San Antonio Zoning Commission Meeting Summary (December 2, 2025)

The City of San Antonio Zoning Commission convened on December 2, 2025, to review eleven rezoning applications, including a combined consent agenda, continuances, and individual cases. The commission discussed housing density, commercial use adjustments, environmental concerns regarding the Edwards Recharge Zone, and traffic impact mitigation with neighbors and applicants. Following deliberation and amendments to reduce density in several cases, the commission voted to approve most requests, with one item continued to a future date.

Consent Calendar

• Approved items 7, 8, 9, 10, 11, 13, 17 (as amended), and 18.
• Item 17 was amended to remove a line from the site plan regarding "location of uses," clarifying that all requested uses are permitted on the entire subject property.
• Item 17 (3310 N IH 35): Staff reported no neighborhood associations within 200 feet; 8 notices mailed, 0 in favor, 0 opposed.
• Item 9 (3038 Eisenhower Rd): Request for MF33 to MF33S for a support housing campus.
• Item 10 (3320 North IH 35): Request for I2 to C2 rezoning.
• Item 11 (4722 Redamon Rd): Request for I1 to C3 rezoning.
• Item 17 (572, 605-607 Pop Gun Dr): Request for R5 to I1 rezoning for six dwelling units.
• Item 18: Request for R4 to IDZ1 rezoning.

Public Comments & Testimony

• Samuel Webb (1719 Arbor Place): Expressed opposition to the amendment of Item 17 (regarding 1450 Delgado) due to lack of background information and concerns about darkness and potential lighting; identified as an 81-year-old resident born at the address. Commissioner Bustamante noted that while Webb's concerns were valid, the zoning commission is a recommending body and further discussion with the applicant or City Council was advised.
• Petrina Eubanks (1512 East Houston): Expressed opposition to Item 17 (1510 East Houston), citing concerns that the proposed narrow (10-foot frontage) two-story single-family home would be structurally unusual, block light/trees, create excessive noise from an adjacent business ("Pistache Bar"), and hinder accessibility. She questioned the feasibility of building on a lot narrower than 15 feet.
• Lois Sue Perkins (200 Douglas Way): Expressed opposition to Item 1 (701 Indiana Street). Her positions included concerns regarding fire safety due to proximity to other homes, increased traffic congestion near the school (SCI Z/Poe Middle School), school crossing safety, and parking availability. She noted the lot's history and her inability to park due to congestion events.
• Beth Carr (915 Hammond Avenue, Treasurer, Highland Park Neighborhood Association): Stated the association did not agree with the original proposal for three or four apartments but expressed no opinion on the amended request for two apartments (duplex). She emphasized the decision would rely on further resident feedback.
• Diana Vasquez (1050 Hammond): As a neighbor and block representative, expressed support for the amended request for a duplex, aligning with the Highland Park Neighborhood Association's stance.
• Commissioner Duval: Noted concerns in Item 4 (Kingswood Heights) regarding residents purchasing property under the expectation that it would remain open space, citing a real estate agent's past assurance.
• Commissioner Kelly: Expressed reservations regarding Item 15 (Casabaya) due to potential traffic conflicts between the proposed sports complex and the adjacent mosque (specifically on Fridays) and the limited access on a dead-end street. Stated support was conditional on further communication with the mosque.

Discussion Items

• Item 6 (2250 Thousand Oaks Dr): Discussed the rezoning to C2-C-DS for outdoor animal services over the Edwards Recharge Zone (ERZD). Applicant Rob Killen clarified the request corrects a 15-year zoning oversight for existing paddocks. Staff confirmed no code compliance issues. SAWS representative Michael Barr reviewed environmental conditions, noting that runoff from dog paddocks would be treated in the sanitary sewer. Commissioner Duval inquired about screening; the applicant confirmed a written agreement with the neighbor to maintain a new fence.
• Item 1 (701 Indiana St): Discussed rezoning from RM4 to IDZ1 for three new two-story dwelling units. Applicant George Torres addressed concerns from Ms. Perkins regarding parking (two spaces per unit with garages) and traffic flow near the school, noting correspondence with the school office showed no current issues. Commissioner Losef questioned green space; Torres indicated the site plan respects frontage but increasing green space would require fewer units or three stories. Commissioner Hina Hosa supported the project as it brings home ownership to the area, emphasizing the need to support local schools.
• Item 3 (1034 Hammond Ave): The applicant amended the request from four duplexes to two dwelling units (duplex) to better serve the community. The Highland Park Neighborhood Association expressed no opposition to the duplex. Commissioner Hina Hosa praised the collaboration between the applicant and the neighborhood association.
• Item 4 (8880 Heath Circle Dr): Discussed rezoning from R6 to R5 to allow four additional single-family homes. Staff noted that R6 allows larger minimum lot sizes (6,000 sq ft) while R5 allows smaller (5,000 sq ft). Commissioner Duval expressed sympathy for neighbors misled about the property remaining open space, suggesting the city consider an open space designation to clarify development potential, though no such designation currently exists for private land.
• Item 5 (111 Belfast Drive): The applicant amended the request from four units to three units to ensure compatibility with the surrounding R4 neighborhood. Staff maintained that the original request was inconsistent with the neighborhood pattern and recommended denial, but the reduced density brought the project closer to the "low density residential" plan. Commissioner Kellum supported the amendment, noting the significant reduction in intensity.
• Item 15 (5321 Casabaya Rd): Discussed rezoning from C2 to C2S for a sports complex (Paddle sport). Commissioner Kelly raised concerns about traffic volume on a dead-end street and potential conflicts with the adjacent mosque's schedule (Fridays). The applicant assured staff that the mosque's patrons were informed and the facility would not trigger a traffic impact analysis at this stage, with analysis deferred to the permitting phase.

Key Outcomes

• Consent Agenda Approval: Items 7, 8, 9, 10, 11, 13, 17 (amended), and 18 were approved by a unanimous roll call vote (10-0). The commission recommended approval to City Council, with a statutory six-month window for the City Council to act.
• Continuance Approval: Items 2, 12, 14, and 16 were continued to the December 16, 2025, meeting by a unanimous roll call vote (10-0).
• Item 6 Approval: Approved by a roll call vote (10-0) for the C2-C-DS rezoning with a specific use authorization for animal services over the ERZD. A written fencing agreement with the neighbor was noted as a condition of the project's acceptability.
• Item 1 Approval: Approved by a roll call vote (10-0) for the IDZ1 rezoning for three dwelling units. The approval included encouragement for the applicant to maintain contact with neighbors.
• Item 3 Approval: Approved as amended to a duplex (two dwelling units) by a roll call vote (10-0).
• Item 4 Approval: Approved by a roll call vote (10-0) for the R5 rezoning to allow four additional homes. Commissioner Duval noted the need for clarity on open space designations in future discussions.
• Item 5 Approval: Approved as amended to IDZ1 with three dwelling units by a roll call vote (10-0), reducing the density from the original five-unit request.
• Item 15 Approval: Approved with conditions regarding traffic interaction with the mosque, by a roll call vote (10-0). Commissioner Kelly's support was explicitly tied to the applicant's commitment to further communication with the mosque regarding schedules.
• Minutes Approval: The November 18, 2025, minutes were approved with a minor correction (spelling of Commissioner Duval's last name) by a vote of 9-0-1 (Abstinence by Commissioner Chase).
• Next Steps: All approved applications (6 items) were forwarded to City Council for final determination within the next six months. Four items (2, 12, 14, 16) were deferred to the December 16, 2025, meeting.