Staff briefs planning commission on 2025 Unified Development Code changes prompted by 89th Texas Legislature

Planning Department staff presented proposed amendments to the City of San Antonio’s Unified Development Code meant to implement changes passed by the 89th Texas Legislature and to update local procedures.

Staff said the amendments respond to multiple state bills, including a house bill affecting notice and permit exceptions for county or government‑owned projects, a bill limiting local notice requirements in some rezoning cases, Senate Bill 15 (small‑lot subdivision standards), and Senate Bill 840 (rules for mixed‑use and multifamily development). The presentation said the state changes alter several local practices: required sign dimensions for zoning notices, who must receive mailed notices, parking and occupancy rules tied to on‑site street parking, subdivision minimum lot sizes, and standards for allowing conversion of existing commercial buildings to residential use without additional city requirements except in historic districts.

Staff described the practical effects the department is examining: the law narrows when the city must mail notices and raises the protest thresholds that trigger supermajority reviews in some rezoning cases; SB 15 allows flexible standards for small lots and prevents the city from requiring lot sizes below a stated minimum for certain parcels; and SB 840 authorizes higher multifamily densities in specified circumstances and allows conversion of older buildings (existing at least five years) into multifamily or mixed‑use without the city imposing certain site‑improvement requirements. The presentation also noted applicable buffers near airports and military installations and that certain county or federal properties may be exempt from city permit requirements but still subject to code compliance and licensed professional certification.

Commissioners asked technical questions about how the changes would apply — including how the five‑acre and small‑lot rules would function, whether on‑street parking restrictions would be enforceable, and how county‑owned or federal properties would be handled. Staff said the changes are complex, that implementation will require coordination with fire and other departments, and that the rules will return to the Commission of Zoning on Sept. 2 and to City Council on Sept. 4 as part of the local implementation schedule. Staff emphasized the presentation was informational and no commission action was required at the meeting.