San Antonio Zoning Commission Meeting Summary - July 1, 2025

The San Antonio Zoning Commission met on Tuesday, July 1, 2025, at 1:05 PM, chaired by President John Bustamante. The commission addressed a consent calendar, postponed items, and five individual zoning cases. Key decisions included approval of an assisted living facility, denial of a vehicle storage use, and postponement of a duplex conversion for further community outreach. The meeting adjourned at 2:19 PM.

Consent Calendar

• Items 5, 10, 11, 12, and 13 were approved unanimously (9-0). These included routine zoning changes: Item 5 (R4 to HOD), Item 10 (C2 to C2CD and H2), Item 11 (QD to I1), Item 12 (I1A1 to RIO-7E and C3NA to HOD), and Item 13 (RM5 to R4CD). No public comments were received on these items.

Public Comments & Testimony

• Item 4 (14618 Santa Gertrude Street): Multiple residents opposed the assisted living facility. Kevin Clark, a neighboring property owner and real estate broker, expressed concerns about property values and residential character. Voicemails from John Staffo, Mariana Castillo, Paris Baker, and Allison Ember cited increased traffic, emergency vehicle noise, and safety for children. The applicant, San Roman, rebutted that the facility would be well-managed, noting that most opponents were not within the 200-foot notification area and that the neighboring Vietnamese Catholic church supported the project.
• Item 6 (11153 Troy Drive): No public comments were presented.
• Item 7 (1511 Brunette Street): No public comments were presented.
• Item 8 (1602 Low Oak Avenue): No public comments were presented.
• Item 9 (422 Hardline Drive): No public comments were presented.

Discussion Items

• Item 4 – 14618 Santa Gertrude Street (Assisted Living): The applicant requested a change from R4 to R6CD to allow up to 16 residents in an assisted living facility. Staff reported 17 notices sent, 3 in favor, 1 opposed; the Chaparral Neighborhood Association did not respond. The applicant stated they had spoken with neighbors and the church, obtaining three signatures. The current zoning allows up to 6 residents; the applicant planned to start with 8–10. Commissioners questioned the applicant about existing rights and density. The commission voted 9-0 to approve.
• Item 6 – 11153 Troy Drive (Vehicle Storage): The applicant sought C2CD zoning for storage of construction vehicles (tractors, trailers) on a residential street. Staff recommended denial, citing incompatibility with the single-family neighborhood and floodplain constraints. The property is at the end of a cul-de-sac. Commissioner Hinojosa moved to deny, stating the use was too intensive. The motion passed 9-0.
• Item 7 – 1511 Brunette Street (Duplex Conversion): The applicant requested a change from R4 to RM5 to convert a single-family home into a duplex. Staff reported 45 notices sent (0 for, 0 against), but the neighborhood association opposed. The applicant acknowledged failing to attend a scheduled meeting with the association. Commissioner Watson moved to postpone for two weeks (to July 15, 2025) to allow the applicant to communicate with neighbors. The commission voted 9-0 to postpone.
• Item 8 – 1602 Low Oak Avenue (Two Units): The applicant requested a change from R4 to R6CD to legalize a two-unit property (front and back units) that had been rented for three years. Staff reported 38 notices, 3 opposed; the Artesia Guild Neighborhood Association and Greater Feet Institutional Church opposed. The applicant stated they were unaware of the zoning issue and were willing to contact neighbors. Commissioner Witset moved to approve, noting the historical use and need for affordable housing. The motion passed 9-0.
• Item 9 – 422 Hardline Drive (Commercial Use): The applicant requested a change from R5AH2 to C3 (or C2CD) for general commercial sales without alcohol. Staff recommended denial, citing incompatibility with surrounding residential uses. The applicant provided updated photos and explained they had cleaned the property, spoken with neighbors, and obtained signatures. Commissioner Watson moved to approve, emphasizing the less intensive C2CD designation and the need for protections. The motion passed 9-0.

Key Outcomes

• Approved (9-0): Items 5, 10, 11, 12, 13 (consent calendar), Item 4 (assisted living), Item 8 (two units), Item 9 (commercial use).
• Denied (9-0): Item 6 (vehicle storage).
• Postponed (9-0): Item 7 (duplex) to July 15, 2025. Also, Item 3 was postponed to July 15, 2025.
• Minutes: The minutes from the June 17, 2025 meeting were approved (9-0).
• Next Steps: All approved items will move to the City Council for final action. Applicants for denied or postponed items may appeal or present their case to the Council within six days.