[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6614048,"mediaKeyId","2866322-b4ac2e729a4a68c465bdc0c923b3d701","parentId",2866322,"title","Council approves multiple rezoning items including Camp Bullis amendment, housing conversions and conditional uses","audioSeconds",726,"startMs",353000,"endMs",1079000,"viewUrl","/Search/View?dp=1&key=2866322-b4ac2e729a4a68c465bdc0c923b3d701&start=353&end=1079","thumbnailUrl","https://assets.pipeline.soar.com/2866322-b4ac2e729a4a68c465bdc0c923b3d701/thumbnail_353000.jpg","articleUrl","/articles/6614048/San-Antonio/Bexar-County/Texas/Council-approves-multiple-rezoning-items-including-Camp-Bullis-amendment-housing-conversions-and-conditional-uses","mediaUrl","https://secure.pipeline.soar.com/6614048-1e6ccbdfd55f8dabf94ee30ba4869e54/orig.mp4?Expires=1771213858&Signature=L2kT3sOt0XFPdc7RxMdhFaFvEHUrVCNVe14X4bVXCM92yZ8SaEHBZw9jRscQwSmCC-OYIxPyb9VfUCmviCgk64IeytZ7KxW~MAnCRIX9CsTWF75BiBDrI2gi-S2RYT~RxQCLYUkFZZgLN3xqHIa~kIQlp9vvUeLxPTBMcASsW8YdRcAFHu7cYZ0Pskaz6NML1yZistaW-xz4XR7b8eFpJ-ZyTWBuHMw~PHJyrLBjAGbHeADwFsAcEFwLAzn5x5kSHCkz9gDatEFbvNOkDw7aeIIb~IecaZZiRrKw2oHY8MIpNgPb~-zDaxsB9QbRlUUJFTvX2wEHwXtU2VTDu49M7Q__&Key-Pair-Id=KUT5TJCACFTXG","author","San Antonio","date","2025-04-03T00:00:00Z","article","San Antonio’s zoning agenda on April 2025 included a series of individual votes in which the City Council approved multiple rezoning and land-use actions affecting commercial and residential properties across several districts.

Why it matters: Collectively, the votes change land-use designations and authorize conditional uses that will affect neighborhood character, future development potential and land-use planning in multiple districts, including areas adjacent to Port San Antonio and Camp Bullis.

Key outcomes

- Items 2 and 3: The council approved rezoning with deed restrictions for properties at 2310 and 2314 Santa Monica Street that authorize a noncommercial parking lot and associated changes (items had been amended to include deed restrictions submitted for the record). The motion to approve as amended carried.

- Items 12 and 13: The council approved amendments to the Port San Antonio Area Regional Center plan for a property at 2435 Frio City Road, converting community commercial to urban low-density residential. Planning staff had recommended denial while the Zoning Commission recommended approval; the Thompson neighborhood association supported the conversion. The motion to approve carried.

- Item 14: The council approved a rezoning and Conditional District for motor vehicle sales and full service at 2131 Frio City Road with conditions restricting temporary signage and other sign types. Staff and the Zoning Commission recommended approval with the stated conditions; the motion to approve carried.

- Item 16: A rezoning at 327 Behr Drive from R-4 to R-4-CD with a conditional use for multiple dwelling units was approved with a revised site plan and in line with staff’s alternate recommendation limiting the project to three dwelling units rather than the applicant’s requested four. Staff had recommended denial for four units; the council approved the modified plan requiring three units.

- Item 17: The council approved rezoning at 11006 Bendera Road to C-1-CD for office/warehouse space with an amended site plan and added conditions; the applicant agreed to limit access to Bendera Lane to emergency use only. Staff and the Zoning Commission had recommended denial prior to the applicant’s revised site plan and added conditions.

- Item 18: The council approved an amendment to the Camp Bullis Extraterritorial Jurisdiction (ETJ) protection land-use plan for property located at 28295 Interstate 10 West, changing the parcel’s acreage as requested by the applicant. Staff and the Planning Commission recommended approval; the motion carried.

Council and public comment

Councilmember Adriana Castillo highlighted items 10 and 11 during the consent discussion and thanked applicants and neighborhood associations for engagement on those properties. Resident Jack Finger testified on multiple items, urging caution on downzoning where staff had objected, including items in Districts 5 and 7. For Item 16 (Behr Drive), the council approved a revised plan that followed staff’s alternate recommendation for three units after testimony and discussion.

Process notes

Several items had differing recommendations from staff and the Zoning Commission; in multiple cases the applicants submitted revised site plans or deed restrictions during the hearing and the council voted on amended motions. The council did not provide detailed roll-call tallies for each motion in the transcript beyond announcing that motions carried.

What’s next: Approved rezonings and conditional uses will be implemented through Development Services permitting and any conditions set in the council approvals; applicants and neighbors may follow up with staff for compliance details or for future applications.","mediaType","Video","parentTitle","San Antonio - City Council Zoning and Land Use Session - Apr 03, 2025","oneSentenceSummary","At the April 2025 San Antonio zoning agenda the council approved several rezoning and land-use items, including amendments to the Port San Antonio Area Regional Center plan, approvals for residential and commercial conversions, conditional uses for motor vehicle sales and warehouse/office adjustments, and an amendment to the Camp Bullis ETJ plan.","taxTitle","San Antonio, Bexar County, Texas","taxId",2771,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6614053,"Council denies rezoning for proposed Jones Malzberger car wash after neighborhood objections",882,1124000,2006000,"/Search/View?dp=1&key=2866322-b4ac2e729a4a68c465bdc0c923b3d701&start=1124&end=2006","https://assets.pipeline.soar.com/2866322-b4ac2e729a4a68c465bdc0c923b3d701/thumbnail_1124000.jpg","/articles/6614053/San-Antonio/Bexar-County/Texas/Council-denies-rezoning-for-proposed-Jones-Malzberger-car-wash-after-neighborhood-objections","https://secure.pipeline.soar.com/6614053-d60577912a90ae58ea1c7c84e91a2000/orig.mp4?Expires=1771213858&Signature=OwR7gi3H7kwCWGFIPjNkS~IgTUgqA-RWgA-bFCe6pr8TSllfJ3-xwYktiWkj7HSVFQx3vk1amOkgDK7XKl-CgvavuKz-h1-1KJ3J1k~FZB41GprQNO9SCh3Dot4JG~EQbyXnZF1G-QX~l4~oTQsq1UdrUGZra0ld3fXIAPI-YkLHdhEZC6J14U7EtW9MTZhV83SiRaQBpqr3~hMlws43xs4QC~Z841mr55qcWoUhtSyAcWyVI4fIfUu6ETvyPqfXbqY0SLdyDvxD9BACYwJYVAZTgenysTMe4BEZEqwyeiB3w0tehEoP2xe0LbKoBHoJZod7waGjLJ~IU1ju-zYIJw__&Key-Pair-Id=KUT5TJCACFTXG","San Antonio Mayor Ron Nirenberg and the City Council denied a rezoning request (Item 21) on the April 2025 zoning agenda that would have allowed a Specific Use Authorization for a car wash at 15015 Jones Malzberger Road.

The proposal, filed by Lone Star Builders on behalf of Quick Quack Car Wash, sought a C-2-S rezoning for a car wash on a 0.63-acre former Pizza Hut site. Opponents said the lot is too small and the proposed operation would be too close to adjacent homes.

Why it matters: Neighbors said the car wash would put vehicle noise, blowers and operations immediately adjacent to a residential subdivision. Councilmember John White moved to deny the rezoning, citing the site’s proximity to homes and unanimous denial by the Zoning Commission and staff recommendation of denial. The denial motion carried.

Residents and business representatives spoke during the public hearing. Brandon Babcock, who said he owns and operates multiple car washes, warned of traffic issues and repeated noise, saying the car-wash blowers “generate between 80 and 90 decibels.” Resident Eunice Flores said her home at 2734 Pebble Breeze “would be right up against this car wash” and that residents “do not want strangers looking” into the neighborhood and “the noise level is gonna be atrocious.” Her neighbor Andrew Flores said the lot “is 0.63 acres” and that the developer’s proposed two-story tunnel “exceeds the 25-foot limit in a C-2 zoning district,” adding that neighbors “request that our city council deny the C-2-S rezoning request.”

Representing the applicant, Brandon Dennison of Lone Star Builders said the company provided a third-party sound study showing existing decibel levels at the residential line of 59 decibels and that the proposed facility would increase that level to about 61 decibels, below the City of San Antonio’s 63-decibel threshold at the residential property line. Dennison also said Quick Quack “recycle[s] 99% of all water used” and that the company proposes a 15-foot landscape buffer and a 15-foot wall between the car wash and residences.

Councilmember White thanked neighbors for their engagement and said the location was “much, much too close to the neighborhood,” moved to deny, and the council approved that motion. The council did not read a roll-call vote tally into the record during the meeting beyond announcing that the motion carried.

Action: Motion to deny the rezoning and Specific Use Authorization for a car wash at 15015 Jones Malzberger Road carried; the rezoning request is denied. A yes vote on the motion meant denial of the rezoning request.

What’s next: With the denial final at the zoning agenda, the applicant may revise the proposal and pursue alternative sites or modifications; no further council direction on a revised application was stated on the record.","At the April 2025 San Antonio zoning agenda, the council voted to deny a rezoning and Specific Use Authorization for a car wash at 15015 Jones Malzberger Road following resident testimony on noise, size and proximity to homes and a city-sponsored sound study presented by the applicant.","actionData","errors"]

Article not found

Council approves multiple rezoning items including Camp Bullis amendment, housing conversions and conditional uses

Council denies rezoning for proposed Jones Malzberger car wash after neighborhood objections