineers (Latest Edition) and as set out in the "Transportation and Land Development Manual (Latest Edition)".
c. No block length waiver may be granted which modifies the City of Laredo Comprehensive Plan or the Thoroughfare Plan of the Comprehensive Plan addressing thoroughfares, highways, arterials, and collectors, or of the proper extension of any street.
d. A block length waiver shall not compromise safety.
2. Submit a TIA (As per Land Development Code Section 24.62.8)
3. Avoid Street jogs with centerline effect of less than 300 feet (As per Subdivision Ordinance Handbook, Chapter III Section 3-2, F).
4. Streets shall be laid out so as to intersect at right angle (As per Subdivision Ordinance Handbook, Section 3-2 H).
5. Follow functional hierarchy of roads (As per AASHTO Chapter 1)
Engineering: No comments submitted.
Environmental: No comments submitted.
Water & Utilities: No comments submitted.
WEBB County App: No comments submitted.
AEP Engineers: No comments submitted.
U.I.S.D.: No comments submitted.
L.I.S.D.: No comments submitted.
AT&T: No comments submitted.
NOTICE TO THE DEVELOPER:
Planning:
1. Only the utility easements within the plat boundaries are subject to change prior to plat recordation due to revisions by the utility companies.
2. All comments set forth are preliminary comments and not an exhaustive list. Additional comments may be added prior to final plat approval.
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