Zoning commission approves large-area rezoning for United Homeowners area with targeted amendments

The City of San Antonio Zoning Commission on Oct. 7 recommended approval of a large-area rezoning of the United Homeowners Improvement Association area, an East Side neighborhood bounded roughly by Frost Bank Center Drive, the Union Pacific railroad tracks, Salado Creek and Willow Springs Golf Course. The 6-4 roll call followed more than four hours of public testimony and technical briefing by staff.

The move would reclassify dozens of parcels now zoned heavy industrial (I-2) or other districts into lower-intensity categories intended to protect adjacent residential neighborhoods while allowing many existing businesses to continue operating. "The proposed LER aims to align zoning with existing land use, support future redevelopment, and protect residents from heavy industrial uses," Development Services planner Ashley Liao told the commission.

Why it matters: Residents and neighborhood groups pressed for action after decades of industrial activity that neighbors said has caused traffic, dust and safety problems near schools and homes. Supporters said the rezoning creates a path to clean up the corridor and improve investment prospects; some business owners warned rezoning could harm viable local firms unless adjustments are made.

What the commission approved and how it changed: Commissioners approved staff's broad recommendation but accepted a package of amendments negotiated during the hearing. The changes convert a number of parcels to light-industrial (L) zoning where staff or the applicant indicated L is more appropriate, and add a specific use authorization for oversized-vehicle storage on one Gembler Road parcel (639 Gembler). The motion to approve was made by Commissioner Mia Loeseth and seconded by Commissioner Rob Sipes; the final roll call was Loeseth (yes), Sipes (yes), Danny Kellum (yes), George Hinojosa (yes), Pete Rodriguez (no), Ken Huey (no), John Kelly (yes), John Whitsett (no), Janelle Chase (no), and Chair John Guzmante (yes). The motion carried 6-4.

What supporters said: Dozens of residents, community leaders and neighborhood associations urged approval. "For decades they have lived with dust up in the air going into their lungs, trucks tearing up their streets, polluting and threatening health and the children's futures," said Cliff Sodaniel of Willowwood Estates, speaking for many neighbors who backed the change. Several witnesses cited opposition from heavy industrial uses to prior community outreach and urged the commission to protect the residential core.

What business owners said: Property owners and operators urged care so existing businesses would not be unintentionally forced to close or rezone repeatedly as tenants change. Attorneys and owners representing small warehouses and trucking facilities asked for light-industrial zoning or other tailored solutions for their parcels; one owner said repeated rezoning requirements would make it difficult to lease space. Commission members and staff encouraged those owners to meet with Development Services and District 2 staff to refine parcels' zoning prior to council review.

How the commission and staff handled nonconforming uses: Commissioners and staff repeatedly clarified that the rezoning will not forcibly shut down existing businesses. Several properties were given conditional uses or alternative zoning recommendations in order to allow ongoing operations while blocking the introduction of new heavy-industrial uses in the neighborhood.

Next steps and timeline: The Zoning Commission's recommendation goes to City Council for final action. Staff told the commission the planning commission will also consider associated plan amendments; planning commission review was scheduled for Oct. 8 with Council consideration tentatively set for Nov. 6. Several commissioners urged ongoing staff engagement with property owners before the council hearing.

Community context: The rezoning was initiated by a City Council resolution directing Development Services to start a large-area rezoning after United Homeowners and allied neighborhoods asked the city to address decades of heavy-industrial activity adjacent to long-established residential blocks. Staff mailed 454 notices in the study area; the staff summary showed 104 notices in favor and 19 opposed within the subject area.

What the vote covered (selected amendments and conditions): The commission accepted staff recommendations and a late “friendly” amendment adopted on the floor to designate several parcels as light industrial (L), and to allow an oversized-vehicle storage specific authorization at 639 Gembler (as requested by the parcel owner). Commissioners directed staff to continue outreach with business owners who said the new designations could affect their tenants.

What happens now: Because the commission is a recommending body, the matter proceeds to City Council. Staff and several commissioners encouraged business owners and neighborhood representatives to meet with District 2 staff and Development Services planners in the coming weeks to resolve outstanding technical details before council consideration.

Ending: Local residents and longtime property owners said they will follow the case to City Council; several businesses said they will meet with staff and council office staff to seek parcel-specific adjustments. The matter advances to City Council with a recommendation to approve the LER as amended by the commission.