San Antonio Zoning Commission Meeting – October 7, 2025

The San Antonio Zoning Commission met on Tuesday, October 7, 2025, at 1:01 PM at the City Council Chambers (overflow in the Tobin Room). Chair John Bustamante presided with a quorum present. The meeting focused on a large area rezoning (item 3) driven by the United Homeowners Improvement Association (UHIA), along with a consent agenda of 13 routine items, several continuances, and smaller rezoning cases. Over 100 members of the public attended, with extensive testimony both in support of and opposition to the large area rezoning.

Consent Calendar

• Items 2, 4, 5, 7, 9, 11 (as amended), 12, 13, 14, 15, 16, 17 (as amended), and 20 were approved by unanimous roll-call vote after no commissioner pulled any item. Staff read a summary of each:
  • Item 2: 18 notices, 1 in favor, 0 opposed.
  • Item 4: 80 notices, 0 in favor, 7 opposed.
  • Item 5: 31 notices, 0 in favor, 0 opposed.
  • Item 7: 23 notices, 0 in favor, 1 opposed; Government Hill Lions NA supports.
  • Item 9: 16 notices, 0 in favor, 0 opposed; Tobin Hill Community NA in favor.
  • Item 11: 38 notices, 2 in favor, 0 opposed; amended site plan submitted.
  • Item 12: 16 notices, 1 in favor, 0 opposed.
  • Item 13: 0 opposed.
  • Item 14: 29 notices, 0 in favor, 0 opposed; Government Hill Alliance NA in favor.
  • Item 15: 28 notices, 0 in favor, 0 opposed; Tobin Hill Community NA in support.
  • Item 16: 8 notices, 0 in favor, 0 opposed.
  • Item 17: staff recommended approval with conditions (egress to Collobar Park and Holy Cross Drive, 8-ft fence, hours 7AM-9PM, no external sound systems, no ingress/egress on L Drive). Applicant submitted amended site plan with those conditions.
  • Item 20: 24 notices, 0 in favor, 0 opposed; Beacon Hill Area NA in favor.
• Public speakers and voicemails were heard on items 4 (Marlon Sawyer, Jessica Via Lone, Sonia Simmons) and 7 (voicemail in support). Voicemails also supported items 14 and 7.

Public Comments & Testimony (Item 3 – Large Area Rezoning)

• Residents (overwhelmingly in favor): More than 30 voicemails and 20 speakers urged approval, citing decades of dust, noise, truck traffic, pollution, and health impacts from heavy industrial (I2) zoning. Specific concerns included poor air quality, foundation damage, safety hazards for pedestrians and children at a nearby elementary school, and the historical context of redlining. Speakers such as Cliff Sedeno, Jesse Medeles, and Jacqueline Ali emphasized that the area was originally built for residential use and that I2 zoning was a longstanding injustice. Many called the rezoning a matter of basic human rights.
• Business owners (mixed positions):
  • Tom Rhode (KOA Campground, 38 acres) requested his property be removed from the rezoning or given a manufactured home park designation with RV conditional use, arguing C2 zoning does not fit his camping cabins and could force him to build thousands of apartments.
  • Ken Brown (small warehouse owner) supported the rezoning in principle but asked for light industrial (L) instead of C2 CD on his property to avoid having to rezone for each new tenant.
  • Patrick Christensen (representing Dick Peacock, 10 addresses) opposed C2 CD because changing tenants would require costly rezoning; he requested L zoning.
  • James McKnight (Southern Warehouse District) requested L instead of C2 CD for oversized vehicle storage.
  • Others (Greg Obly, Keith Farmer) had soft objections; they feared losing operational flexibility.

Discussion Items

• Item 3 – Large Area Rezoning (Z 2025-107-00157): Staff (Ashley Lyell, Forrest Wilson) presented a plan to rezone 410 properties in the UHIA area from I2, I1, and C2 to a mix of C3, C3 CD, C3S, C2, C2 CD, R5, IDZ2, IDZ1, and RM6, with the goal of aligning zoning with existing uses and preventing new heavy industrial encroachment. The plan was initiated by a City Council resolution (Feb 27, 2025) and developed with a neighborhood task force. 454 notices were mailed; 104 in favor, 19 opposed; United Homeowners NA and Government Hill Alliance support. Staff held two community meetings in August. The proposal required 49 plan amendments to the Arena District East Side Community Plan (to be heard by Planning Commission Oct 8).
  • Commissioner Questions: Several commissioners (Woods, Chase, Hinohosa, Sipes, Bustamante) probed staff on outreach, the impact on existing businesses (e.g., KOA, warehouse owners), and the feasibility of L as an alternative. Chair Bustamante noted that I2 is inappropriate for the area (no current I2 uses) and that C2 CD and L recommendations would allow businesses to continue operating with expansion rights.
  • Friendly Amendment: Chair Bustamante moved to amend the motion to change the recommended zoning for 11 properties (Peacock’s 10 addresses plus 639 Gimbler) from C2 CD to L (light industrial), with 639 Gimbler also receiving a specific use authorization for oversized vehicle storage. Commissioner Lothef accepted the amendment.
• Other Items:
  • Item 8 (4016 Culebra Rd): Applicant sought C2 for professional offices; staff recommended MF33 CD with conditional use. Chair Bustamante moved for a two-week continuance after the applicant lacked a site plan; approved.
  • Item 10 (2830 Rigsby Ave): Applicant requested C3 (from C2S car wash); staff recommended denial due to inconsistency with SA Tomorrow plan (neighborhood mixed use only allows up to C1). Commissioner Hinohosa moved for a two-week continuance to allow applicant to meet with District 2 staff; approved.
  • Item 18 (2619 N. St. Mary St): Staff recommended approval for IDZ1 on the St. Mary Street addresses but denial for the Rose Lane address (would require demolishing dwelling units for parking). Applicant argued parking is needed for businesses. After public comment from a neighbor concerned about crime, the commission approved (Commissioner Kellum motion, second by Hinohosa) with Dr. Kellum praising the applicant’s track record.
  • Item 19 (600 S. WW White Rd): Unopposed C2 request for an existing office; staff recommended approval. Commissioner Lothef moved approval; unanimous.
  • Item 21 (4211 Commercial Ave): Applicant sought MF33 for eight units on a quarter acre; staff recommended R4 CD with conditional use for four units. Commissioner Hinohosa moved for a two-week continuance to clarify neighborhood support and discuss density; approved.

Key Outcomes

• Consent Agenda: Approved in a single roll-call vote (all items with amendments as noted). These cases now go to City Council with a recommendation of approval (must be heard within six months).
• Item 3 – Large Area Rezoning: Approved with the friendly amendment to rezone 11 properties to L. The motion carried (7-3 vote, with Commissioners Rodriguez, Huey, Woods, and Chase voting no; all others yes). Case proceeds to Planning Commission (Oct 8) and City Council (tentatively Nov 6).
• Continuances: Items 6, 8, 10, 21 were continued to the October 21, 2025 meeting. Item 22 was continued to November 4, 2025.
• Item 18: Approved (Commissioner Bustamante voted no; all others yes).
• Item 19: Approved unanimously.
• Election of Vice Chair: Commissioner Huey was elected Vice Chair for the remaining term by acclamation.
• Minutes: The September 16, 2025 minutes were approved as submitted (Commissioner Huey abstained).
• Adjournment: The meeting adjourned at 5:52 PM.