Planning Commission approves smaller commercial designation for Bulverde Road site

The San Antonio Planning Commission on Aug. 13 approved staff’s alternate recommendation to change the future land‑use designation for 13639 Bulverde Road from medium‑density residential to community commercial rather than the regional commercial the applicant sought. The motion passed on a roll‑call vote after staff presentation and public comment.

Alexa Ratana, a planner with Development Services, told the commission the applicant requested a regional commercial designation to enable rezoning to C‑3 General Commercial but that staff recommended a community commercial designation that would better match surrounding medium‑ and community‑scale uses. Ratana said 16 notices were mailed and two responses within 200 feet were in favor; no registered neighborhood association within 200 feet responded.

The applicant, who identified themselves as Octaviramonte, said the plan would allow office and warehouse flex space and provide flexibility for future uses such as contractor or automotive services. “One of the reasons we felt confident to request this change is due to the fact… most of the street already has a C‑3 on it,” the applicant said, adding they have a letter of consent from the property owner.

Neighbor and property-owner comments were mixed. Scott Day, identifying himself as managing partner for GLS Partners, which owns property south of the tower, said he was “perplexed” by the application and suggested San Pedro — two blocks away — is a more appropriate corridor for heavier commercial zoning. Maria Alvarado, who said she lives at 131 Hickman, opposed intensified commercial uses at the site and cited concerns about crime, homelessness and traffic. A voicemail from Madeline Schumart, an owner within 200 feet, also opposed changing the land‑use designation and asked that zoning remain as is until a specific development is proposed.

After questions from commissioners about whether the zoning commission had recommended C‑3 (it had), whether the aviation/airport departments were notified (they were), and about parcel size (0.992 acres), Commissioner Prophet moved to approve staff’s alternate recommendation of community commercial. The motion was seconded and passed. The roll‑call recorded votes as follows: Commissioner Prophet — Yes; Commissioner Sanchez — Yes; Commissioner Garcia — Yes; Commissioner Lopez — Yes; Commissioner Ouellette — Yes; Commissioner Orian — Yes; Commissioner Bustamante — No; Commissioner Siegel — Yes; Chair Peck — Yes.

The change adopts the lower‑intensity community commercial land‑use designation, which staff said would allow commercial uses more consistent with nearby properties and restrict more intensive regional commercial uses that staff found out of character with the area. The commission’s approval moves the item forward as the recommended plan amendment for subsequent rezoning action.