San Antonio’s Pearl is giving a first peek at its planned expansion ahead of an October 7 hearing with the Historic and Design Review Commission (HDRC). The panel will consider Oxbow Development Group's request to raze the Garage Building at Grayson Street and Avenue A to accommodate 10 new buildings to provide more retail and dining space.

New renderings show a series of structures that largely keep with Pearl’s current vocabulary. The development’s signature brick is used throughout, and touches like parapets and an arcade of Romanesque-style arched windows nod to the historical architecture. The biggest change for customers, however, may be the walkability. Many of the buildings can only be accessed on foot, and the lush landscaping includes several shade trees nestled in native plantings.

“The project replaces surface parking lots and underutilized structures with active, street-oriented buildings that are appropriately designed to accommodate today’s retailers while staying true to the guiding principles at Pearl: architectural design that is inspired by Pearl’s original structures, human-scaled, and built with timeless materials consistent with the materiality of Pearl,” writes Oxbow in the submitted project description.

To make way for the shops, the development plans to bulldoze the existing Garage Building, one of the least distinctive of the former Pearl Brewery’s structures. Built in 1939 after horse-drawn beer delivery gave way to trucks, the building originally acted as a vehicle maintenance space. According to the HDRC documents, it's been sitting mostly empty since Aveda moved out in 2013, save for a stretch from 2018 to 2021 when two nonprofits occupied it for a combined rent of less than $50.

Smaller "jewel box" buildings" are part of the plans.Renderings by Alamo Architects via HDRC

Renderings by Alamo Architects via HDRC

Developers are using Pearl's existing vocabulary for the new buildings.

Although Pearl is known for adaptive reuse in spaces like Hotel Emma and the future Rosso restaurant, Oxbow says the building simply can't be fixed into something else. Its loading dock faces away from the street toward Stable Hall's back-of-house, its floor sits three to four feet above the surrounding sidewalk with no room for a ramp, and the sidewalks are narrow and do not meet city code.

A brewery-restaurant and an entertainment venue were floated for the space, but died once construction bids came back. Pearl intends to salvage what it can from the original site, including operational windows, bricks, and its stone date stamp.

"This investment reflects Pearl's ongoing commitment to the community that brings this district to life, from longtime neighbors to new retailers, by creating a more welcoming, pedestrian-first environment for guests," said Kristina Good, Oxbow's development manager, in a previous release. "This expansion is intentionally designed to enhance the daytime experience at Pearl, amplifying Pearl's celebrated culinary scene and unique retail offerings."

The exact retail mix at Pearl has not been announced, nor have any prospective tenants, but planners say they are seeking to curate “a mix of local, regional, national and global brands.” If HDRC signs off, Pearl expects to break ground in early 2027, with the project wrapping up in late 2028.

Meanwhile, two other nearby developments could turn the overall corridor into a retail destination that rivals the Shops at La Cantera. Jones Ave., a “legacy” project from McCombs Enterprises, is taking shape in Museum Reach. No current updates are available on Broadway East (BESA), which was originally envisioned as a hub of high-end retail. Its site across Broadway shows few visible signs of progress.