SUBJECT
title
Public hearing and recommendation of an ordinance for the voluntary annexation and initial zoning for B-4 (Highway Commercial District) on a tract of land containing 23.942-acres, more or less, as described by metes and bounds in the attached Exhibit “A,” and known as Annexation Tract 1 (NDAS Development Tract) located southeast of Cuatro Vientos and Sierra Vista Boulevard.
AN-001-2026
District 1 - Cm. Gilbert Gonzalez
body
BACKGROUND
Voluntary Annexation:
Tract 1 - 23.942-acres, more or less, located at southeast of Cuatro Vientos and Sierra Vista Boulevard
Petitioner: Javier De Anda, on behalf of NDAS Development, LLC
Council District: District 1 - Cm. Gilbert Gonzalez
Proposed Use: B-4 (Highway Commercial District)
Site: The site is currently vacant and undeveloped
Surrounding Land Uses: To the north and east is vacant, undeveloped land. To the southeast is an existing AEP Texas Central substation. To the west is vacant, undeveloped land and Cuatro Vientos Road.
Comprehensive Plan: The Future Land Use Map identifies this tract as Neighborhood Mixed Use.
https://www.openlaredo.com/planning/2017_Comprehensive_Plan-Viva_Laredo.pdf#page=39
Transportation Plan: The Future Transportation Plan identifies Cuatro Vientos as an expressway.
https://www.cityoflaredo.com/home/showpublisheddocument/21421/638941324987500000
Letters sent to surrounding property owners: (7) 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 B-4 (Highway Commercial District). Instead, Staff recommends the initial zoning of B-3 (Community Business District). While the subject tract is part of a parent tract that includes an existing B-4 zoning and is located near a major roadway corridor (Cuatro Vientos Road), the Comprehensive Plan designates the area as Neighborhood Mixed Use, for which B-3 is the most consistent zoning classification.
In addition, the subject tract is adjacent to a residential development (Vista Verde Subdivision) to the south, which is currently undergoing the platting process and is zoned R-1A (Single-Family Reduced Area District). To the east is undeveloped land also zoned R-1A, indicating future residential growth. Given this context, a lower-intensity commercial designation such as B-3 is more appropriate to ensure compatibility and provide an appropriate transition, particularly given the size of the subject tract (approximately 23.942 acres), which supports a more balanced distribution of commercial intensity.
In addition, although the subject tract does not appear to have direct street connectivity to adjacent residential area to the east as it is currently undeveloped, long-term development patterns and potential future connections should still be considered. Overall, B-3 maintains consistency with the Comprehensive Plan and promotes compatibility with surrounding and future land uses.
IMPACT ANALYSIS
B-4 (Highway Commercial District):
The purpose of the B-4 District (highway commercial district) is to provide for those businesses and services serving a regional area which are to be located primarily along principal (major) arterial streets or the freeway, as classified in the Transportation Plan of the City of Laredo. It is intended for this zoning classification to exist primarily along principal arterial streets or the freeway and to impose site development regulations to ensure adequate access of all uses within this classification.
Is this change contrary to the established land pattern?
No. The subject tract is a part of a parent tract already zoned B-4 (Highway Commercial District).
Would this change create an isolated zoning district unrelated to surrounding districts?
No. The request represents an extension of existing B-4 zoning on the parent tract.
Will this change adversely influence living condition in the neighborhood?
Yes. The proposed zoning of B-4 is anticipated to have a negative impact on the surrounding area and nearby developments, such as Vista Verde Subdivision to the south, which is currently undergoing the platting process and is zoned R-1A (Single-Family Reduced Area District).
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
N/A
end
Fiscal Impact
Fiscal Year: Click or tap here to enter text.
Budgeted Y/N?: Click or tap here to enter text.
Source of Funds: Click or tap here to enter text.
Account #: Click or tap here to enter text.
Change Order: Exceeds 25% Y/N: Click or tap here to enter text.
FINANCIAL IMPACT:
Click or tap here to enter text.