San Antonio Planning Community Development Committee Meeting – September 22, 2026

The Planning Community and Development Committee (PCDC) met on Tuesday, September 22, 2026, from 10:00 AM to 12:15 PM. Key agenda items included interviews for the Zoning Board of Adjustments, a briefing on proposed revisions to the Strategic Housing Implementation Plan (SHIP) goals, a briefing on the Tax Increment Financing (TIF) policy, and a briefing on the Jones Avenue Municipal Management District within the Midtown TIRZ.

Consent Calendar

• The committee approved the minutes of the previous meeting by a unanimous voice vote (all in favor).

Discussion Items

Zoning Board of Adjustments Interviews

• The committee interviewed seven applicants for at-large alternate positions on the Zoning Board of Adjustments: John Bonias, Nelly de la Cruz, Uce Struja, Michael Fisher, Crystal Del Bosque Gomez, Haley Nichols, and Sierra Travigno (seeking reappointment). Two applicants (Anthony Gress and Chad Denny) submitted written statements in lieu of appearance. Fasil Hussein did not appear, and Cooper Hooper withdrew his application.
• After a staff presentation by the Assistant City Clerk, each applicant gave a two-minute opening statement. The committee then recessed into executive session from 10:23 AM to 10:34 AM to deliberate personnel matters and legal issues.
• Key Outcome: Upon reconvening, the committee unanimously recommended to the full City Council the appointment of all seven interviewed applicants as at-large alternates to serve through May 31, 2027.

Proposed Revisions to Affordable Housing Production and Preservation Goals (SHIP Refresh)

• Veronica Garcia, Director of Neighborhood and Housing Services, presented a briefing on the proposed refresh of the Strategic Housing Implementation Plan (SHIP) goals, halfway through the 10-year plan. The plan was co-created with Bexar County, the San Antonio Housing Trust, and Opportunity Home.
• Progress to Date: The original goal of 28,000 homes has been exceeded, with over 29,000 homes created or preserved. However, population growth and rising construction costs (37% increase in cost per unit since 2021) have increased housing cost burden by 30% among target populations.
• Proposed Revisions: The overall goal would increase by 46% to 41,050 units, with increases in rental production, rental preservation, and homeownership production. The home preservation goal would decrease by 64% to 4,000 units (focusing on major rehab at 0-30% AMI). The definition of supportive housing would expand to include low-barrier shelters, increasing that goal to 1,500 units.
• Discussion: Councilmembers expressed support for maintaining ambitious goals, particularly for home preservation and rental production at 0-30% AMI. Suggestions included targeted neighborhood approaches, non-traditional partnerships (e.g., workforce development), and aligning goals with a potential 2027 housing bond. Chair Mungia emphasized the need to "dream small" and advocated for high-ambition goals. Councilmember Castillo urged keeping goals that reflect actual need rather than lowering them to what is realistic.
• Key Outcome: No formal action taken; the briefing was for feedback. Staff will return to the B session on September 30 and later for adoption in October or November.

Tax Increment Financing (TIF) Policy Briefing

• Ian Benavides presented an overview of the TIF policy, including the two types of TIRZs (city-initiated and developer-initiated), the project review process (including a "but for" test and alignment with city policies like SHIP and SA Tomorrow), and board composition.
• Discussion: Councilmembers raised concerns about conflicts of interest, staff voting rights, and board representation. Councilmember Court suggested broadening appointments to include members from other council districts to avoid siloed decision-making. Councilmember Castillo supported recusal requirements and proposed that city staff serve in an advisory rather than voting role. The need for annual briefings on TIRZ activities was also discussed.
• Key Outcome: Staff will gather feedback from council colleagues and return to the committee after the holidays with potential policy amendments.

Jones Avenue Municipal Management District (MMD) within Midtown TIRZ

• Staff briefed the committee on the proposed MMD created by HB 5359 (2023) to support a mixed-use development on the former CPS Energy site (6 acres at Camden and Jones Avenue). The developer, McCombs Family Partners, seeks TIRZ participation for infrastructure including retail, office, park space, river walk improvements, and possible off-site affordable housing.
• Developer Remarks: The developer clarified they are not asking for any existing increment, only participating in new increment generated by their project. They project over $160 million in tax revenue to the city (property and sales tax) over time, with no upfront city money requested. The project would be a subzone, separate from the uncommitted $500 million balance in the Midtown TIRZ through 2060.
• Discussion: Chair Mungia noted that if the Midtown TIRZ continues to 2060, the uncommitted $500 million could be used for other public purposes (e.g., a hospital, parks, or affordable housing). He also raised the possibility of using sales tax abatements as an alternative, though staff expressed caution about setting precedent. Councilmember Castillo supported keeping the project in the TIRZ analysis and exploring sales tax abatements in the future.
• Key Outcome: Staff will complete analysis and bring recommendations to PCDC next month. The committee expressed interest in an annual briefing on all TIRZ activities.

Key Outcomes

• ZBA Appointments: Unanimously recommended 7 applicants for at-large alternate positions to the full City Council.
• SHIP Goals: Briefing received; no vote taken. Staff to return with adoption proposal in October.
• TIF Policy: Feedback collected; staff to develop proposed policy changes for after the holidays.
• Jones Avenue MMD: Analysis ongoing; staff to report back next month with recommendations.