San Antonio Planning Commission Meeting - August 13, 2025

On August 13, 2025, at 2:00 PM, the San Antonio Planning Commission met with a quorum present. The meeting included public comments, approval of the consent calendar (as amended), a contested zoning case, and an informational presentation on Uniform Development Code (UDC) amendments required by the 89th Texas Legislative Session. Commissioners President Peck and Commissioner Bustamante recused themselves from the consent calendar vote but returned for subsequent agenda items.

Consent Calendar

• The consent agenda (including Agenda Item 13 and other routine items) was approved as amended. The vote was unanimous among the seven commissioners present (Profit, Sánchez, García, López, Elot, Oren, Siegel). President Peck and Commissioner Bustamante recused from this vote.

Public Comments & Testimony

• Agenda Item 13: Three speakers addressed the commission:
  • Scott Day (owner of property at 1919 Florestre) expressed support, stating the existing zoning matches surrounding uses and that adjacent property owners were perplexed by the need for action.
  • Maria Alvarado (resident of 135 Higman) opposed the proposal, citing high crime and homeless issues in the area and stating she did not want any construction.
  • Nathalie Shuar (voicemail, 1840 North Tamal Street) opposed the development, arguing the proposed land use change was not appropriate given the regional center plan and that it was not the right time to discuss the concrete proposal.

Discussion Items

• Agenda Item 12 – Zoning Case (Amendment to Land Use Plan near San Antonio International Airport): Planning staff (Alexa Retana) presented a request to rezone properties from medium-density residential to regional commercial (C3). The applicant, Octavio Miramantes, sought C3 or C2 with special treatment to allow future office/storage uses and noted that adjacent property owners supported the change. Staff recommended an alternative: community commercial (C2) designation, which would be more consistent with the area and less intense. After discussion, commissioners debated the compatibility; Commissioner Profit supported the staff alternative. The motion to approve the staff’s alternative recommendation passed.
• Agenda Item 18 – Informational Report on UDC Amendments: Staff presented changes required by state laws from the 89th Legislative Session. Key topics included:
  • HB 3234: County building permit exemptions (not specifically for Bexar County) allowing licensed professionals to certify compliance instead of DSD permits, with applicable state fire marshal oversight.
  • HB 2464: Zoning notice signs change from 2x3 to 2x4 feet; clarification that city is not required to mail notices to every property owner; and supermajority vote required for rezoning that results in more housing units if a protest is filed by 20% of property owners.
  • HB 2464 also regulates home occupations, prohibiting street parking of business vehicles.
  • SB 15: Allows subdivision of raw land (unplatted, at least 5 acres) into lots as small as 3,000 square feet without city requirement for larger lots, with flexible setback standards (front 15 ft, rear 10 ft) and height limits; cannot apply within 15,000 feet of military bases (Lackland, Randolph).
  • SB 840: Requires cities to permit mixed-use and multi-family development on commercial, office, or light industrial zones by right (up to 65 units/acre), including conversion of buildings vacant for at least 5 years into residential/mixed-use, with exemptions from certain street and pavement standards except in historic districts; density up to 36 units/acre state, locally 65 units/acre. Commissioners questioned impacts on existing neighborhood regulations, home occupation parking rules, utility size requirements, and third-party certification of building permits. Staff noted the laws take effect September 1, 2025, and the city plans to present formal amendments to the City Council on September 4, 2025. No action was taken.

Key Outcomes

• Consent Calendar: Approved as amended (unanimous, 7–0–0).
• Agenda Item 12 (Zoning Case): Motion to approve the staff’s recommended alternative (community commercial designation) passed 7–1–0. Commissioner Bustamante voted no; Commissioner López did not vote? (only 8 votes recorded). President Peck and Commissioner Bustamante returned for this vote.
• Agenda Item 18 (UDC Amendments): No vote; informational only.
• Meeting adjourned at 2:40 PM.