Planning Commission Meeting Summary - December 17, 2025

The Planning Commission convened at 9:05 AM with a quorum present to review a combined consent agenda and individual cases. Commissioner Bustamante recused himself from items 3, 5, 9, and 10. The meeting featured discussions on residential density variances, commercial zoning requests, and administrative announcements regarding a special hearing on municipal utilities.

Consent Calendar

• The combined consent agenda was approved unanimously under the motion of Commissioner Sánchez, seconded by Commissioner Ulett. (Note: Items 17 and 23 were excluded; Item 17 was withdrawn, and Item 23 was postponed.)

Public Comments & Testimony

• Ricardo Trevias (Property Owner/Sponsor, 10446 Tail Road): Representing the owner, he clarified that six residential units already exist on the property but were constructed without proper permits prior to 2020 due to the pandemic halving renovations. He stated he is not adding new units but rather seeking to legalize the existing six units to allow for parking improvements. He expressed gratitude for the support of the neighborhood association president.
• Commissioner Ulett (Resident): As a resident in the area, he expressed support for the proposal, viewing the existing six units as an appropriate "missing middle" housing example that improves neighborhood entry and utilizes the land well, despite the previous house being large and for a single family.
• Commissioner López (Commissioner): Stated he had no questions and supported the request based on the explanation that it represents "missing middle" housing and does not involve expansion.
• Unnamed Planner (Planning Department): Presented the request to rezone from low-density residential to medium-density residential. Reported that the department believes the proposal is inconsistent with the block and regional plan, which calls for single-family use, and that the high density is not characteristic of the area. Consequently, the department recommended denial.

Discussion Items

• Item 18: Medium Density Residential Variance (Tail Road)

  • A variance is requested to allow for six existing units under medium-density zoning.
  • The Department of Planning recommended denial, arguing inconsistency with the regional plan.
  • Supporters argued the units are already built and constitute an appropriate use of the land.
  • The commission voted 5-1 to approve the application, with Commissioner Orion abstaining.

• Item 20: Commercial Zoning Change (1416 West Hildebrand Avenue)

  • Original Proposal: The applicant, Ramon, requested a C-3 (General Commercial) zoning change to operate a motorcycle sales and exhibition facility. The neighborhood association (Keystone San Antonio District One Association) expressed opposition, citing negative impacts on residences.
  • Staff Position: Staff recommended denial, stating that a C-3 use is inappropriate planning for a small parcel in that specific sub-section of Hildebrand Road, which is primarily a C-2 area. Commissioner Sánchez personally opposed the C-3 classification for this location.
  • Negotiation & Alternatives: During deliberation, it was discovered the original request was for a C-2 property. The applicant sought C-3 for motorcycle sales. Staff proposed alternatives, including a C-2 with a Conditional Use Permit (CUP) or changing the zoning to "Community Commercial" (CC). It was noted that if the Commission recommends Community Commercial with a C-2 base, the Planning Commission must receive a revised site plan before the Council vote.
  • Amendment: The commission amended the motion to recommend "Community Commercial" with a C-2 base and a Conditional Use Permit for vehicle sales, contingent on the applicant developing a proper site plan.
  • Vote: The motion was passed as amended.

Key Outcomes

• Item 18 Approval: Approved the rezone for 10446 Tail Road. Vote Tally: 5 Yes (Sánchez, López, Ulett, Sigo, Peck), 0 No, 1 Abstention (Orion).
• Item 20 Revised Approval: Approved the request for 1416 West Hildebrand Avenue, changing the recommendation from C-3 to "Community Commercial" with C-2 base zoning and a Conditional Use Permit for motorcycle sales. The motion required a reconsideration to pass. Vote Tally for Reconsideration: 6 Yes (Sigo, Ulett, Sánchez, Orion, Bustamante, Peck).
• Administrative Directives: The Commission instructed the Planner to work with the applicant to develop the required site plan immediately.
• Next Steps & Announcements:
  • A special public hearing for municipal utility consideration is scheduled for January 16 at 9:00 AM.
  • Minutes from the current meeting were approved.
  • Commissioners pledged to make phone calls to absent members for future agenda items rather than just sending emails. The meeting adjourned at 9:28 AM.