San Antonio Government Committee Meeting: February 18, 2026

Introductory Paragraph

The San Antonio Government Committee met on February 18, 2026, to discuss and approve a Council Consideration Request (CCR) to create an incentive and development program for missing middle housing for low- and moderate-income residents. The meeting included a presentation from the Director of the Department of Neighborhood and Housing Services, discussion among council members, and a vote to approve staff recommendations for further study and program development.

Consent Calendar

• Minutes: The minutes from the previous month's meeting were approved without correction via a motion from Councilmember Villagrán, seconded by another member, and passed unanimously.

Discussion Items

Missing Middle Housing Program (CCR from District 1 Councilmember Core)

Presentation by Veronica García, Director of the Department of Neighborhood and Housing Services:

• The CCR was submitted by Councilmember Core on January 27, and co-sponsored by council members from Districts 2, 4, 5, and 6.
• The proposal seeks to create a program that provides pre-development assistance (e.g., land identification, density, zoning, and planning), a single point of contact within the city for logistics and process assistance, pre-approved designs with city incentives, including impact fee elimination, and property tax abatement from the county and city.
• Missing middle housing includes duplexes, triplexes, fourplexes, townhomes, and small cottages, designed to provide more affordable housing options in walkable neighborhoods with transit access.
• Staff is currently working with a consultant to identify barriers to missing middle housing development, aligned with the Unified Development Code amendments beginning in 2027.
• Existing incentives include gap financing and fee waivers, but developers face financial challenges such as high costs per unit, difficulty accessing financing, and long repayment periods.
• The recommendation is to evaluate costs and consider the program as part of the strategic plan renewal.

Councilmember Core (District 1, lead sponsor):

• Expressed that the program has been in development since the previous year, working closely with the housing department to address the housing gap.
• Emphasized the need for creative housing options near the city center, especially since many lots are underutilized.
• Presented a map showing current investment in single-family homes through the Housing Trust Fund, noting that missing middle housing has not yet been incentivized.
• Stated that developers find it difficult and expensive to build multiplexes (e.g., four-unit buildings), and that barriers include lot size constraints and parking requirements.
• Highlighted the need for technical assistance to help local residents (including women and underrepresented groups) participate in development.

Councilmember (Alcalde/Member) – Question on density and location:

• Asked whether duplexes and triplexes provide enough density for future needs (e.g., 2050 projections).
• Noted that the city's financial update would show significant property tax revenue, and cautioned that incentives could impact the general fund.
• Inquired about recent state legislation changes affecting construction.

Veronica García's Response:

• Explained that missing middle housing is low-density, and other cities have used it as a starting point to gradually increase density via zoning changes.
• Noted that recent state legislation made construction easier, especially on commercially zoned lots not currently used for housing.
• Said that the program could be beneficial for smaller commercial lots, while larger lots might still be suited for higher-density projects.

Councilmember (Maki Rodríguez):

• Raised concerns about allocating limited resources and ensuring incentives are used effectively to address the greatest needs.
• Stated that reducing taxes should be carefully considered and that conversations should continue to identify successful outcomes.

Councilmember (Villagrán):

• Noted that missing middle housing is most suitable for areas outside the downtown core (the "doughnut") and in specific corridors, not for suburban subdivisions like those in District 4.
• Suggested it could serve workforce populations, young professionals, retirees, and people with disabilities.
• Expressed hope that the program would continue to be refined.

Councilmember (Additional comment on aesthetics and quality):

• Emphasized that missing middle housing should not be built with poor quality (e.g., non-central air conditioning) or poor aesthetics, as that would deter renters and buyers.
• Referenced examples in Alamo Heights and Jefferson where poorly constructed units remained vacant.
• Asked for quality standards to be included in program requirements.

Veronica García's Final Comments:

• Noted that many existing missing middle projects are rentals, and that consultants are reviewing best practices from other cities, which often include density bonuses and streamlined permitting.
• Mentioned that the high success of a recent property tax exemption program (referenced from a prior day's dialogue) could impact general fund revenues if more housing is built.
• Stated that missing middle housing could be strategically located near workforce corridors and could be built by-right on lots already zoned for higher density, without needing rezoning.

Key Outcomes

• Motion to approve staff recommendations was made by Councilmember Villagrán, seconded, and passed by a voice vote (all in favor, none opposed).
• The approval includes additional questions and direction to staff for further analysis, including cost evaluation, potential location strategies, and consideration of quality and aesthetic standards.
• The meeting adjourned at 10:28 AM.