Okay, everybody.

It is 207.

We're going to call the January 14th, 2026 Planning Commission meeting to order.

Would staff please do a roll call?

Commissioner Sanchez.

Present.

Commissioner DeSucci.

Present.

Commissioner Lopez.

Present.

Commissioner Ulit.

Present.

Commissioner Mylam.

Here.

Commissioner Bustamante.

Present.

Commissioner Siegel?

Yeah.

Chair Peck?

Here.

A quorum is present.

Thank you.

Can we have the Spanish English interpreter, please?

Good afternoon.

Buenas tardes.

Muchas gracias.

Thank you.

Okay.

Today we will have two agendas.

Our first agenda is the combined hearing agenda.

Cases placed on the combined hearing agenda or cases where staff recommends approval.

The planning commission does not require any further detailed discussion, and nobody signed up to speak on the item.

All cases will be read into the record in one unified motion.

If someone is signed up to speak on an item, it will be moved to individual hearing agenda.

Second agenda is the individual hearing agenda.

Those will be heard separately before any motion is entertained.

So right now I have everything except for items 11, 12, 13, 15, 16, and 18 on the consent agenda.

That is correct.

Okay.

All right.

It is 2009.

Commissioner Bustamonte has left the meeting and we'll move forward with the consent agenda.

Is there any questions, comments?

Or we entertain a motion.

Move to approve the consent agenda.

We have a motion for approval by Commissioner Mylam.

Second.

Second by Commissioner Sanchez.

Staff please do a roll call vote.

Commissioner Mylam?

Yes.

Commissioner Sanchez?

Yes.

Commissioner DeSucci?

Yes.

Commissioner Lopez?

Yes.

Commissioner Ulit.

Yes.

Commissioner Siegel?

Yes.

Chair Peck?

Yes.

Motion passes for approval.

Thank you.

All right.

It is 210 and Commissioner Bustamante has re-entered the meeting.

We're now going to move forward with item number 11.

Item 11 is a request uh for amending the Southeast Community Area Plan located at 14 or I'm sorry, 1514 Rigsby Avenue.

38 notices mailed, four in favor, zero opposed, no neighborhood associated registered neighborhood association within 200 feet.

Outside 200 feet, we received six in favor, zero opposed.

And they are requesting a two-week continuance to the January 28th, 2026 meeting.

Okay.

Thank you very much.

So the applicant is not here, so uh we can either make a motion to continue, deny, or approve.

I move to continue um this item to the January 28th meeting.

Second.

We have a motion by Commissioner Siegel for a two-week continuance to January 28th and a second by Commissioner Mylam.

SAP, please do a roll call vote.

Commissioner Siegel.

Yes.

Commissioner Mylam?

Yes.

Commissioner Sanchez?

Yes.

Commissioner DeSucci?

Yes.

Commissioner Lopez?

Yes.

Commissioner Ulit.

Yes.

Commissioner Bustamante.

Yes.

Chair Peck?

Yes.

Motion passes for continuance.

Thank you.

Item 12.

Good afternoon.

Alexa Ratana, Planner WIT Development Services.

Item number 12 is a request for approval of a resolution to amend the West Southwest Sector Plan from General Urban Tier to Mixed Use Center, located at 439 West Military Drive.

There were 30 notices mailed, six in favor, zero opposed within two hundred feet.

Lackland Terrace Neighborhood Association is in favor and outside the 200 feet.

There was no response.

The requested mixed use center is out of character with the surrounding land use designations and uses surrounding area is primarily comprised of general urban tier, civic center, and suburban tier land uses which accommodate moderate commercial and residential uses.

The proposed land use would permit uses more intense than what is characteristic of that area.

Additionally, the subject property of Butts at Residential Neighborhood to the south.

And the introduction of this land use would allow for further intense commercial encroachment.

Staff recommends denial, and the applicant is here to answer any questions.

Thank you.

Hello, I'm sure commissioner.

Hello, members and staff.

Thank you for listening to me.

And I obtained this.

State your address for the record, please.

Sorry.

It's uh 7439 West Military Drive in San Antonio, Texas.

Um, I obtained this vacant lot back in uh October 2019.

Um about a few hundred miles down.

I own a mechanic shop called HPR service since 1998, so I'm familiar with the area.

Um I wanted to uh uh say some points, please.

Uh part of the rezoning.

The current zoning for this for the property, it's C3 commercial use.

So as it's known, it's really uh intense uh use for any uh commercial use.

So we're trying to really uh do a special use to uh accommodate um storage for short and long-term uh vehicles.

Um I I we believe that this will hopefully help the area.

As it's uh in the site plan, it shows uh on the right hand side there is um shopping center, Dairy Queen, there is uh uh 24 hours laundry mat.

So it is uh across the street, there is a lot of uh commercial use shopping centers and and so on.

Um the back there is uh um sorry, an apartment complex.

And then for on the left uh left hand side, there is uh a homeowner's residential.

Before I really start the process, I went to uh I uh spoke to Mr.

Derek with District 6, shared with him the information in the proposed uh rezoning case.

Um explaining all the situation, he was uh in favor of the request.

Uh secondly, I uh contacted uh the home association through the president, Miss Melinda, same thing.

She had questions and concerns, and I attended the meeting on October 21st, 2025, uh explained the situation, and uh overwhelmingly the uh members, including the president, uh had a support for that, and I had an email with that.

Uh most important, I went door to door to the residents of the my neighbors having the paper of the petition and asked the answer their questions and concern.

One most important one was really to repair the damaged uh open area, the fence uh around the property were unfortunately uh we do have we do have uh pictures if we can share.

It was an area for really uh trespassing uh unfortunately drug trafficking and and uh homeless uh people staying there.

Uh yeah, it's uh another uh picture.

So part of that really we uh there is ongoing cleaning of the property, securing it, and making it really uh secure, fulfilled the needs of the neighbors, their concerns really.

Uh that's how it uh used to be.

And then this is a sub picture shows that we are fixing it and making it cleaner.

Um there is uh a few hundred feet down north from this property, uh property on 7523 West Military Drive.

It used to be residential, and it was um the gentleman, which is I know him, the owner, he went through the process, and he got it rezoned to the same um uh use I do have ask asking for back in June 2025.

Um and the pictures we had before it shows that uh uh there is uh trucks and vehicles stored in this property.

Um as I was cleaning the property, uh I was approached by several small companies, small businesses contracting with CPS and San Antonio Water System to use their place.

One of them is this uh company they are growing and they need more space to accommodate their trucks.

Um really I I hope and I think that what we are proposing is in line with the area, since there is a gentleman just uh had it uh used for that, and then hopefully it's in line because we are really asking for an extra uh provision from a uh uh highly intense commercial to an extra commercial use.

Thank you very much.

All right, thank you.

Uh we'll start with Commissioner questions.

We'll start on the left with Commissioner Bustamante.

No questions.

Commissioner Sanchez.

No questions.

No questions.

Commissioner Siegel.

I have questions.

Um we are being informed that um the purpose that you would like to use this site for is long-term vehicle storage, like oversized vehicles, 16-wheelers, maybe some RVs, oversized vehicles, right?

Um so um my question is and can we look at the site plan again, please?

I saw that you have provided in your site plan a 15-foot setback between your property and the adjacent single family residential properties to the south.

Um I don't see a similar setback.

Um I guess because it's a driving lane between your property and the apartment community to the west, and then there's no buffer between the parking activity on your site and the commercial activity to the north.

So um I I believe that I understand that you're requesting this plan amendment.

Um, and then you're also going to be requesting a zoning amendment to an IDZ category, is that correct?

Thank you.

So to answer the first part, um we made an an amendment.

I spoke to Ms.

Alexa.

Uh we are we did delete the section where we're gonna use uh RV.

There is no RV gonna be in there, and that was approved by me and uh so it that site plan must have been changed, although it also will not have 18 wheelers.

No, it would be just an oversized vehicle such as my neighbor.

Although his his per his area says uh his sign says R V and such and uh 18 wheelers, mine will not have that.

It's on the it was changed as a part of the site plan.

It will be basically trucks for CPS, uh vehicles with good stickers.

So like work trucks.

Thank you.

But not over over the not oversized, no.

The highest would be is the same, it'll be like um cranes, like a truck will have just uh yeah.

So there will be cranes and like construction vehicles, heavy construction vehicles?

No, no, it would be only the specification of oversized is a truck with uh with a little left on it.

I I just want to over according to our definition for the UDC oversized vehicle is a motor vehicle or trailer, which by itself i basically to exceed any one of the three following dimensions.

Twenty-four twenty-four feet in length, eight feet in width, or eight feet in height.

So anything that has goes beyond those dimensions is going to be considered an oversized vehicle.

And that doesn't again, we typically look at six eighteen wheelers, but again, oversized vehicles allow or is including work trucks, uh box trucks, those kind of items.

And there's no upper limit.

Correct.

Okay.

So one of the things that we have to think about is the long-term implications of the the recommendations that we make here.

Sure.

And and your neighbors um believe that you they believe in you.

They believe you're going into this with the best of intentions and that you'll be uh continue to be a good neighbor.

That's wonderful.

But we also have to think about what the future property owners might do with um the property.

So I'm just gonna switch tax here.

Sure.

And um ask about the um setback that's provided on the site plan.

Is that a required setback with the um the zoning that's also being sought in conjunction with this plan amendment?

IDZ, no.

No.

So that setback could disappear from the site plan and there would be nothing to enforce it.

Well, if the site plan, if the site plan was to be approved by city council, they would have to comply with that.

But between this action today and the presentation to city council, that site plan could change.

We typically do not permit a site plan to be significantly changed before it goes to city council.

They should be reviewing the same items that you have reviewed.

And would that be considered a significant change?

Correct.

Okay.

So this site plan theoretically could be approved by city council, and then this site plan would be what is implemented on the site, you know, with minor adjustments.

Correct.

Okay.

So I also wanted to ask about I see you have some um small landscaping planned on the west boundary.

Is there going to be any kind of um, you know, other than the spatial buffer, is there gonna be any any kind of noise buffer to the south?

Because I'm thinking about oversized vehicles having large engines and exhaust systems that create sound and aromas that we have heard other community members in the past express are undesirable.

Okay.

Uh the reason I put really the buffer, although it's I knew it's not is not um part of the site plan, just really to protect the neighbors.

There's no park in that area because I'm I'm concerned about the the neighbors from that side.

That's why I didn't put no buffer between me and the businesses because it's businesses.

There's a lot, yes.

So that buffer can just can stay part of the site plan.

Um really uh I don't know what's the best I can do as far as the noise.

It'll be signs, no loudspeakers, no music, it will be uh a certain hours uh maybe operation.

There's a uh can it be electric gate, so it's gonna be only members or people that have access to that, which is that's part of the the plan.

Um we will for sure monitor it and make sure that uh the best we can keep the place clean and quiet as much as we can.

That's why I really put that buffer between me and the neighbors.

And then can you also speak about the um new light fixtures I see along the southern border?

Is there going to be a timer when those might what might they turn off after 11 o'clock?

Yes, ma'am.

Yes, for sure, yes.

There is an existing two lights in the front with timer from 7 p.m.

They light they turn on till six six in the morning, so that there would be timers and there will be every hundred every two hundred feet a light on the other area.

And that's I shared that with the neighbors, and they like they really like the idea.

And then also I'm thinking about the hours of operation.

I understand it's long-term storage, so um that could be you know a few days, it could be even just overnight parking for practitioners who don't have their own vehicle storage, right?

Or professionals who don't have their own vehicle storage.

So I mean, are people gonna be coming at four o'clock in the morning and warming up their truck and you know, running the engine right next to people's bedrooms?

Like, no, that's honestly that that would not be the case.

It would be uh almost exactly like my my neighbor.

Uh I my goal is really to accommodate the small companies and respectful people.

It would not be just a uh gentle uh anybody coming in and hey, I have my car, I'm gonna store it it this is not my intention, neither my proposal.

Yeah.

I I have a mechanic shop and I uh want to run things professionally as much as I can.

Yes.

So my goal is really to get uh as I mentioned, there's a company approach me from CPS.

They this coup people coming from Houston, they're looking for a quiet nice area.

So my goal is not individuals, it's either small companies or people have like um good good relationship in the neighborhood.

It won't be just anybody.

Um so I again I want to state that like I don't um I believe you and your neighbors support you, and that speaks really well.

And and so the questions that I'm asking don't have a reflection on what your personal intentions are, but just on what could be done with this land if we make a recommendation to grant your request today, right?

Yes.

Um so I want to also ask about the pervious cover and the um site drainage from this property.

It's currently uh well, I mean, I'm just looking at um Google Maps, right?

I'm looking at an aerial view, and it's largely unpaved.

There are a lot of trees on the site.

Um so the impervious cover of this site is gonna increase by a hundred percent almost, right?

So what's gonna happen with the site runoff?

How are we gonna deal with that drainage?

Will there be any requirements for um this development that have to do with that?

So I I I don't want to speak for the stormwater team.

The lot is already platted.

Um so at the time it was platted, stormwater would have taken a look at it, but I don't know what they would have taken a look at it.

Probably not assuming a hundred percent impervious cover.

They'll have a second opportunity to look at that and analyze that at the permit stage, so it's not gonna go without a review.

Um, but based upon slope and all that, it could be could be quite a bit of work to mitigate that runoff.

Uh and what typically what mitigation measures are typically in uh constituted to mitigate that kind of runoff.

The the ultimate goal is that we see if we can maybe get one of our stormwater folks back down here, but the the ultimate goal is that you you cannot improve a site such that it increases runoff onto adjacent properties.

How they mitigate that, not a stormwater engineer, I would really need to defer to them.

Um but 100% impervious cover would be a challenge.

Okay.

So even though I trust you, person to person, right?

I believe what you're saying, that you believe what you're saying.

I have concerns.

And the staff has concerns too, which is why they recommended denial.

I'm kind of undecided personally on how I'm gonna go with this.

Yes, it's uh is it for the drainage.

May I answer respond for the yes, yes.

Uh I don't know if there's we can show some more pictures.

A as far as the trees, ma'am, the uh it's all cleaned up.

Um the area was a lot of grass and trash and stuff like that.

Now if we show some pictures, it's all uh cleaned down to the floor, and we are going to put some uh a base to you know for the traffic.

As far as uh it's I I believe it's not really a project where we there's no buildings, has gonna be no uh I mean if it if it's gonna rain, it's just there's only gonna be vehicles, so there's no use for people not gonna stay overnight, there is no danger or not uh no activities beside parking cars, like at anywhere else, H E B Walmart.

So I think it's it would be just a uh a clean surface to park.

And what what material is the surface?

Compacted base?

Combacted pace, yes, ma'am.

So it would not be concrete or asphalt.

Uh at this time no.

It's it's and then this is a line honestly again with the same uh my neighbor, uh he has base on his property and and and that's what we're gonna do.

Cost efficient number one, and and honestly uh this is should be sufficient for parking overnight and stuff.

It'll be base.

So if if if I can chime in, um I think that there is an understanding that compacted base alone is a satisfactory material to surface a parking lot, and that is not the case.

So the parking lot would have to be hard surfaced with an approved material like concrete or asphalt.

Uh I just literally had a meeting this morning with someone that thought that they could create a parking lot just with compacted base.

That is not the case.

So you're telling me that this development would not be approved with a finished surface of compact compacted base?

Not not merely, no.

So it would have to be hard surfaced.

It could be asphalt, it could be concrete.

There could be permeable pavements that would work, right?

They're more expensive.

But I see that um our friend from Stormwater has arrived.

Yeah, I I think the question is so the property is already platted at the time of permit for a new parking lot.

Y'all would have an opportunity to review.

The site today is almost entirely grass.

Um they're cleaning up the property, but it would have to be hard surfaced and improved for a for a commercial parking lot.

Can you maybe give the commission an idea of what may go into mitigating 100% hard surfacing?

Uh yes, so um flex base, A2 base is considered once it's compacted, it's considered impervious cover.

Um so a full stormwater management report would be required for downstream analysis.

Um there are lid um for permeate permeable pavers.

There are lid options through San Antonio River Authority, uh, their design criteria.

So you can do pervious pavement, which would uh alleviate the impervious cover increase uh for for that type of parking lot.

Uh for the commission's consideration, I want to add w one of the main concerns we have with just compacted base is that you tend to get an awful lot of dust associated with that.

Um I know we have had other cases come before this commission last year where that was uh a problem for some neighbors.

So that that would be another major uh concern and a reason why we don't allow merely compact base.

May I please do?

Uh how about the surface of uh we were considering then the milling, I believe.

It's like the asphalt.

Yes, all the asphalt.

And that's that's cost efficient and this is again uh we're looking at the neighbors in the area.

I do have a small car lot, and uh that's what I have and this I got went through uh uh C uh certificate of occupancy and it passed with that.

I would love to do uh an old milling compact, which is almost an asphalt, but it's used.

So that that's something I would love to do and I can do to accommodate this issue.

Um you have heard my questions and my reservations, and I will um seed the mic.

Commissioner Weiler.

I have a follow-up question mostly for staff, though, um which would be you know again I would I would echo what uh Commissioner Seekle has said, but I'm curious what other supposing this gentleman decides to sell it a couple of years down the road, what other uses could that then be put to with this amended plan?

Well, um going back to their requested zoning, it would be IDZ3 for uses permitted in C3, which is already permitted right now.

And so that would include a lot of your heavy intense commercial uses, um, along with the the requested uh vehicle storage uses.

I mean just just to name some examples of kind of typical C3 uses, you're talking about motor vehicle sales, full service, so that could include repair, um restaurants, bars, C3 is oftentimes uh for you know big box retail outlets like HEBs and Home Depots, this site's a little too small for that.

But it's the most intense commercial zoning category in the city.

I would like to add one thing.

Yes.

So uh thank you, sir.

That was really my initial uh uh investment planning.

Is I would I was thinking to do a flex uh building, which is thank god that it's I think C3 would uh would provide that for me.

But the cost for sure and the time, it's it's very, very expensive.

So I came up with this idea.

But this is the that was my plan.

Uh flex building, uh car sales.

So it will have probably the same, maybe more impact on the God forbid the neighbors next door, which is for sure we cannot come in.

But that was that's the plan.

That was the plan.

Okay.

Thank you.

No other questions.

Commissioner Disuki you can tell that we have seen this similar cases like this in the past, uh, several residents who were the neighbors a land like this have sure concerns about the noise, the dust, the proximity of the activities that happens off day time and safety concerns as well.

So the reason we are asking all this question, just we need to know how this will uh not add additional burdens on the neighbors that surrounding the property.

Um I noticed that you have reached to the residents in the south of the property, which I appreciate that you reach out to every individual of them.

Uh the apartment complex to the west of the property.

Have you talked to them about the intention of this development?

Yes, I I did.

I went twice to talk to the manager.

And for I for sure I can reach out the owner and I gave them the paper approval or denial.

Uh they were uh didn't say the approval, but they they like the idea because I did fix the fence between me and them.

It was all fallen, and the picture showed was a lot of trash and and and trafficking, so they they know about the project and they they like the idea of me at my cost, fixed the fence between me and them.

I did.

I also went to Dairy Queen, which is also they asked for uh a key and a door to access for the uh easement between both of us, and I did that.

I spoke to the um they were in favor but didn't send the paper the la the um uh business commercial property next door.

So yes, I I have been involved with a lot of all all my neighbors really.

Yes.

Just to mention one thing, please.

Uh part of the pro it's not part of the property, but there is uh a building that I don't own a soon it's gonna open up as a smoke uh place.

So that will really be I think is more more uh traffic, more noise than my proposal.

But uh yes, I d I was reaching out to all the neighbors.

Um I appreciate the response.

Uh neighbors in the south, neighbors in the west, do you realize the intention of the project that you are intended to do and if they agree with it?

I don't know how they foresee the amount of noise that they expect in the future, but if they agreed with it now, so I myself have no problem.

Thank you.

No question.

Okay.

Any other questions about this item?

If if I may, very quickly, uh a point that is going to be related to Commissioner Mylam's question.

Um the team here points out uh critical information.

So in a typical IDZ3 case, um the site plan is only required to show the developable area.

So the applicant has submitted for consideration a site plan that is significantly more detailed than what the code requires.

Um however, you know, I mentioned that I rattled off some C3 uses.

There is no building shown on this property.

So if a subsequent owner ever were to uh uh want to do something else, a bar or restaurant, presuming they would need a building, that would be a major site plan amendment that would retrigger this entire process.

So because the site plan is so detailed and therefore so restrictive, it is not likely that an alternate C3 use could be established without going through this public input process again.

Thanks, Logan.

I think Commissioner Sanchez has a question.

But even in that situation, they would still be with that IDZ, so even if they would come in with the new building and there was a bar, there would be no buffers required at that time either.

It would depend on what site plan was submitted on a future rezoning case to allow that structure to be built.

My question was to the owner.

Um you said you had already cleared the property.

I was just wondering were any of the trees along the property line uh preserved or was everything removed?

All the trees has been saved and protected.

We did not remove any tree.

Uh the picture shows yes, so even the fence uh I put it a little bit inside so I do not uh damage or touch any of the trees.

No, sorry, they they are all protected.

You're welcome.

Thank you.

Any further questions?

Motion to approve the applicant request.

We have a motion to approve the applicant's request from Commissioner DeSucci.

Second.

And a second from Commissioner Ulett.

Would stab please do a roll call vote.

Commissioner De Succi?

Yes.

Commissioner Ulett.

Yes.

Commissioner Sanchez.

Yes.

Commissioner Lopez?

Commissioner Mylam.

Yes.

Commissioner Bistamonte?

No.

Commissioner Siegel.

No.

Chair Peck?

No.

Motion passes for approval.

All right.

Thank you.

Item number 13.

Good afternoon, Bronte Freire Planner with Development Services.

Item number 13 is a request for approval of a resolution to amend the West-Southwest Sector Plan from General Urban Tier into Regional Center located at 4131 Kulibra Road.

There are 33 notices sent.

Zero received in favor, zero opposed.

In Clebber Park Neighborhood Association did not provide a response.

Staff finds the proposed land use classification inconsistent with the block.

The requested plan amendment would allow more intense commercial uses than would be that would be inappropriate within close proximity to existing residential uses.

Establishing regional center within a block that is designated for general urban tier uses would potentially impact the abutting and adjacent existing residential properties.

Staff recommends denial.

An applicant is here to answer any questions.

Thank you.

Name and address for the record, please.

My name is Gerald Newton.

I'm the authorized representative for Andrew for Andrew Hajali of Miz Misa Mesa Motors and Ian Hajali, the property owner at 4131 Colebra Road.

I appreciate you guys get letting us have a chance to talk to you about this.

And then let's not forget that there's other dealerships less than 600 feet to the east of us, and there's a there's uh a uh uh three or four dealerships down the road less than a thousand feet from us.

And then I did a research and I found that from Collabor Road from uh I th I-10 to uh to 410, there's actually 30 dealerships proper in that area.

So with that being said, you know, adding adding, you know, changing us, you know, to uh you know to regional center, you know, so that we can get that that C3 or C3NA or any type of res restricted C3 designation would help us.

And then the reason why we're doing that is because it's required for for DMV for a dealer license.

It has to be, you know, a C3 or or better.

So, you know, we applied for C3, you know, uh through you know, with the zoning, but we would even be happy to take, you know, uh a restricted C3, C3NA, because what we're not going to be is uh a bar.

We're not gonna be a liquor store.

You know, we're not gonna be any of those, you know, the those type of things that involve alcohol.

We're strictly a car dealership with uh with an auto shop on it.

You know, that's it.

And we're we're there to serve the the public that that we're back that we're bumping up to.

And we did do uh uh a canvas of the area, and you know, we we were hard pressed to find people, but the people that we did talk to, like the church and uh a resident behind us, you know, they said they were fine with it, you know.

So uh with that being said, I'd like to let Mr.

Hajali and Mr.

Hajali speak speak to the board as well.

Hi, good afternoon.

Um I just want to point out the pro Andrew Hajali.

I'm sorry.

Um I just want to point out that the properties uh combined of four lots, and so uh which means the property has uh an entrance on Rader Avenue and also on Colebra.

And uh right now the the two occupied lots for the dealership are really just the one on Collebra, which uh correspond with other car dealerships, as you can if you if you put one of those pictures.

There was one on the street side.

So where that white truck is right there?

Those are two dealerships right there.

Okay, and if you change to the other picture um right there after that colorful sign that says the F, that's a dealership as well right there.

So there are a lot of dealerships on the Collebra Strait itself.

Um it might be an issue maybe for the radar straits and the back, but um we don't have a problem not using that as a dealership because that's more on the neighborhood side.

But on the front side of Collebra, which I believe is slot nine and ten, does do confirm with all of Collebra and car dealership facing um the uh the collebra side of it.

But on the front side of Collebra, which I believe is lot nine and ten, does do conform with all of Collebra and car dealership facing um the uh the collebra side of it, and of course uh we're only asking for the rezoning uh with any restrictions available that you'll see fits, but the state of Texas DMV do require that the property be a C3 with restrictions, of course, to be able to sell cars there, and that's really what we're asking for is just to have something available to get a DMV dealer license to be able to sell cars facing collebra.

Okay.

Thank you.

Um we will move on to Commissioner questions.

We'll start on the right with Commissioner De Suki.

Um you are expecting to run the dealership through the whole lot that it's facing Rita Avenue and Colibra, correct?

No.

We're trying to use uh Kulebra only.

Colibra only.

So you are blocking off Farita Avenue from entrance and so the Radar Avenue uh is the access of Rita Avenue is for lot seven and eight.

So it does have access over there, but those are two different lots that faces Rita Avenue.

But the way the property is right now, it's four lots combined.

So Radar Avenue is the one that have access to lot seven and eight.

Where we're occupying for C three is lot nine and ten that only faces Kulebra.

So for example, should you say, okay, we're gonna give you lot nine and ten to have your C3, and we're gonna leave uh seven and eight for whatever it might be residential.

Of course, in that case, if I ever develop lot seven and eight as residential, I will need to access Rader Avenue to put to have access to those properties in the back.

But in terms of what I'm using the property for, it's only gonna be access only from Collebra Road.

And the property I have since fenced the whole property back front sites and everywhere.

So if I just want to be clear because your application was submitted to rezone the entire the the lots that face Rita and the lots that face Colabra to C3.

So are you amending your application to not zone the properties that face Rita to C3?

Yeah, so um obviously I am getting a little more educated as time goes and seeing uh maybe there's the discrepancy of something, but yes, to answer your question basically yes.

Uh amending it to where um the C3 is for the Kulebra access to uh conform with the other lots on Culebra that are selling cars.

Can I see a map where what is the line is thrown?

This is exactly the rest of the properties left and right.

It would basically exactly the same thing.

Cutting it half?

Yes, yes.

From the north to the south.

And your amendment now is the two lots on the south of the property only.

Correct.

That's what you're requesting for C3.

Yes.

The one facing collebra.

Okay, the rest is we're not touching it to the state.

The rest we don't have to touch it now.

Have you talked to the neighbors?

Yes, we've gone to the west and the east.

Yeah, we've gone around and talked to all the neighbors that were available to talk.

Unfortunately, we were only able to talk to two of them.

And uh because some of the houses in that neighborhood have uh front gate entrances with beware of dogs.

So they're not some of the houses are not one of those where you can actually go and knock at the door, but we did place uh uh letters and our intent in their mailboxes, yes.

Okay, I see there is a commercial at the front of the property.

What is the current use of this existing?

So it's already commercial property.

The front two, the ones we're asking for to make C3 are already C2NA.

The ones facing colabra.

Okay, and what they actually do in this property, right?

What kind of business do you think?

Currently, right now, nothing yet.

Nothing.

No, sir.

Okay, thank you.

No further questions.

Commissioner Myler.

Uh no questions.

Commissioner Siegel.

Questions.

So the exhibit that we have been given to consider is what you see on the screen there that shows a request to change the land use designation of the and I'm sorry, I'm confused.

Is this two parcels that we're looking at?

Four parcels, one parcel?

It's so the legal description is lots.

So you've got lots eight and nine, which are the two lots closest to the uh paper alley there, and then the west 32.35 feet of lots 7 and 10, which is this it's not broken out, but I understand now.

So are like if the if the applicant wants to amend the request so that to only consider the southern half of that parcel?

Yes.

Then is a land use amendment even required?

If he still wants to do the C3, then yes.

A land use amendment will be necessary for that bottom portion, which would be lot nine and the west 32.35 feet of lot ten.

Okay.

Um if the amendment if the request is amended for just that southern half of the parcel, then I then I would be in support of it.

But if the request is for the entire north to south stretch of that block-wide property, then I would be in opposition to it.

So it's a big it's a big difference, right?

Yeah.

So now it's just the ones that in in software.

On the southern half, yes.

Okay.

Um then I have a follow-up question that um is slightly tangential, and that is that there is this paper alley to the west of the property.

And um I want to.

I saw that you have a new fence put up.

Yes.

I'm wondering if the fence encloses that alley that exists.

And if so, I just would like to caution you to make sure that you have a lease agreement in place with the city so that that doesn't end up adversely affecting you in the future.

That's all.

Um there is an alley, and that's actually a fence, and I believe it has an access from radar, and it's actually do have a get there, and I don't even have access to open that.

So I believe it's probably already uh accessible and used by the city when they want it because I don't I don't even that is the pictures look like that alley is enclosed within your fence, but yeah, there is Oh, my mistake.

Yeah.

Okay.

Forget about it.

Thank you.

I'm all done.

No more questions.

Commissioner Ulett.

No questions.

Commissioner Sanchez.

So city staff, um the uh the customers are already gone through a successful plan review for site work permit for the parking lot and the fence.

I'm not aware.

Give us a minute to pull that up.

I'm assuming those pictures are recent, right, with the the asphalt parking lot in the fence.

What is they may have there's no as for parking lot.

Let me check real quick.

That's really old.

Uh, that's paved all the way to the Culebra.

Were you planning on putting any vehicles outside that fence along the boulevard there?

No, sir.

No, sir.

So on November 19th, 2025, there was an investigation for work without a permit on the property.

I would need a little more time to get details beyond that, but it looks like there was construction work that was uh done without permits.

Yeah, we we don't see any permit records that have been submitted at this time either.

No more questions.

Commissioner Lopez.

Commissioner Boostamanti.

No questions.

Any further questions from the commission?

Yes.

Um given the new amendment presented by the applicant, what is the staff position into this amendment?

We would still recommend denial.

The general urban tier could be utilized for like a I know that they were saying that it needs to be a C three, but we could do motor vehicles sales with a conditional use or um that kind of item, keeping like a C2 or even a C1 based zoning, which would be permitted by right or permitted aligning with the general urban tier land use.

But I believe um typically with a C3 it would be permitted by right, it would have different um setbacks and everything, and they wouldn't have to worry about a site plan.

So the same thing could be accomplished by going down to C.

That would require a site plan.

Does it have a current conditional use on it?

Sorry.

It does have a conditional use right now.

Like I said, this was re this was rezoned about a year ago and it was for a home improvement center.

That was the original zoning, but I believe that was a prior owner.

And the current zoning is C2.

C2 and A, correct.

Commissioners, can I ask can I interject here?

If if the staff can give us a conditional, our only concern is is DMV.

So if we can operate with and get a certificate of occupancy, which is all DMV wants, then the problem is solved.

If the staff will give us conditional.

So staff cannot give conditional.

So that's a that's a rezoning process.

And you know, if y'all are amenable to it, you can pursue C2 with conditional use for motor vehicle sales without having to amend the future land use plan.

This is not a necessary step.

You could amend your application at the zoning commission for consideration of C2 with conditional use for motor vehicle sales on only the southern half of that property and a plan amendment is not necessary.

The zoning commission would have to consider that and they would make a recommendation to council.

Commissioner Booster Monkey.

Thank you, uh Mr.

Chair.

So I'm of the opinion that a site plan would be tremendously helpful in this case, given the four lots at issue.

Uh so a question to the applicant, Upkins representative is you know, you are set to go to zoning next week.

Do you think you can get a site plan in place by that meeting?

We would have to talk to our engineering crew.

I'm sure it shouldn't be that much of an issue.

So okay.

In which case that would make any action by the Planning Commission potentially moot.

Would you would you oppose a continuance until the 28th for this body?

Um let me uh ask some clarification.

So uh the Ms.

I'm sorry.

Um you just said that uh we can have uh motor vehicle sales on the property the way it's zoned right now, and add in a language with motor vehicle sales.

It would not be permitted right now, no sir.

The zoning right now is a C2 CD for a conditional use for home improvement center.

A motor vehicle sales is not permitted by right in a C2 based zoning.

And so that means we would have to look into the whole rezoning process to change that conditional use from the home improvement center to motor vehicle sales.

Does that make sense?

Um not not exactly, because um what is it that is it that the issue with uh making it a motor vehicle sales and why does that because the problem is we came here because the state of Texas, not be a county, will not let us sell cars there without zoning the property to C three.

So you are saying that if you put the conditional language, you can supersede that requirement by the State and we'll be able to sell cars?

I can't answer on behalf of the state.

The state uh and from what I've gathered, we have plenty of motor vehicle sales that have this zoning of that C2 C D.

Just to simplify this as best as I can.

The State of Texas does not care what category satisfies the zoning requirement to operate a motor vehicle sales and it doesn't have to be C three.

Okay.

The State of Texas needs something in writing from the city that says you are allowed to do it.

How we get there is up to you, commissions, council, city staff, et cetera.

So we are saying there is a way to get there without a plan amendment.

Okay and without C three.

Okay.

You could, to the Commissioner's point, continue this case, amend your case from C three to C2 with conditional use for motor vehicle sales.

That could be considered as early as next week, and if you get a favorable result, you can withdraw the plan amendment and not have to come back to this commission.

But I would say also that C2 C D should only be for the lot of lot 9 and the 32, the portion of lot 10.

That way it stays to the southern portion along Calabra.

Yeah.

And we uh And that would be made clear by the site plan.

Right.

So we perfectly okay with that.

Because the purpose of all of this is just to be able to sell cars facing the collebra side with the two lots facing over there.

So yes, whatever it is that makes it simple, easy, and uh acceptable.

We are okay with that.

Okay.

Well it sounds like we have a solution forward with that so to make this as explicitly clear as possible.

Uh get that site plan and you will not be delayed at all if you get it before Tuesday's zoning commission meeting.

We'll we'll get excuse me.

We'll we'll get with our with with our engineering team.

We have uh GCC and engineers.

They they they've worked with the city you know for for years, so we'll get with them and get that expedited.

Very good.

Uh you know, the site plan will be required on Tuesday if you decide to amend your application for zoning.

We probably will request that it is done by end of day Monday that gives staff time to review it before it can go before zoning commission.

Listen to her instead of me.

But um your case manager will reach out, we'll send you an email with examples of say site plans, so you all know what to look for, okay?

Thank you.

If somebody wants to make a motion on a continuance, please.

Okay, here we go.

I I still have one comment.

Uh in case this case came back to the planning commission for a vote on it, regardless of what we are talking about.

I would like to see you address the work that you have done without a permit to see if you can resolve this.

Uh maybe the new plan will require that you redo the whole thing again.

But if that's not the case, I would like to resolve the non-permit work that you have done with the city and come back to us with a resolution to it.

Because you came here with uh amendment to the plan, which is something we expect people to do, but at the same time, it is not acceptable that you do work on a property without a permit with the city.

Yes, unfortunately for that part of it, just so I can address it.

Obviously, I don't do the work myself, I hire professionals to do it, and of course I spent close to 40,000 on that.

And unfortunately, the person that did the work is the one that says he doesn't need it.

And so that's what caused that issue.

So it's not physically me as to I I hire professionals to do things and I expect them to know the rules and I apologize for that, but uh unfortunately it's you know it's a learning experience as well moving forward for future projects, not just this one.

So, yes.

That one is is being worked on to get resolved.

It just needs uh uh an electrician codes that the city needs, and now they can release it for permits to have the building up there.

Yes, sir.

I'll move that we continue this uh item to the January 28th meeting.

Second.

Okay, we have a motion for continuance to January 28th and a second uh by Commissioner Mylam.

Commissioner Siegel.

Yes.

Commissioner Mylam.

Yes.

Commissioner Sanchez?

Yes.

Commissioner De Suki?

Yes.

Commissioner Lopez?

Yes.

Commissioner Ulit.

Yes.

Commissioner Bustamante.

I.

Chair Peck?

Yes.

Motion passes for continuance.

Great, thanks.

Item 15.

Thank you.

Thank you, Commissioners.

Good afternoon, Commissioners.

Patrick Christensen, uh 315 East Commerce Suite 304.

When the meeting started, I wanted to go forward with 15 and 16.

Uh at this point I'm going to ask for a four-week continuance.

Basically, these two cases are exactly the same.

Uh, they're just too far apart to be in the same application.

It's Gonzaba Medical Group.

They have clinics all over town, but Pleasanton Road is kind of their headquarters.

And when properties become available adjacent to their abutting their pro their headquarters, they purchase those and they like to keep continue expanding.

But as you probably were aware from staff, they're recommending denial.

I would just like a chance to see if there's something I could try to work out for them.

And maybe I don't have to come back to back to planning commission.

Maybe I do.

I just would like to at least have a chance to see if I can get a recommendation for approval.

So I'm asking for a one-month, four-week continuum.

Okay, and that's for both 15 and 16.

Yes, sir.

Okay.

Well, we'll hear both cases 15 and 16 in one motion.

If that's acceptable.

Okay.

Motion to postpone or continuous for item 15 and 16 for two weeks.

There are four weeks to the February 11th, 2026 meeting.

Four weeks.

Okay, we have a motion to continue items 15 and 16 to February 11th, 2026 by Commissioner Jesucci.

Do we have second?

Second.

Second by Commissioner Bustamante.

Staff please do a roll call vote.

Commissioner DeSucci?

Yes.

Commissioner Bustamante?

I.

Commissioner Sanchez.

Yes.

Commissioner Lopez?

Commissioner Ulit.

Yes.

Commissioner Mylam.

Yes.

Commissioner Siegel.

Yes.

Chair Peck?

Yes.

Motions pass for continuance.

Thank you.

Item 18.

Good afternoon, Commissioners at Arthur Gomez, Senior Planner with Development Services.

Item number 18 is a request for approval of a resolution to amend the Guadalupe West Side Community Plan from low density mixed use to community commercial located at 2601 Guadalupe Street.

For 56 56 notices mailed, zero in favor, zero opposed.

The Prospect Hill, El Charro Historic West Side Residence Neighborhood Association did not provide a response.

The proposed plan amendment from light density mix used to community commercial is to request to rezone the property to C2 and a commercial non-alcoholic sales district.

The subject property is located mid-block and is surrounded by established single family residential homes.

The community commercial designation is intended for areas with a larger market draw that support multiple neighborhoods and by definition should be located in proximity to major intersections where an existing commercial area has been established.

Introducing community commercial uses in this midblock location would be inconsistent with the established residential development pattern.

The request could have negative impacts, including noise, light pollution, traffic incursion, direct directly into the stable residential environment.

The current low density mixed use designation is an appropriate classification to ensure compatibility and scale with the adjacent homes.

It is worth noting that the subject property was originally zoned for commercial uses when purchased, but was later rezoned by a large area of resonance in 2023 for residential uses.

Staff has recommended it now, and the applicant is here to answer any questions.

Name and address for the record, please.

Good afternoon, your honors.

And uh I just uh want to tell the quick uh review on my property.

It used when I bought this property, it used to be uh C2.

What I understand, it's been C2 since then, and I even uh uh informed when uh before I buy that uh uh it used to be uh restaurant bar during 1960s, 70s.

Anyway, sir, uh I got uh an a certified uh mail sometime on uh 2023, and uh it says the first uh certified mail it says there that uh uh although I I receive uh certified regarding uh uh the my property on the area that they are trying to check something uh it stately says that that my property will not be uh uh touch or will not be included.

Uh anyway, uh after some time I received again which it's not uh my knowledge, uh I received again another uh certified that uh I was invited to for the hearing, unfortunately I wasn't able to come because uh I thought that on the first uh uh certified that my property will not be included, but unfortunately uh when I was trying to uh working on my real tour uh to uh look for any potential business uh for my property, it uh we just found out that uh my property has been uh rezoned to residential from uh from C2 residential.

It is also worth mentioning that uh uh I've been working with uh uh board of directors of uh homeowners associations, uh led by her name is Miss Letty.

I even attended uh homeowners association uh uh meeting, and they were very supportive to me to get back and regain my C2 on my uh on my property.

Yes, okay.

Thank you very much.

We will go to Commissioner questions.

We'll start with Commissioner Bustamante.

Thank you so much, Mr.

Chair.

This question is for staff.

Um was this plan put in place?

The plan came into place.

The Guadalupe West Side Community Plan was in May 2007.

2007.

Okay.

Let me ask the applicant, and this is really more of a zoning question.

What do you intend to do with the property?

Yes, sir.

I was trying to uh in uh a general business that helps for the uh welfare of the community.

I don't have yet uh when I was trying to work out with my realtor uh we all we always get uh an in uh uh an applicant, but uh they never pursue uh uh and then uh uh basically I was looking for uh any business that can help the community, it's either uh uh mechanic shop, flower shop, uh pet grooming, because I I was uh uh uh uh uh uh what's this uh coordinating with uh homeowners association.

Okay.

And and you mentioned that that you have spoken to Miss Leticia Sanchez, correct, with host with um historic West Side Residence Neighborhood Association, correct?

Yes, sir.

When was your last conversation with her uh Christmas time, sir?

Christmas time?

Yes, sir.

And you haven't heard from her since?

Uh not yet, sir.

But uh I already informed her that uh I'm uh going through this uh that that's why uh she she informed me also that is there any more uh uh further help or assistance coming from them, and she they are very willing to support me, sir.

All right.

No no further questions at this time.

Commissioner Lopez.

Commissioner Sanchez.

No questions.

Commissioner Ulett?

No questions.

Commissioner Siegel.

I don't have any questions.

Commissioner Mylan.

I don't have any questions either.

Commissioner De Suki.

Being in the past as a C as a commercial zoning, it's not grandfathered even after the new plan came down.

No.

So you you could potentially grandfather a use if it existed already at the time the zoning changed, but you can't grandfather yourself back to all any and all C2 uses that you may seek to establish in the future.

Okay, question to you.

Uh you're not you are coming here with no plan on the business that you wanted to do.

And this is totally residential areas from the east to west to the north of the property.

And the staff recommends a denial because it's intrusions to this area to have a commercial uh infiltration to it.

And I was hoping to hear from your presentation something that makes it a very solid plan that I can make a case for it.

Uh this is a very difficult uh case that you're not making it easy for me at least to make a decision on it.

And uh I I wanted to help.

Uh so if you would consider uh continuation to this to reach out to those individuals that you talked about, their approval, talk to the communities about what you intend to do.

It's your call.

But it in that case, I don't think I will support it.

All right.

Um yeah, I just want to echo Commissioner Jesuckey's comments.

Um except that I wouldn't be in favor of a continuance.

I don't uh I kind of agree with staff on this one that it's intrusion into a residential area by commercial uses.

And uh the thing, you know, asking for conditional use for auto and light truck repair tells me that that's the desired use.

So I I just don't see that being a good fit here uh personally.

But uh any other comments or questions.

Entertain a motion.

Um the question to you, what do you want to do?

Uh yeah, yes, yes, sir.

You want us to vote today and make a decision, or do you want it to ask for continuation?

Uh as for continuation, sir.

My uh the reason why, sir, uh I can't say uh I have a lot of plan for uh any business there.

It just happened that I was working on with my realtor, and uh I told I told her that uh any business that can help to the welfare of the community, which I was actually dealing with uh the neighborhood association.

Uh they were even suggesting that uh a flower shop or a taco cart or um uh use uh use car for sale or a mechanic.

I have a lot of uh uh thinking in general for the business.

It just happened that I can't uh I really want to have something in mind, but uh I just keep it leaped like that because I don't have yet the uh the the real renter of my property since when I bought that uh uh C2, uh all the all the neighborhood in on the other side of the the street is is uh see to already and on also on my side of my property.

It just happened that it was has been changed last 2023 that every most of my side has been changed to uh residential, but there are some commercial maybe uh uh property three or four beside of my my property left and left and right.

But uh I uh uh I'm definitely sir I I want to have uh to tell the real business I can put there, but if I tell you and then somebody came on the other business, uh I don't I don't want to uh give a definite, but I have my realtor working on on that, sir.

May I suggest hire a professional person to help you with this case?

Realtor might not be the only one.

I know you have the intention, but I guess the activities you mentioned is by far will not be acceptable to us to approve it.

So I suggest to hire the right professional and who would guide you on the right process to go through this.

Okay.

This is my advice to you.

All right.

Thank you.

All right.

Okay.

Mr.

Chair?

Yes.

I'm gonna move for four-week continuance to February 11th.

Although I generally agree with your position, I do want to give this applicant the opportunity to make the best case possible.

And so I now move for a continuance to February 11th for four weeks.

Okay, we have a motion for a four-week continuance to February 11th by Commissioner uh Bustamante.

Second.

Oh, second by Commissioner Oulette, I think it was.

Uh staff, please do a roll call vote.

Commissioner Bustamante?

Commissioner Ulett?

Yes.

Commissioner Sanchez?

Yes.

Commissioner De Suki?

Yes.

Commissioner Lopez.

Commissioner Siegel?

Yes.

Um Commissioner Mylam?

Yes.

Chair Peck?

Yes.

Motion passes for continuance.

Thank you.

All right, that's all the items.

Is there a director's report?

There is not.

Great.

Well, we will see everybody Friday morning.

Bright eyed and bushy tailed, ready to go.

We'll see you for breakfast, lunch, and dinner.

And maybe even maybe dinner.

Maybe even happy hour.

Later.

Okay, guys.

Uh, if that's all there is, it's 3 21 and we are adjourned.