Abilene City Council approves zoning change for auto shop amid community debate

Yahoo

14-02-2025

ABILENE, Texas (KTAB/KRBC) – The proposal to bring a faith-based auto repair shop to Buffalo Gap Road in Abilene sparked both support and concern from the community. Despite initial pushback, the Abilene City Council has now approved a zoning change for the location from general retail to general commercial.
Abilenians express concerns over potential zoning change on Buffalo Gap Road
Christian Brothers Automotive proposed opening a new shop on the 6600 block of Buffalo Gap Road, requiring a zoning change of approximately two acres. The request, which received both support and opposition, was initially denied by the Planning and Zoning Commission before being appealed to the city council.
The zoning change addresses regulations surrounding 'major' and 'minor' auto repairs. This shift also creates a form of spot zoning, meaning the property's classification will differ from its surroundings.
The Planning and Zoning Commission denied the request before it was brought to be appealed at the city council. Councilman Blaise Regan explained part of the concern is the long-term impact of the zoning change, particularly if the property were to be sold in the future.
'If they decide to sell it down the road, these changes carry to a potential new owner that could expand their operations to do larger rebuilds or do things that the current applicant is not considering, but that the person that they sell it to in 10, 20, 30 years may do, which the neighbors may be opposed to,' Regan said.
Michael Suttle, representing Christian Brothers Automotive, clarified their scope of work, emphasizing they do not offer wrecker services, collision repair, body/frame bending, or customized painting — services often considered heavy auto work.
'What we do that might fall under this would be engine work. A perfect example would be replacing the engine on the car I drove up here yesterday. The way that works is we pull the engine out of the car, buy a new engine from an engine vendor, and put it back in the car. We're not breaking the engine down, milling cylinders with big heavy equipment,' Suttle explained. 'It's mainly automotive service. We're a dealer alternative, so we're going to do what a dealership would do without those heavy line works… We want the ability to pull an engine. But if you walk into our shops, our 305 shops that are open today, we don't have the equipment in there to mill these engines or to recondition transmissions. We have auto mechanics that are going to service that automobile on the lighter side by definition.'
Faith-based garage proposed for Buffalo Gap Road receives support and concern from community
Addressing noise concerns, Suttle cited studies showing similar locations operate at about 50 decibels at 100 feet — comparable to conversational speech.
'Our shops at 100 feet have about 50 decibels of noise. I'm speaking to you at about 50 decibels right now. The bays we're proposing are facing Buffalo Gap Road, so the neighbors behind this are not going to hear the automotive work taking place within the shop,' Suttle said. 'If the concern is selling the business down the road to another user, and you have a scope creep for what takes place, meaning maybe it's not automotive repair that we do. I can sit here and tell you, as I had mentioned in January, we have never closed a location. We've been open for 43 years. The number one location is still open, as is every other location we've opened. We don't plan on going anywhere. We really want to serve the community. We've done this very well in a lot of other communities. We're just here before you today with the idea that we're caught in a very conflicting zoning.'
During the public comments period, residents voiced opinions both for and against the proposal.
One woman, a resident of Abilene for nine years, expressed concern about noise pollution, explaining that her home office is within 25 feet of the proposed site.
'The property line for my house to this business in this zone is less than about 25 feet from my fence, which makes my office directly in that 50-decibel zone for sound pollution… We chose this location for our home based on several factors such as property value, high educational value, and the growth potential for the community, but most importantly, for the peace we have in this neighborhood,' she said to the council. 'This rezoning brings instability to the noise pollution and peace, affecting my requirements for a quiet, noise-free work environment at home. In short, this poses a threat to my job and my ability to support my children.'
Kevin Phillips, one of the property sellers, supported Christian Brothers Automotive, noting that existing land can mitigate noise concerns.
'I just wanted to take a minute to talk to you all about the investment that our company's made here, and we would not want to be a bad steward to anyone. The ability to partner with someone like Christian Brothers, to have that ability is a great honor to us. As far as sound – the way that is zoned, we could sell this to somebody that had 24-hour around-the-clock services. It's as simple as that. We could put a Sonic there. We could put a fast food joint that's open day and night, seven days a week there,' Phillips said. 'There is a piece of land that buffers between us, the alley, and then the residential area. I want y'all to take that into consideration.'
A resident siding with the Planning and Zoning Commission argued that an auto shop isn't compatible with neighboring businesses.
'Dollar General is next door to this proposed site, as is the Taco Casa. Across the street, is retail, some fast food, some a couple of restaurants, and clothing stores… In my opinion, this, this mechanic type business is not compatible with that,' he shared. 'Another thing that concerns me is that if this project should not go through, it would be zoned for general commercial and would leave the use of that property to some more severe uses. For instance, a radio tower, something like that… I would hope that you would make a condition that, with permission of the Taco Casa owner, you would require a fence along the alley more or less to the east. To finish, I just hope you'll give full consideration to the unanimous vote made by the Planning and Zoning Board.'
Abilene resident Tammy Fogel said the debate focused too much on zoning definitions rather than the benefits of adding a 'reputable' business.
'I understand residents, you know, we want to have control over what's around us, but at the end of the day, it is open. Between the definition confusion and the reputable business that's already cleared up the confusion, I don't understand why this is having to go through so many hoops,' Fogel said. 'While the definitions are confusing, he's clarified that. They've clarified it. Why can't we just go ahead and support this business that will bring good things to our community and really raise the bar for what we're experiencing now? I just don't think we should quibble over this generalized definition issue, which is being fixed in the future and should make it easier for businesses to open up and be productive and bring things to our community rather than making it harder and making them go through more work to prove what they've clearly already proved, in my opinion.'
After hearing these perspectives, the Abilene City Council unanimously approved the zoning change.
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