Commission approves comp-plan amendment and rezoning near Mount Carmel Cemetery over split vote

The City Planning Commission on March 26 approved an amendment to the future land use map and a rezoning for property north of Americas Avenue and west of Southside Road that will allow commercial and industrial development where the plan previously designated preserve and agricultural uses.

Planning staff described the request as a cleanup to match existing commercial and industrial zoning that has emerged around the Saragosa Port of Entry. The commission approved both the comprehensive-plan amendment (changing portions designated O-1 Preserve and O-3 Agriculture to G-7 Industrial and Rail Yard) and the rezoning from Ranch and Farm (RF) to C-4 (commercial) after debates about the site’s proximity to Mount Carmel Cemetery and neighborhood concerns.

Why it matters: The approvals change the long-term future land use and zoning for land at an entry corridor into El Paso and enable a planned industrial park that the applicant says will leverage proximity to the international border and the Saragosa port of entry. Commissioners required specific conditions intended to reduce impacts on the cemetery and nearby residences.

Key conditions and developer commitments

- A 10-foot landscape buffer along properties adjacent to Mount Carmel Cemetery and Ranch and Farm districts. - No building within 50 feet of property lines adjacent to Mount Carmel Cemetery and adjacent Ranch and Farm zones. - Prohibition on automotive recycling collection facilities and automotive-related uses listed by staff. - No heavy truck trailers will be parked for loading/unloading within 100 feet of the subject property adjacent to the cemetery. - A minimum 500-foot separation between the property line and any establishment that both derives 51% or more of revenue from on-premise alcohol sales and provides outdoor amplified sound.

Discussion and community input

Planning staff said notices were mailed and posting requirements met; staff reported no written opposition from the public for the specific amendment under consideration, although commissioners and other speakers recalled prior Plan El Paso public outreach that had designated part of the area as preserved. Several commissioners cited the cemetery’s proximity as a significant consideration and requested strong buffering and design mitigation. The applicant said it has purchased some parcels and is under contract on others and described a planned industrial park branded in presentation materials as Formation Park at El Camino Real. The applicant said the buyer is the developer and that the seller is the Catholic diocese; Catholic Properties El Paso stated its support for the proposal in the meeting.

A divided vote

The planning commission approved both the comprehensive-plan amendment and the rezoning after a roll-call vote that recorded four ayes and three nays. Commissioners voting yes included Commissioner Masood, Commissioner Gorski, Commissioner Oribe and Commissioner Verrego (listed in the roll call). Commissioners Reyes, Carrillo and Hanssen recorded no votes. After the roll call the chair announced the motion passed 4–3.

Quotes

"We recognize the sacredness of what's happening just to the north of us," the applicant's representative said, noting purchase agreements with the Catholic diocese and describing design measures the applicant proposed to screen the cemetery from industrial operations.

"If we're going to change this, let's do something creative. But at least respect the community," a commissioner said during debate, urging adherence to prior community input embodied in Plan El Paso.

Ending

The approvals permit the applicant to proceed with zoning that enables high-intensity commercial and industrial uses on land the applicant says is no longer farmed and is commercially active. Commissioners added conditions intended to limit noise, heavy-truck parking and visual impacts abutting Mount Carmel Cemetery. The items will move forward to city council as part of the development process and remain subject to any required administrative or external approvals (for example, site-specific permits and applicable state right-of-way coordination).