Planning Community Development Committee Meeting - October 27, 2026
Council Committees — Tuesday, October 27, 2026
BodySan Antonio, Texas
SessionCouncil Committees
DateTuesday, October 27, 2026
StatusNEW · FILED
Video Record
0:00 / 36:20
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
Speaker numbers apply only to this recording. Names come from transcript evidence. “Possibly” marks uncertain attribution.
Speaker 1
0:04
Okay, good morning.
0:06
The time is now 10.08 a.m.
0:09
on
Unassigned speaker
0:10
what
Speaker 1
0:10
day is it?
0:10
October 27th, 2026, and the meeting of the planning community development committee is now called order.
0:15
Madam Clerk, can you please call the roll?
Speaker 2
0:19
Councilwoman Castillo.
0:21
Councilmember Galvan Councilwoman Mesa Gonzalez.
Unassigned speaker
0:28
Chair
Speaker 2
0:28
Mungia.
Speaker 1
0:29
President.
Speaker 2
0:29
Sir, we have a quorum.
Speaker 1
0:31
Awesome.
0:32
First item agenda is approval of the minutes.
0:34
Are there any corrections to the minutes?
0:36
Can I get a motion?
0:39
There's a motion and a second.
0:40
All those in favor?
0:41
Aye.
0:42
All those motion carries.
0:46
Is there anybody who signed up for public comment?
Unassigned speaker
0:48
No, non-signers speaker.
Speaker 1
0:49
Okay, great.
0:50
We'll move on now to item number two.
0:53
We can please read the caption.
Speaker 2
0:57
Item
Speaker 3
0:57
number two
Unassigned speaker
0:58
is
Speaker 2
0:59
an extra extraterritorial judicial ETJ plan.
Speaker 4
1:12
Good morning, uh Mr.
1:14
Chair, Council members.
1:16
This item is a briefing on the proposed Northeast sub region extraterritorial jurisdiction plan.
1:27
The city's comprehensive plan when it was adopted in 2016 recommended that the City of San Antonio update do a review and update of the city's annexation plan.
1:38
Many of the policies that were in the plan at the time were outdated due to various changes in state law, such such as Senate Bill 6 from 2016.
1:48
The plan added a growth management component to guide decisions on future growth where the city may be able to influence future development patterns in the county.
2:01
Last year we began the process of implementing the city's annexation and growth management policy.
2:06
In order to make the project more manageable, you can see on the slide we divided the county into uh several manageable uh areas uh so that we could conduct some high-level planning analysis along with um working with the community in a in a manageable uh area based on the um the identified data that you see on the screen from land use to infrastructure, cultural assets, environmental features, uh looking at population as well as looking at employment forecasts for the area.
Unassigned speaker
2:41
Uh
Speaker 4
2:41
the plan development included three phases, which included analysis, engagement, and of course, recommendations.
2:46
On the slide, you can see the area subject to the plan with Camp Bullis on the west and multiple other cities such as Garden Ridge, Universal City, Selma, uh, to the east.
2:58
Uh, we also put together uh a technical uh working group along with some stakeholder engagement groups, and using those groups we developed a series of recommendations that we'll see in some of the following slides.
3:13
In terms of the rec the technical group uh recommendations and the feedback that we received, uh there was a great deal of focus on, of course, protecting military missions and the assets uh related to military bases, um, looking at future land use planning, especially in some of the primary future growth areas, given the fact that we have sector plans uh in the majority of the ETJ, except for the Far East, and those plans needed to be updated since the future land use categories were no longer part of the portfolio of land use that we use in the city of San Antonio.
3:47
Um, additionally, there were many community concerns expressed about uh the levels of growth in the area, the traffic, drainage, and the types of amenities uh that are existing in the area relative to the amount of growth that the area is seen.
4:04
And to that point, um, this chart shows that uh by the year 2050, this area is projected to uh almost double in terms of population and also in terms of housing and employment.
4:17
So this is a a timely exercise that we did with the community in order to determine what the most appropriate uh development patterns would be in this particular area of the county.
Unassigned speaker
4:29
And
Speaker 4
4:29
on this slide is the draft future land use map.
4:32
Um, as you can see, there's um quite a bit of primarily low density residential given the difficulties in development in this in this part of the county from a topography issue, but also um the types of neighboring uses that include Camp Bullis, um, as well as its location relative to the aquifer.
Unassigned speaker
4:51
Uh so you'll see that there's a lot of green on this map, and quite a bit of that is uh intended to reduce the levels of intensity in particularly in areas that are uh environmentally sensitive.
Unassigned speaker
5:05
Uh
Speaker 4
5:06
and on this slide are the draft recommendations um related to those findings, of course, updating the plan to include the future land use map and superseding the sector plans that exist that are outdated, um, trying to create that transparent, consistent uh regulatory environment in the ETJ, along with ensuring that um we are encouraging voluntary annexation into the city as much as possible, particularly in those areas that are directly adjacent to our uh corporate limits.
5:35
In terms of timeline, we began this process in June of 2025.
5:40
Quite a bit of um technical uh work along with community meetings and document creation occurred between September of 2025 through August of this year.
5:51
We'll be taking this item forward to the planning commission tomorrow, actually.
5:55
Um, this item is intended to be a briefing to you and a potential recommendation to move this uh to the council for full consideration in December of um of this year.
Unassigned speaker
6:05
And
Speaker 4
6:05
so with that, Mr.
6:06
Chairman, uh, I am happy to take any questions um that you may have related to the
Speaker 1
6:10
Northeast ETJ plan.
Discussion Breakdown — Share of Meeting
Zoning and Land Use████████████████████████████████████████40%
Affordable Housing███████████████████19%
Tax Increment Financing██████████████14%
Public Housing████████████12%
Procedural███████████11%
Economic Development████4%
Summary of Proceedings
Planning Community Development Committee Meeting – October 27, 2026\n\nThe San Antonio Planning Community Development Committee met on October 27, 2026, at 10:08 AM to discuss three main agenda items: the Northeast Subregion Extraterritorial Jurisdiction (ETJ) Plan, the Lone Star at Presidio affordable housing development, and the Jones Avenue mixed-use project in the Midtown TIRZ. The meeting was called to order by Chair Mungia, with a quorum present. All three items received committee approval to move forward to full City Council.\n\n### Consent Calendar\n- Minutes Approval: The committee approved the minutes of the previous meeting by a voice vote with no corrections.\n\n### Discussion Items\n#### Item 2: Northeast Subregion ETJ Plan\n- Staff presented a briefing on the proposed ETJ plan for the northeast subregion, which covers areas north of San Antonio including Camp Bullis, Garden Ridge, Universal City, and Selma. The plan updates the city’s annexation and growth management policies in response to changes in state law (e.g., Senate Bill 6) and community input.\n- Key changes include reducing maximum residential density from 33 units per acre (under existing sector plans) to 6–8 units per acre in most areas, designating more land as agricultural and low-density residential to protect environmentally sensitive areas, the Edwards Aquifer, and military operations at Camp Bullis and Randolph Air Force Base.\n- The plan was developed over 2025–2026 with a technical working group and stakeholder engagement including property owners, utility providers (SAWS, CPS Energy), the Edwards Aquifer Authority, and Joint Base San Antonio (JBSA).\n- Council members discussed the role of the planning department in shaping development versus merely reflecting community desires. Councilman Court questioned whether the plan simply limits development rather than encouraging growth in designated centers. Staff clarified that the ETJ plan applies to county land, while the city’s comprehensive plan focuses growth in regional centers and along transit corridors.\n- The committee voted to approve staff’s recommendation to forward the plan to the Planning Commission and then to City Council for full consideration in December 2026. Motion passed unanimously.\n\n#### Item 3: Lone Star at Presidio Multifamily Development\n- Ian Ben Avita, Deputy Director of Neighborhood Housing Services, presented a request to approve a 316-unit multifamily rental housing development named Lone Star at Presidio, located at Presidio Parkway and Vance Jackson Road in Council District 8. The project is a partnership between Lone Star Development Partners and the San Antonio Housing Facilities Corporation (SAHFC), a public facility corporation (PFC) of Opportunity Home.\n- The development includes 1-, 2-, and 3-bedroom units (primarily 1 and 2 bedrooms) with affordability set at 50%, 60%, and 80% of Area Median Income (AMI) and market-rate units. The project will accept Section 8 Housing Choice Vouchers. Revenue from the PFC will be used to preserve and improve existing public housing properties operated by Opportunity Home, which currently lose over $1.5 million per month due to operating deficits.\n- Council members discussed the difference between PFC structures (303 vs. 392) and why some projects require city council approval while others do not. Opportunity Home staff explained that 303 PFCs require council approval, while 392 PFCs (exclusive to housing authorities) do not.\n- Councilwoman Castillo expressed opposition, citing the absence of 30% AMI units and only 18 three-bedroom units, which she said does not align with the city’s Strategic Housing Implementation Plan. Councilwoman Mesa Gonzalez supported the project as needed for the I-10 corridor employment area.\n- The committee voted to approve staff’s recommendation to forward the item to full City Council. Motion passed with Councilwoman Castillo opposed.\n\n#### Item 4: Jones Avenue Development – Midtown TIRZ Agreement\n- Justina (staff) presented a proposed development agreement for the Jones Avenue project, a mixed-use development (office, retail, food and beverage) on a nearly 6-acre site in District 1, adjacent to the San Antonio River Walk and I-35. The developer is Emmy Jones, and the project is located in the Midtown Tax Increment Reinvestment Zone (TIRZ).\n- Total project cost is approximately $277 million. The project will be built in two phases (Phase 1: 2027–2031; Phase 2: 2029–2031). Staff recommended reimbursing up to $7.5 million from TIRZ increment for public infrastructure (roads, river improvements, pedestrian bridge, land improvements), but not for utility costs. Additionally, 25% of the TIRZ increment must be set aside for affordable housing until a plan is approved by City Council.\n- The land currently valued at $30 million is projected to grow to $335 million by 2060, generating approximately $80 million in sales tax revenue for the city’s general fund over the life of the TIRZ.\n- Councilman Court thanked staff, particularly Justina (who is transitioning to another city role), for their work on the project. The committee voted to approve staff’s recommendation to finalize the agreement and present it to the Midtown TIRZ Board and City Council for final approval in November/December 2026. Motion passed unanimously.\n\n### Key Outcomes\n- ETJ Plan: Committee approved forwarding the Northeast Subregion ETJ Plan to the Planning Commission and City Council for adoption in December 2026.\n- Lone Star at Presidio: Committee approved the project to move to full City Council; Councilwoman Castillo voted against.\n- Jones Avenue: Committee approved staff to finalize the TIRZ agreement and bring it to the Midtown TIRZ Board and City Council for approval.\n- The meeting adjourned at 10:44 AM.
Meeting Transcript
Okay, good morning. The time is now 10.08 a.m. on what day is it? October 27th, 2026, and the meeting of the planning community development committee is now called order. Madam Clerk, can you please call the roll? Councilwoman Castillo. Councilmember Galvan Councilwoman Mesa Gonzalez. Chair Mungia. President. Sir, we have a quorum. Awesome. First item agenda is approval of the minutes. Are there any corrections to the minutes? Can I get a motion? There's a motion and a second. All those in favor? Aye. All those motion carries. Is there anybody who signed up for public comment? No, non-signers speaker. Okay, great. We'll move on now to item number two. We can please read the caption. Item number two is an extra extraterritorial judicial ETJ plan. Good morning, uh Mr. Chair, Council members. This item is a briefing on the proposed Northeast sub region extraterritorial jurisdiction plan. The city's comprehensive plan when it was adopted in 2016 recommended that the City of San Antonio update do a review and update of the city's annexation plan. Many of the policies that were in the plan at the time were outdated due to various changes in state law, such such as Senate Bill 6 from 2016. The plan added a growth management component to guide decisions on future growth where the city may be able to influence future development patterns in the county. Last year we began the process of implementing the city's annexation and growth management policy. In order to make the project more manageable, you can see on the slide we divided the county into uh several manageable uh areas uh so that we could conduct some high-level planning analysis along with um working with the community in a in a manageable uh area based on the um the identified data that you see on the screen from land use to infrastructure, cultural assets, environmental features, uh looking at population as well as looking at employment forecasts for the area. Uh the plan development included three phases, which included analysis, engagement, and of course, recommendations. On the slide, you can see the area subject to the plan with Camp Bullis on the west and multiple other cities such as Garden Ridge, Universal City, Selma, uh, to the east. Uh, we also put together uh a technical uh working group along with some stakeholder engagement groups, and using those groups we developed a series of recommendations that we'll see in some of the following slides. In terms of the rec the technical group uh recommendations and the feedback that we received, uh there was a great deal of focus on, of course, protecting military missions and the assets uh related to military bases, um, looking at future land use planning, especially in some of the primary future growth areas, given the fact that we have sector plans uh in the majority of the ETJ, except for the Far East, and those plans needed to be updated since the future land use categories were no longer part of the portfolio of land use that we use in the city of San Antonio. Um, additionally, there were many community concerns expressed about uh the levels of growth in the area, the traffic, drainage, and the types of amenities uh that are existing in the area relative to the amount of growth that the area is seen. And to that point, um, this chart shows that uh by the year 2050, this area is projected to uh almost double in terms of population and also in terms of housing and employment. So this is a a timely exercise that we did with the community in order to determine what the most appropriate uh development patterns would be in this particular area of the county. And on this slide is the draft future land use map. Um, as you can see, there's um quite a bit of primarily low density residential given the difficulties in development in this in this part of the county from a topography issue, but also um the types of neighboring uses that include Camp Bullis, um, as well as its location relative to the aquifer. Uh so you'll see that there's a lot of green on this map, and quite a bit of that is uh intended to reduce the levels of intensity in particularly in areas that are uh environmentally sensitive.