Planning commission approves adding 'automobile repair' to South Ninth Corridor overlay as conditional use

The Salina Planning Commission voted May 6 to recommend adding automobile repair — including screened outdoor storage — to the list of conditional uses in the South Ninth Street Corridor Overlay District.

The change would let businesses that perform major vehicle repairs, including bodywork and transmission or frame repairs, apply for a conditional-use permit in the overlay; each application would still be reviewed by the Planning Commission on a site-by-site basis. Staff told commissioners the amendment is intended to provide more flexibility for commercial redevelopment along the South Ninth corridor while keeping review authority in place.

The overlay stretches roughly from a quarter-mile south of Schilling Avenue to about a quarter-mile south of Waterwell Road and covers properties on both sides of South Ninth Street. Staff said the corridor includes Lakeside Edition, Bridal Addition No. 2, a motel parcel, an existing Hilton Garden Inn and other outlots that have remained underdeveloped. Jeff Mays, identified in the staff presentation as the applicant’s representative, told the commission he has received multiple inquiries from auto-repair operators interested in lots in Lakeside Edition and Bridal Addition No. 2.

Staff and commissioners emphasized the regulatory distinction between “automobile service” (routine, short-duration work such as tires or batteries) and “automobile repair” (major work such as body, frame, transmission or engine overhauls). The Planning Department said automobile repair typically raises greater potential for outdoor storage of inoperable or awaiting-repair vehicles, which the overlay’s screening rules would address.

Commissioners discussed whether the text should refer specifically to “auto body and collision repair” or to the broader, already-defined term “automobile repair.” The commission substituted the term “automobile repair” — consistent with the city’s zoning definitions — and included the requirement that any outdoor storage be screened from public view. A motion to approve the amendment with those changes carried.

The commission’s approval is a recommendation; staff said this and the other legislative text amendments from the meeting will be forwarded to the City Commission for final action.

What the commission decided: add “automobile repair” (inclusive of collision/body work) as a conditional use in the South Ninth Corridor Overlay District, with screened outdoor storage required when vehicles are stored outside while awaiting repair. The approved change allows future conditional-use permit applications to be filed and evaluated on their merits.

Clarifying details recorded in the meeting: the city’s zoning code already permits “automobile service” in many C-5 locations (examples: tire or battery shops) but treats automobile repair as a conditional use because it commonly involves longer-term vehicle storage and higher potential site impacts; the overlay’s screening requirement requires that materials, supplies and vehicles awaiting repair be stored in enclosed buildings or in locations screened from visibility; applicants would still file conditional-use permit applications and site plans for Planning Commission review.

Officials and participants: the staff presentation was delivered by planning staff (identified in the record as “Dean”); the application was described as filed by Jeff Mays on behalf of H and M Investments LLC and Bridal Development Company, Inc.; developer and broker comments were made by Jeff Mace (Acampro Realty). Several commissioners asked questions about the definitions and screening standards before the motion to approve was moved and carried.

Next steps: the text amendment will be forwarded as a recommendation to the City Commission for final action; individual automobile-repair operators that seek to locate in the overlay will still need to submit conditional-use permit applications and site plans for review and approval.