The San Antonio Zoning Commission on May 6 approved a request to rezone 17539 Blanco Road to allow an automated tunnel car wash and related site improvements, with conditions intended to limit impacts on nearby homes.

Planning staff and the San Antonio Water System recommended approval, citing the site’s location in a commercial corridor and environmental benefits of the operator’s nearly closed-loop water-recycling system.

Applicant attorney James Griffin told the commission the proposal downsizes the site from C-3 to C-2 and limits uses allowed there, and that the car wash would be a daylight-hours convenience operation. Griffin said the operator’s technology reclaims and recycles nearly 100% of water used and uses biodegradable soaps, and that vacuums and blowers would be placed and shielded to reduce noise.

Neighbors who live across from the site and in adjacent subdivisions urged the commission to deny or postpone the rezoning, saying the intersection and nearby driveways already see heavy traffic, and expressing concerns about noise from vacuums and blowers, lighting and effects on property values. Several speakers, including Michael Olmer and Don York, described traffic conflicts with existing driveways on Blanco and said buffer and sound attenuation details were important.

Commissioners asked about traffic reviews and the Edwards Aquifer Recharge Zone (ERZD) constraints. Staff said a formal traffic impact analysis is not required at the zoning stage but will be reviewed during permitting; SAWS reported the site was a Category 1 lot with no documented sensitive geologic features and recommended environmental conditions including a high percentage of pervious cover.

After debate the commission approved the rezoning with the applicant’s agreement to several conditions: require a Type C landscape buffer along property lines abutting single-family uses, hours of operation limited to no earlier than 7 a.m. and no later than 7 p.m., prohibition of outdoor amplified sound or speakers, and prohibition of promotional or temporary signage. Commissioner Marco Barros moved for approval; Commissioner Roland Gonzales seconded. The motion passed with 10 votes in favor, 1 opposing (Chair John Bustamante).

The decision will go to city council for final action; the applicant and neighbors were urged to continue outreach between now and the council hearing.