Council rezones 115 South Guadalupe to commercial despite neighborhood protests

The Lockhart City Council voted 6-0 to rezone a 0.14-acre lot at 115 South Guadalupe Street from Residential High Density (RHD) to Commercial Light Business (CLB) after a public hearing that drew neighbors and the property seller's representative.

The request was filed as application ZC-25-03 and considered alongside proposed Ordinance 2025-13. David Fowler, Lockhart planning director, told council the parcel sits a block west of City Hall and across from First Baptist Church and is currently nonconnected to city water and wastewater lines. Fowler said the lot is 6,186 square feet — short of the 7,500-square-foot minimum in the CLB district — and that any retail or restaurant use would require a special-use permit and could face setback and parking constraints if redeveloped.

The applicant's representative, Caroline Kiefer, said the building has repeatedly received interest only from small-business buyers, not residential buyers. "Every single person that's come forward with interest had said, 'call me when this building is light commercial,'" Kiefer said during the hearing. Kiefer added the owner would consider deed restrictions to limit disruptive uses.

Neighbors opposed the rezoning. Several residents said the small lot, lack of utilities, traffic and the prospect of future alcohol or drive‑through uses could harm the residential block. Ellen Massey said the property has no running water or electricity and that buyers were being marketed a "blank slate" as part of downtown; Lynn Gabbay called the application a case of "spot zoning." Rhonda Reagan and other longtime residents pointed to children, pedestrian activity and historic homes as reasons to deny the change.

Planning and Zoning had recommended denial by a 4-0 vote; a written protest submitted before council showed 37% of the area within 200 feet in opposition, which meant a supermajority would have been required for approval. Council members nonetheless moved, seconded and passed the rezoning 6-0, meeting the required supermajority.

Council and staff noted the site will present constraints for new development: required parking for CLB uses (outside the downtown district) would be difficult to provide without variances because a driveway would otherwise back onto Guadalupe Street; any restaurant in CLB would be restricted from selling alcohol without variance; and buildings must be set back 20 feet from adjacent residential lot lines.

The rezone clears the way for commercial uses but does not itself approve any specific business or site plan. A follow-up variance or special‑use permit could be required depending on future plans. The applicant may also choose to place deed restrictions on the property, which would remain with the title if created, presenters said.

The council action was taken during the regular meeting following a public hearing. The ordinance effect and any required permit applications will be handled through the city planning office and follow standard municipal permitting steps.

Votes at the meeting were recorded as a 6-0 tally in favor of the rezoning.