The San Antonio Board of Adjustment convened on June 16, 2025, to discuss a contentious appeal regarding a Type 1 short-term rental permit for a property located at 125 Glass Avenue. This meeting followed a previous session where the board had continued the discussion to allow the applicant, Alyssa Thomas, to address concerns raised by city staff regarding her eligibility for the permit.

The primary issue at hand was whether Thomas, who operates the property under the management of Utopia Estates, meets the criteria for a Type 1 permit, which requires the owner or operator to reside at the property as their primary dwelling. City staff highlighted that the property had a history of violations under the city's short-term rental ordinance, including unpaid hotel occupancy taxes and outstanding building permits. Since the property was sold to Thomas, the new owner has resolved these issues, but staff remained skeptical about her claim of residency.

During the meeting, staff presented evidence suggesting that Thomas had previously indicated she did not intend to live at the property, raising doubts about her current application. They argued that her role as a contractor for Utopia Estates, which operates multiple Type 2 short-term rentals, further complicated her claim to a Type 1 permit. Staff recommended denial of the application, asserting that the conditions for a Type 1 permit had not been met.

Thomas defended her application by stating that she had made efforts to comply with city regulations and had requested staff to visit the property to verify her residency. She argued that the history of the property should not affect her application and emphasized her commitment to maintaining the property for guests.

The board engaged in extensive discussions about the definitions of "generally present" and the requirements for proving residency. Some members expressed concerns about the ambiguity in the ordinance and the potential for misuse of Type 1 permits by individuals who do not genuinely reside at the properties.

Ultimately, after deliberation, the board voted on the appeal. A motion was made to grant the appeal, with several commissioners supporting Thomas's application based on her efforts to comply with city regulations and the belief that the previous property's history should not penalize her. However, dissenting opinions highlighted the need for clearer guidelines and the potential risks associated with allowing a Type 1 permit under the current circumstances.

The board's decision reflects ongoing challenges in regulating short-term rentals in San Antonio, particularly regarding the balance between property rights and community standards. The outcome of this case may influence future applications and the enforcement of short-term rental regulations in the city.