San Antonio Planning and Community Development Committee Meeting on October 27, 2026

The Planning and Community Development Committee met at 10:08 a.m. on Tuesday, October 27, 2026, and adjourned at 10:44 a.m. Councilmembers Castillo, Galván, Mesa González, and Chair Munguía were present. The committee approved the prior meeting minutes, received an informational briefing on the Northeast Subregion extraterritorial jurisdiction (ETJ) plan, approved an Opportunity Home public housing PFC tax exemption item for full Council consideration, and approved a Jones Avenue project recommendation within the Midtown TIRZ.

Consent Calendar

• The committee approved the minutes of the September 22 meeting by voice vote; no opposing votes were heard.

Northeast Subregion ETJ Plan – Informational Update

• Staff presented an informational update on updating the city's comprehensive extraterritorial jurisdiction plan, originally adopted in 2016. Many policies are being updated to align with state law, and a management plan was added to influence future planned development.
• The planning effort divides areas for analysis and includes demographic and economic analysis, a technical working group, community participation, and recommendations. Areas mentioned included Garden Ridge, Universal City, and surrounding cities to the east.
• The technical group's recommendations included protecting military missions and assets within military bases. Community concerns addressed growth, traffic, and drainage.
• A chart showed the population is projected to double by 2050. Draft future land use recommendations include low-density designations in topographically sensitive areas to preserve the environment.
• In discussion, staff clarified that the plan applies to the ETJ subregion outside San Antonio city limits, not to the city's existing portfolio. A follow-up presentation may come in December.

Opportunity Home Public Housing PFC Tax Exemption Request

• Staff from the Neighborhood and Housing Services Department presented a request related to a Public Facility Corporation tax exemption supporting the acquisition, construction, and rehabilitation of housing. Revenue from the transactions is directed to creating affordable housing and providing services for residents.
• Staff referenced the 2037 Centennial Vision, adopted in June 2026, and said the revenue plan is used to preserve and improve public housing. Projects mentioned included Henry B. González site 7, Terry Town Apartments in District 1, Mary McGuire Apartments in District 1, Villa Hermosa Apartments in District 1, and Westway of Promise in District 7.
• Staff noted a $1.5 million per month funding reduction at Opportunity Home Public Housing because funds were taken away, and recommended moving the item to Session A for full City Council consideration.
• A motion to approve the staff recommendation was seconded and passed by voice vote.
• During discussion, several councilmembers praised the project and the partnership with Opportunity Home. One councilmember said the project was very important for District 8 because of nearby La Cantera, The Rim, Fiesta Texas, and the medical area.
• Councilmember Castillo said the AMI breakdown for the proposal was less than 15 percent, that the proposal was in alignment with strategic plan implementation, and that more three-bedroom housing is needed throughout the city; he stated he would oppose the item because other areas of the city are also needed. A development consultant said surveys had been conducted showing a need for three-bedroom units and agreed to provide the list of survey recipients.
• Another councilmember suggested reviewing AMI categories by region during current updates, citing a market study showing significant need among single renters and noting this would help the bond committee understand where to invest.
• Councilmembers asked why some projects need full Council approval and others do not. Staff explained the difference between 303 and 392 structures under state law: 303 projects require meeting with the council representative and full Council approval, while 392 PFC projects do not require full Council approval and are brought as a courtesy; the difference is the sponsor, with 392 used exclusively by the housing authority. A councilmember asked for follow-up information on the selection criteria.

Jones Avenue Project – Midtown TIRZ

• Staff presented a request for the Jones Avenue mixed-use project in the Midtown Tax Increment Reinvestment Zone, District 1. The developer proposes a mixed-use project with offices and retail on approximately six acres, with a total investment of $277 million.
• The site is currently vacant, adjacent to the River Walk and near I-35, with existing infrastructure that can be modernized. The project is proposed in two phases: the first phase is projected to start in 2027 and finish in 2031; the second phase is projected to start in 2029 and finish in 2032.
• Staff recommended a reimbursement of up to $7.5 million for public-benefit infrastructure, including river improvements, a pedestrian bridge, sidewalks, a bus station, and land improvements. Investment in basic services would not be reimbursed. Staff also recommended an affordable housing contribution of 25% of the increment. The TIRZ termination date is September 30, 2060.
• Projections presented: the land is currently valued at $29 million, is projected to be worth $154 million after development, $334 million in 2060, and is projected to generate $80 million in sales tax over 32 years.
• Staff requested committee approval to proceed and return with the final contract in November or December 2026. A representative of the applicant spoke as the applicant's representative.
• Committee members thanked staff and the applicant; the motion to approve the staff recommendation was seconded and passed by voice vote.

Key Outcomes

• Approved the September 22 meeting minutes.
• Approved the staff recommendation to forward the Opportunity Home Public Housing PFC item to Session A for full City Council consideration.
• Approved the Jones Avenue project staff recommendation, allowing staff to finalize the agreement and return for final consideration in November or December 2026.
• No formal action was taken on the Northeast Subregion ETJ plan; it was an informational briefing.