San Antonio Zoning Commission Meeting - June 16, 2026

The San Antonio Zoning Commission convened on June 16, 2026 at 1:00 PM under Chair John Bustamante. The commission considered a consent calendar of nine items, two postponements, and five individual zoning cases, with significant public testimony on multiple proposals.

Consent Calendar

• Items 7, 10, 11, 13, 14, 15, 17, 18, 19 were approved unanimously as a consent calendar. These included zoning changes for properties at 19273 Baco Road (C2 to C3 with specific use), 454 Avondel Avenue (I1 to R1), Castro Road (C2 to RM4), South Highway 181 (PUD MF-18 to LM), 1850 East Houston Street (RM4 to C2), 320 Isom Place (R6 to RM6), 7137 West Military Drive (O2 and C2 to ICID Z1 with limited intensity), 7400 Woodback Road (C2 to C2S for hotel/corporate apartment extension), and 9300 block South East Loop 410 (C2 to L). No public opposition was recorded.

Public Comments & Testimony

• Item 8 (Car wash): Three residents (Gerry Stennen, Alberto Sierra, Lorena Ibarra) spoke in opposition, citing traffic congestion, noise, and proximity to residences. The applicant, Carlos Wanson of Carleton Texas, expressed willingness to work with neighbors and proposed noise mitigation and water recycling (80% recapture).
• Item 6 (Truck repair shop expansion): Silvia Alanís, president of the neighborhood association, spoke in opposition, citing existing congestion and 18-wheeler traffic. The owner, Reyes Alvarado, stated the expansion was only to provide covered workspace for employees, not to increase business volume. One resident spoke in support.
• Item 3 (Pickleball court): Ross Ryan, an adjacent property owner, spoke in opposition, citing light pollution, noise, and disruption to the neighborhood's character. The applicant noted community feedback and proposed design changes including a consolidated building and acoustic insulation.
• Item 4 (Paint booth): No public comments were offered. The applicant's representative stated that three of six originally opposed neighbors had changed their position after visiting the site.
• Item 5 (Bar): Over a dozen residents spoke in opposition, including Armando Santiago, Denise Valentine, Daniel Mancinga, Jacob Stetler, Jeff Hunt, and others. They cited existing crime (109 calls in 365 days within 500 feet), inadequate parking (16 spaces for required 36), saturation of bars (15 within the area), and concerns about alcohol consumption near a World Heritage corridor. A few speakers (Lorenzo Contreras, Shannon Locke, Mark Garcia himself) supported the proposal, emphasizing the applicant's commitment to security and a different clientele.
• Item 9 (Duplexes): No public testimony recorded. The applicant's representative noted two community meetings with limited feedback.
• Item 2 (Multi-family): Ruby Ramos spoke in opposition, stating that MF-18 zoning did not fit the single-family neighborhood. The applicant's representative noted they had reduced the proposal from 12 to 6 units after community input.

Discussion Items

• Item 8 (Car wash at 17176 Blanco Road): Commissioners discussed water quality, noise (decibel limits), and the concentration of car washes. Staff noted special conditions: 80% water recapture, biodegradable detergents, sediment traps, and 65% impervious cover limit. The motion to approve passed 6-5.
• Item 6 (Truck repair shop at 9330 NE Loop 410): The proposal was to amend a conditional use permit to allow 15,000 sq ft of building (from 5,000 sq ft). Commissioners clarified the owner's intent was to cover existing work, not increase business volume. A friendly amendment was accepted. The motion to approve passed unanimously (11-0 based on roll call).
• Item 3 (Pickleball court at 55 Heath Road): Staff recommended denial due to inconsistency with the low-density residential plan. The applicant revised the plan to a single building with 60-foot setbacks. Despite concerns about compatibility, the commission voted to approve (10-1 or similar).
• Item 4 (Paint booth at 12139 Jones Maltsberger): Staff recommended denial due to insufficient buffer (34 feet) for hazardous emissions. The applicant argued that modern paint booths (with filters and inspections) were safe. Three of six opposing neighbors withdrew objections. The commission voted to deny (unanimous).
• Item 5 (Bar at 1301 Roosevelt Avenue): Staff recommended approval, but the commission heard extensive opposition. The applicant proposed a small bar (wine and beer only) until midnight with security cameras. Commissioners cited the area's high crime, existing bar saturation, and inadequate parking as reasons to deny. Denial passed 9-2.
• Item 9 (Duplexes at 314 J Street): Commissioners discussed the lack of neighborhood response despite two meetings. A motion to postpone to July 17, 2026 passed (6-4).
• Item 2 (Multi-family at 101 Stumberg): The applicant sought RM-5 zoning for six duplexes, but staff recommended denial. Commissioners noted the density (MF-18) was out of character. The motion to deny passed 6-5.

Key Outcomes

• Consent calendar (9 items): Approved unanimously.
• Item 16 (unrelated agenda item): Postponed to July 21, 2026.
• Item 8 (car wash): Approved (6-5) with special conditions. Applicant has six months to take to City Council.
• Item 6 (truck repair shop expansion): Approved with amendment (unanimous). The owner may proceed with the site plan to provide covered workspace.
• Item 3 (pickleball court): Approved (majority).
• Item 4 (paint booth): Denied (unanimous).
• Item 5 (bar): Denied (9-2).
• Item 9 (duplexes): Postponed to July 17, 2026.
• Item 2 (multi-family): Denied (6-5).
• Minutes: Approved as amended (correction to Commissioner Wisel's name).

The meeting adjourned at 5:08 PM.