Council debates zoning amendment to limit new gas stations, continues public hearing to Dec. 8

The council opened a public hearing and debated a city‑initiated amendment to Chapter 14A Section 22 to revise permitted uses in the C (General Commercial) zoning district to require specific use permits (SUPs) or planned developments (PDs) for certain uses, notably gas stations and similar automotive uses. The stated policy goal was to limit additional gas stations while providing a path to protect existing businesses.

City planner Miguel and the city attorney explained legal constraints and suggested several approaches: adopt the ordinance as advertised (which would move certain uses into an SUP category) and then have the affected business owners apply for SUPs, or re-advertise to include PD protections that preserve rebuilding rights for existing businesses (PDs require a site plan and are more complex). Staff recommended approval subject to staff initiating SUP or PD applications for affected properties so the ordinance and protections could be processed concurrently.

Council members discussed implications for existing business owners (concerns that a disaster could prevent rebuilding under a strict nonconforming‑use clause) versus the desire to prevent new gas stations, and whether fee waivers or city‑initiated SUP applications should be used to ease administrative burden. One councilmember moved to continue the public hearing and direct staff to bring SUP/PD applications so everything could be reviewed together; the council voted to continue the public hearing to the next regular meeting (Dec. 8).

What happens next: Staff will prepare concurrent SUP/PD applications (city‑initiated where appropriate), work with existing business owners to expedite protective applications and return the matter to the Planning & Zoning Commission and City Council in December for final action.