SUBJECT
title
Amending the Zoning Ordinance (Map) of the City of Laredo by authorizing the issuance of a Planned Unit Development (Overlay) for single-family residential lots on Lot 13, Block 1, San Isidro Northeast Las Palmas Subdivision, Phase 2, located at 11401 Bucky Houdmann Boulevard, from R-1 (Single Family Residential District) to R-1 P.U.D. (Single-Family Residential District - Planned Unit Development).
ZC-002-2027
District VI
body
PREVIOUS COUNCIL ACTION
None.
BACKGROUND
Initiated by: San Isidro Northeast, Ltd., Owners; San Gabriel Laredo Management, LLC., Applicant; Sherfey Engineering Company, Representative.
Council District: VI - Cm. Dr. David Tyler King
Initiated by: San Isidro Northeast, Ltd., Owners; San Gabriel Laredo Management, LLC., Applicant; Sherfey Engineering Company, Representative.
Council District: VI - Cm. Dr. David Tyler King
Proposed Use: The proposed use is single-family residential.
- The applicant is requesting approval of a Planned Unit Development (PUD) overlay to allow deviations from the standard R-1 (Single-Family Residential District) lot dimension requirements:
- Standard R-1 Lot Dimension Requirements:
- Minimum lot area: 6,000 square feet
- Minimum lot width: 46 feet
- Minimum rear yard setback: 6 feet
- Minimum corner side yard setback: 10 feet
- Minimum interior side yard setback: 5 feet
- Requested PUD Deviations:
- Lot Area: Reduce the minimum lot area from 6,000 square feet to a range of approximately 2,200 square feet to 2,600 square feet
- Lot Width: Reduce the minimum lot width from 46 feet to a range of 26 feet to 30 feet
- Rear Yard Setbacks: Reduce the minimum rear yard setback from 6 feet to 5 feet on all lots
- East Interior Side Yard Setbacks:
- Reduce from 5 feet to 0 feet on all lots, except Block 2, Lot 26 and Block 3, Lot 1
- East Corner Side Yard Setbacks:
- Reduce from 10 feet to 6 feet for Block 1, Lot 11
- West Corner Side Yard Setbacks:
- Reduce from 10 feet to 6 feet for Block 1, Lot 1, Block 2, Lot 26 and 1, and Block 3, Lot 1
- The proposed development consists of 51 residential lots, compared to approximately 25 lots under the existing R-1 zoning.
- The underlying R-1 zoning will remain unchanged. The requested PUD is intended to accommodate smaller residential lots while maintaining single-family residential use.
Surrounding Land Uses: To the north of the site is Juan Escutia Boulevard, Ocio Drive, Tranquilo Drive, single-family residential uses, and vacant lots. To the east of the site is single-family residential uses, vacant lots, and Cavatina Drive. To the south of the site is San Isidro Elementary School and single-family residential uses. To the west of the site is Bucky Houdmann Boulevard, Nuevo Leon Loop, and single-family residential uses.
Comprehensive Plan: The Future Land Use Map recognizes this area as Low Density Residential and Parks.
https://www.openlaredo.com/planning/
2017_Comprehensive_Plan-Viva_Laredo.pdf#page=39
Transportation Plan: The Long-Range Thoroughfare Plan identifies Juan Escutia Boulevard as a Minor Arterial and Bucky Houdmann Boulevard as a Collector.
https://www.cityoflaredo.com/home/showpublisheddocument
/17680/638703100333370000
Letters sent to surrounding property owners: 31 In Favor: 0 Opposed: 0
COMMITTEE RECOMMENDATION
The Planning & Zoning Commission in a ___ to ___ vote recommended ___ of the planned unit development.
STAFF RECOMMENDATION
recommendation
Staff supports the proposed Planned Unit Development for the following reasons:
1. The proposed PUD is located at the intersection of Juan Escuita Boulevard and Bucky Houdmann Boulevard, both of which have an 80-foot right-of-way to accommodate access to the development. The 80-foot right-of-way is consistent with the roadway standard identified in Section 24.70.3(5) of the Laredo Land Development Code for single-family residential PUD developments.
2. The proposed single-family residential use is compatible with the surrounding residential development and supports the City’s goals of accommodating future population growth and expanding housing choices for residents.
3. Based on the applicant’s traffic analysis, the proposed 51-lot PUD is expected to generate approximately 60 AM (morning) and 66 PM (evening) peak-hour trips, compared to approximately 19 AM (morning) and 25 PM (evening) trips for a 25-lot development. Both roadways are anticipated to accommodate the additional traffic generated by the proposed development.
4. The proposed development is consistent with the intent and purpose of the Planned Unit Development regulations by providing flexibility in site design while achieving a coordinated and functional residential development.
Notice to the owner/applicant:
1. The approval of the planned unit development overlay does not guarantee the issuance of a building permit and requires full compliance with all applicable municipal codes and regulations.
If the site plan is approved, Staff suggests the following conditions:
1. The site plan shall comply with all applicable requirements of the Laredo Land Development Code, Section 24.70.6.
2. Each garage shall provide a minimum interior depth of 20 feet to accommodate the parking of one vehicle. This measurement shall exclude steps and other obstructions that reduce the usable parking area.
3. Garage conversions are prohibited.
4. The sale of designated open space as identified on the site plan is prohibited.
5. A Property Owner Association (POA) shall be established to maintain all common areas, open space, landscaping, and shared facilities in accordance with Section 24.70.4 of the Laredo Land Development Code.
6. Each residential lot shall provide a minimum driveway entrance width of 12 feet, in accordance with the City of Laredo’s Standard Technical Specifications Manual, Detail 428-5.
7. Each residential lot shall provide adequate driveway access and sufficient on-site parking to accommodate three (3) vehicles. Driveway locations and dimensions shall be clearly identified on the site plan to ensure adequate access and parking for each lot.
8. All residential dwelling walls located along zero-lot-line sides shall provide a minimum 2-hour fire resistance rating.
9. Pursuant to Section 3.2.F. of the Subdivision Ordinance, “Street jogs with centerline effects of less than three hundred (300) feet shall be avoided.” Therefore, the Engineer is to develop and provide multiple traffic operations and safety alternatives to the One-Stop-Shop for review and approval. Said alternatives may include, but not limited to, right in/right out access at Street A, raised medians, or other design alternatives. Street layout configurations shall require approval from the Traffic Director pursuant to Section 24.70.5(f), Land Development Code. Approval of the PUD overlay does not exempt the development from compliance with this provision of the Subdivision Ordinance nor imply or guarantee plat approval.
10. The development shall comply with all applicable requirements and comments from reviewing City departments through all review processes, including the One-Stop Shop process and the Building Permit process. PUD approval shall not exempt the development from applicable City codes, ordinances, regulations, or department requirements, except for specific deviations approved as part of the PUD.
IMPACT ANALYSIS
Is this change contrary to the established land use pattern?
No. There are single-family uses within the vicinity of the purposed site.
Would this change create an isolated zoning district unrelated to surrounding districts?
The zone is not changing. The applicant is requesting a zoning overlay for a planned unit development.
Will change adversely influence living conditions in the neighborhood?
The proposed zone change is not anticipated to have a negative impact with the surrounding area or neighborhoods since there are existing similar uses.
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
The property is currently zoned R-1. However, the proposed use of smaller lots intended by the applicant would be accommodated by the R-1-PUD.
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