* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting. [00:00:02] GOOD AFTERNOON LADIES AND GENTLEMEN, IF WE COULD PLEASE HAVE OUR SPANISH LANGUAGE INTERPRETATION SERVICES STATEMENT. HELLO. GOOD AFTERNOON. SI. THANK YOU. ALRIGHT, THANK YOU SO MUCH. MY NAME IS JOHN BUSTAMANTE AND I'M THE CHAIR OF THE ZONING COMMISSION OF THE CITY OF SAN ANTONIO, AS WELL AS THE DISTRICT FIVE ZONING COMMISSIONER. THE TIME IS ONE OH ONE AND I HEREBY CALL THIS REGULARLY NOTICED MEETING OF THE CITY OF SAN ANTONIO ZONING COMMISSION. IN THE SESSION, I 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. I REPRESENT DISTRICT SEVEN. THANK YOU. MY UH, I REPRESENT, UH, DISTRICT EIGHT, JOHN KELLY. DANNY KELLUM, DISTRICT ONE, DISTRICT 10. JOHN WHITIT, MOSES DUVAL, DISTRICT NINE, KEN HUIT, DISTRICT SIX GEORGE, YOU KNOW JOSE. DISTRICT THREE. EDDIE PETE RODRIGUEZ, DISTRICT FOUR. ALRIGHT, STAFF, DO WE HAVE A QUORUM PRESENT? YES, THE QUORUM IS PRESENT. ALRIGHT, THANK YOU. 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. ALRIGHT, PRIOR TO STARTING 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 THEIR REQUEST. PART OF THE PRESENTATION WILL INCLUDE A MAP THAT SHOWS THE AREA TO BE CONSIDERED FOR REZONING AND PROPERTY WITHIN 200 FEET OF THE SUBJECT PROPERTY CHECK MARKS WILL INDICATE THOSE PROPERTY OWNERS IN FAVOR OF THE REQUEST AND AN EXIT 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 PER PROPOSED REZONING, YOU WILL BE CALLED IN THE ORDER THAT YOU HAVE SIGNED UP TO SPEAK AND THOSE IN, UH, SUPPORT AND OPPOSITION WILL BE ALLOWED A MAXIMUM OF THREE MINUTES PER SPEAKER AND YOU ARE NOT OBLIGATED TO UTILIZE YOUR MAXIMUM TIME LIMITATION. YOU WILL BE INFORMED THAT THE THREE MINUTES ARE UP. FOR THOSE WHO WOULD LIKE TO GIVE THEIR TIME TO A SPEAKER, THAT SPEAKER WILL BE ALLOWED A MAXIMUM OF TWO PEOPLE GIVING THEIR TIME FOR A TOTAL OF NINE MINUTES. THOSE GIVING UP THEIR TIME MUST BE PRESENT AND SIGNED IN TO SPEAK. AND PLEASE ANNOUNCE THAT WHEN THAT SPEAKER'S 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. ALRIGHT, THANK YOU SO MUCH. DO [Zoning Items  ] WE HAVE ANY WITHDRAWN OR POSTPONED ITEMS? YES, WE HAVE TWO ITEM SIX AND NINE ARE POSTPONED. OKAY, WONDERFUL. ALRIGHT LADIES AND GENTLEMEN, IF YOU ARE HERE FOR ITEM SIX OR ITEM 9, 1 10 OGDEN STREET AND 8 1 1 9 SOMERSET ROAD RESPECTIVELY, UH, THOSE ITEMS ARE NOT GOING TO BE HEARD TODAY. YOU WILL RECEIVE A SEPARATE NOTICE JUST LIKE YOU RECEIVED TODAY WHEN THOSE ITEMS COME BACK, IF THEY COME BACK. UH, BUT OTHERWISE YOU CAN GO OUT AND ENJOY THE REST OF YOUR DAY IF YOU'RE HERE FOR THOSE TWO ITEMS. ALRIGHT, UH, STAFF IF YOU COULD PLEASE READ THE ITEMS ON OUR COMBINED HEARING. NUMBER ONE, JUST THE ITEMS PLEASE. ITEMS ON THE COMBINED AGENDA ARE ITEMS TWO, ITEM THREE, ITEM FOUR, ITEM FIVE, AND ITEM SEVEN. OKAY. UH, COMMISSIONERS, WOULD ANY COMMISSIONER LIKE TO PULL ONE OF THOSE ITEMS? LOOKING LEFT, SEEING NONE, LOOKING RIGHT, SEEING NONE. STAFF, IF WE COULD PLEASE READ THE ITEMS ON THE COMBINED HEARING. NUMBER ONE, THE CONSENT AGENDA INTO THE RECORD. ITEM TWO IS A REQUEST FOR A CHANGE IN ZONING FROM OH TWO TO C TWO WITH ALL OVERLAYS TO SAY THE SAME. LOCATED AT 38 57 EAST SOUTH CROSS BOULEVARD 30. NOTICES MAILED ZERO IN FAVOR, ZERO OPPOSED PECAN VALLEY NEIGHBORHOOD ASSOCIATION IS NOT OPPOSED. ITEM THREE IS A REQUEST FOR A CHANGE IN ZONING FROM IDZ TWO WITH USES PERMITTED IN C TWO COMMERCIAL DISTRICT AND MF 33 MULTIFAMILY DISTRICT TO TOD MX SIX WITH ALL OVERLAYS TO STAY THE SAME. LOCATED AT 4 2 1 [00:05:01] ROOSEVELT AVENUE. UH, THIS APPLICANT IS AMENDING THEIR LEGAL DESCRIPTION TO 4.565 ACRES OUT OF CB A 20 SAVE AND ACCEPT 0.865 ACRES OUT OF CCB. A 2052 NOTICES MAILED ONE IN FAVORS OR OPPOSED ROOSEVELT N ROOSEVELT PARK NEIGHBORHOOD ASSOCIATION IS IN FAVOR. ITEM FOUR IS A REQUEST FOR A CHANGE IN ZONING FROM R FIVE TO R FIVE CD WITH A CONDITIONAL USE FOR TWO DWELLING UNITS WITH ALL OVERLAYS TO STAY THE SAME. LOCATED AT 48 47 LYCEUM DRIVE. 19. NOTICES MAILED FIVE IN FAVOR. ZERO OPPOSED DREAM HILL ESTATES NEIGHBORHOOD ASSOCIATION DID NOT RESPOND OUTSIDE. 200 FEET. 17 IN FAVOR. ZERO WERE OPPOSED. ITEM FIVE IS A REQUEST FOR A CHANGE IN ZONING FROM R FIVE TO R TWO WITH ALL OVERLAYS TO STAY THE SAME. LOCATED AT 1232 REBA STREET. 45. EXCUSE ME. 49. NOTICES MAILED TWO IN FAVOR. ZERO OPPOSED PROSPECT HILL AND WEST END NEIGHBORHOOD. UH, WEST END HOPE IN ACTION. NEIGHBORHOOD ASSOCIATIONS ARE IN FAVOR AND ITEM SEVEN IS A REQUEST FOR A CHANGE IN ZONING FROM C3 TO C TWO CD WITH A CONDITIONAL USE FOR FOOD AND FOOD PRODUCTS PROCESSING WITH ALL OVERLAYS TO STAY THE SAME. LOCATED AT 86 66 HUEBNER ROAD. NINE. NOTICES MAILED ZERO IN FAVOR. ZERO OPPOSED? THERE IS NO REGISTERED NEIGHBORHOOD ASSOCIATION WITHIN 200 FEET OF THIS SUBJECT PROPERTY CHAIR. ALRIGHT, THANK YOU SO MUCH. IS THERE ANY PUBLIC COMMENT? THERE'S NO PUBLIC COMMENT. ALRIGHT, IF WE COULD PLEASE HAVE THE APPLICANT'S REPRESENTATIVE FOR ITEM NUMBER THREE PLEASE? YES, COMMISSIONER. ALRIGHT. UH, YOU HEARD THE AMENDMENT TO THE LEGAL DESCRIPTION? THAT'S CORRECT. WE AGREE WITH THAT AMENDMENT. WE SUPPORT THAT AMENDMENT. YES WE DO. ALRIGHT, THANK YOU SO MUCH. ALL RIGHT. UM, THE FLOOR IS NOW OPEN FOR A MOTION. MR. CHAIR? YES. COMMISSIONER HUEY. I MOVE TO APPROVE THE FOLLOWING ITEMS. ITEM NUMBER TWO, ITEM NUMBER THREE AS AMENDED. ITEM NUMBER FOUR, FIVE AND SEVEN. VERY GOOD. IS THERE A SECOND? I'LL SECOND. SECOND BY COMMISSIONER HINOJOSA. ANY DISCUSSION? LOOKING LEFT, SEEING NONE. DISCUSSION. LOOKING RIGHT. ALRIGHT. THE MOTION IS TO APPROVE ITEMS TWO THREE AS AMENDED FOUR FIVE AND SEVEN BY COMMISSIONER HUEY WITH THE SECOND BY COMMISSIONER HINOJOSA. ROLL CALL VOTE PLEASE. COMMISSIONER HUEY AYE. COMMISSIONER HINOJOSA? YES. COMMISSIONER KELLUM? YES. COMMISSIONER PETE RODRIGUEZ. YES. COMMISSIONER SIPES? YES. COMMISSIONER KELLY? YES. COMMISSIONER VILLE. AYE. COMMISSIONER, WHAT'S UP? YES, CHAIR BUSANTE. AYE. MOTION CARRIES. ALRIGHT, VERY GOOD. IF YOU ARE PRESENT FOR ITEMS 2, 3, 4, 5, OR SEVEN AND THAT'S ALL YOU HAVE BEFORE US TODAY, YOU CAN GO ON YOUR WAY. YOU ARE GOING TO CITY COUNCIL WITH A RECOMMENDATION OF APPROVAL FROM THIS BODY. YOU HAVE SIX MONTHS TO GET THERE. IT'S JUST DOWN THE ROAD. IT SHOULDN'T TAKE SIX MONTHS. ALRIGHT, MOVING ON TO OUR NEXT AGENDA ITEM, UH, WHICH IS A CONTINUANCE HEARING TO SEPTEMBER 15TH, 2026. WHAT IS THE ITEM? ITEM NUMBER EIGHT LOCATED AT 6 0 1 DELAWARE STREET IS REQUESTING A TWO WEEK CONTINUANCE TO THE SEPTEMBER 15TH MEETING. ALRIGHT, THE FLOOR IS OPEN FOR A MOTION. MR. CHAIR? YES. COMMISSIONER HUEY. I MOVE TO CONTINUE. ITEM NUMBER EIGHT TO THE 15TH SEPTEMBER, 2026 HEARING. ALRIGHT, THERE IS A MOTION TO CONTINUE IT. IS THERE A SECOND? SECOND. SECOND BY COMMISSIONER DOELL. UM, IS THERE ANY DISCUSSION? LOOKING LEFT? SEEING NONE, LOOKING RIGHT, SEEING NONE. UH, THE MOTION IS TO CONTINUE. ITEM NUMBER EIGHT TO THE SEPTEMBER 15TH, 2026. MEETING BY COMMISSIONER HUEY WITH THE SECOND BY COMMISSIONER DUVAL ROLL CALL VOTE PLEASE. COMMISSIONER HUEY AYE. COMMISSIONER VE AYE. COMMISSIONER KELLUM? YES. COMMISSIONER OSA? YES. COMMISSIONER PETE RODRIGUEZ? YES. COMMISSIONER SIPES? YES. COMMISSIONER KELLY? YES. COMMISSIONER WHATA? YES. CHAIR WITH SAMANTHA. AYE. MOTION CARRIES. ALRIGHT, VERY GOOD. UM, ALRIGHT, WE ARE NOW GONNA MOVE ON TO OUR INDIVIDUAL HEARING, WHICH CONSISTS OF ONE ITEM. HOORAY. GOOD AFTERNOON COMMISSIONERS. JOEL BELLA. PLANNING COORDINATOR WITH THE DEVELOPMENT SERVICES DEPARTMENT. ITEM ONE LOCATED AT 50 50 HEMPHILL DRIVE AS A REQUEST FROM R FIVE RESIDENTIAL SINGLE FAMILY DISTRICT TO R THREE RESIDENTIAL SINGLE FAMILY DISTRICT 34 NOTICES WERE MAILED, ZERO IN FAVOR, THREE OPPOSED. AND THE CBRA PARK NEIGHBORHOOD ASSOCIATION IS OPPOSED. THE EXISTING R FIVE RESIDENTIAL SINGLE FAMILY DISTRICT IS AN APPROPRIATE ZONING FOR THE PROPERTY AND SURROUNDING AREA. THE PROPOSED R THREE RESIDENTIAL SINGLE FAMILY DISTRICT IS NOT APPROPRIATE. THE APPLICANT IS REQUESTING REZONING TO R THREE RESIDENTIAL SINGLE FAMILY DISTRICT PRIOR TO SUBDIVIDING THE EXISTING PROPERTY INTO TWO SEPARATE PARCELS WITH THE INTENT TO CONSTRUCT A SINGLE FAMILY DWELLING ON EACH LOT. STAFF DOES NOT OBSERVE ANY BASE ZONING DISTRICT OTHER THAN R FIVE WITHIN THE SURROUNDING AREA. AND INTRODUCING THE SMALLER LOT SIZE WOULD DISRUPT THE EXISTING CHARACTER OF THE COMMUNITY. STAFF [00:10:01] RECOMMENDS DENIAL AND THE APPLICANT'S REPRESENTATIVE IS PRESENT. ALRIGHT, IF WE COULD HAVE THE APPLICANT'S REPRESENTATIVE PLEASE. THANK YOU. OH, GOT IT. GOOD AFTERNOON COMMISSIONERS. PATRICK CHRISTENSEN, THREE 15 EAST COMMERCE. UM, YOU MIGHT RECALL THIS CASE CAME BEFORE YOU PROBABLY ABOUT FIVE MONTHS AGO, AND I, UH, WAS STAFFED, RECOMMENDED FOR DENIAL. I WOULD POSTPONED THE APPLICATION SO WE CAN MAYBE REVISIT OUR SITE PLAN. WE ORIGINALLY HAD TWO STRUCTURES SIDE BY SIDE FACING NORTH FRONTING ON HEMPHILL STREET. SO THIS IS THE NEIGHBORHOOD YOU SAW FROM STAFF'S PRESENTATION. UM, THIS IS THE LOT. SO IT IS A 7,500 SQUARE FOOT LOT. OUR INTENTION IS TO OF COURSE ASK FOR OUR THREE ZONING SUBDIVIDED INTO 3,750 FOOT SQUARE, 33,750 SQUARE FOOT LOTS. UM, THIS THING'S GOING AUTOMATICALLY. OKAY, THERE WE GO. UH, THAT IS OUR INTENTION. NOW, WE DIDN'T COME IN AND ASK FOR OUR FIVE CD FOR TWO DWELLING UNITS BECAUSE WE DON'T INTEND TO RENT THESE. THE GOAL IS TO REPL THE PROPERTY AND SELL THEM AS SINGLE FAMILY HOMES. AS YOU CAN SEE FROM SOME OF STAFF'S PHOTOS, UH, THE NEIGHBORHOOD HAS SOME ISSUES. UM, IT, IT'D BE VERY DIFFICULT TO BUILD A NEW SINGLE FAMILY STRUCTURE FOR ONE FAMILY ON A 7,500 SQUARE FOOT LOT ON THIS PROPERTY. THE PROPERTY TO THE LEFT, AS YOU CAN SEE, HAD A FRONT PORCH AT ONE TIME. IT'S BEEN BOARDED IN. IT LOOKS LIKE NO ONE LIVES THERE AT ALL. UM, THIS IS OUR VIEW ACROSS HEMPHILL STREET, SOMEONE'S BACKYARD FENCE, ALL THOSE PROPERTIES ON HEMP HILL ON THE NORTH SIDE. THIS IS THEIR BACKYARD. AND THEN CPS REALLY DID A NUMBER ON CPS STREET, THESE GIANT POWER POLES. I MEAN THEY ALMOST LOOK LIKE THEY'RE 75 TO A HUNDRED FEET TALL RUN UP AND DOWN THE STREET. SO THIS IS OUR VIEW LOOKING EAST, THIS IS OUR VIEW LOOKING WEST. SO LIKE I SAID, THE PROPERTY HAS SOME CHALLENGES. THAT'S WHY WE FELT, YOU KNOW, LIKE I SAID, THE PREVIOUS SITE PLAN, AND I APOLOGIZE FOR THE WRITING BE BEING UPSIDE DOWN. I DON'T KNOW WHY THE, THE UH, ARCHITECT DID THAT. BUT INSTEAD OF HAVING TWO THIN SKINNY HOUSES FACING NORTH, WE'RE PROPOSING SINCE WE ARE SUBDIVIDING THE PROPERTY ANYWAYS, TO HAVE THE NORTHERNMOST STRUCTURE FACE, HEEL STREET AND THE SOUTHERNMOST STRUCTURE. FACE, FACE, EDGECLIFF AVENUE. THAT'S THE CHANGE THAT WE MADE. IT IS A CORNER PROPERTY SO WE CAN CERTAINLY HAVE ONE PROPERTY FACE NORTH AND ONE PROPERTY FACE WEST. AND THAT'S REALLY, THAT'S OUR REQUEST. YOU KNOW, I DID MEET WITH THE NEIGHBORHOOD ASSOCIATION, THEY WERE JUST HELL BENT. NOPE, WE'RE NOT GONNA DO TWO LOTS, TWO TWO SINGLE FAMILY HOMES THERE. I CAN UNDERSTAND IF I WAS COMING IN WITH A FOURPLEX APARTMENT, SOMETHING LIKE THAT. WE'RE JUST TRYING TO DO TWO SINGLE FAMILY HOMES ON AN OLDER SUBDIVISION THAT HAS NOT HAD NEW, NEW CONSTRUCTION IN YEARS. AND ACTUALLY THE LATEST NEW NEWEST CONSTRUCTION WAS FROM MY CLIENT WHO DID SOME PROPERTIES CLOSER TO CULEBRA STREET. AND THAT IS OUR REQUEST. I'M HAPPY TO ANSWER ANY QUESTIONS YOU MAY HAVE. I'M A LITTLE CONFUSED AS STAFF'S RECOMMENDING DENIAL, I MEAN THIS IS AN INSIDE LOOP FOUR 10 PROPERTY. WE'RE TRYING TO ENCOURAGE INFILL DEVELOPMENT. UM, THIS LOT'S JUST TOO BIG FOR ONE STRUCTURE. THANK YOU. ALRIGHT, THANK YOU. DO WE HAVE ANY PUBLIC COMMENT? WE DO. UH, LUCIA. OH YEZ. AND MA'AM IF YOU WOULD TELL US YOUR NAME AND YOUR ADDRESS FOR THE RECORD. MY NAME IS LUCILLE YEZ. I LIVE IN UH, 51 0 2 HANFIELD DRIVE. THEN ON THE CORNER OF THE LOT THEY TALKING ABOUT FOR ME, I LIVED THERE FOR 25 YEARS, SINCE 2002. SO I KNOW PRETTY MUCH THE AREA I LIVE BY MY AND MYSELF. AND I DON'T THINK THE LOT IS NOT FOR TWO HOUSES. FOR ME, IT'S GONNA BE AFRAID BECAUSE IT'S NOT ENOUGH. PARKING FOR TWO HOUSES IS GONNA BE BRING AT LEAST TWO CARS, ALMOST THE TIME PEOPLE PARKING IN MY FENCE ALL THE TIME. SO THIS IS GONNA BE A BIG PROBLEM. IT'S NOT REALLY A SPOT FOR TWO HOUSES, PERIOD AGAINST THE LAW. THAT'S IT. OKAY, THANK YOU SO MUCH MA'AM. NEXT PLEASE. NO FURTHER PUBLIC COMMENT. ALRIGHT, MR. CHRISTENSEN, A BRIEF REBUTTAL. UM, REALLY NOTHING FURTHER TO SAY. COMMISSIONER. I'M NOT SURE WHO'S, WHO'S PARKING ON HER PROPERTY. I MEAN, IT'S CERTAINLY NOT ANYONE FROM THIS PROPERTY, BUT LIKE I SAID, IT'S A CORONER PROPERTY. WE HAVE PLENTY OF ROOM FOR PARKING, WE BELIEVE, AND IT'S A LARGE LOT. WE, WE'D LIKE TO BE ABLE TO BUILD TWO NEW SINGLE FAMILY HOMES THERE. THANK YOU. ALRIGHT, THANK YOU SO MUCH. ALRIGHT, THIS IS A DISTRICT SEVEN CASE COMMISSIONER S SIPES TO YOU FOR QUESTIONS. ALRIGHT, THANK YOU CHAIR. UM, I'M TRYING TO THINK OF WHERE TO START. UH, QUESTION FOR FOR STAFF. SO WITH TWO SINGLE FAMILY LOTS, YOU WOULD, YOU'RE STILL ABLE TO BUILD AN A DU TECHNICALLY, CORRECT? CORRECT. EACH RESIDENTIAL SINGLE FAMILY DISTRICT PERMITS AN A DU BY. RIGHT. AND THEN, AND WHAT ARE THE SETBACKS RE REQUIREMENTS? I'M, I'M TRYING TO PICTURE HOW THAT WOULD WORK. FOR AN A DU? YES. [00:15:01] THAT WOULD BE A THREE FOOT SIDE AND REAR SETBACK. OKAY. FOR ACCESSORY STRUCTURES. THAT'S, IF IT DOESN'T HAVE ARCHITECTURAL FEATURES LIKE OVERHANG OR ANY WINDOWSILL TYPICAL, THAT'S A WHATNOT. BUT IT'S TYPICALLY FIVE FEET. SORRY, TYPICALLY FIVE FEET. YEAH. MINE OVERHANGS THE ALLEY, SO I KNOW. UM, OKAY. THANK YOU. UM, I, AND SO LET'S SEE THE, THE ALL RIGHT. UH, QUESTION FOR THE APPLICANT. YES, COMMISSIONER. SO ORIGINALLY WE, WE, WE LOOKED AT THIS, THIS WAS A, WE HAD, YOU WERE TRYING TO SPLIT IT DOWN THE CENTER, I MEAN, I MEAN RIGHT DOWN, CORRECT. NORTH, NORTH AND SOUTH. YES. WHICH RESULTED IN PRETTY THIN SKINNY STRUCTURES. YES. UM, AND SO, AND SO WHAT WE'RE DOING NOW IS HAVING ONE FACE EDGE CLIFF AND ONE FACE HEMP HILL. THAT'S CORRECT. ALRIGHT. UM, YEAH, I'M GONNA, I'M GONNA, OKAY, THANK YOU. I'M TRYING TO THINK OF ADDITIONAL QUESTIONS IF I COULD HEAR FROM THE NEIGHBOR. THANK YOU. S UM, WELL THANK, THANK YOU FOR COMING OUT. THANK YOU FOR YOUR INPUT. AND UM, YOU, YOU KNOW WHAT, HOLD ON ONE SECOND. HOLD ON. DOES THIS PROPERTY, THIS IS A QUESTION FOR STAFF 'CAUSE I'M GONNA, I JUST THOUGHT OF THIS. DOES THIS AREA, UM, BENEFIT FROM THE DUPLEX AS A RIGHT? NO, IT'S CURRENTLY ZONED IN R FIVE. THAT WOULD ONLY APPLY TO SOME R FOURS. BUT THIS IS AN R FIVE. THIS ONE DOES NOT BENEFIT FROM THAT. IT DOES NOT BENEFIT FROM THAT CONVERSION. CORRECT. OKAY. THANK YOU. THANK YOU. ALRIGHT. UM, I WAS WONDERING, AS AS A NEIGHBOR WOULD, WOULD YOU PREFER IF THERE WAS, I I I'M TRYING TO FIND THE, THE, WHERE YOU'RE COMING ON YOUR OPPOSITION. IF, IF, IF THERE, IF THE PROPOSAL WAS FOR A DUPLEX, WOULD THAT, WOULD THAT CONCERN YOU AS MUCH? IT IS NOT A SPACE FOR, EXCEPT FOR A SINGLE HOME. OKAY. SO IT'S, IT'S YOU. SO THE CONCERN IS OVER, OVER THE, THE SPACE ALLOWED FOR TWO, FOR TWO PEOP FOR TWO UNITS, TWO FAMILY UNITS YOU MIGHT SAY. RIGHT. OKAY. I GOTCHA. ALRIGHT, UH, THANK YOU SO MUCH FOR THAT. UM, I THINK THAT'S ALL THE QUESTIONS I HAVE FOR RIGHT NOW. I'LL OPEN IT UP TO FEDERAL COMMISSIONERS AND SEE IF THEY TRIGGER SOME ADDITIONAL INSIGHT. THANK YOU SO MUCH. COMMISSIONER SIPES TO MY LEFT. YES. COMMISSIONER, WHAT'S IT FOR STAFF ON R THREE? THE ONLY DIFFERENCE BETWEEN R THREE AND R FIVE IS JUST, IT'S A 3000 FOOT LOT. THAT'S CORRECT. THE MINIMUM LOT SIZE. OTHER THINGS INVOLVED IN THAT? WELL, THERE'S A DIFFERENCE IN THE SETBACKS. SO FOR R FIVE, THE STANDARD SETBACKS IS 10 IN THE FRONT, FIVE ON THE SIDES, 20 IN THE REAR. IF YOU'RE R THREE, IT'S 10 ON THE FRONT, FIVE ON THE SIDES, 10 ON THE REAR. NO OTHER THINGS THAT THEY CAN DO. EXTRA UNITS. YEAH, THEY WOULD PERMIT THE SAME TYPES OF USES. OKAY. YES. COMMISSIONER ELL, UH, TO STAFF, HOW MANY, UH, DUPLEXES ARE THERE? UM, WITHIN THE, UH, WITHIN THE AREA? HONESTLY, WE COULD NOT TELL YOU WHEN, WHEN I LOOK AT, UM, YOU KNOW, ONE OF THE TRICKS, UH, I'VE USED IS TO, TO GO ON GOOGLE MAPS AND LOOK TO SEE HOW MANY OF THE LOTS HAVE LIKE MULTIPLE ADDRESSES ON IT, CORRECT, MM-HMM . UM, SO I GUESS MAYBE JUST QUICKLY IF YOU, YOU ALL COULD PULL UP GOOGLE MAPS. UM, 'CAUSE I SEE A, A FEW, UM, EVEN WITHIN THE, THE 200 FOOT RANGE THAT HAVE TWO ADDRESSES ON THEM, UH, INCLUDING IT LOOKS LIKE, UH, 50 47 CANNON, UM, 50 55 IS AT LEAST GOOGLE MAPS SAYS IS THE SAME BUILDING, UH, FURTHER DOWN ON CANNON 50 35 AND 50 19. UM, I GUESS THE, THE QUESTION WOULD BE IF, IF THAT DID ACTUALLY REFLECT THE FACT THAT SOME OF THESE UNITS WERE BEING USED AS DUPLEXES, WOULD THAT CHANGE STAFF'S ANALYSIS ABOUT THE, UH, CONSISTENCY OF THE EXISTING [00:20:01] DEVELOPMENT? I KNOW THAT'S A HYPOTHETICAL, BUT SURE. AND, AND WE DON'T HAVE AN ACCOUNTING OF, UH, DUPLEXES EXISTING IN THE AREA FOR, FOR THIS PRESENTATION. BUT THE STAFF'S RECOMMENDATION IS PRIMARILY BORN OUT OF THE DIFFERENCE IN THE MINIMUM LOT SIZE REQUIREMENT BETWEEN THE R THREE AND THE R FIVE. GOT IT. SO NOT AS MUCH ABOUT THE USE AS, AS THE, THE LOT SIZES. THAT'S CORRECT. BEING THAT THE USES ARE THE SAME BETWEEN THE TWO DISTRICTS. GREAT. AND THEN, UH, ONE OTHER FOLLOW UP QUESTION. UM, APPLICANT'S REPRESENTATIVE MENTIONED TYPICALLY WITHIN THE, UH, WITHIN THE LOOP, UM, STAFF FREQUENTLY RECOMMENDS INCREASING DENSITY FOR INCREASING HOUSING SUPPLY. I WAS JUST CURIOUS TO GET YOUR RESPONSE AS TO WHAT'S, UH, HOW DO WE, HOW DO WE PAIR THAT DISCREPANCY? UH, WHY ISN'T THIS A CASE WHERE WE WANNA ENCOURAGE MORE HOUSING INVENTORY AND DIVERSE HOUSING OPTIONS AS OPPOSED TO BEING A CASE WHERE WE'RE CONCERNED ABOUT CONSISTENCY WITH SURROUNDING DEVELOPMENT? TYPICALLY WHEN WE'RE LOOKING AT THESE KIND OF USES, WE ARE LOOKING AT IF THERE IS EXISTING ZONING, LIKE IF THERE WERE R THREES WITHIN PROXIMITY, LIKE I COULD, THERE IS ONE CASE THAT WE JUST READ INTO CONSENT WHERE THEY'RE DOWN ZONING FROM R FIVE TO R TWO, BUT THERE WAS R TWO WITHIN PROXIMITY. SO THAT GAVE STAFF THAT CONTEXT THAT THERE IS EXISTING AROUND THERE. UM, I DO UNDERSTAND AGAIN, YOU KNOW, INSIDE FOUR 10 THEY DO ALLOW LIKE THE IDZ BASE ZONE AND WHATNOT. BUT AGAIN, WE JUST, IF YOU LOOK AT THIS AREA, IT IS ALL R FIVE AND MOST OF THESE LOTS ARE THAT 7,500 OR EVEN MORE. AND SO THAT IS WHERE JUST THE CONCERN FOR THAT SMALLER LOT SIZE CAME INTO EFFECT. YEAH. THAT THIS MAP THAT'S IMPACTFUL. THANK YOU FOR SHARING THAT. THANKS. ALRIGHT, THANK YOU. UH, ANY FURTHER QUESTIONS LEFT? SEEING NONE QUESTIONS, RIGHT? YES. COMMISSIONER HUEY. THANK YOU MR. CHAIR. UH, STAFF, WHAT WAS THE UH, ADDRESS FOR MR. VALEZ? 51 0 2. 51 0 2 HEMPHILL. THANK YOU. OKAY. UH, ANY FURTHER QUESTIONS? RIGHT. OKAY. BRIEFLY, MR. CHRISTENSEN, YOU MENTIONED THAT THIS WAS WITHIN LOOP FOUR 10. WHY NOT IDZI REALLY DIDN'T THINK IT WAS NECESSARY. YOU KNOW, I MEAN I GUESS THAT WOULD'VE LOCKED US MORE INTO A SITE PLAN, BUT, UM, YOU KNOW, WE WERE JUST LINKING, WE'RE JUST GONNA SUBDIVIDE IT INTO TWO LOTS AND WE WOULD JUST GO WITH SOMETHING THAT WOULD ALLOW TWO LOTS TO BE, YOU KNOW, 3,750 FEET AND THIS IS WHAT WE CAME UP WITH. I MEAN, AND AS YOU KNOW, I GO INTO SOME NEIGHBORHOODS I EVEN MENTIONED IDZ AND THEY RUN OUT, RUN ME OUTTA THERE WITH MY HAIR ON FIRE. SO I JUST THOUGHT I'D GO SOMETHING SINGLE FAMILY THEY KNOW WE'RE NOT TRYING TO DO ANY APARTMENTS OR ANYTHING. OKAY. SO TO FOLLOW UP ON THAT, NOW, YOU KNOW THIS IS AN APPROXIMATELY 7,500 SQUARE FOOT CORRECT. LOT. CORRECT. AND YOU JUST ARE GONNA SLICE IT IN 2 30, 7 50 EACH WAY? CORRECT. OKAY. SO IF THERE WERE AN R 3.75, THAT WOULD BE WHAT YOU'RE LOOKING FOR? ? YES, I SUPPOSE YES. . ALRIGHT. UM, OKAY. I THINK THOSE ARE ALL MY QUESTIONS OF YOU. THANK YOU. THANK YOU. ALRIGHT, SECOND ROUND. LET'S GO TO MY LEFT. COMMISSIONER SIPES, YOU WANNA KICK OFF OR YOU WANNA WAIT? ALRIGHT, ANY FURTHER QUESTIONS? TO MY LEFT? ALRIGHT, TO MY RIGHT QUESTIONS? THAT'S IT. ALRIGHT THEN, UH, COMMISSIONER SIPES, THIS IS THE DISTRICT SEVEN CASE TO YOU FOR DISCUSSION AND POTENTIAL MOTION. ALRIGHT. SINCE THIS IS THE ONLY CASE THAT WE HAVE ON INDIVIDUAL, I GET TO USE THE, THIS IS A DIFFICULT CASE AND IT REAL AND IT, AND IT, AND I HATE TO SAY THAT I HATE TO, I'M NOT, I'M NOT SAYING THAT LIGHTLY. IT, IT, IT REALLY IS BECAUSE, UM, WE ALWAYS ENCOURAGE NEIGHBORHOOD INVOLVEMENT. THE NEIGHBORHOOD ASSOCIATION IS SENT THEIR OPPOSITION. WE HAVE NEIGHBORS WHO HAVE TAKEN TIME TO COME OUT AND VOICE THEIR OPPOSITION. UM, AND, UH, IT MAKES FOR A DIFFICULT CASE. I UNDERSTAND STAFF'S CONCERN ABOUT THAT. THIS IS THE INTRODUCTION OF A DIFFERENT, UM, TYPE INTO THE, INTO THE NEIGHBORHOOD. WE DON'T HAVE R THREE AROUND. UM, AND, AND, AND SO IT MAKES IT, IT MAKES IT DIFFICULT FOR ME TO, TO KIND OF DECIDE WHAT I THINK WOULD BE APPROPRIATE AND UM, AS MANY OF US DO, WE KIND OF GO TO, YOU KNOW, OUR, OUR EXPERIENCES IN OUR OWN OWN NEIGHBORHOOD. AND SO I KIND OF DO THAT. I THINK OF, OKAY, WELL IN MY NEIGHBORHOOD, WHICH IS AN OLDER NEIGHBORHOOD, UM, ACTUALLY NOT THAT FAR AWAY. UM, WE HAVE SINGLE FAMILY [00:25:03] LOTS AND THEN YOU TURN THE CORNER AND LITERALLY ON THE CORNER WHERE IS WHERE WE HAVE A LITERAL TRIPLEX, UM, BECAUSE IT WAS ON THE CORNER. AND SO IN THIS CASE I'M THINKING, OKAY, IT'S ALWAYS THE CORNER LOT. THE CORNER LOT IN MY OPINION, ALWAYS GETS KIND OF A, KIND OF A SPECIAL BONUS BECAUSE THEY CAN HAVE ACCESS FROM TWO STREETS. UM, AND SO, UM, WHAT I WILL SAY TO THE, TO THE NEIGHBORS WHO CAME OUT, THANK YOU. AND I WILL SAY WE ARE A RECOMMENDING BODY SINCE NO ONE ELSE WILL SAY THAT TODAY PROBABLY. UM, AND SO YOU STILL CAN, UM, TALK WITH THE COUNCILWOMAN. I WOULD ENCOURAGE YOU TO TALK WITH THE COUNCILWOMAN, TALK WITH THE STAFF, UM, AND SHARE YOUR CONCERNS. AND THEY OBVIOUSLY CAN DISAGREE WITH WHAT I SAY AND THEY ARE THE FINAL DECISION MAKER. BUT FOR THIS CASE, I'M GONNA, UM, MAKE A MOTION FOR APPROVAL. OKAY. THERE'S A RECOMMENDATION FOR APPROVAL BY COMMISSIONER SIPES. IS THERE A SECOND? SECOND. SECOND BY COMMISSIONER KELLUM. ALRIGHT, FURTHER DISCUSSION TO MY LEFT. YES. COMMISSIONER ELL, UH, THE STAFF'S, UH, EXPLANATION OF DISTINGUISHING THIS KIND OF A CASE FROM OTHER CASES WE'VE SEEN FROM INSIDE THE LOOP, UM, I THINK WAS HELPFUL TO DISTINGUISH IT. YOU KNOW, FOR ME, UM, IN AREAS THAT ARE UNDER TRANSITION WHERE NEW GROWTH IS, UH, YOU KNOW, CHANGING THE CHARACTER OF THE, UH, NEIGHBORHOOD, UM, WE, WE SEE CASES LIKE THOSE A LOT WHERE WE CONSIDER ADDITIONAL DENSITY. UM, BUT I THINK THE, UH, STAFF'S POINT ABOUT THE, UH, THE THAT FIRST CASE OR, YOU KNOW, THE FIRST SEVERAL CASES I THINK IS IMPORTANT, UH, TO BE ABLE TO DISTINGUISH A MATTER OF GIVING A SPECIAL EXCEPTION AND A C OF R FIVE, UH, VERSUS JUST ONE MORE TRANSITION IN A MOVEMENT THAT'S ALREADY HAPPENING. UH, AS WE SAW, THIS IS AN AREA THAT'S ALL R FIVE, IT'S NOT A, AN AREA SO-CALLED IN TRANSITION. UM, THIS MIGHT, YOU KNOW, COULD BE THE START OF THE TRANSITION, UH, BUT ALONE IT JUST LOOKS LIKE A, A, YOU KNOW, SPECIAL, UM, SPECIAL EXCEPTION. UM, SO WITH THAT I'LL BE, UM, OPPOSING THE MOTION. ALRIGHT, VERY GOOD TO MY RIGHT DISCUSSION. ALRIGHT, UH, IN THAT CASE I GET THE FINAL WORD, UH, I WILL BE SUPPORTING THE MOTION. I UNDERSTAND THE NEIGHBOR'S CONCERNS. THERE IS, UH, HOWEVER, ONE THING WE DIDN'T MENTION IS THERE IS A BUS STOP RIGHT OUTSIDE OF THIS PROPERTY RIGHT IN FRONT OF THE NEIGHBORING PROPERTY. UM, THIS IS A CASE WHERE, YOU KNOW, WHEN I LOOK AT GOOGLE MAPS AND GOOGLE SATELLITE, WE SEE A LOT OF WHAT I THINK LOOKED TO BE DIFFERENT USES, INCLUDING A LOT OF CARS PARKED ON THE, PARKED ON THE LOTS, UH, BEHIND, NOT ON DRIVEWAYS, ET CETERA. UM, ESPECIALLY IF YOU GO DOWN TO, UH, CANNON DRIVE ON THE SAME MAJOR BLOCK FACE. UM, AND SO, YOU KNOW, I UNDERSTAND THAT NEIGHBORS MAY WANT A SINGLE R FIVE OR IN THIS CASE, YOU KNOW, R 7.5 PROPERTY HERE. BUT YOU KNOW, TO MY MIND, TWO HOUSES AS COMMISSIONER SIPES POINTED OUT ON A CORNER LOT IS A BETTER USE THAN AN EMPTY LOT. AND, YOU KNOW, PRESERVING SIMPLY AN, AN EMPTY LOT FOR THE SAKE OF HAVING AN EMPTY LOT, I'M, I'M AFRAID THAT SOME OF THE PARKING ISSUES, UH, THAT THE NEIGHBOR RAISED, UH, WOULD JUST GET WORSE WITH THIS EMPTY LOT. AND SO I WILL BE SUPPORTING THE MOTION. THANK YOU SO MUCH. ALRIGHT. MOTION IS FOR APPROVAL, UH, OF R THREE FOR ITEM NUMBER ONE BY COMMISSIONER, UM, SIPES, EXCUSE ME, , YOU KNOW, WE'VE BEEN TOGETHER LIKE NINE YEARS ON THIS BODY. , I TAKE ONE . SORRY, COMM. THE MOTION IS TO RECOMMEND APPROVAL OF ITEM NUMBER ONE BY COMMISSIONER S SIPES WITH A SECOND BY COMMISSIONER KELLUM. ROLL CALL VOTE. COMMISSIONER S SIPES. YES. COMMISSIONER KELLUM. YES. COMMISSIONER OSA? YES. COMMISSIONER PETE RODRIGUEZ. YES. COMMISSIONER HUEY. AYE. COMMISSIONER KELLY? YES. COMMISSIONER VO NAY. COMMISSIONER WIT YES. CHAIR BUSMAN. AYE. MOTION CARRIES. ALRIGHT, VERY GOOD. THANK YOU SO MUCH. UM, AS COMMISSIONER S SIPES DID POINT OUT, WE ARE RECOMMENDING BODY SO YOU KNOW, THEY WILL GO TO CITY COUNCIL AND YOU CAN ADDRESS CITY COUNCIL ON THIS [00:30:01] CASE AS WELL. ALRIGHT, THANK YOU. ALRIGHT, [Approval of Minutes  ] UH, OUR FINAL ITEM ON TODAY'S AGENDA IS THE APPROVAL OF THE MINUTES, UH, COMMISSIONERS ANY CHANGES, AMENDMENTS, ET CETERA. FOR THE MINUTES FOR THE AUGUST 18TH, 2026 ZONING, COMMISSION MEETING. LOOKING LEFT, SEEING NONE. LOOKING RIGHT, SEEING NONE. THE FLOOR IS NOW OPEN FOR A MOTION. MR. CHAIR? YES. MOVE TO APPROVE. VERY GOOD. UH, IS THERE A SECOND? I'LL SECOND IT. OKAY, I'M GOING WITH THE COMMISSIONER. UH, WAS THAT PETE RODRIGUEZ? YES. YEAH. OKAY. ALRIGHT. UH, THIS CAN BE BY ACCLIMATION. ALL THOSE IN FAVOR OF APPROVING THE MINUTES, SAY AYE. AYE. AYE. ALL THOSE OPPOSED? SAME SIGN. ALRIGHT, THE MINUTES ARE APPROVED. IS THERE A DIRECTOR'S REPORT? NO. DIRECTOR'S REPORT. ALRIGHT. AND THAT CASE, THE TIME IS 1 31 AND THIS MEETING OF THE ZONING COMMISSION OF THE CITY OF SAN ANTONIO IS ADJOURNED. * This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.