San Antonio Planning Commission Meeting - August 13, 2025

The San Antonio Planning Commission met on August 13, 2025, at 2:00 PM. The meeting was called to order by Chair Peck after a roll call established a quorum. The agenda included a consent agenda, a public hearing on a land use amendment (item 13), and a briefing on Unified Development Code (UDC) amendments (item 18). Chair Peck and Commissioner Bustamante recused themselves from the combined hearing agenda but later returned. The consent agenda was approved with an amendment to the minutes, and item 13 was approved with an alternate recommendation.

Consent Calendar

• The consent agenda was approved as amended by Commissioner Siegel, seconded by Commissioner Sanchez. The motion passed unanimously (8-0) with Chair Peck and Commissioner Bustamante recused during the vote.

Public Comments & Testimony

• Scott Day (managing partner for GRLS Partners, 1919 North Florida Street), owner of property adjacent to the subject tower, spoke against item 13. He stated it was unclear why the zoning action was needed, noting the existing zoning matches the current land use. He expressed that mixed-use development may be appropriate but that the adjacent areas are low/medium density residential, and the primary commercial corridor (San Pedro) two blocks away would be a more suitable location for the zoning overlay.
• Maria Alvarado (131 Hickman) spoke in opposition to item 13, citing concerns about increased crime, homelessness, and traffic in the area.
• Voicemail from Madeline Schumart (owner of 1814 North Tamal Street, within 200 feet of 114 Hickman Street) expressed opposition to the proposed land use amendment for the Mid-Town Area Regional Center Plan. She argued that current zoning should remain and that a concrete development proposal would be a more appropriate time to revisit zoning.

Discussion Items

• Item 13 – Plan Amendment and Rezoning (114 Hickman Street): The applicant requested a plan amendment from Medium Density Residential to Regional Commercial and a rezoning to C-3 General Commercial District. Staff recommended an alternate recommendation of Community Commercial, as Regional Commercial was inconsistent with surrounding land uses. The applicant presented letters of consent from adjacent property owners and argued that C-3 was appropriate given the existing commercial and industrial uses nearby and the distance from residential areas. The Zoning Commission had previously recommended approval of C-3. Commissioner Prophet noted that the alternate recommendation of Community Commercial was more appropriate because the property’s size (0.992 acres) and location did not fit Regional Commercial. Commissioner Bustamante asked about potential future R6 uses abutting the property; staff clarified that adjacent property owned by a church remains R6.
• Item 18 – UDC Amendments Briefing: Logan (staff) presented a 5–10 minute briefing on proposed amendments to the UDC to comply with mandates from the 89th Texas Legislative Session. Key bills discussed:
  • HB 2040 (County exemption from building permits): Rezoning signs must be larger (2’×4’ instead of 2’×3’), and the supermajority protest threshold for zoning changes that result in more housing is eliminated (simple majority applies).
  • HB 2464 (Home occupations): Employees and direct on-site sales can no longer be prohibited, but the city can still enforce noise, on-street parking bans, and character compatibility.
  • SB 15 (Small lot development): On tracts ≥5 acres with no recorded plat and zoned single-family, lots cannot be required to be larger than 3,000 sq ft. Lots ≤4,000 sq ft are “small lots” with relaxed setbacks (front ≤15’, rear ≤10’) and up to three full stories (30’ height). Does not apply within 3,000 ft of military bases/airports or 15,000 ft of a designated clear zone (e.g., Randolph, Lackland).
  • SB 840 (Multifamily/mixed-use): Allows multifamily by right on commercially zoned land (or similar districts) with density at least 36 units/acre or the city’s highest multifamily density (65 units/acre). Adaptive reuse of existing buildings (≥5 years old) for multifamily cannot be required to undergo traffic impact analysis, pay for off-site improvements, or meet design standards (except historic/cultural districts). Does not apply within 3,000 ft of military bases/airports or within 1,000 ft of heavy industrial. No action was taken on the briefing; the amendments will proceed to the Zoning Commission on September 2 and City Council on September 4, with an effective date of September 1.

Key Outcomes

• Consent Agenda: Approved as amended (8-0).
• Item 13: Motion by Commissioner Prophet to approve staff’s alternate recommendation of Community Commercial, seconded by Commissioner Sanchez. Roll call vote: 8 in favor (Commissioners Prophet, Sanchez, Garcia, Lopez, Ulett, Orion, Siegel, Chair Peck), 1 opposed (Commissioner Bustamante). Motion passed.
• Item 18: No vote taken; briefing accepted. Staff will present to Zoning Commission on September 2 and City Council on September 4.
• The meeting adjourned at 2:40 PM.