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Commission approves ‘Military City USA’ infill lodging proposal after neighborhood objections
Summary
The Zoning Commission approved a rezoning to allow a large short-term lodging project the applicant brands “Military City USA,” intended to host military families. Historic Westside Residents Association opposed the request, citing mid-block commercial intrusion and preservation of affordable single-family housing; the commission approved the change after hearing applicant testimony, a neighborhood voice mail, and public comments.
The Zoning Commission on Jan. 20 recommended approval of a rezoning request on two vacant parcels at 411 and 417 South San Marcos Street to allow a site-specific infill lodging proposal the applicant calls “Military City USA.” The applicant framed the project as a mission-driven short‑term lodging option so military families attending events at Lackland Air Force Base can stay together.
Applicant Roger Livingston described plans for an eight‑bedroom, high‑investment property with military-themed design and said the site is constrained by neighboring industrial sites, vacant lots and a creek that make conventional single‑family redevelopment impractical. Supporter Martin Ochoa described the concept as a service to military families: “When we graduated … we didn't have anywhere to go,” he said, urging commissioners to support a place for families to gather after graduation.
Historic Westside Residents Association president Leticia Sanchez left a voicemail opposing the rezoning. Her message said the block is predominantly R4 single‑family and asked the commission to deny the request, warning that mid‑block commercial zoning could set a negative precedent for further commercial encroachment on stable residential fabric.
Staff recommended denial or an alternative lower-density approach (MF18 or bed-and-breakfast uses) to limit guest‑room density. Commissioners debated floodplain and access issues, the difference between a bed-and-breakfast and other lodging designations, and whether the IDZ mechanism (a site-specific infill zone) would sufficiently lock the development to the submitted site plan. Supporters emphasized the property is a peninsula with industrial edges, limited existing residential occupancy and a history of vacant lots.
After extended discussion about compatibility, density and enforcement of site plan conditions, the commission voted to approve the item as requested, forwarding the rezoning to City Council. The property owner and applicant were advised to continue neighborhood outreach and work with the council office ahead of the council hearing.
What to watch: Council will review the recommended rezoning, the applicant’s site plan and any proposed conditions. Neighbors and the association can continue to present evidence and suggested conditions at the council hearing.
