Zoning Board of Adjustment Meeting - 2026-04-06
Meeting Intelligence Preview
Meeting Summary
The San Antonio Board of Adjustment met on April 6, 2026, hearing 12 cases primarily involving short-term rental permit appeals and property variances. The board denied multiple STR permit appeals due to hotel occupancy tax delinquencies, including cases at 2751 Forest Spur St. (failed 5-6) and 7823 Pinebrook Dr. (failed 0-11). Notable approvals included a variance for Cairo Developments to build two separate single-family structures at 1410 Montana St. (unanimous), and a variance for a mobile food court at 9235 Marbach Rd. (9-1). The board also granted significant setback variances for an unpermitted construction at 1734 Schley Ave.
Key Decisions (12)
STR Permit Appeal at 2751 Forest Spur St.
Mario Lamoureux appealed revocation of Type 2 STR permit due to HOT tax delinquency from January-November 2025. Applicant claimed management company failed to forward delinquency notices. All back taxes and penalties paid January 30, 2026.
STR Density Exception at 335 E Park Ave.
Killian Griffin/Fairmont PLLC requested special exception to allow one additional Type 2 STR on block face in Tobin Hill Historic District. Currently 4 active Type 2s at 12.1% density; approval would increase to 15%. Case continued to April 20 for additional financial documentation.
STR Permit Appeal at 7823 Pinebrook Dr.
Rosalia Pena-Bautista appealed revocation of Type 2 STR permit. Property had two prior AHO citations for operating without permit in November 2024 and January 2025. Applicant managed property before ownership and continued operating despite citations.
STR Permit Appeal at 12231 Madrigal
Cedro Akpakun appealed revocation of Type 2 STR permit due to HOT tax delinquency. Applicant moved from California to Florida and did not update address with city. All delinquent payments made March 5, 2026. Zero density on block face.
Setback Variances at 1734 Schley Ave.
Petra Jacquez requested variances for unpermitted construction including enclosed carport and primary structure additions. Board approved: (1) 2ft variance for carport/3ft for enclosed structure from east property line; (2) 2ft variance for 3ft side setbacks on east/west; (3) 15ft variance for 5ft rear setback.
Two Separate Structures Variance at 1410 Montana St.
Cairo Developments LLC requested variance to allow two separate single-family structures on RM4 lot smaller than one-third acre. Applicant has buyer under contract for first unit. Property is 0.1655 acres with existing pecan trees to be preserved.
Accessory Dwelling Unit Variance at 3311 Huth Dr.
Manuel Rocha requested variance to allow ADU in side yard of corner lot. Existing 2005 storage shed/garage to be converted. Property is 0.58 acres at corner of Huth Dr. and Terran Rd.
Mobile Food Court Separation Variance at 9235 Marbach Rd.
Rene Morales requested elimination of 200ft separation requirement from residential to allow mobile food court. Property separated from single-family homes by 60ft drainage easement. Applicant committed to limited hours, no amplified music, 8ft fence, and landscape buffering.
MC3 Drive-Through Variance at 1434 Austin Hwy.
Excel Engineering requested variance from MC3 design standards to allow drive-through queuing lanes in front yard for Hawaiian Bros restaurant. Site includes two additional 1,500 sq ft tenant spaces. Former bank location.
Side Setback Variance at 9540 Ball St.
Clay Huddleston/AIC Holdings requested 10ft variance from 20ft side setback in Northeast Gateway Corridor to allow replat of property into two parcels. Two existing industrial buildings on site totaling approximately 55,000 sq ft.
Height Variance at 21142 Las Lomas Blvd.
Asiela Quesada requested half-story variance and 8ft variance from maximum 2.5 stories/35ft to allow 3 stories at 43ft. Case continued at applicant's request.
Rear Setback Variance at 519 W Kings Hwy.
Felice DeNovo requested 2ft 11in variance from 3ft rear setback to allow accessory structure addition 1in from rear property line. Case continued at applicant's request due to need for 9 votes with only 9 commissioners present.
Zoning Changes (2)
1410 Montana St.
Cairo Developments LLC
9540 Ball St.
Clay Huddleston/AIC Holdings
Development Activity (5)
Hawaiian Bros Restaurant
1,995 sq ft restaurant with drive-through plus two 1,500 sq ft tenant spaces on former bank site
Cairo Developments Residential
Two single-family dwelling structures on 0.1655 acre lot zoned RM4
Mobile Food Court
Mobile food court with circular driveway, parking, and landscape buffering adjacent to 60ft drainage easement
Historic Structure STR
2,500 sq ft historic structure built 1909 in Tobin Hill Historic District, renovated with $200,000+ investment, seeking Type 2 STR permit
Industrial Replat
Replat of existing industrial property with two buildings totaling approximately 55,000 sq ft into two separate parcels
Market Signals (6)
Housing Demand
Developer testified that attached housing (duplexes, condos) faces stricter Fannie Mae/Freddie Mac underwriting requirements, making detached single-family homes easier to finance for buyers.
Commercial Demand
Hawaiian Bros franchise expanding to Austin Hwy. corridor with multi-tenant development including restaurant and two additional retail spaces.
Housing Demand
Historic property at 335 E Park Ave. listed for 305 days at prices ranging from $850K to $779K without selling, indicating potential softness in high-end historic home market.
Sentiment
Tobin Hill Neighborhood Association maintains blanket opposition to new STR permits due to high saturation in District 1.
Infrastructure
City HOT tax collection increased from approximately $100,000/month to nearly $1 million/month after platforms began directly remitting city portion.
Commercial Demand
Mobile food courts emerging as alternative commercial development in areas where traditional restaurants face higher construction costs.