San Antonio Zoning Commission Meeting – July 1, 2025

The San Antonio Zoning Commission met on Tuesday, July 1, 2025, at 1:05 PM, chaired by Commissioner John Bustamante. The commission considered consent agenda items, postponed cases, a continuance request, and four individual zoning cases. Staff presentations, public testimony, and commissioner deliberations led to votes on each item, with recommendations forwarded to City Council.

Consent Calendar

• Items 5, 10, 11, 12, 13 were approved unanimously by voice vote (11–0). No public comment was offered. Item 5: rezoning of 5959 San Pedro Avenue from R‑4 to L. Item 10: rezoning and major site plan amendment at 20280 Carrie Louis Street. Item 11: rezoning of 17830 Judson Road to I‑1. Item 12: rezoning of 1324 and 1702 South Florida Street to various industrial districts. Item 13: rezoning of 951 Avant Avenue to R‑4 CD with a conditional use for three dwelling units.

Postponed & Continued Items

• Items 1 and 2 (West Evergreen and Young Road) were postponed; new public hearing notices will be mailed.
• Item 3 was continued to the July 15, 2025 meeting without opposition (motion by Commissioner Watson, second by Commissioner Barros; vote 11–0).

Discussion Items

Item 4 – Assisted Living Facility (146–18 Santa Gertrudis Street)

• Request: Rezone from R‑6 to R‑6 CD for an assisted living facility with up to 16 residents.
• Staff recommendation: Approval; noted large lot sizes and existing permitted use (up to 6 residents).
• Public testimony: Applicant Mario San Roman reported gathering three support signatures and addressing concerns about noise/traffic. Opponent Kevin Clark argued the facility would depress property values and is inappropriate for a quiet residential neighborhood. Four voicemails were played opposing the facility due to noise, ambulance traffic, and impact on children.
• Commissioner discussion: Questions about current rights (6 residents allowed), applicant's willingness to buy the neighbor's house, and the nature of the use.
• Outcome: Motion to approve by Commissioner Witsett, second by Commissioner Barros; vote 11–0. Case forwarded to City Council.

Item 6 – Oversized Vehicle Storage (8802 Troy Drive)

• Request: Rezone from R‑4 to C‑2 CD with a conditional use for oversized vehicle storage.
• Staff recommendation: Denial – finds likely adverse impacts, commercial encroachment, and inconsistency with surrounding residential pattern.
• Applicant testimony: Daniel Pitalua stated he bought the lot for storing two tractors (bobcat/excavator) for landscaping use, and that the lot is at the end of a residential street with only one adjacent neighbor.
• Commissioner questions: Confirmed the lot is in a 100‑year floodplain, C‑2 is the lowest zoning allowing the use, and that any new construction would be reviewed for floodplain compliance.
• Public comment: None.
• Outcome: Motion to deny by Commissioner Inojosa, second by Commissioner Kellum; vote 11–0. Case may be taken to City Council within six months.

Item 7 – Duplex Conversion (1511 Burnett Street)

• Request: Rezone from R‑4 to RM‑4 to convert an existing structure into a duplex.
• Staff recommendation: No adverse impacts; property is near a premium transit corridor and consistent with housing goals.
• Applicant testimony: Alex Cruz plans to rehabilitate the existing building and add a shared‑wall unit; he will hold the property as rentals. He cited safety issues with the currently vacant property.
• Community engagement concerns: Commissioner Watson noted the neighborhood association reported a missed meeting and lack of block‑walking; applicant acknowledged no outreach beyond email.
• Neighborhood association: Opposed (Harvard‑Place East Lawn Neighborhood Association).
• Outcome: Motion to continue for two weeks (to July 15) by Commissioner Watson, second by Commissioner Witsett; vote 11–0. Commissioner Watson urged the applicant to attend the August neighborhood association meeting and document outreach.

Item 8 – Two Dwelling Units (1602 Lone Oak Avenue)

• Request: Rezone from R‑4 to R‑4 CD with a conditional use for two dwelling units on a corner lot.
• Staff recommendation: Approval – no adverse impacts, consistent with adjacent R‑4, and supports alternative housing types.
• Applicant testimony: Property manager Bonnie Davis Biggs explained the property was purchased as a two‑unit rental; a compliance issue arose when the front unit was re‑rented. Both units are currently occupied with 12‑month leases. She had not conducted block‑walking.
• Public comment: None.
• Neighborhood association: Opposed (Artisha Guild Neighborhood Association).
• Outcome: Motion to approve by Commissioner Watson, second by Commissioner Kellum; vote 11–0. Case forwarded to City Council; commissioner advised applicant to engage with neighbors and the council office.

Item 9 – Oversized Vehicle Service & Storage (422 Heartline Drive)

• Request: Rezone from R‑5 residential and C‑3NA commercial to C‑2NA CD with a conditional use for oversized vehicle service and storage.
• Staff recommendation: Denial – inconsistent with airport vicinity land use plan and located on a local street in a residential area.
• Applicant testimony: Aldo Uribe and his father (30‑year property owners) stated the current tenant is a mechanic working on oversized vehicles; a temporary construction company (city‑hired for the Zarzamora project) caused the complaints but is leaving in two months. They secured 8 support signatures from neighbors and built a large fence/buffer.
• Public comment: None.
• Commissioner discussion: Questions about duration of use (one year for current tenant) and access from Northgate (none).
• Outcome: Motion to approve by Commissioner Watson, second by Commissioner Reyes; vote 11–0. Case forwarded to City Council; commissioner stressed documenting community support and the construction company’s departure timeline.

Key Outcomes

• Consent Calendar (Items 5,10,11,12,13): Approved unanimously.
• Item 3: Continued to July 15, 2025.
• Item 4: Approved (11–0).
• Item 6: Denied (11–0).
• Item 7: Continued two weeks (11–0).
• Item 8: Approved (11–0).
• Item 9: Approved (11–0).
• Minutes of June 17, 2025 meeting: Approved unanimously.
• All approved items will be forwarded to City Council; applicants have six months to take their cases to Council.
• Meeting adjourned at 2:19 PM.