How Multifamily Approvals Work in San Antonio

Multifamily development in San Antonio follows the Unified Development Code's standard zoning change process on most sites, or the UDC's own density bonus where a project adds affordable units, open space or a commercial retrofit on its base zoning. Texas Senate Bill 840 added a narrower administrative path for land already zoned commercial or similar, starting in September 2025.

Texas Senate Bill 840 in San Antonio

Senate Bill 840, codified at Texas Local Government Code Chapter 218, took effect September 1, 2025, and applies to San Antonio as a municipality of more than 150,000 residents in Bexar County, which has more than 300,000 residents (Section 218.002). Where a San Antonio parcel is zoned office, commercial, retail, warehouse or mixed use, the city must approve a qualifying multifamily or mixed use residential project administratively, at the greater of its highest existing residential density or 36 units per acre, and the greater of its highest commercial height or 45 feet, with setbacks capped at 25 feet and parking at 1 space per unit (Section 218.101, 218.102).

The UDC zoning change process

Outside SB 840's path, a San Antonio site that needs a zoning change follows the UDC's standard procedure. The Development Services Department reviews the application for completeness, then places it on the next available Zoning Commission hearing, typically within 3 to 4 weeks; the Zoning Commission holds a public hearing on the first and third Tuesday of the month and votes a recommendation to City Council. Only City Council can approve the change, at its own public hearing on the first and third Thursday of the month; the Commission's recommendation must reach Council within 6 months of its final consideration. The city puts the average processing time for a zoning change at about 45 to 65 days.

The UDC's density bonus

A project that stays within its base zoning can still add units through the UDC's bonus density provision, which the city documents as an administrative track once an applicant meets the section's published affordable housing, open space or commercial retrofit criteria, without a separate rezoning case.

Questions

Does SB 840 remove San Antonio's Zoning Commission from the process?

Only on qualifying sites. Where a parcel is already zoned office, commercial, retail, warehouse or mixed use and a project meets SB 840's density, height, setback and parking terms, the city approves it administratively (Tex. Loc. Gov't Code Section 218.102); a site that does not qualify still follows the Zoning Commission and City Council process.

How long does a San Antonio rezoning take?

The city's own materials put the average zoning change at about 45 to 65 days, with the Zoning Commission's recommendation required to reach City Council within 6 months of its final consideration.

Sources