San Antonio Planning and Community Development Committee Meeting – January 27, 2026

The Planning and Community Development Committee met on January 27, 2026, at 11:29 AM (end time). Present were Councilmembers Galván, Munguía (President), Castillo, Cor, and others. The meeting began with quorum and approval of the previous meeting's minutes (November 17, 2025).

Consent Calendar

• Approval of November 17, 2025, meeting minutes – Unanimously approved.

Public Comments & Testimony

Four residents spoke in opposition to a proposed four‑story apartment complex (referred to as "Gilborg" or "Nuestra Tierra") in District 7, citing concerns about traffic, school capacity, lack of public transit, privacy, and the project's size. Key positions:

• David Martínez – Opposed, questioned the determination of an "underutilized commercial area" and asked who would pay for water, drainage, and transportation upgrades. He noted that the project is proceeding under state law SB40.
• Jonathan Macart (President, Brunch Station West) – Opposed, representing 285 homeowners concerned about traffic and safety. He asked about regulating campaign signs and requested a maximum of two stories instead of four.
• Laura Boderfield (Vice President, neighborhood association) – Opposed, emphasized that the developer should involve the neighborhood and redesign the project to two stories with community amenities.
• James Stopper (Resident) – Opposed, worried about loss of privacy, noise, and increased pressure on existing homes. He described the proposed building as a "monstrosity" and asked for height limitations.

Discussion Items

Item 2 – Report on Permitting Transparency and Agility (CCR Request)

Development Services Director Amín Tomás presented an update on improvements since the November 2024 Council Consideration Request from former Councilmember Cabello Havrda. Highlights:

• Online tools: A public dashboard tracking building permits, online 24/7 applications, sample applications, and checklists.
• Consultations: Free pre‑submission meetings (three staff) for small projects, and after‑hours reviews.
• Performance metrics: Small repairs permitted in 1 day, new homes in 3 days, complex projects in 18 business days. In calendar 2025, 3,834 permits were issued with an average processing time of 20 days.
• Code adoption: A 90–120 day transition period after approval, with no mid‑project code changes. Councilmembers raised concerns about inconsistent guidance to applicants (particularly small developers and homeowners), training of permit reviewers, and difficulties with historic structure approvals and NSB fence policies. They requested data on the number of cases where residents received contradictory information and asked staff to provide follow‑up reports.

Item 3 – Report on Tax Increment Financing (TIF) Program Policy

Verónica García (Neighborhood and Housing Services) presented the existing TIF policy, which includes a Displacement Impact Assessment (DIA) tool. She explained that the policy prohibits projects that cause permanent direct displacement of residents, but allows temporary displacement with return. Councilmember Munguía noted that a recent baseball stadium project (which demolished apartments and provided relocation funds) appeared to cause direct displacement, contradicting the policy's language. Councilmembers agreed to review and clarify definitions of "direct" and "indirect" displacement, and to bring a revised policy to the full council.

Items 4 – Resolution Supporting 9% Low‑Income Housing Tax Credit Applications (2026 Round)

Erika Corral (Housing Department) presented 16 applicants for competitive 9% housing tax credits; staff recommended supporting 12. All 16 projects have less than 10% of units at 30% AMI, and 14 have additional units at 30% AMI. Three projects include high‑quality pre‑kindergarten. The recommended list includes: Manuel Village, Judy Advida, Julian, NH Culebra, Nuestra Tierra, Razor Love, Village at Ellison, Vista at Culebra, 111 West Travis, Frio Bend, and Westminster Square. Councilmembers praised the applications and noted that the developer of "Nuestra Tierra" (in District 7) is willing to work with neighbors on fence designs. A motion to approve the 12 resolutions passed unanimously.

Items 5 & 6 – Resolutions Designating Community Land Trusts (CLTs)

Sarah Wemsley Estrada presented two applications for CLT designation:

• Max Development Fund – Serving Districts 4, 5, and 6. Plans 10 homes in the first two years (7 at ≤80% AMI, 3 at ≤60% AMI), using San Antonio Housing Trust funds.
• Silk Road Community Land Trust – Serving Districts 1, 6, 7, and 8. Received technical assistance in 2025; operations start in 2026. Not yet seeking the 50% property tax exemption (requires a full audit). Both organizations will report annually on inventory. Councilmembers congratulated the applicants and emphasized the importance of CLTs in creating affordable homeownership. Two separate votes were taken: Item 5 (Max Development) and Item 6 (Silk Road). Both passed unanimously.

Key Outcomes

• Unanimously approved the November 17, 2025, committee minutes.
• Directed staff to provide follow‑up data on permitting inconsistencies and to explore training and guidance improvements for small applicants and historic properties.
• Directed staff to revise the TIF policy to explicitly define and address direct vs. indirect displacement, with a report to the full City Council.
• Unanimously approved resolutions supporting 12 of 16 proposed 9% Low‑Income Housing Tax Credit projects for 2026.
• Unanimously designated Max Development Fund and Silk Road Community Land Trust as official community land trusts, with annual renewal requirements.
• The next committee meeting is scheduled for February 24, 2026.