SUBJECT
title
Amending the Zoning Ordinance (Map) of the City of Laredo by authorizing the issuance of a conditional use permit for a manufacturing/storage (millwork) on the north half (1/2) of Lot 4,Block 365, Western Division, located at 1809 San Dario Avenue.
ZC-012-2026
District VIII
body
PREVIOUS COUNCIL ACTION
None.
BACKGROUND
Initiated By: Carlos Mendiola, Owner; and Juan Gomez, Applicant/Representative
Council District: VIII - Cm. Alyssa Cigarroa
Proposed use: The proposed use is for a manufacturing/storage (millwork).
Minimum Zoning District Required for Proposed Use: M-1 (Light Manufacturing District) zoning district.
Current Zoning District: The site is currently zoned as a B-1 (Limited Business District) zoning district.
Site: The site is occupied by a commercial building.
Citations, Warnings, and/or Complaints: A citation was issued on November 13, 2025 for operating a business without a Certificate of Occupancy.
Parking notice to the owner/applicant:
1. The submitted site plan indicates approximately 1,700 square feet is reserved for parking; however, it does not clearly show the layout or dimensions of the proposed spaces.
2. The required parking arrangement must be clearly demonstrated and Land Development Code compliant prior to the issuance of a Certificate of Occupancy.
3. The conditional use permit does not guarantee the property could be used for the proposed use until the parking issues have been resolved.
4. The applicant has been advised.
Surrounding land uses: To the north of the site is Sanchez Street, single family residential uses, Machete Inspections (car inspection station), and Donde Su Garantia Es Su Mecanico (auto repair shop). To the east of the site is San Eduardo Avenue and single family residential uses. To the south of the site is Garza Street, Los Compadres Autoplex (car dealership), Camellia’s Flower Shop, 3G Motors (motor vehicle dealer), and single family residential uses. To the west of the site is San Dario Avenue.
Comprehensive Plan: The Future Land Use Map recognizes this area as Neighborhood Mixed-Use.
https://www.cityoflaredo.com/LaredoPlanning/wp-content/uploads/
2021/03/viva-laredo-city-of-laredo-comprehensive-plan.pdf#page=39
Transportation Plan: The Long-Range Thoroughfare Plan identifies San Dario Avenue as a Freeway.
https://www.cityoflaredo.com/home/showpublisheddocument
/17680/638703100333370000
Letters sent to surrounding property owners: 30 In Favor: 0 Opposed: 0
COMMITTEE RECOMMENDATION
The Planning & Zoning Commission in a ___ to ___ vote recommended ___ of the conditional use permit.
STAFF RECOMMENDATION
recommendation
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 B-1 (Limited Business District) zoning district.
Staff supports the proposed conditional use permit for the following reasons:
1. The property is located on San Dario Avenue which is identified on the Long Range Thoroughfare Plan as a Freeway which supports higher intensity commercial uses.
2. Access to the property will be from San Dario Avenue; therefore, the proposed manufacturing/storage (millwork) is not anticipated to increase traffic in the surrounding neighborhood and/or area. According to the submitted narrative, the shop will not be open to the general public and will operate exclusively for the manufacturing of cabinets. (see attached narrative witch identifies the propose business’s operating characteristics)
If approved, Staff suggests the following conditions
1. The C.U.P. shall be issued to Carlos Mendiola, 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 8:00 a.m. to 6:00 p.m.
3. All work activities, such as cutting of wood/stone, sanding, manufacturing activities and any building materials pertaining to the business shall be operated in a wholly enclosed building to minimize noise and dust impacts to the surrounding area and/or neighborhood.
4. There shall be proper ventilation and filtration system associated with the dust and painting areas, sufficient to prevent dust and debris from affecting the surrounding area and/or neighborhood. The location of the dust and finishing rooms shall be within a wholly enclosed room.
5. There shall be no hazardous chemical storage on the property.
6. All paints and solvents shall be stored safely in original sealed containers.
7. All wood waste shall be collected and disposed of properly on a regular basis. There shall be no outdoor dumping or burning of materials.
8. All required off-street parking spaces and maneuvering spaces shall be within the property boundaries.
9. 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 (trucks) are prohibited on site.
10. All loading and unloading of shipments or deliveries shall occur within property boundaries and shall not occur in the public right-of-way.
11. On-Site parking shall be provided in accordance with the City of Laredo Land Development Code Section 24-78.3
- Formula: One (1) for every two (2) employees (on the largest shift for which the building is designed) plus one (1) for each motor vehicle used in the business.
- Total parking spaces required for the proposed use = 3 parking spaces. (see section 24.78.3.6(a))
12. 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).
13. Lighting of property shall be screened to avoid adverse impact on adjacent residential uses or neighborhoods.
14. Landscaping shall be provided and maintained for the entire duration of the proposed use in accordance with the City of Laredo Land Development Code.
15. 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.
16. 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.
17. The establishment must make provisions to keep litter to a minimum, and to keep it from blowing onto adjacent streets and properties.
18. Signage shall be consistent with the City's Sign Ordinance.
19. The property owner must comply with all City Noise Ordinances provisions of the City of Laredo Code of Ordinances.
20. 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.
21. The proposed use shall not exceed the "Occupant Load" as set forth in the Certificate of Occupancy.
22. 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.
23. The proposed use shall undergo an annual Fire Inspection.
24. 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.
25. Owner shall comply with Building, Health, Safety, Fire, Environmental, and all applicable codes and regulations as required.
Notice to the owner/applicant:
1. The approval of the conditional use permit does not guarantee the issuance of the building permit and requires full compliance with all applicable municipal codes and regulations.
IMPACT ANALYSIS
Is this change contrary to the established land use pattern?
There are no similar uses in the area. There is a car dealerships and flower shop south of the site; however, it is predominately single family residential uses.
Would this change create an isolated zoning district unrelated to surrounding districts?
The zoning will not change.
Will change adversely influence living conditions in the neighborhood?
Possibly, due to an increase in noise from the equipment.
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
Yes, the existing B-1 does not allow for a manufacturing/storage (millwork) as intended by the applicant and requires a conditional use permit to obtain the proposed use.
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