Planning Commission - 2026-01-14
Meeting Intelligence Preview
Meeting Summary
The Planning Commission approved a plan amendment at 7439 West Military Drive from general urban tier to mixed use center for vehicle storage use (5-3 vote), despite staff denial recommendation. Three other cases were continued: 1514 Rigsby Avenue (2 weeks), 4131 Culebra Road (2 weeks for motor vehicle sales zoning), and 2601 Guadalupe Street (4 weeks for commercial rezoning). Items 15 and 16 on Pleasanton Road were continued 4 weeks at applicant request.
Key Decisions (5)
Plan Amendment at 7439 West Military Drive
Approved resolution to amend West Southwest sector plan from general urban tier to mixed use center for property at 7439 West Military Drive. Applicant Hassan Balbisi requested rezoning to IDZ-3 with C-3 uses for vehicle storage (work trucks, construction vehicles). Staff recommended denial citing incompatibility with surrounding residential uses and potential commercial encroachment. Applicant demonstrated neighborhood support through door-to-door canvassing and addressed concerns about fencing, lighting with timers, and property cleanup.
Plan Amendment at 1514 Rigsby Avenue
Request to amend Southeast Community Area Plan at 1514 Rigsby Avenue continued to January 28, 2026 at applicant's request. 38 notices mailed, 4 in favor, 0 opposed within 200 feet; 6 in favor outside 200 feet.
Plan Amendment at 4131 Culebra Road
Request to amend West Southwest sector plan from general urban tier to regional center at 4131 Culebra Road for Miza Motors (Andrew Hajjali/Ian Hijali) continued to January 28, 2026. Applicant seeking C-3 zoning for motor vehicle sales. Staff recommended denial. Commission advised applicant to pursue C-2 with conditional use for motor vehicle sales on southern lots only (Lot 9 and portion of Lot 10 facing Culebra) instead of plan amendment, and to submit site plan before zoning commission hearing.
Plan Amendments at Pleasanton Road (Items 15 and 16)
Two identical plan amendment cases for Gonzaga Medical Group properties near Pleasanton Road headquarters continued to February 11, 2026 at applicant Patrick Christensen's request. Staff recommended denial; applicant seeking time to work with staff on potential approval.
Plan Amendment at 2601 Guadalupe Street
Request to amend Guadalupe Westside Community Plan from low density mixed use to community commercial at 2601 Guadalupe Street continued to February 11, 2026. Applicant Voltaire Zambrano seeking to restore C-2 zoning that was changed to residential in 2023 area rezoning. Staff recommended denial citing mid-block location surrounded by single-family homes. 56 notices mailed, 0 responses. Commission advised applicant to hire professional assistance and develop specific business plan.
Zoning Changes (1)
7439 West Military Drive
Hassan Balbisi
Development Activity (2)
Vehicle Storage Facility
Long-term vehicle storage for work trucks and construction vehicles on vacant lot. Site plan includes 15-foot setback from residential, electric gate, lighting with timers. Surface to be hard-surfaced (asphalt or concrete required, not compacted base). No RVs or 18-wheelers permitted.
Miza Motors Dealership
Motor vehicle sales dealership on two lots facing Culebra Road. Four total lots on property but applicant amended request to only southern two lots. Property currently zoned C-2 NA with conditional use for home improvement center.
Market Signals (4)
Commercial Demand
Small contractors working with CPS Energy and San Antonio Water System are seeking vehicle storage facilities, with companies from Houston looking for space in San Antonio.
Commercial Demand
Culebra Road has grown into a major automotive corridor with approximately 30 dealerships between I-10 and Loop 410, indicating strong demand for motor vehicle sales locations.
Housing Demand
Staff expressed concerns about commercial encroachment into residential neighborhoods, with multiple cases involving properties abutting single-family homes being recommended for denial.
Infrastructure
Stormwater management requirements for commercial parking lots require full stormwater management reports and downstream analysis; pervious pavement options available through San Antonio River Authority design criteria.