San Antonio Board of Adjustment Meeting - October 20, 2025

This meeting of the San Antonio Board of Adjustment (BOA) convened on October 20, 2025, at approximately 2:00 PM with 11 members present (quorum). The board heard 12 agenda items, including appeals of short-term rental (STR) permit revocations, variance requests for setbacks, accessory structures, parking adjustments, and special exceptions for food truck parks. Decisions were made on each case, with several approvals and denials.

Public Comments & Testimony

• Case 2530176 (703 W Rosewood Ave): Several residents and representatives of the Beacon Hill Neighborhood Association spoke in opposition, citing concerns about precedent for oversized accessory structures and potential duplex conversion. One neighbor spoke in support, emphasizing community benefit.
• Case 2530199 (602-606 N New Braunfels): Two voicemails from neighborhood associations (Dignity Hills and Harvard Place) opposed the variance, citing the 200-foot separation requirement. One resident, Alfonso Rodríguez, spoke in support, noting the area lacks food options.
• Case 2530194 (104 Jackie Ave): One neighbor testified in opposition, citing narrow street width and fire access concerns.
• Case 2530191 (939 SW 38th St): No public comment.
• Case 2530192 (3101 Vance Jackson Rd): No public comment.
• Case 2530193 (1058 Steps Ave): One voicemail in support.
• Case 2500125 (704 Coneyway): No public comment (neighbors association later shifted to support).
• Case 2530155 (311 Warren St): No public comment.
• Case 2530164 (1211 S Pine St): No public comment (7 residents and Denver Heights neighborhood expressed support before meeting).
• Case 2530160 (3803 SW Military Dr): One written opposition from a property owner.
• Case 2530175 (8338 Broadway St): No public comment (no opposition received).

Discussion Items

Case 2530193 (1058 Steps Ave) – Variances for Carport, Accessory Structure, and Clear Vision

• Applicant Denise López sought variances: (1) 4'11" lateral setback reduction for a 36'-deep carport; (2) 1.2m setback reduction for an accessory structure with a 15cm eave; (3) 2.4m reduction in clear vision area for driveway. Staff recommended approval on clear vision but denial on carport and accessory structure due to water runoff and maintenance concerns. The applicant agreed to add gutters. The board approved unanimously (11-0) with Commissioner Mena's motion, finding no harm to neighborhood character and adequate space.

Case 2500125 (704 Coneyway) – Appeal of STR Permit Revocation

• Applicant Michael González appealed revocation due to non-payment of hotel occupancy taxes (HOT). He claimed he was unaware of notices and made partial payments. Staff documented 7 notices and non-compliance over 22 months. The board denied the appeal 10-1, finding the city made no error. One commissioner noted the applicant's inconsistent reporting.

Case 2530155 (311 Warren St) – Special Exception for Additional STR Type 2

• Applicant Jennifer Liz Holdinger requested a special exception to allow a second STR type 2 on the block (current density 10%, proposed 20%). Staff recommended denial. The board approved 9-2, noting strong neighborhood support, the property's location near airport, and the fact that the permit would be reviewed in 3 years.

Case 2530164 (1211 S Pine St) – Appeal of STR Permit Revocation

• Applicant Kimberly Davold appealed revocation for failing to report HOT taxes, stating portal issues and inability to submit zero reports. Staff noted only three reports in 22 months and partial payment. The board denied 6-5, with some members citing lack of diligence despite eventual support from community.

Case 2530194 (104 Jackie Ave) – Parking Adjustment for STR

• Applicant Sandra Montes sought a parking variance for an STR, as the required parking space lacked width (8'4" vs 9') and paving. Staff recommended denial. After hearing opposition from a neighbor about narrow street, the board postponed the case to November 17, 2025, to allow the applicant to explore alternative parking solutions.

Case 2530160 (3803 SW Military Dr) – Variance for Food Truck Park Distance

• Applicant Vanilla Córdoba requested a variance to reduce the 200-foot residential separation requirement to 15 feet for a food truck park. Staff recommended denial due to noise and light impacts. The board denied 5-7, with majority citing insufficient buffer for adjacent residences.

Case 2530175 (8338 Broadway St) – Variance for Rear Setback for Andy's Frozen Custard

• Applicant KFM Engineering (representing Andy's Frozen Custard) requested a 10-foot variance from the 30-foot rear setback to allow a 20-foot setback, enabling adequate parking. Staff recommended approval. The board approved unanimously (10-0), noting the applicant had addressed neighbor concerns about lighting, signage, and contributed $30,000 for landscaping and fence replacement.

Case 2530176 (703 W Rosewood Ave) – Variances for Accessory Structures and ADU

• Applicant Alfredo Enrique de la Riva requested variances for: (1) 368 sq ft over the 40% NCD limit; (2) 2'4" rear setback reduction; (3) 190 sq ft over the ADU maximum. After amendment to remove sheds, the board approved 10-1, limiting the ADU to original size (approx. 800-880 sq ft) and requiring permits. The neighborhood association opposed but accepted smaller ADU.

Case 2530190 (199 Remount Dr) – Variances for Accessory Structures and Carport

• Applicant Ariel Chávez requested variances for two accessory structures (7" eave overhang) and a carport (3'4" setback reduction). Staff recommended denial. The board approved unanimously (11-0), finding sufficient space and no fire hazard given adjacent alley owned by city.

Case 2530191 (939 SW 38th St) – Variances for Accessory Structures and Chicken Coop

• Applicant Susana Contreras requested variances for a patio cover (2'6" setback), an accessory structure (4'4" setback), and a chicken coop (3'6" setback). Staff recommended approval for the metal structure but denial for others. The board approved 9-1, considering the applicant's tragic family situation and adequate space for water runoff.

Case 2530192 (3101 Vance Jackson Rd) – Variances for Alley Access and Parking Turnaround

• Applicant G.E. RIFS Engineering (for Gospel Main March church) sought variances to allow vehicular access via an alley and waive turnaround requirement for parking (more than 3 spaces). Staff recommended denial due to traffic and safety concerns. The board approved unanimously (10-0), noting the church would improve the alley to city standards and combine parcels, and no opposition from neighbors.

Case 2530199 (602-606 N New Braunfels) – Variance for Food Truck Park Distance

• Applicant Alex Scander Sequel requested a variance to reduce the 200-foot residential separation for a food truck park. Staff recommended denial. Initially, a motion to approve failed 6-4. Subsequently, the board voted to reconsider and postponed the case to November 17, 2025, to allow the applicant to gather more support from neighborhood associations.

Key Outcomes

• Approved (unanimous): Cases 2530193, 2530175, 2530190, 2530192 (11-0 or 10-0).
• Approved (majority): Cases 2530155 (9-2), 2530176 (10-1 after amendment), 2530191 (9-1).
• Denied: Cases 2500125 (10-1), 2530164 (6-5), 2530160 (5-7).
• Postponed to November 17, 2025: Cases 2530194 and 2530199.
• Minutes of previous meeting approved unanimously.
• Next meeting: Scheduled for November 17, 2025, with these two postponed cases to be heard first.