Zoning Commission · 1:00 PM · 1901 S. Alamo
Analysis based on the published agenda — official vote outcomes not yet available. Results may appear as the city updates its records.
Matters
All Zoning cases · District scope
Commercial Rezoning at Nieto Drive (Z-2026-10700079)
Showing all 2 actions. Filter by: , .
Confirm commercial rezoning scope on 9.295 acres at Nieto Drive
Applies if: You are evaluating or controlling a parcel in the 4400 block of Nieto Drive
Why now: The request changes both "C-2 AHOD" and "NP-10 AHOD" areas to "C-2 AHOD" on 9.295 acres, tied to Plan Amendment PA-2026-11600025, with a staff recommendation of Approval.
What to do: Check the request's linked plan amendment and map to see which parts of the site are moving from neighborhood preservation to commercial zoning, and size your plans only to the commercial portion. Building assumptions on the neighborhood-preservation portion before it is resolved risks redesign.
Act before: After the next material record update
Ask why Nieto Drive commercial rezoning keeps getting continued
Why now: The case was continued 10-0 on 9/15/2026 to 10/20, then appeared again on 10/20 as continued and on 11/3, three appearances, with staff recommending Approval and Alexa Retana as contact.
What to do: Ask the planner and the applicant what changes or open issues led to repeated continuances, and whether the associated plan amendment is a factor. Readers can't tell from the agenda whether this is a scheduling delay or a substantive dispute.
Act before: After the next material record update
1911 Burnet Street (Z-2026-10700181)
Showing all 2 actions. Filter by: , .
Verify five-unit infill rezoning limits at Burnet Street
Applies if: You own or are under contract on the site or a comparable small infill lot
Why now: The request changes zoning from RM-6 to IDZ-2 'with uses permitted for five (5) dwelling units' on Lot 10, Block 10, NCB 1330, and keeps the MLOD-3, MLR-2 and AHOD overlays; staff recommends approval, and the case has appeared at two Zoning Commission hearings (10/06 and 11/03).
What to do: Confirm the site plan fits the request's cap of five dwelling units before spending on design, because the request ties the new infill zoning to that specific number. Also check how the airfield lighting and airport hazard overlays, which carry over unchanged, affect your building design.
Act before: After the next material record update
Ask why Burnet Street infill rezoning was continued
Why now: The case was continued from 10/06/2026 to 11/03/2026 despite a staff recommendation of Approval, and the results of both Zoning Commission hearings are not in these records.
What to do: Find out who requested the continuance of this five-unit rezoning from October 6 to November 3, and whether the applicant, staff or commission asked for it. The reason would show whether this is a neighborhood dispute or a technical fix.
Act before: After the requested records are produced
403 F Street (Z-2026-10700118)
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Confirm both linked cases are noticed for the apartment rezoning
Applies if: Your client owns or borders the 2.121 acres or plans to oppose or support the change
Why now: The zoning case lists an associated plan amendment, PA-2026-11600037, and the Zoning Commission item shows no recorded outcome, so it is unclear how the two cases are being coordinated.
What to do: Obtain the notice and agenda records for both the zoning case and its associated plan amendment case, and check whether they are being heard in sequence. If the two are not aligned, a client may be exposed to a defective or mismatched record.
Act before: After the next material record update
Pull the alternate recommendation for this apartment rezoning
Applies if: You are evaluating or competing for this site or similar infill sites nearby
Why now: Staff recommends Denial with an Alternate Recommendation on the change from single-family R-4 to MF-33 on 2.121 acres, and it is tied to plan amendment case PA-2026-11600037.
What to do: Obtain the staff report and find out what the Alternate Recommendation allows, since staff recommends denial of the full request. Size your unit count and site plan to the alternate zoning, not the requested one, or you risk designing for density that will not be granted.
Act before: After the next material record update
Ask why staff opposes this apartment rezoning near Martindale
Why now: Staff recommends Denial with an Alternate Recommendation for the change to MF-33 on 2.121 acres at 403 F Street, within the Martindale Army Air Field lighting overlay and airport hazard overlay.
What to do: Request the staff report explaining the denial recommendation and the Alternate Recommendation. Ask what the alternate zoning is and how the military lighting and airport hazard overlays shaped staff's position.
Act before: After the requested records are produced
1359 West Kings Highway (Z-2026-10700164)
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Reassess flex-space rezoning given staff denial recommendation
Applies if: You are the applicant or considering a similar flex-space project on this lot
Why now: Staff recommends Denial of the R-4 to IDZ-3 request for office warehouse (flex space) plus one dwelling unit, and an associated plan amendment (PA-2026-11600070) is tied to it (Shawn Schiele, Development Services Department).
What to do: Before spending on design or contracts, plan for the request failing: staff recommends denial of the change from single-family to high-intensity infill zoning. Ask the planner which specific findings drove the denial and whether a narrower district or use list would change that.
Act before: After the next material record update
Identify who is behind the Kings Highway flex-space rezoning
Why now: The item lists a request from R-4 to IDZ-3 for office warehouse (flex space) with outside storage restricted, plus a companion plan amendment PA-2026-11600070, but names no applicant and the record shows no outcome from the 2026-11-03 hearing.
What to do: Find the applicant and owner for this rezoning of a single-family lot to a high-intensity zone, and ask what they plan to build. The record names only the zoning request, not the applicant or project.
Act before: After the next material record update
Check what the warehouse rezoning allows near your home
Applies if: You live or own property near 1359 West Kings Highway
Why now: The request on Lot 17, Block 90 at 1359 West Kings Highway would change R-4 single-family to IDZ-3 for flex space and one dwelling, and staff recommends denial.
What to do: Look up the allowed uses in the requested high-intensity infill zone and compare them with the current single-family zoning. The request would allow office warehouse (flex space) on a single-family lot, though outside storage is not permitted except in the I-2 district.
Act before: After the next material record update
322 Yale Avenue (Z-2026-10700165)
Showing all 3 actions. Filter by: , , .
Obtain staff report and plan amendment file for Yale Avenue rezoning
Applies if: You represent the applicant, a neighbor, or a nearby owner
Why now: The zoning case Z-2026-10700165 is associated with Plan Amendment Case PA-2026-11600071, and staff recommends Denial with an Alternate Recommendation at the Zoning Commission item.
What to do: Pull the staff report and the companion plan amendment file to see why denial was recommended and what the alternate recommendation requires. Ask whether the rezoning can proceed if the plan amendment is not approved, since the two requests are linked.
Act before: After the next material record update
Confirm two-unit infill rezoning feasibility despite staff denial
Applies if: You are considering buying or building on this lot or a similar single-family lot
Why now: Staff recommends Denial with an Alternate Recommendation for the change from R-4 to IDZ-1 permitting two dwelling units at 322 Yale Avenue, tied to Plan Amendment Case PA-2026-11600071 (planner Shawn Schiele, 210-207-0015).
What to do: Before spending on design or financing for a two-dwelling project, call the city planner to learn what the staff's alternate recommendation would permit versus the requested two-unit zoning. Staff recommended denial, so the outcome you underwrite may differ from the request.
Act before: After the next material record update
Ask planner what two-unit rezoning would change on Yale Avenue
Applies if: You live near 322 Yale Avenue
Why now: The request changes 322 Yale Avenue from R-4 single-family to IDZ-1 with two dwelling units, in Council District 1, and staff recommends Denial; contact is Shawn Schiele at 210-207-0015.
What to do: Contact the assigned planner to confirm whether the rezoning would allow a second dwelling on a lot now limited to single-family use. Ask about the airport hazard overlay, which stays in place, and how the staff's denial recommendation affects the case.
Act before: After the next material record update
Analysis
Zoning
Housing
Governance & Oversight
Insights by Role
Developer
HighHigh significance — major decision, large financial impact, or broad community effectStaff recommended denial of the higher-intensity requests at 403 F Street, 1359 West Kings Highway, 322 Yale Avenue and 2940 Castroville Road, while recommending approval of smaller infill and commercial rezonings. If staff recommendations are upheld, applicants seeking multifamily, IDZ-3 or industrial zoning from R-4 should expect resistance.
Resident
HighHigh significance — major decision, large financial impact, or broad community effectResidents near 403 F Street, 1359 West Kings Highway, 322 Yale Avenue and 2940 Castroville Road may want to follow cases where single-family land was proposed for more intense zoning, though staff recommended denial for all four. Planners of record are listed for each case.
Journalist
MediumMedium significance — notable action worth trackingThe agenda paired four staff denial recommendations, three with Alternate Recommendations, with a proposal to cancel the January 5, 2027 meeting. Questions include what the alternates entail and why the meeting would be cancelled.
Lobbyist
LowLow significance — routine or procedural itemItems 13 and 14 put the January 5, 2027 meeting cancellation and the October 20 minutes before the Zoning Commission. If the cancellation proceeds, filing timelines for cases targeting that date could shift.
14 items
AI-generated summaries. Click to expand for original text.
#1Zoning change request, continued from a prior meeting, from RM-6 to IDZ-2 to allow five dwelling units at 1911 Burnet Street. Staff recommends approval.
#2Zoning change request, continued from a prior meeting, on 9.295 acres in the 4400 block of Nieto Drive from C-2 and NP-10 to C-2, with an associated plan amendment. Staff recommends approval.
#3Zoning change request on 2.121 acres at 403 F Street from R-4 single-family to MF-33 multi-family, with an associated plan amendment. Staff recommends denial with an alternate recommendation.
#4Zoning change request for 1359 West Kings Highway from R-4 single-family to IDZ-3 high intensity infill development to allow office warehouse (flex space) and one dwelling unit. Staff recommends denial.
#5Zoning change request for 322 Yale Avenue from R-4 single-family to IDZ-1 limited intensity infill development to allow two dwelling units. Staff recommends denial with an alternate recommendation.
#6Zoning change request for 2.701 acres at 2940 Castroville Road from R-4 single-family to I-1 general industrial within Highway 151 Gateway Corridor and military overlay zones. Staff recommends denial with an alternate recommendation.
#7Zoning change request for 1518 North Navidad Street from R-4 to R-4 CD to allow a conditional use for two dwelling units. Staff recommends approval.
#8Zoning change request from O-2 High-Rise Office to C-2 Commercial, both with Airport Hazard Overlay, at 7551 Callaghan Road in District 8. Staff recommends approval.
#9Zoning change from R-4 Residential Single-Family to IDZ-1 Limited Intensity Infill Development Zone with C-1 uses and two dwelling units at 258 and 254 Barrett Place in District 5. Associated with Plan Amendment PA-2026-11600066; staff recommends approval.
#10Zoning change from R-6 Residential Single-Family to RM-6 Residential Mixed, with Airport Hazard Overlay, at 119 Simon Street in District 5. Staff recommends approval.
#11Zoning change from MF-33 Multi-Family to C-1 Light Commercial, with Airport Hazard Overlay, at 8435 North New Braunfels Avenue in District 10. Staff recommends approval.
#12Zoning change request for 5.317 acres at 14732 Bulverde Road from C-3NA AHOD and I-1 AHOD to C-2 CD AHOD with a Conditional Use for Construction Trades Contractors, with screening required for outdoor storage. Staff recommends approval.
#13Discussion and consideration of cancelling the Zoning Commission meeting scheduled for January 5, 2027.
#14Consideration and approval of the minutes of the October 20, 2026 Zoning Commission meeting.
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