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Planning Commission schedules February hearing on several zoning code changes, defers controversial prohibited‑uses item
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Summary
The commission voted 5‑0 to set a public hearing for the second February meeting to consider use separation standards, duplexes in CMD and removal of a redundant cellular tower section; commissioners agreed to split out the prohibited‑use language on pawn shops and adult‑oriented businesses for further work and broader board consideration.
At agenda item 7 Joe Tangieri, the city planning consultant, walked commissioners through a draft amending ordinance that bundles several potential changes to the zoning code, saying the items are severable and the commission may hold separate hearings for each piece.
Tangieri highlighted proposed changes to use separation standards (reducing a 200‑foot auto‑repair separation to 100 feet, and eliminating a 100‑foot veterinary separation), an allowance to permit duplexes in the CMD district, and a recommendation to remove section 4.47 (cellular towers) because it is redundant with section 4.31. He raised concern about inconsistent prohibited‑use language that currently lists pawn shops and adult‑oriented businesses as prohibited in some BRD districts but not others.
"The way we're handling it right now is not correct," Tangieri said, cautioning that the current structure could push otherwise‑legal uses to locations the city would rather avoid and that the city cannot simply ban otherwise‑legal uses outright. He proposed corraling risk to the single B2 parcel while drafting clearer definitions and standards for adult uses and pawn shops.
Public commenter Aaron Redmond urged the commission to examine other cities' approaches and consider distance, advertising and operational restrictions if the commission allows these uses in any districts: "I'm up here to speak in regards to, the zoning amendment, where, you guys are discussing allowing the adult uses and the pawn shops," he said.
Because the prohibited‑uses language raised the prospect of a larger public response, commissioners agreed it should be handled separately. An unidentified commissioner moved to schedule a public hearing for the commission's second meeting in February covering use separation standards (including veterinary and auto repair adjustments), duplexes in the CMD district, and the removal of section 4.47; the motion passed on roll call with five yes votes (Casero, Lalonde, Sampson, Shepherd, Collins).
The commission asked staff to pare the draft ordinance to the items to be heard at the February meeting and to provide additional legal review and revised language on the prohibited‑use definitions before scheduling that specific discussion.
Votes at a glance: - Motion to schedule public hearing for second meeting in February (use separations, CMD duplexes, section 4.47): mover—unnamed commissioner; vote 5‑0; outcome—approved.
Next steps: staff will prepare a narrowed amending ordinance for the hearing, circulate definitions and model language for adult‑oriented and pawnshop standards, and coordinate outreach so the full commission and public have access to the materials before the hearing.
