Leon Valley council reviews Planning & Zoning changes to permitted-use table, narrows sites for auto auctions and daycares

Leon Valley’s City Council on Wednesday reviewed a Planning & Zoning Commission report proposing widespread edits to the city’s permitted-use table in Chapter 15 of the zoning code, and provided staff direction to narrow where several uses may be allowed.

At the outset of the discussion, Planning representatives explained that the commission’s review focused on which uses should be allowed in each zoning district, not where those districts currently sit on the map. “When you look at a permitted use table, it should be just use,” said Russell Hernandez of the Planning and Zoning Commission. “You shouldn’t be looking at your zoning map.” Council members heard that allowing a use in a district can have citywide consequences if property owners later seek zone changes.

The council then moved, line by line, through a set of Commission recommendations. On automobile auctions — a use that the staff described as typically involving cars on site and in-person crowds — Councilor Beth Mersch argued such operations belong only in industrial districts. After discussion, the council reached consensus to remove the special-use (SUP) allowance for automobile auctions in B‑3 commercial zones and to retain the use only in industrial (I‑1) areas. Russell Hernandez noted that the city’s police vehicle auctions (held online) are a different type of operation and would not be affected by that change.

Child-care placement drew sustained attention. Several councilors said that play areas, traffic and proximity to residences make day-care facilities poor fits for lower-intensity office (O‑1) districts. Councilor Campos urged legal review of tax-exemption and grandfathering issues, and the council directed staff to limit where child care facilities may locate and to return with attorney guidance on legal constraints.

Councilors also pushed back on multiple proposals to permit traditionally industrial or heavy uses in commercial districts. Truck and wrecker services, welding and other heavy repair activities were repeatedly described as producing noise, large vehicles and 24-hour operations better suited to industrial zones; the council signaled a preference to keep those uses in I‑1.

On retail and small-business classifications, members debated whether antique stores and art galleries are retail (B‑2) or compatible with office (O‑1/B‑1) uses. Several councilors recommended treating those uses as retail and not permitting them in office-only districts, and the council recorded a consensus to revert some O‑1 allowances that the Commission had added.

Planning staff told the council that the changes being discussed tonight are the Commission’s recommendations and that the council will later review a consolidated, “clean” revision of the permitted-use table followed by legal review. The staff suggested a formal vote occur at a future meeting (a July council meeting date was mentioned) after staff and the city attorney incorporate the council’s direction.

Mayor’s office confirmed there were no public comments during the "citizens to be heard" portion and the meeting adjourned at about 7:49 p.m. with no formal votes taken on the zoning edits.

What happens next: Staff will return a revised permitted-use table and supporting code language in phases, incorporating council direction and the city attorney’s legal review; any formal ordinance amendments would require a future council vote.

Representative quotes from the meeting: “’You shouldn’t be looking at your zoning map,’” Russell Hernandez, Planning and Zoning Commission, said in explaining that the permitted‑use table should be based on the use’s appropriateness for a district rather than where the district currently exists.

Councilor Beth Mersch said of automobile auctions: “I just I… I think of an automobile auction is that it’s going to take a lot of space because you’re going to have the cars and you’re going to have crowds.”

Councilor Campos asked staff to check legal consequences of changes for existing providers and tax status: “If this is the same as adult daycare facilities… once we accept a use of this, this is no longer taxable property to the city,” and asked the attorney to vet the draft language.

The meeting packet and the Commission’s recommendations will form the basis of staff’s next draft; councilors asked that more consequential or controversial items be highlighted in advance to speed future reviews.