SUBJECT
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Amending the Zoning Ordinance (Map) of the City of Laredo by rezoning Lots 119B and 119C, Block 3, San Isidro Southwest - Antler Crossing Subdivision, Phase 5, located at 9814 and 9820 Springfield Avenue, from B-3(Community Business District) to B-4 (Highway Commercial District).
ZC-050-2026
District VI
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PREVIOUS COUNCIL ACTION
On April 19, 2022, the City Council made a motion to approve a zone change to a B-3 zoning district.
On April 20, 2007, the City Council made a motion to approve a zone change to a B-4 zoning district.
On December 20, 1993, the City Council made a motion to approve an annexation at this location with the initial zoning of AG.
BACKGROUND
Initiated by: PAGR Holdings, LLC, Owner; Pat Murphy, Applicant/Representative
Council District: VI - Cm. Dr. David Tyler King
Proposed Use: The proposed use is a hospital.
- Although the application identified the proposed use as “commercial - medical,” previous email correspondence indicated the proposed use would include a hospital with overnight stay accommodations.
- The proposed use may also be considered through a Conditional Use Permit (CUP). Previous email correspondence identified a CUP as a potential option; however, the application submitted was a request for a zone change to B-4.
Site: The site is currently vacant, developed land.
Surrounding Land Uses: To the north of the site is San Isidro Parkway, Bob Bullock Loop, apartments, Grace Bible Church, and vacant, undeveloped land. To the east of the site is Springfield Avenue, vacant, undeveloped land, and predominantly single-family residential uses. To the south of the site is vacant land, Sambar Loop, Chital Drive, and primarily single-family residential uses. To the west of the site is single-family development (PUD-townhomes), San Isidro Parkway, Interstate 35, and the Union Pacific Railroad.
Comprehensive Plan: The Future Land Use Map recognizes this area as Mixed-Use Center.
https://www.openlaredo.com/planning/
2017_Comprehensive_Plan-Viva_Laredo.pdf#page=39
Transportation Plan: The Long Range Thoroughfare Plan identifies Springfield Avenue as a Principal Arterial.
https://www.cityoflaredo.com/home/showpublisheddocument
/17680/638703100333370000
Letters sent to surrounding property owners: 40 In Favor: 0 Opposed: 0
Staff does not support the proposed zone change for the following reasons:
1. The proposed zone change is not appropriate at this location, as the subject site abuts R-1 zoning districts to the west and south. The proposed B-4 zoning district may introduce uses and operational characteristics that could negatively impact the adjacent residential development, including increased traffic, noise, lighting, and other commercial-related activities.
2. The proposed B-4 zoning district permits more intensive commercial uses, including bars, warehousing, heavy automotive repair, and tractor-trailer repair, which may not be compatible with the adjacent residential development. The existing B-3 zoning district is more appropriate at this location, as it allows for neighborhood-serving commercial uses such as grocery stores, restaurants, convenience stores, and most medical office and medical-related uses, while providing a more compatible transition adjacent to residential uses.
3. Although the proposed zone change is in conformance with the Comprehensive Plan’s designation as Mixed-Use Center (all zoning districts permitted except M-1, M-2, AH, AN, FH, OG, and B-4 with exceptions), the surrounding area has transitioned toward residential development, making the proposed zoning less compatible with the developing neighborhood character.
Notice to the owner/applicant:
1. The approval of the zone change does not guarantee the issuance of the building permit and requires full compliance with all applicable municipal codes and regulations.
COMMITTEE RECOMMENDATION
The Planning & Zoning Commission in a ___ to ___ vote recommended ___ of the zone change.
STAFF RECOMMENDATION
recommendation
IMPACT ANALYSIS
R-1. 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 use pattern?
Yes. There are no B-4 uses with the vicinity of the proposed site. The existing B-4 zoning are vacant land.
Would this change create an isolated zoning district unrelated to surrounding districts?
No. The proposed zone will not create an isolated zoning district. There are B-4 zoning to the north and east of the site; however, that area is vacant land.
Will change adversely influence living conditions in the neighborhoods?
Yes. The proposed zone change is anticipated to have a negative impact with the surrounding area or neighborhoods since the site abuts single-family residential uses. Introducing a B-4 zone that abuts residential uses may introduce negative impacts such as bars, tractor trailer repair, heavy mechanic work, etc.
Are there substantial reasons why the property cannot be used in accordance with existing zoning?
Yes. The existing zone does not allow for a hospital as intended by the applicant.
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