Zoning Commission - Regular Meeting

If we could please have our Spanish language interpreters statement.

All right. Thank you so much.

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 one o'clock. I hereby call this regularly noticed meeting of the City of San Antonio Zoning Commission into session. I'd 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 and I represent District 7.

Welcome, everyone. I'm John Kelly. I represent District 8.

Danny Kellum, District 1.

District 10, John Whitsitt. Moses Duvall, District 9.

Ken Hui, District 6.

George Hinojosa, Jr., District 3.

Eddie Pedro Rodriguez, District 4.

Moishkan Panda, Mayor's Appointee.

Staff, is a quorum present?

Yes, the quorum is present.

You know, now I feel bad because Commissioner Kelly welcomed everyone, but I didn't. All right. Thank you so much. Would everyone 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, one nation, under God, indivisible, with liberty and justice for all.

Man, it's one of those days. Prior to beginning our hearing, I would like staff to please review our meeting format for the benefit of those in the audience. 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. 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. Checkmarks will indicate those property owners in favor of the request and an X will indicate those property owners in 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 or against the proposed rezoning, you will be called in 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. And for those who would like to give up their time to another speaker, that speaker will be allowed a maximum of two people giving up their time for a total of nine minutes. Those giving up their time must be present and signed in to speak and to please announce that when that speaker is going up to the podium that you are yielding your time. The applicant will then be given an opportunity for rebuttal limited to one speaker with a three-minute time limit along with an opportunity to address commissioner questions. Thank you, Chair.

Thank you so much. All right, are there any withdrawn or postponed items today?

There are. Item one is postponed.

Okay, ladies and gentlemen, if you are here for item one, which is 601 Delaware Street, you do not have to sit here for this meeting. That item has been postponed, which means that if it comes back before this body again, you will receive a public notice as you did for today. So if you are here for item one, you can go about your day and enjoy it. All right, staff, if you would, please read the items on the consent agenda, agenda one.

Items on consent agenda include item 5, 6, 7, 8, 9, 10, 11, 12, 13, and 14.

All right, commissioners, of those items, is there any item that any commissioner would like to pull for individual consideration? Looking left, seeing none. Looking right, seeing none. If we could please read the items on the consent agenda, agenda number one, into the record.

Item five is a request for a change in zoning from C3NA to C2 with all overlays to remain, located at 2903 Commercial Avenue. 25 notices mailed, zero in favor, zero opposed. Harlandale McCollum Neighborhood Association gave no response. item six is a request for a change in zoning from r4cd with a conditional use for two dwelling units to rm5 located at 311 castillo avenue 35 notices mailed one in favor zero opposed roosevelt park neighborhood association is in favor Item 7 is a request for a change in zoning from 02 to TODMX 6, located at 110 Ogden Street, with all overlays to remain the same. 27 notices mailed, 0 in favor, 0 opposed, 1 neutral. The Tobin Hill Community Neighborhood Association did not respond. item 8 is a request for change in zoning from c3 and c3na to c2nacd with a conditional use for parking and or storage long term with all overlays to remain the same located at 14 989 judson road 28 notices mailed one in favor zero opposed no registered neighborhood association within 200 feet Item 9 is a request for a change in zoning from C3R and I1 to C3CD with a conditional use for metal products fabrication, with all overlays to remain the same, located at 8677 IH 10 East. 12 notices mailed, 1 in favor, 0 opposed, no registered neighborhood association within 200 feet. Item 10 is a request for a change in zoning from R3 to R3CD with a conditional use for two dwelling units with all overlays to remain the same, located at 406 Bluebonnet Street. 46 notices mailed, one in favor, zero opposed. Harvard Place East Lawn Neighborhood Association did not respond. ITEM 11 IS A REQUEST FOR A CHANGE IN ZONING FROM C2 TO C2CD WITH A CONDITIONAL USE FOR MOTOR VEHICLE SALES FULL SERVICE WITH ALL OVERLAYS TO REMAIN THE SAME LOCATED AT 4022 BLANCO ROAD. 14 NOTICES MAILED, ONE IN FAVOR, ONE OPPOSED. NORTH CENTRAL NEIGHBORHOOD ASSOCIATION IS IN FAVOR. item 12 is a request for a change in zoning from mxd with uses permitted in c2 wholesaling research and development manufacturing processing fabrication and assembly testing repair servicing storage laboratory warehousing displaying distribution of goods materials or products and the maximum density of 50 dwelling units per acre to mxd with uses permitted in c2 with all the same permitted uses. And a major site plan amendment generally located in the 600 block of Richland Hills Drive with all overlays to remain the same. 11 notices mailed, one in favor, zero opposed, no registered neighborhood association, 200 feet. Item 13 is a request for a change in zoning from C3 to TOD MX6 with all overlays to remain the same. Located at 800 South Alamo Street, 27 notices mailed, zero in favor, zero opposed. The King William and Lavaca Neighborhood, King William and Lavaca Neighborhood Associations did not respond. And item 14 is a request for a change in zoning from I-1 to L with all overlays to remain the same, located at 11902 Warfield Street. 19 notices mailed, zero in favor, zero opposed, and no registered neighborhood association within 200 feet. Chair?

Thank you so much. Is there any public comment?

There is none.

All right, the floor is now open for a motion.

Mr. Chair? Yes, Commissioner Huey? I move to approve the following items. Item number five, six, seven, eight, nine, 10, 11, 12, 13, and 14.

Very good, is there a second? Second. Second by Commissioner Kellum. I saw him start leaning forward first. All right, discussion, commissioners to my left. Seeing none, commissioners to my right. Seeing none, the motion is for approval of items 5, 6, 7, 8, 9, 10, 11, 12, 13, and 14 by Commissioner Huey with a second by Commissioner Kellum. Roll call vote, please.

Commissioner Huey?

Aye.

Commissioner Kellum?

Yes.

Commissioner Hinojosa? Yes. Commissioner Rodriguez?

Yes.

Commissioner Sipes? Yes. Commissioner Kelly?

Yes.

Commissioner Doolittle? Aye. Commissioner Woodson? Aye. Yes. Commissioner Panna? Yes. Chair Bustamante? Aye. Motion carries.

All right, very good. If you were here for any of those items, you are heading to city council with the recommendation of approval. You have six months to get there and see what city council says. Good luck to you all. All right, if we can move on to our next docket, which is going to be the continuance hearing to October 6th, 2026. item number four located at 56 12 Monterey Street is requesting a three-week continuance to the October 6 meeting all right this is a district 5 case I move to continue item number four to the October 6 2026 zoning Commission meeting is there a second second all right any discussion to my left to my right and I forgot is there any public comment no public comment on item four very good All right, so the motion is for continuance of item number four to the 10-6-2026 meeting by me with a second by Commissioner Duval. Roll call vote, please.

Chair Bustamante?

Aye.

Commissioner Duval? Aye. Commissioner Kellum?

Yes.

Commissioner Hinojosa? Yes. Commissioner Pedro Rodriguez? Yes. Commissioner Huey?

Aye.

Commissioner Sipes?

Yes.

Commissioner Kelly?

Yes.

Commissioner Woodson?

Yes.

Commissioner Panna? Yes. Motion carries.

All right. For item number four, we'll see you in three weeks. All right. We're going to now move on to our third agenda, which is a continuance docket to October 20th, 2026.

Items to be continued to October 20th include items two, And three, item two is a request for a change in zoning from C2 and NP10 to C2, generally located at the 4400 block of Nieto Drive. And item three is a request for a change in zoning from C2 to IDZ3, located at 142 Gimbler Road.

All right. Ladies and gentlemen, these two items are a District 2 cases and Commissioner Losoff, who is the District 2 Commissioner, has requested a continuance to the October 20th meeting. So that's why we are doing this right now. Is there any public comment?

Yes, we have two speakers for item number two.

Okay. And everyone, if you were signed up to speak for items two or three, you are welcome to come up now today and tell us what you think. You will have three minutes apiece. You are welcome to come up October 20th. You are welcome to do both. So up to you all. If we could please have our first speaker.

Joe Most.

And Ms. Most, if you would, give us your name and address for the record.

Hello?

Got it. Joe Most, 10762 Giacconi Drive. And thank you so much for the opportunity and I know it's being continued but I'm gonna go ahead and say and then hopefully you'll remember and then I'll talk again next time so I Wanted to tell you that I am opposed to this change the reason why As you can see on the picture, that house is right next to the property. So that weed area is the property. That house right there is the homeowner with the family, kids, you know, everything. Probably about 10 feet distance between the houses and the weeds. So there is a reason why the city does not have zoning, commercial zoning and residential zoning next to each other. They want everyone to live in harmony. A business does not want a resident disturbing their business and residents don't want businesses disturbing their lives. Unfortunately, if we change this to a C2 designation, that is exactly what will happen. So imagine if you have kids and they're playing ball out in their front yard And the child misses the ball. The ball goes across over to the C2 designated zoning area and there's an oil changing station there. So their ball goes over there, goes into their great big pile of oil that someone forgot to clean up. So their ball is ruined and they have to go over to a dangerous area to retrieve their ball. Also, if a Zone 2 is allowed there, our neighborhood street could have an entrance to that oil changing station. So someone's coming along and they want to go get their oil changed. They're in a hurry. They just want to get in and get out. It's a five-minute place. And so they don't happen to see the child that is actually walking across that entrance and the worst event that you can imagine happens. So that's why Zoning 2 type businesses are not good in neighborhoods. Also, they are building a charter school right across the street on the opposite side of Niecho. So ultimately, in 2027, once it opens, children will be walking on those sidewalks on both Niecho and Vasquez to go to and from school. So they will be walking right next to where that property is. there won't be any requirement that the business put in a barrier between the sidewalk and that project. So kids can, you know, kids are kids. So the, that's.

Thank you, Ms. Most, that's your time.

All right, thank you.

Amelia Peacock.

All right, Ms. Peacock, same thing. Your name and your address for the record, please.

Amelia Peacock, 2807 Millican Drive. Good afternoon, and I'll see you all on the 20th as well. My name's Amelia, I'm a president of the Paloma community and a veteran. I'm here to oppose the zoning request. I'm not here to oppose growth. Growth's expected and responsible development is part of any growing community. My concern is whether this zoning request aligns with community expectations, existing infrastructure, and sound planning principles. I ask that you consider not only this request, but the cumulative impact of the land use changes that have occurred in this area over the last 17 years. The original planning for this community dates back to 2009. Lennar assumed development around 2020. And here we are. halfway through 2026 three quarters what residents have experienced is not a single planning decision but a series of incremental changes that have steadily increased development intensity near established homes apartments mixed use areas commercial designations and now a request for unrestricted c2 zoning have progressively moved closer to existing neighborhoods and the future school site each change may appear reasonable on its own however Zoning decisions should also consider cumulative impacts and whether continued growth remains compatible with a community that has developed around those earlier decisions. That brings me to what I believe is the central question before this commission. Why is unrestricted C2 zoning necessary for this location? Is there a specific vision for this property? Why is a broad commercial classification being requested instead of a more tailored approach that provides greater compatibility, predictability, and appropriate buffering for surrounding neighborhoods. This area now sits at the convergence of residential homes, apartments, mixed-use design designations, pedestrian pathways, bicycle routes, and a future school. Good planning relies on transitions between lower intensity residential uses and higher intensity commercial uses. Instead, those transitions appear to be shrinking as development intensity continues moving towards existing homes. Children will eventually be using nearby sidewalks and pathways to access schools. As these routes become more active, compatibility and pedestrian safety become increasingly important considerations. Residents also deal with the daily realities of the existing infrastructure. Many of our roads are still narrow country roads that already experience significant wear from oversized construction and commercial vehicles. The resulting pavement deterioration, roadway damage, visibility concerns, speeding traffic, inadequate lighting, and drainage issues during heavy rainfall are problems residents experience today. Before additional intensity is introduced, those existing concerns should be addressed rather than compounded. This is not about preventing growth, it's about ensuring growth occurs in a way that is compatible with surrounding neighborhoods supported by adequate infrastructure and aligned with reasonable community expectations. For these reasons, I respectfully ask the Commission to deny this request or require a more limited zoning approach. Thank you so much for your time today.

Thank you, Ms. Peacock. Any further public comment?

No further comment.

Very good. The floor is now open for a motion.

Mr. Chair.

I'd like to go ahead and make a motion for continuance for item number two. And item number three to October 20th.

All right, there is a motion to continue items number two and three to October 20th by Commissioner Panna. Is there a second? Second. Second by Commissioner Huey. Discussion to my left? Seeing none, discussion to my right. Yes, Commissioner Dougal.

Only to the residents from item, what was it, item two. your opportunity to reach out with the applicant and with the council members, reach out to city staff to ask for contact information. But now's a good time to try to be able to work it out. You have an extension, so take advantage of it.

We'll come speak with city staff. You know, Seidel's right there. So he can help you out with that. All right, thank you so much. All right, any further discussion? Seeing and hearing none. The motion is for continuance to October 20th, 2026 for items two and three by Commissioner Pano with a second by Commissioner Huey. Roll call vote please.

Commissioner Pano? Yes. Commissioner Huey?

Aye.

Commissioner Kellum?

Yes.

Commissioner Hinojosa? Yes. Commissioner Rodriguez?

Yes.

Commissioner Sipes? Yes. Commissioner Kelly? Yes. Commissioner Duval? Aye. Commissioner Whitsett?

Yes.

Chair Bustamante? Aye. Motion carries.

All right, very good. I believe the only item left on our agenda is the approval of the minutes for the September 1st, 2026 Zoning Commission meeting. Are there any changes, amendments, spelling corrections, typos? Formatting. No, I'm kidding about the formatting. Leave the formatting alone. All right, anything? All right, hearing none, the floor is open for a motion.

Move to approve minutes.

All right, is there a second? I second. Second by Commissioner Apana. All right, this can be by acclamation. The motion by Commissioner Dugald is to approve the minutes for the September 1st, 2026 Zoning Commission meeting with a second by Commissioner Apana. All those in favor, say aye.

Aye.

All those opposed, same sign. Any abstentions? Very good. The motion carries. The minutes are approved. Is there a director's report? No director's report. Very good. The time is 1.22. This meeting of the Zoning Commission of the City of San Antonio is adjourned.