Commission recommends rezoning to allow mobile auto‑repair site amid spot‑zoning concerns

Lenny Cavalero spoke on behalf of Raquel Pedraza and Noah DeChuga, requesting a zoning map amendment to change 1111 11th Avenue North from RS‑6 to BC. Cavalero said the proposed use would be strictly mobile: the site would serve only as storage, tool preparation and dispatch; there would be no on‑site customer service and no additional employees beyond the property owners.

Principal Planner Christy Watkins told the commission that dwelling‑plus‑business configurations are permitted in BC and that automobile parts storage would be allowed there, but that on‑site automobile repair would require a separate Conditional Use Permit and an occupancy change with landscaping, parking and building‑code upgrades. Watkins also noted existing code‑compliance issues at the property and cautioned that if the owner later sought on‑site repair, the property would need to be brought up to commercial standards.

Several commissioners raised long‑term concerns that rezoning a single lot to BC could create a small pocket of commercial zoning surrounded by RS‑6 residential (a form of spot zoning). Commissioners and staff discussed why the city previously removed automotive repairs from the home‑occupation provisions — elected officials directed the change to avoid repeated mitigations after complaints — and noted the property is adjacent to heavier industrial and commercial uses, which influenced support for the rezoning.

Commissioner Daffer moved and Commissioner Turner seconded to recommend approval of the rezone with recommended conditions and proposed findings; the motion carried.