San Antonio Zoning Commission Meeting - June 2, 2026

The San Antonio Zoning Commission met on June 2, 2026, at 1:02 PM under the chairmanship of John Bustamante. The meeting addressed multiple zoning requests, with the commission voting on consent items, hearing public testimony, and deliberating on several controversial cases. Key actions included approvals, denials, and deferrals.

Consent Calendar

• Items 10, 12, 13, 14: Approved unanimously without discussion. These included a rezoning at 811 Hortensia Street (R5 to R5C, 12 units), 3423 Place and Road (C2 to C2L), 609 Replay Avenue (R6 to RCCD, two dwelling units), and 1798 Austin Howe (I-1 to C3). All had no opposition or public comments.

Public Comments & Testimony

• Item 1 (15511 Grove Drive - food establishment): Howard Gem, a veteran and restaurant owner, spoke in opposition, citing multiple code violations, unpermitted operation of a restaurant for two years, and a pattern of non-compliance. He stated that the applicant (Rabbi Shah) had been arrested for trespassing and cutting down 15 trees. Mary Moulton, a 30-year resident, opposed the commercial use, noting it would increase traffic on a road not designed for it. Paul Dodsencott, an adjacent neighbor, opposed due to noise from parties and DJ events, and concern that commercial zoning would reduce his property value.
• Item 2 (1139 New Laredo - auto service): Larry Garcia (1442 Fanamin) opposed, saying the area already has many auto service centers. Cheyenne Rendon (Quintana neighborhood) opposed, citing proximity to a primary school, pollution from paint shop, and the neighborhood's history of fighting for zoning compliance.
• Item 5 (2007 Frio City Road - vehicle storage): Beatrice Rendon (Via de Esperanza) opposed, presenting 33 signatures, worried about toxic fumes, crime, and negative impact on the neighborhood. Maria Emilia Garcia initially supported cleanup but later opposed due to the industrial nature. Larry Garcia opposed, stating it would create an eyesore at the community entry.
• Item 11 (9330 NE Luff - truck repair expansion): A neighbor (Ms. Niz) opposed, stating the operator had been truthful in the past but now wants to expand, and she fears future sale of the property could bring less responsible owners. She noted the council previously helped them stay but she cannot support expansion.

Discussion Items

• Item 1 (15511 Grove Drive): Applicant Rabbi Shah requested a conditional use for a food establishment within an R20 zone, claiming it is a kosher kitchen for the Jewish community only. Commissioners questioned past violations, online presence (Yelp reviews), and parking issues. Staff reported a determination by the building official that the primary use was a restaurant. The applicant offered to work on parking and noise abatement. After extended debate, the commission decided to defer to July 7 for further negotiations, noting that a second deferral would send the case to city council with a recommendation for denial.
• Item 2 (1139 New Laredo): Applicant sought C2 CD for full-service automotive sales and repair. Staff recommended denial due to inconsistency with the comprehensive plan (neighborhood commercial vs. community commercial). The planning commission had recommended approval. After hearing opposition from residents and a petition of support, the motion to approve failed 4-6. A motion to reconsider passed, then a motion to deny passed 6-4, sending the case to council with a denial recommendation.
• Item 4 (2814 Veracruz - IDZ for three container units): Applicant proposed three tiny homes (320 sq ft containers) on a small lot in a low-density area. Staff recommended denial due to intensity and incompatibility. The commission debated whether IDZ was appropriate; some favored approval as experimental, others opposed density. Motion to approve as amended (R4 with conditional use for three units) passed 6-4.
• Item 5 (2007 Frio City Road): Applicant sought C2 CD for vehicle storage (74 spaces). Neighbors objected to the industrial use at the entrance of their subdivision. Chair Bustamante noted lack of a proper site plan with buffers and driveway access. The applicant agreed to a deferral to July 7 to refine the plan.
• Item 6 (1311 North Sarsamora - RM4 for duplex): Applicant sought RM4 to build two units on a lot with existing structures. Staff recommended R4 with conditional use for two units, but applicant argued setbacks made it infeasible. The commission approved the RM4 request.
• Item 7 (1005 North Sarsamora Street - sawmill/lumber storage): Applicant sought IDZ-3 for a lumber yard in a floodplain with past code violations. Despite concerns about feasibility of flood mitigation and non-permitted construction, the commission approved after the applicant committed to addressing water quality and replacing the access bridge.
• Item 8 (1802 West French Place - equipment rental): Applicant sought C2 NA for equipment rental, with an 8-foot fence. Staff recommended denial, but the planning commission recommended approval. After hearing support from a neighbor and noting the business's long history, the commission approved as amended.
• Item 11 (9330 NE Luff - truck repair expansion): Applicant requested a major site plan amendment to expand existing truck repair. Staff recommended approval. Opponent Ms. Niz spoke, and commissioner Lose expressed concerns about heavy industrial use next to residential. The case was deferred to June 16 for further community engagement.

Key Outcomes

• Consent Items: Approved unanimously (Items 10, 12, 13, 14).
• Item 1: Deferred to July 7, 2026 (second deferral); will go to city council with a denial recommendation if not resolved.
• Item 2: Denied (6-4). Will go to city council with a denial recommendation.
• Item 3: Deferred to June 16 (as part of earlier action).
• Item 4: Approved (6-4) as amended.
• Item 5: Deferred to July 7, 2026.
• Item 6: Approved as submitted.
• Item 7: Approved (unanimous).
• Item 8: Approved as amended (8-foot fence).
• Item 11: Deferred to June 16, 2026.
• Minutes of May 19, 2026: Approved unanimously.