The San Antonio Board of Adjustment on Jan. 16 denied a request for a special‑exception short‑term rental (STR) permit at 335 East Park Avenue after nearly three hours of testimony from the applicant, neighborhood residents and city staff.

Applicant Chris Cocker told the board he bought and extensively restored the historic property, spending about $250,000 on renovations and claiming the house qualifies for a preservation rationale in the city code. Cocker said he relied on city mapping and other public records when purchasing and that he sought the STR to help sustain the property and its upkeep.

Staff recommended denying the exception, citing density limits for STR type‑2 permits in the block. Several members of the Tobin Hill neighborhood association and other neighbors opposed the request, saying the block already has a high concentration of STRs and that adding another unit would further erode long‑term housing and increase parking and noise pressure. Rick Silver, identified in voicemail testimony as president of the Tobin Hill development group, said the association opposed the request and flagged distribution of incentives to solicit support letters.

Board discussion focused on whether the property met the specific criteria for a historic‑restoration exception in the Unified Development Code that allows an STR where strict density limits otherwise block it. Supporters, including the applicant and representatives of a local preservation program, argued the renovation preserved an aging house and contributed to the historic character of the block. Opponents pointed to the existing concentration of STRs on the same block and the staff recommendation to deny.

When the board voted, the motion to grant the special‑exception request failed by recorded vote (4 yes, 7 no). The board did not adopt any alternative conditions or remand the matter; the applicant was advised about appeal options and to follow up with city staff on next steps.

Actions: The board considered a motion to grant a special‑exception STR permit for 335 East Park Ave. The motion failed (vote recorded 4–7).

Speakers: Chris Cocker, applicant and property owner; Rick (last name) Silver (voicemail), Tobin Hill representative / neighborhood association (opposition); Federica Kushner, nearby resident (opposition); Martin Kushner, nearby resident (opposition); several Board of Adjustment members (multiple speakers during deliberation).

Why it matters: The board’s decision underscores how density caps for short‑term rentals and neighborhood opposition can outweigh preservation arguments, even where owners invest substantial sums to rehabilitate historic homes. The vote leaves the property without an STR permit and highlights continuing tensions over how to balance preservation, tourism, and long‑term housing in older neighborhoods.

What’s next: The applicant may seek additional administrative routes or an appeal; the record indicates the owner was counseled to coordinate with staff and pursue other remedies if appropriate.