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Commission recommends R2 instead of R3 for long-standing triplex at 1803 East Reynolds after neighbor objections
Summary
After neighbors warned rezoning would open a 'can of worms,' the planning commission recommended an R2 designation — not the requested R3 — for a triplex at 1803 East Reynolds to balance a buyer’s financing needs with neighborhood concerns; the matter goes to council for final action.
The Laredo Planning Commission on March 5 recommended an R2 zoning classification for a triplex at 1803 East Reynolds, reversing a property owner’s request to rezone from R1 to R3.
Claudia Fuentes, who said she represents owner Loren Moreno and is the property’s realtor and goddaughter, told commissioners the triplex was built in 1981 before zoning and that the owner needs the rezoning so her 96-year-old grandmother can sell: "Right now we're proposing the changes so that my grandma is able to sell her triplex," Fuentes said.
Neighbors urged caution. Roberto Jr., who lives at 1801 Reynolds, told the commission that approving R3 would "open a can of worms" and could encourage new multifamily development on nearby vacant lots, causing parking and traffic problems on narrow streets.
Staff said the buyer’s financing and lender requirements made an R2 or R3 relevant, but noted an R2 would already accommodate a triplex and that a conditional use permit (CUP) could preserve the existing form without changing the underlying zone. Staff counsel explained that because the structure is a longstanding nonconforming use, a CUP might allow reconstruction in place if the lender accepts that approach.
After extended discussion of neighborhood character, parking, lenders’ requirements and alternatives, a commissioner moved to deny the R3 request and recommend R2 instead; the motion passed. The Planning Commission recommendation now moves to the City Council, which has final authority.
What happens next: The council will consider the commission’s recommendation and any further public input. The commission noted that an R2 classification still permits duplexes and triplexes but is less permissive than R3, addressing neighbors’ concerns while making the property more financeable for the buyer.
