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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

San Antonio Zoning Commission Meeting - April 7, 2026

Boards & Commissions — Tuesday, April 7, 2026

BodySan Antonio, Texas

SessionBoards & Commissions

DateTuesday, April 7, 2026

StatusFILED

Video Record

0:00 / 3:46:27

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:05

Good afternoon, ladies and gentlemen.

0:07

If we could please have our Spanish interpretation services statement.

0:22

Good afternoon.

0:23

When start this.

0:36

Thank you.

0:37

All right.

0:38

My name is John Bustamante, and I am the chair of the zoning commission of the City of San Antonio, as well as the District 5 zoning commissioner.

0:46

The time is 101, and I hereby call this regularly noticed meeting of the City of San Antonio Zoning Commission into session.

0:55

I like to do roll call by allowing the zoning commissioners to introduce themselves, starting with the Commissioner on my far left.

1:03

Thank you, Chair.

1:04

My name is Rob Sipes.

1:05

I represent District 7.

1:10

Um John Kelly, I represent District 8.

1:14

Danny Killum, District 1.

1:16

John Whitsett, District 10.

1:18

Moses Duval, District 9.

1:21

Mia Losef, District 2.

1:23

Ken Huly, District 6.

1:25

George Inohosa, District 3.

1:27

Eddie Pete Rodriguez, District 4.

1:30

Morse Ganpana, Mayor's appointee.

1:33

Staff, is a quorum present.

1:35

Yes, the quorum is present.

1:37

All right, very good.

1:39

If everyone would please stand for the Pledge of Allegiance.

1:44

I Pledge Allegiance to the flag of the United States of America.

1:49

And to the Republic for which it stands.

2:03

All right.

2:12

Staff, if you would.

2:15

Before I begin, please turn your phones on vibrate or turn them off.

2:19

The zoning commission is an 11-member body appointed by the City Council to make recommendations on zoning cases.

2:26

Upon receiving a recommendation from the Commission, you will have six months from the date of the Commission's recommendation to forward your case to City Council.

2:34

If you have any questions regarding this procedure, please contact your case manager.

2:38

Staff will begin each case with a short presentation of the request.

2:42

And part of the presentation includes a map that shows the area to be considered for rezoning and property within 200 feet of the subject property.

2:50

Check marks will indicate those property owners in favor of the request, and an X will indicate those property owners and opposition.

2:57

Following this presentation and any questions by the Commission, the applicant will present their request.

3:03

For those who have signed up to speak for and against a proposed rezoning, you will be called in the order that you have signed up to speak.

3:12

Those in support and opposition will be allowed a maximum of three minutes per speaker, and you are not obligated to utilize the maximum time limitation.

3:22

You will be informed that the three minutes are up.

3:25

For those who would like to give their time to another speaker, that speaker will be allowed a maximum of two people giving their time for a total of nine minutes.

3:34

Those who are giving up their time must be present and signed in to speak, and you must please announce that when that speaker is going up to the podium that you are yielding your time.

3:56

Do we have any withdrawn or postponed items today?

3:59

We do not.

5:00

Item number six, a request for a change of zoning from C2 and R4 to C2, located at 5334 San Pedro Avenue.

5:06

All other overlays to remain the same.

5:08

27 notices mailed, three in favor, zero post.

5:11

Oldmost Park Terrace, North Central Neighborhood Associations and San Antonio, Texas District 1 Residence Association gave no response.

5:18

Item number eight, a request for a change of zoning from I 1 to C2, located at 1265 South WW White Road, all other overlays to remain the same.

5:28

24 notices mailed, one in favor, zero post, and Del Crest Area Neighborhood Association is opposed.

5:34

Hine Orchard Neighborhood Association gave no response.

5:37

Item number nine, a request for a change of zoning from MF33S with a specific use authorization for adult day care and R5 to R5S with a specific use authorization for child care facility, 7 to 12 children, located at 111 Dunough Street.

5:56

All other overleas to remain the same.

5:58

36 notices mailed, zero in favor, zero post.

6:01

Eastwood Village Neighborhood Association gave no response.

6:07

Item 11.

6:08

A request for a change of zoning from C2S with a specific use authorization for hotel to C2S with a specific use authority authorization for medical hospital taller than 35 feet when unable to achieve additional height pursuant to 35-517D setbacks for height increases.

6:27

Generally located in the 6,300 block of South West Loop 410, all other releases remain the same.

6:34

43 notices mailed, zero in favor, zero opposed.

6:37

Heather's Cove HOA and Springville NA gave no response.

Discussion Breakdown — Share of Meeting

Zoning and Land Use█████████████████████████████████████████████81%

Procedural████7%

Public Safety██3%

Cannabis Regulation██3%

Community Engagement█2%

Parking█1%

Affordable Housing█1%

Code Enforcement█1%

Housing█1%

Summary of Proceedings

San Antonio Zoning Commission Meeting - April 7, 2026

The San Antonio Zoning Commission met on April 7, 2026, at 1:01 PM, chaired by John Bustamante. The commission considered a consent calendar of multiple zoning cases, several individual rezoning requests, and a proposal for Unified Development Code (UDC) amendments regarding detention facilities. The meeting included public testimony, staff presentations, and votes on recommendations to City Council.

Consent Calendar

Items 6, 8, 9, 11 (as amended), 12, 14, 16, 17, 18, 25, 27, and 28 were approved on a single motion. These included changes from C2 and R4 to C2 (5334 San Pedro Ave), I-1 to C2 (1265 S WW White Rd), MF33S/R5 to R5S (111 Dunough St), C2S hotel to C2S medical hospital (6300 block SW Loop 410), O2 to C1 (230 Bereita Dr), MXD with various uses to MXD with amended uses (215 Coca-Cola Pl), R4 to R4 CD (664 Thompson Pl), R6 to MF18 (4118/422 Altitude Dr), R4 to RM5 (116 Pablo Blanco St), I-1/C3NA to C3NA (10803 Parambital Rd), R6 to MF33 (4400 block Warsbach Rd), and MF40/C2/C2S/C3 to MF18 (6435 W Military Dr). Several neighborhood associations gave no response or were in favor; opposition was noted for some items (e.g., Del Crest Area NA opposed item 8).

Public Comments & Testimony

Rodolfo Garcia (13 Cedar adjacent to 230 Bereita Dr) spoke on item 12, asking about the type of business planned for the C1 zoning. He expressed concern about the location near Beethoven Hall and Fiesta activity. Staff directed him to the case manager for details.

Discussion Items

Item 3 (2520 McCullough Ave): Request to rezone from C2 to IDZ1 (limited intensity infill development) with uses permitted in C1 and removal of a wine boutique use. Applicant sought to relieve parking requirements for an existing business to allow electrical upgrades for granola production. Staff recommended approval. Public comment in opposition raised concerns about parking, traffic, and safety, noting the building is near schools and multifamily residences. The Monte Vista Historical Association opposed, while Tobin Hill Community NA was neutral. The commission approved as amended (without wine boutique) after discussion that IDZ1 provides necessary flexibility and the site plan would preserve 10 parking spaces.
Item 13 (1210 Caton Ave): Request from R4 to R4 CD for three dwelling units (down from an initial four). Highland Park Neighborhood Association opposed, citing parking, safety, and increased density. The applicant argued for additional housing in a transitioning area. The commission voted to continue the case to the May 5, 2026 meeting to allow further dialogue between the applicant and neighborhood.
Item 15 (1319 Spectrum Dr): Request from C3R/I1 to C3 (later amended to C3R for the entire property). The applicant wanted to remove alcohol restrictions but later agreed to keep them. Staff recommended denial for C3 but alternate C3R. Public comment from neighbors supported the C3R amendment. Approved as amended.
Items 19 (1115 E Euclid Ave) and 20 (760 E Myrtle): Two similar requests from R6 to IDZ1 with neighborhood commercial uses and two dwelling units. Staff recommended denial citing commercial encroachment. The applicant argued the area is in transition due to nearby Pearl development and that the zoning would allow flexibility for small retail or office use while preserving housing. Both items were approved with discussion about preserving housing stock and supporting infill.
Item 21 (1315 Basse Rd): Request from C2 to C3 for a used car lot annex. Staff recommended denial with an alternative of C1 CD for auto sales. The applicant was open to a conditional use with site plan. Continued to May 5, 2026.
Item 22 (3109 N St. Mary's St): Request for C1 CD S to allow a tobacco/vape shop within 1,000 feet of Mark Twain Dual Language Academy. Staff recommended denial under the Breath Ordinance. Denied.
Item 23 (1739 Babcock Rd): Similar request for a vape shop within 1,000 feet of the International School of San Antonio. Staff recommended denial. Denied.
Item 24 (6430 Callahan Rd): Request for C2S to allow a vape shop within 1,000 feet of the College of Healthcare Professionals. Staff recommended denial, but the commission approved, noting the location is away from K-12 schools and appropriate.
Item 29 (UDC Amendments for Detention Facilities): Staff presented amendments to define detention facilities, require notice to the city, mandate I1 zoning, and prohibit operation within 1,000 feet of residential areas, schools, parks, and places of worship, unless granted a specific use authorization. The commission debated whether the amendments were rushed, lacked a cost impact statement, and might not address real problems. A motion to continue failed (5-6), a motion to reconsider passed, and a motion to recommend denial passed (10-1).

Key Outcomes

Consent Calendar: Approved as listed (unanimous).
Item 3: Approved as amended (remove wine boutique) (11-0).
Item 13: Continued to May 5, 2026 (11-0).
Item 15: Approved as amended (C3R) (11-0).
Item 19: Approved (11-0).
Item 20: Approved (11-0).
Item 21: Continued to May 5, 2026 (11-0).
Item 22: Recommended denial (10-1, Commissioner Losef dissenting).
Item 23: Recommended denial (11-0).
Item 24: Recommended approval (10-1, Commissioner Kelly dissenting).
Item 29 (UDC amendments): Recommended denial (10-1, Commissioner Pana dissenting).
Minutes from March 17, 2026: Approved.
The meeting adjourned at 4:56 PM.

Meeting Transcript

Good afternoon, ladies and gentlemen. If we could please have our Spanish interpretation services statement. Good afternoon. When start this. Thank you. All right. My name is John Bustamante, and I am the chair of the zoning commission of the City of San Antonio, as well as the District 5 zoning commissioner. The time is 101, and I hereby call this regularly noticed meeting of the City of San Antonio Zoning Commission into session. I like to do roll call by allowing the zoning commissioners to introduce themselves, starting with the Commissioner on my far left. Thank you, Chair. My name is Rob Sipes. I represent District 7. Um John Kelly, I represent District 8. Danny Killum, District 1. John Whitsett, District 10. Moses Duval, District 9. Mia Losef, District 2. Ken Huly, District 6. George Inohosa, District 3. Eddie Pete Rodriguez, District 4. Morse Ganpana, Mayor's appointee. Staff, is a quorum present. Yes, the quorum is present. All right, very good. If everyone would please stand for the Pledge of Allegiance. I Pledge Allegiance to the flag of the United States of America. And to the Republic for which it stands. All right. Staff, if you would. Before I begin, please turn your phones on vibrate or turn them off. The zoning commission is an 11-member body appointed by the City Council to make recommendations on zoning cases. Upon receiving a recommendation from the Commission, you will have six months from the date of the Commission's recommendation to forward your case to City Council. If you have any questions regarding this procedure, please contact your case manager. Staff will begin each case with a short presentation of the request. And part of the presentation includes a map that shows the area to be considered for rezoning and property within 200 feet of the subject property. Check marks will indicate those property owners in favor of the request, and an X will indicate those property owners and opposition. Following this presentation and any questions by the Commission, the applicant will present their request. For those who have signed up to speak for and against a proposed rezoning, you will be called in the order that you have signed up to speak. Those in support and opposition will be allowed a maximum of three minutes per speaker, and you are not obligated to utilize the maximum time limitation. You will be informed that the three minutes are up. For those who would like to give their time to another speaker, that speaker will be allowed a maximum of two people giving their time for a total of nine minutes. Those who are giving up their time must be present and signed in to speak, and you must please announce that when that speaker is going up to the podium that you are yielding your time. Do we have any withdrawn or postponed items today? We do not. Item number six, a request for a change of zoning from C2 and R4 to C2, located at 5334 San Pedro Avenue. All other overlays to remain the same. 27 notices mailed, three in favor, zero post. Oldmost Park Terrace, North Central Neighborhood Associations and San Antonio, Texas District 1 Residence Association gave no response. Item number eight, a request for a change of zoning from I 1 to C2, located at 1265 South WW White Road, all other overlays to remain the same. 24 notices mailed, one in favor, zero post, and Del Crest Area Neighborhood Association is opposed.

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