The Planning and Zoning Board on Oct. 7 continued an application for a use-by-exception to allow a vehicle sales operation at 241 San Marco Avenue, following extensive public comment questioning traffic, safety and compatibility with the San Marco entry corridor.

Applicant Luis Garcia described plans for a small, "boutique high end" dealership, saying he would restore the existing building, improve landscaping and provide limited inventory. Planning staff advised the board that a used‑vehicle dealership is a use-by-exception in the CM2 district and that the board may approve the request if criteria are met.

Nut graf: Neighbors submitted multiple written objections and several residents spoke in opposition at the meeting. Concerns included insufficient depth for vehicle storage, the presence of pedestrian and school-bus activity nearby, the frequency of heavy delivery trucks and trailers, potential traffic conflicts at a congested San Marco corridor turn, and long-term property maintenance. Several speakers urged that the entry corridor’s design standards and the zoning code’s prohibition on vehicle sales in some CM2 contexts be respected.

Public commenters included neighbors who said the subject lot is a neighborhood entrance and frequently used for school-bus drop-off and pedestrian access. One nearby property owner submitted a written objection citing the San Marco entry corridor design guidelines and arguing the proposed use is incompatible. Supporters included the property owner (who said he preferred this proposal to a full-service garage) and a few historic-business advocates who said the site should be rehabilitated.

Board members and staff found the application lacked key details: a stamped site plan showing inventory layout and loading/unloading operations, a clear definition of the proposed inventory type and limits, hours of operation, and a traffic/circulation plan addressing trailer deliveries and emergency access. Several board members also noted they could not define or verify what “high end” means for enforcement if approved.

Action: The board moved to continue PZB 2025-0072 to the Nov. 4 meeting to allow the applicant to supply a formal site plan, proposed conditions (hours, maximum inventory count, whether on-site repairs would be allowed) and circulation details. If the applicant submits revised drawings that show the site and operations will meet the corridor and safety requirements, staff said the building department could process certain administrative approvals; otherwise the application will return to the board.

Ending: The board advised the applicant to work with planning and building staff before the November meeting, to provide a site plan showing vehicle stalls, staff parking, delivery/loading arrangements and proposed aesthetic treatment consistent with the San Marco entry corridor guidelines.