San Antonio Planning Commission Meeting – January 14, 2026

The San Antonio Planning Commission met on January 14, 2026, beginning at 2:10 PM (after a late start noted at 2:07 PM). The session included a consent agenda, several individual hearing items, and two continuances. The meeting was conducted in Spanish and English with an interpreter. Commissioners present: Sánchez, Tezuki, López, Ley, Maylam, Samante, Sigo, and Presidenta Peck. Commissioner Samante temporarily recused himself for one agenda item. Action was taken on six items: one consent agenda, four zoning/plan amendment requests (one approved, one continued, one deferred to a later meeting, one continued for four weeks), and two identical items jointly continued.

Consent Calendar

• The commission approved the consent agenda (all items except 11, 12, 13, 15, 16, and 18) on a motion by Commissioner Maylam, seconded by Commissioner Sánchez. The vote was unanimous: 8–0.

Public Comments & Testimony

• Item 11 (continued): No public testimony was taken; the item was immediately continued to the February 2026 meeting.
• Item 12 – West Military Drive property (rezoning request): The applicant, Hazard Palvisi (address: 749 West Military Drive, San Antonio, Texas), spoke in favor. He stated that he purchased the vacant lot in October 2019 and operates a mechanic shop on the same street. He expressed support for his request, noting he had spoken with the district council member (who was in favor) and with the president of the Cantera Neighborhood Association (Melinda), who expressed concerns but later gave support. He also went door‑to‑door to neighboring residents, collecting a petition of support. He provided photographs showing earlier illegal dumping and drug activity on the property and argued his proposal would clean up the area. He cited a neighboring property at 7523 West Military (which received a similar zoning change in June 2025) as precedent. He also noted that several CPS‑contracting businesses had expressed interest in renting the space for short‑ and long‑term vehicle storage.
• Item 13 – Culebra Road property (rezoning request): The applicant’s representative, John Len (representing owner Andrew Hajali of Misa Motors), spoke in favor. Len argued that the current zoning does not reflect the area’s growth along Culebra Road. Owner Andrew Hajali also testified, stating he combined four lots (Lots 7, 8, 9, and 10) and that the dealership would be on Lots 9 and 10, facing Culebra Road. He noted that Texas state law requires a C‑3 zoning designation for a vehicle dealer license, and that other dealerships exist within 1,000 feet. During questioning, the applicant agreed to amend the request to apply only to Lots 9 and 10 (the southern half) and to seek a C‑2 designation with a conditional use permit rather than a full C‑3 rezoning.
• Item 18 – Guadalupe Street property (rezoning request): The applicant, Walter Cembrano, stated he is the owner of the property at 1141 Guadalupe Street. He testified that when he purchased the property, it was zoned C‑2 (commercial), but later (after a 2023 West Side Community Plan process) it was rezoned to residential without his knowledge or attendance at a hearing. He said he has been working with Councilwoman Leticia Vancil’s office and had initial support from the neighborhood association. He did not present a specific business plan, but mentioned possible uses: a taco truck, flower shop, mechanic shop, or animal grooming.

Discussion Items

• Item 11 – Southeast Community Plan amendment (1514 Rigsby Avenue): Staff reported that 38 notices were sent, with 4 in favor and 0 against. There is no registered neighborhood association within 200 feet. The request is for a continuance to the February 28, 2026 meeting. The commission unanimously approved the continuance.
• Item 12 – West Military Drive property (rezoning to C‑3 with IDZ for heavy vehicle storage): Staff reported 30 notices sent, 6 in favor, 0 against. Within 200 feet, the Cantera Neighborhood Association responded; beyond 200 feet, no response. Staff found the proposed mixed‑use center inconsistent with surrounding properties. During discussion, Commissioner Sigo raised concerns about: lack of a 15‑foot buffer between the property and the southerly residential lot; a requirement for a 15‑foot setback (noted as not currently required in the IDZ); impervious cover increase (the site is currently unpaved; a paved or compacted‑base lot would increase runoff). The applicant said he would use compacted base, not concrete, but staff clarified that compacted base is not acceptable—permeable pavement (concrete, asphalt, or permeable pavers) would be required. Commissioner Maylam noted potential dust and noise issues. Commissioner D’Suki asked about hours of operation and lighting: the applicant answered that lighting (two lamps) would be on from 7:00 PM to 6:00 AM, and gates would be electric, no speakers or music. The commission voted 6–2 to approve (Commissioners Sigo and Bustamante voted no; Presidenta Peck initially voted yes, then corrected to no).
• Item 13 – Culebra Road property (rezoning to C‑3): Staff recommended denial, stating that the Urban General designation is appropriate for the block and that C‑3 would be inconsistent. During public testimony, the applicant amended the request to seek a C‑2 designation with a conditional use permit for vehicle sales on Lots 9 and 10 only. Commissioner Sigo expressed support for the amended request (limited to the southern half) but noted concerns about work done without permits. Commissioner López asked about an earlier November 2025 investigations for unpermitted work. The applicant’s representative admitted that the contractor had told them permits were not needed. The commission voted unanimously to continue the item to the January 28, 2026 meeting to allow the applicant to prepare a site plan and address the permit issue.
• Items 15 and 16 – Pleasington Rose Medical Group properties: The applicant requested a four‑week continuance (to February 11, 2026) to explore whether the cases could be resolved without returning to the Planning Commission. The commission unanimously approved the continuances.
• Item 18 – Guadalupe Street property (rezoning to C‑2 for general commercial use): Staff recommended denial, citing intrusiveness into a residential area, potential adverse effects (noise, pollution), and inconsistency with the West Side Community Plan (adopted May 2007). Commissioners expressed frustration that the applicant had no specific business plan. Commissioner Sigo stated, “You come without a plan… it’s very difficult to support this case.” Commissioner Bustamante added, “I could not approve an intrusion of commercial into a residential zone.” The commission voted unanimously to continue the item to the February 11, 2026 meeting to give the applicant time to develop a concrete proposal and consult with a professional planner.

Key Outcomes

• Consent Calendar: Approved unanimously (8–0).
• Item 11 (1514 Rigsby Ave): Continued to February 28, 2026 (unanimous).
• Item 12 (749 West Military Dr): Rezoning to C‑3 with IDZ approved by a vote of 6–2 (Commissioners Sigo and Bustamante opposed; Presidenta Peck corrected to no).
• Item 13 (441 Culebra Rd): Continued to January 28, 2026 (unanimous) to allow for a site plan, amendment to C‑2 with conditional use, and resolution of unpermitted work.
• Items 15 & 16 (two Pleasington Rose properties): Continued to February 11, 2026 (unanimous).
• Item 18 (1141 Guadalupe St): Continued to February 11, 2026 (unanimous) to allow the applicant to prepare a specific business plan.
• Director’s Report: None.
• Adjournment: The meeting adjourned at 3:21 PM.