San Antonio Zoning Commission Meeting - December 16, 2025

The San Antonio Zoning Commission convened a regularly noticed meeting on December 16, 2025, to review multiple zoning change requests, a continuance motion, and the approval of previous meeting minutes. The Commission addressed a mix of consensual approvals, contested rezonings involving applicant support and staff opposition, and procedural discussions regarding historic preservation and comprehensive plan consistency.

Consent Calendar

• Commission unanimously approved the following items (3, 5, 6, 7, 8, 10, 11, 13 [amended site plan], 14, 15, 18, 19): Requests for zoning changes including R6 to C2, O2 to I1, C3CD to C3CD with conditional uses for vocational trade and tattoo parlors, O2 to LMX3, R6 to IDZ1, and R6 to RM6. All items received recommendations for approval with varying neighborhood notifications (e.g., Tobin Hill, Alta Vista, Uptown associations were in favor; others provided no response). Item 13 received approval based on an amended site plan submitted by the applicant.

Public Comments & Testimony

• Leticia Sanchez (Co-Chair, Historic West Side Residence Association): Expressed full support for Item 16 (725 Montezuma St.). She argued that the Colonial Tortilla Company is a legacy business and that the zoning change to C2PNA would allow expansion without negatively impacting residents, citing existing parking solutions on Guadalupe Street and a deed restriction letter from the owner guaranteeing no non-compatible C2 uses upon future sale.
• Jeffrey Hunt (President, Roosevelt Park Neighborhood Association): Provided conditional support for Item 12 (141 Castillo Ave.). He stated the association supports the zoning change for six dwelling units based on the assurance of six off-street parking spots accessible via a rear alley, arguing this provides affordable housing without creating street parking issues.
• James Escamilla (Applicant Representative, Item 16): Expressed concern regarding the 30-foot rear setback associated with staff's alternate recommendation of C1. He argued that the C1 setback would impede the ability to connect the existing Guadalupe Street building to the new Montezuma Street structure, thereby limiting the intended business expansion.
• Wes Holderbrand (Applicant/Owner, Item 20): Expressed a clear desire for a C3 zoning to create a motorcycle showroom. He clarified he has no intent to sell alcohol but stated that C2 was insufficient for his business needs, while also noting that C3NA was acceptable if approved.

Discussion Items

• Item 4 (116 Remount Drive): The applicant was absent; however, staff confirmed neighborhood support. Following a brief discussion noting that District 2 neighborhoods often lack adopted comprehensive plans, the Commission moved the item to individual docket and approved a motion to approve the zoning change to Light Industrial (L) by Commissioner Losa.
• Item 1 (1514 Rigsby Ave): Staff recommended denial for changing from R4 to C2CD for motor vehicle sales, citing incompatible intensive commercial use in a residential block. Commissioner Chase moved to approve with conditions (downward lighting, no monument signs) based on resident support and the building's prior industrial use. Commissioner Sipes proposed a friendly amendment adding a non-alcoholic sales restriction (R) to match adjacent properties, which was accepted. Commissioner Duval opposed the motion, citing inconsistency with the recent 2022 Southeast Community Area Plan and the Planning Commission's pending review, arguing for neighborhood mixed-use designation; however, the motion to approve with the R amendment carried (6-1).
• Item 9 (1530 Lamar St): Staff recommended approval to change R4 to R4CD for two dwelling units to match current use. Commissioner Sipes noted the use of the rear alley as a buffer and addressed parking concerns despite tight dimensions. The Commission unanimously approved the request for modest density increase.
• Item 12 (141 Castillo Ave): Staff recommended denial of six units in favor of four (IDZ1) due to density inconsistencies. The neighborhood association supported the six-unit request. Commissioner Witsett and Commissioner Sipes moved to approve the six-unit request, emphasizing the preservation of the historic structure and existing neighborhood patterns. Commissioner Duval supported the motion based on structural preservation and neighborhood input, though he noted the upcoming Planning Commission review. The motion to approve six units carried unanimously.
• Item 16 (725 Montezuma St): Staff recommended denial with an alternate C1 recommendation to limit building size. The applicant argued C1 would prevent the connection of two existing structures due to setbacks. Commissioner Chase moved to approve the requested C2PNA zoning, citing strong neighborhood support and the legacy status of the business. The motion passed unanimously.
• Item 20 (1460 West Hildebrand Ave): Staff recommended denial for changing C2 to C3 due to potential adverse impacts (nightclubs, auto repair) on adjacent residents. Commissioner Chase initially moved for a continuance to allow for a two-week discussion with the applicant; this motion failed (4-5), though a reconsideration motion passed. Following the reconsideration, Commissioner Huey moved to approve the change to C3 with a Non-Alcoholic (NA) restriction to mitigate potential future uses. The motion to approve C3NA carried unanimously.

Key Outcomes

• Approved (Consent Calendar): Items 3, 5, 6, 7, 8, 10, 11, 13 (amended), 14, 15, 18, 19. All recommended to City Council for approval.
• Approved with Conditions: Item 1 (1514 Rigsby Ave) approved to C2CD with conditions for downward lighting, no temporary signage, and a Non-Alcoholic (R) restriction. Vote: 6 Aye, 1 Nay (Duval).
• Approved (Individual): Item 4 (116 Remount Ave) approved to Light Industrial (L). Vote: Unanimous.
• Approved (Individual): Item 9 (1530 Lamar St) approved to R4CD for two units. Vote: Unanimous.
• Approved (Individual): Item 12 (141 Castillo Ave) approved to IDZ2 for six units, overriding staff's recommendation for four. Vote: Unanimous.
• Approved (Individual): Item 16 (725 Montezuma St) approved to C2PNA for business expansion. Vote: Unanimous.
• Approved (Individual): Item 20 (1460 West Hildebrand Ave) approved to C3NA for motorcycle sales. Note: A prior motion for continuance failed but was reconsidered and withdrawn to allow the approval motion.
• Approved (Minutes): Minutes of the December 2, 2025 meeting were approved by acclamation. Commissioner Duval and Commissioner Huey abstained.
• Postponed: Item 14 originally listed for West Jones Avenue was re-noticed for a future date; Item 17 was also postponed.
• Continuance: Item 4 was initially considered for continuance to February 3, 2026, but the applicant's representative confirmed neighborhood support, allowing the item to be resolved on the current day.

Note: Item 4 was initially moved to the continuance docket due to applicant absence but was resolved on the individual docket after staff confirmed neighborhood support. Note: Item 12 was approved for six units despite staff's recommendation for four, creating a discrepancy between staff's consistency finding and the Commission's decision.