City Council Zoning and Land Use Session - 2026-05-07
Meeting Intelligence Preview
Meeting Summary
San Antonio City Council denied three vape/tobacco shop applications near schools, including locations at 3109 N St. Mary's Street (near Mark Twain Academy), 1739 Babcock Rd. (near International School of San Antonio), and 6430 Callahan Rd. (near School of Healthcare Professions). A rezoning at 2520 McCullough Avenue from C2 to IDZ1 was approved for Rise Up café, and a rezoning at 12719 Spectrum Dr. from C3R/I1 to C3R was approved with alcohol restrictions despite 30.45% opposition requiring supermajority.
Key Decisions (8)
Rezoning at 2520 McCullough Avenue
Change of zoning from C2 to IDZ1 with uses permitted in C1 Light Commercial District for Rise Up café. Originally requested for wine boutique but applicant withdrew that use; rezoning now primarily for parking restriction purposes. 84 notices mailed, 2 in favor, 12 opposed (22.64% opposition). Mona Vista Neighborhood Association opposed, Tobin Hill Community Neighborhood Association neutral.
Vape/Tobacco Shop at 3109 N St. Mary's Street
Change of zoning from C3 to C1 CDS with conditional and specific use authorization to permit tobacco store, retail hookah lounge, smoking room, vape shop, or consumable hemp products retailer within 1,000 feet of Mark Twain Academy. Staff and Zoning Commission recommended denial. 13 notices mailed, 2 in favor outside 200-foot boundary.
Vape/Tobacco Shop at 1739 Babcock Rd.
Change of zoning from C2 to C2S with specific use authorization for tobacco store, hookah lounge, vape shop, or consumable hemp products retailer within 1,000 feet of International School of San Antonio. Staff and Zoning Commission recommended denial. 9 notices mailed, 0 in favor, 2 opposed. International School submitted formal opposition letter.
Vape/Tobacco Shop at 6430 Callahan Rd.
Change of zoning from C3 to C2S for tobacco store, hookah lounge, vape shop, or consumable hemp products retailer within 1,000 feet of School of Healthcare Professions. Staff recommended denial, Zoning Commission recommended approval. 11 notices mailed, 1 in favor outside 200 feet, 1 opposed.
Rezoning at 12719 Spectrum Dr.
Change of zoning from C3R and I1 to C3R for Geyser family property adjacent to Hart Ranch single-family homes. Staff and Zoning Commission recommended approval. 24 notices mailed, 0 in favor, 5 opposed (30.45% opposition requiring supermajority). Applicant amended application to restrict on-premise alcohol consumption.
Alcohol Variance near UT San Antonio
Item 1 involving alcohol variance allowing alcohol sales within 300 feet of University of Texas educational institution on UT Boulevard. Continued to June 18, 2026 meeting.
Rezoning for Two Dwelling Units - District 1 (Item 6)
Amendment of zoning district boundary from AHAD residential single-family airport hazard to IDZ (Infield Development Zone) limited intensity with uses permitted in neighborhood commercial for two dwelling units in District 1. Staff cited concerns about commercial encroachment into residential area. Continued to May 21, 2026.
Rezoning for Two Dwelling Units - East Myrtle (Item 7)
Similar to Item 6, rezoning request for two dwelling units on East Myrtle, less than a mile from Item 6 location. Staff cited concerns about commercial encroachment and residential stability. Continued to May 21, 2026.
Zoning Changes (5)
2520 McCullough Avenue, District 1
Rise Up café
3109 N St. Mary's Street, District 1
Not specified
1739 Babcock Rd., District 7
Not specified
6430 Callahan Rd., District 7
Not specified
12719 Spectrum Dr., District 8
Geyser family
Development Activity (2)
Rise Up Café Rezoning
Existing café seeking zoning change from C2 to IDZ1 for parking restriction purposes. Originally included wine boutique request which was withdrawn.
Geyser Family Commercial Property
Rezoning from industrial (I1) and C3R to C3R commercial. Long-term local small business owners seeking to realize investment. On-premise alcohol consumption restricted per amended application.
Market Signals (3)
Sentiment
Council demonstrated strong opposition to vape/tobacco/hemp retail near schools, citing the 'breath ordinance' passed last year, signaling continued regulatory resistance to such uses citywide.
Housing Demand
Two infill development zone requests for dwelling units in District 1 were deferred due to staff concerns about commercial encroachment into residential areas, suggesting tension between density goals and neighborhood stability.
Commercial Demand
Industrial-to-commercial rezoning at Hart Ranch (12719 Spectrum Dr.) approved despite 30% opposition, indicating council willingness to support commercial conversion adjacent to residential when applicants restrict alcohol uses.