San Antonio Zoning and Land Use Session - October 2, 2025

The City of San Antonio zoning and land use session was called to order at 2:00 p.m. on Thursday, October 2, 2025, with Mayor Jones presiding and a quorum present. The meeting addressed several zoning cases, including a controversial proposal for a cemetery and funeral home in District 3, as well as plan amendments and rezoning for residential developments in District 5.

Consent Calendar

• Items Continued: Items 2, 3, and 5 were continued to October 16, 2025, and item 11 was continued to November 6, 2025, by unanimous voice votes with no public comments or council discussion.
• Consent Agenda Approval: The consent agenda (items 1, 4, 8, 9, 10, 12, 17, 18, 19, and 20) was approved by voice vote after item 6 was pulled for individual consideration. No items were pulled from the consent agenda prior to public comments.

Public Comments & Testimony

• Item 6 (Cemetery/Funeral Home Rezoning): Multiple residents and community representatives spoke in opposition. Key points included:
  • Mary Ann Smith (Mission Delago homeowner, 40 years mortgage finance experience) opposed based on tax revenue loss (SCI has not paid $1.17 million in property taxes over four years on Sunset Memorial Park), oversaturation (250 cemeteries within five miles, four with available space, 60% cremation rate rising to 80% by 2045), and property value impacts (cemeteries reduce demand and resale values). She noted 900+ signatures opposing rezoning, but zoning office counted only about half.
  • Sylvia Rincon (family farms/ranches adjacent to site) opposed: property is in a rapidly growing area needing grocery stores, retail, medical clinics, and workforce housing. District 3 has 21 cemeteries, four within three miles, with San Jose Burial Park and Mission Burial Park South having ample capacity for 50 years. South Side ISD formally opposes. Rezoning would remove land from tax base, costing the city, school district, Alamo Community College, and University Health Systems. Noted SCI's $4 billion annual revenue and $209 million settlement in a Florida class action (2022) and $23 million California settlement (2024) for deceptive practices.
  • Maite Gudino Albidres (Mission Delago resident, mother of two) opposed in Spanish and English, citing reminders of death for children, lack of tax revenue for schools, chemicals from cemetery maintenance, and traffic concerns. She advocated for green spaces, playgrounds, and recreation areas.
  • Rosalia Gonzalez (Mission Delago) echoed environmental concerns (chemical residues, soil contamination, smells), traffic, and stressed the area does not need another cemetery with others 10-15 minutes away.
  • Brady Alexander (Hot Wells Mission Reach and Via Coronado neighborhood associations) opposed, arguing the South Side is marginalized, receives disinvestment (e.g., STD clinic moved to District 3), and that cemeteries perpetuate segregation. He noted the property is currently valued at $3 million, equating to about 1,000 typical Southside homes, and a cemetery would remove 12.5% of the tax base. He challenged the city's pattern of incentivizing inappropriate developments south of Highway 90.
  • Julian Cruz (real estate agent) opposed, describing residents as David vs. Goliath against SCI (a New York Stock Exchange company with 1,900 funeral homes/cemeteries). He cited procedural frustrations (continuances) and provided petition vote counts: within 200 feet – 2 in favor (property owner), 1 opposition (FM 1937 holding), South Side also opposing; outside 200 feet – 4 in favor, 467 opposed. He noted tenant voices excluded.
  • Ruth Rodriguez (Mission Delago) opposed: rezoning would remove nearly $2 million in annual tax revenue, worsen school overcrowding, create traffic congestion (6-9 a.m., 10 a.m.-2 p.m., evening), and lower property values.
• Applicant Representatives: James McKnight (for SCI) spoke in support, presenting a map showing industrial and undeveloped land adjacent to the site, a site plan including a five-acre donation to the city for a library or civic use, $100,000 in scholarships via SoTex Foundation, internship opportunities, and a rendering of a park-like cemetery. He cited a Zonda study showing a heat map of new home starts and over 8,000 homes being developed in the area. Other SCI representatives (Abel Petas, Darren Somer, Brady Alexander) highlighted community events, local hiring (50+ team members), and Hispanic community engagement.
• Items 15 and 16 (117 Raymond Street): Two speakers, Lucy Ardosco and Conrad Jarvis (applicants), spoke in favor of rezoning to build a single-family home on a vacant lot.

Discussion Items

• Item 6 – Cemetery/Funeral Home Rezoning (13297 FM 1937): Staff and Zoning Commission recommended approval (zoning change from R4 to C2NA CD for funeral home on 3.01 acres, and to R4S with specific use authorization for cemetery/columbarium/mausoleum on 69.08 acres, totaling 72.09 acres, with waiver of City Code Chapter 7 burial provisions). Notices: 10 mailed; within 200 feet – 2 in favor, 1 opposed; outside 200 feet – 5 in favor, 486 opposed. Council debated whether to consider factors beyond land use (e.g., company ethics, settlements). Councilmember White and Councilmember Corr argued to focus on land use; Councilmember McKee Rodriguez argued other factors (crime, jobs, environment, gentrification) are relevant. He asked about environmental contamination from necroleachate; applicant responded that drainage and groundwater would comply with regulations. Councilmember McKee Rodriguez noted support based on community benefits (five-acre donation, scholarships, improved fencing). Councilmember Via Gran (District 3) recognized the site's location between FM 1937 and highway, adjacent to industrial uses, and argued the cemetery is appropriate land use, noting the owner's right to develop and that housing/retail are not coming. She moved to approve.
• Items 13 and 14 – Plan Amendment and Rezoning (301 East Fest Street): Staff, Planning Commission, and Zoning Commission recommended approval. Applicant submitted updated site plan addressing on-site parking and sound buffers. Notices: 38 mailed; within 200 feet – 7 in favor, 6 opposed (Lone Star Neighborhood Association not opposed); outside 200 feet – 13 in favor, 1 opposed. Councilmember Garcia moved to approve as amended; motion seconded and carried.
• Items 15 and 16 – Plan Amendment and Rezoning (117 Raymond Street): Staff, Planning Commission, and Zoning Commission recommended approval. Notices: 41 mailed; within 200 feet – 1 in favor, 8 opposed (Collins Garden Neighborhood Association no response); outside 200 feet – 3 opposed. Opposition concerns about short-term rentals and commercial use were addressed: staff confirmed STR block-base at capacity and use is single-family home. Councilmember Castillo moved to approve, noting alignment with West Side Tomorrow plan. Motion seconded and carried.

Key Outcomes

• Item 6 (Cemetery/Funeral Home Rezoning): Approved on a voice vote (motion by Councilmember Via Gran, seconded). The exact vote tally was not recorded in the transcript; the motion carried.
• Items 13 and 14 (301 East Fest Street): Approved as amended (motion by Councilmember Garcia). Vote: motion carried.
• Items 15 and 16 (117 Raymond Street): Approved (motion by Councilmember Castillo). Vote: motion carried.
• Consent Agenda (items 1, 4, 8, 9, 10, 12, 17, 18, 19, 20): Approved (motion and second). Vote: motion carried.
• Meeting adjourned at 3:11 p.m.