San Antonio Zoning and Land Use Meeting – January 15, 2026

The San Antonio City Council Zoning and Land Use Commission met on January 15, 2026, at 2:02 PM to consider a consent calendar of zoning changes, conditional use permits, and plan amendments, followed by several individual agenda items. The meeting included extensive public testimony, particularly regarding a paint and body shop near Mission San José, and concluded with a vote to deny a hair salon rezoning in the Jefferson neighborhood.

Consent Calendar

• Items 21 and 22 were removed from the agenda; Item 29 was postponed. The remaining items on the consent calendar were approved after public speakers addressed specific items. Councilmember Villagrán moved approval for items 1–3, 4–5, 6–8, 11–19, 24–25, 26–26, 20, 32, 36–39, and the motion passed.

Public Comments & Testimony

• Jack Finger spoke on consent items 4 and 5 (transit‑oriented development and Alta Vista neighborhood association), expressing concern that light‑rail stations might be established without proper planning. He also opposed consent item 1 (alcohol variance near Carol Bell Educational Center) and item 3 (tattoo parlor).
• John Mesa supported his own item 3, stating he plans to open a tattoo shop and offer community art projects.
• Christian Pache spoke in favor of items 11 and 12 (zoning change at 1510 Houston Street), as an adjacent property owner.
• Majid Meraz supported his own item 9 & 10 (C2 to C3 NA rezoning), stating he had met with the neighborhood association and wanted to sell vintage motorcycles; he agreed to the C3 NA designation to prevent alcohol sales.
• Jack Finger opposed items 9 & 10, arguing that C3 zoning allows intensive commercial uses like vehicle repair, incompatible with the nearby residence.
• Joel Ferdinand (owner of the paint shop at 3406 Roosevelt Ave.) spoke in support of his rezoning request, detailing a $1.5 million investment, improvements to the paint booth, and agreements with the zoning commission on lighting, hours, and noise.
• Luis Vedder (representing Joel’s Collection) reiterated support for item 20, noting a letter of support from the Laclan Neighborhood Association and the applicant’s willingness to work with the community.
• Luis Rivera (President, San Antonio Conservation Society) opposed item 20, arguing the property had been developed without required permits, violated UNESCO buffer zone requirements, and set a bad precedent.
• Jane Henry opposed item 20, stating the paint shop’s chimneys, spurs, and operations are incompatible with the historic Mission San José and the UNESCO World Heritage buffer.
• Priscila Cabral (Mission San José Neighborhood Association) opposed item 20, citing the owner’s failure to obtain permits, receipt of fines, and the inappropriate location across from the national park. She argued the business belongs in an industrial area.
• Raleigh Alexander opposed item 20, stating the project degrades the historical character of the area and that the city should incentivize better development.
• Susan Strong opposed item 20, noting that 1.3 million visitors came to the missions in 2024, generating $174 million, and that a paint shop is incompatible with the tourist destination.
• Jack Finger opposed item 20, calling it an injustice after years of code violations by previous owners, and urged council to deny.
• Vincent Huberza asked for postponement of item 26 (wireless tower) to allow further discussion.
• Jack Finger opposed item 26, calling a 20‑foot tower a monstrosity and inappropriate for a residential area.
• Leticia Sánchez (Vice President, neighborhood association) supported item 33 (Montezuma St.) because the tortilla factory has been a positive community presence and the parking is on Guadalupe Street, not the residential area.
• Jack Finger opposed item 33, arguing that C2 zoning is too intensive for a residential street.
• Bianca Barón (owner) supported items 34 & 35 (East Sunshine Drive), explaining that she had invested in the property, operated a hair salon by appointment, and had gathered 90 signatures of support, despite the Jefferson Neighborhood Association’s formal opposition.

Discussion Items

• Items 9 & 10 – West Avenue Rezoning: Amendment from Neighborhood Commercial to Regional Commercial (C2 to C3 NA). Staff recommended denial; the commission suggested Community Commercial. 36 notifications were sent: one in favor, one opposed. Applicant Majid Meraz requested the change to sell vintage motorcycles. Council approved on a motion, with no opposition reported.
• Item 20 – 3406 Roosevelt Avenue: Rezoning from IDZ and C2 to IDZ for a paint and body shop. Staff recommended approval with conditions (no temporary signs, operating hours Mon–Sat 7 AM–6 PM, no outdoor audio). 13 notifications were sent within 200 feet: two in favor, one opposed (Mission San José). Outside 200 feet: nine in favor, one opposed. After extensive public testimony, Councilmember Villagrán moved to approve with the stated conditions. The motion passed.
• Item 23 – 622 Southwest: Conditional use for oversized vehicle sales and storage. Staff recommended approval. No opposition registered. Council approved with conditions.
• Item 26 – Wireless Communication Tower (1901 acres): Rezoning from R5 to R5‑S. Staff and commission recommended approval; the Garden Neighborhood Association supported. Two speakers addressed it. Councilmember Castillo asked the representative if the applicant agreed to a postponement; the representative confirmed. Council voted to postpone to February 5, 2026.
• Items 30 & 31 – Castillo Avenue Density Change: Amendment from Urban Low Density to Urban Medium Density Residential. Staff recommended denial; the commission approved. 42 notifications: none in favor, two opposed. Roosevelt Park Neighborhood Association supported. Councilmember Castillo moved to approve as presented. The motion passed.
• Item 33 – Montezuma Street Rezoning: From R4 MR and C2 PNA to C2 NPA. Staff recommended denial; the commission approved. 50 notifications: none in favor or opposed. The neighborhood association supported. After testimony from Leticia Sánchez and Jack Finger, Councilmember Castillo moved to approve as presented. The motion passed.
• Items 34 & 35 – East Sunshine Drive Rezoning: Amendment from Medium Density Residential to Neighborhood Commercial. Staff and commission recommended approval. 18 notifications: three in favor, none opposed, but the Jefferson Neighborhood Association formally opposed and the Sunshine Neighborhood Association gave no response. Applicant Bianca Barón spoke in support. Councilmember Garbito moved to deny, citing the association’s concern about setting a precedent for a commercial corridor. The motion to deny passed.

Key Outcomes

• Consent Calendar: Approved with items 21, 22 removed and item 29 postponed.
• Items 9 & 10 (West Ave): Approved.
• Item 20 (Roosevelt Ave paint shop): Approved with conditions (lighting, hours, no outdoor audio, no temporary signs).
• Item 23 (622 Southwest): Approved with conditions.
• Item 26 (wireless tower): Postponed to February 5, 2026.
• Items 30 & 31 (Castillo Ave): Approved.
• Item 33 (Montezuma St): Approved.
• Items 34 & 35 (East Sunshine Drive): Denied.

The meeting adjourned at 3:21 PM.