San Antonio Planning Commission Meeting - August 13, 2025

The San Antonio Planning Commission met on August 13, 2025, at 2:00 PM. The meeting included a consent agenda, public hearings, and a briefing on Unified Development Code (UDC) amendments mandated by the 89th Texas Legislative Session. The meeting adjourned at 2:40 PM.

Consent Calendar

• Item 13 (initially on consent but pulled for public hearing): The consent agenda was approved as amended, with a roll call vote (7-0, with Chair Peck and Commissioner Bustamante recused during that vote). The minutes were approved with an amendment.

Public Comments & Testimony

• Item 13 – Land Use Amendment:
  • Scott Day (managing partner, GRLS Partners, 1919 North Florida Street) opposed the proposed zoning change from medium density residential to regional commercial (C3). He argued the adjacent area is low/medium density residential and that San Pedro (two blocks away) is more appropriate for such zoning.
  • Maria Alvarado (131 Hickman) opposed the change, citing existing crime, homelessness, and traffic concerns.
  • Madeline Schumart (owner, 1814 North Tamal Street) submitted a voicemail opposing the land use amendment, stating the current zoning should remain until a concrete development proposal is presented.

Discussion Items

• Item 13 – Zoning Change Request (114 Hickman Street):

  • The applicant requested a plan amendment from medium density residential to regional commercial to rezone the 0.992-acre property to C3 General Commercial District. The applicant argued the change aligns with surrounding C3-zoned properties and industrial uses across the street, and that letters of consent were obtained from adjacent owners. The Zoning Commission had recommended approval for C3.
  • Staff's alternate recommendation was to approve community commercial instead of regional commercial, noting that C3 is not permitted under the regional commercial land use designation.
  • Commissioner discussion: Several commissioners supported the alternate recommendation, citing the property's size and location as unsuitable for regional commercial. Commissioner Orion noted that the adjacent church-owned R6 parcel had previously attempted rezoning but failed due to access issues. Staff confirmed the aviation department had been notified due to airport hazard overlay.
  • Vote: Motion to approve staff's alternate recommendation of community commercial passed 8-1 (Commissioner Bustamante dissenting).

• Item 18 – UDC Amendments Briefing (Matthew, DSD):

  • Staff presented a 10-minute briefing on proposed UDC amendments to comply with new state laws effective September 1, 2025. Key bills discussed:
    • House Bill 2464: Increases size of rezoning signs (from 2x3 to 2x4 feet) and changes the protest process: if a rezoning results in more housing units, the supermajority requirement is eliminated (simple majority suffices even if 20% or more property owners object).
    • Senate Bill 15 (Small Lot Development): For tracts ≥5 acres with no recorded plat and zoned single-family, the city cannot require lots >3,000 sq ft. Lots ≤4,000 sq ft qualify as small lots with relaxed setbacks (front ≤15 ft, rear ≤10 ft, side 5 ft) and height up to 3 stories (30 ft). Exemptions within 3,000 ft of airports/military bases and 15,000 ft of Randolph/Lackland clear zones.
    • Senate Bill 840 (Multifamily/Mixed-Use): Allows multifamily on commercial, office, or light industrial zoned land (or special districts authorizing those uses). Density allowed at greater of 36 units/acre or city's highest multifamily density (65 units/acre). Adaptive reuse of buildings ≥5 years old exempt from traffic studies, utility upsizing, and design standards (except historic districts). Exemptions within 3,000 ft of military bases/airports and within 1,000 ft of heavy industrial uses.
    • County Exemption from Building Permits: County-owned facilities can bypass city permits if supervised by a licensed engineer/architect and comply with building codes. The city cannot inspect but may request certification letters.
  • Commissioner questions addressed impact on established neighborhoods (SB15 likely limited to greenfield), interpretation of single-family zoning (RM4 considered single-family), home occupation parking restrictions, coordination with SAWS on utility upsizing, and implications for existing design standards in center city. Staff noted the amendments will go to Zoning Commission on September 2 and City Council on September 4.
  • No action was taken on this item; it was a briefing only.

Key Outcomes

• Consent agenda approved as amended (7-0, with two recusals).
• Item 13: Approved with staff's alternate recommendation for community commercial (8-1).
• Item 18: Briefing received; no vote taken.
• Meeting adjourned at 2:40 PM.