Public Meetings - San Antonio, Texas

The Planning and Community Development Committee (PCDC) of the San Antonio City Council met on February 24, 2026, at 10:04 AM. The meeting covered three major briefings: a special housing supply task force report targeting veterans with housing vouchers, people with disabilities, older adults, and LGBTQ+ youth; proposed updates to the Tax Increment Finance (TIF) policy to strengthen displacement protections; and a proposal to formalize city assistance for residents after home fires. Public comment focused on veteran housing discrimination. The committee provided feedback and directed staff to return with final recommendations. Consent Calendar - Approval of the minutes was moved and seconded, passed unanimously. - The consent agenda (Item 2) for District 4 was moved, seconded, and passed unanimously. Public Comments & Testimony - Pete Bernal (American GI Forum) spoke in support of a policy to prohibit discrimination against veterans using VASH vouchers, arguing that the policy would expand available housing from 200 to 2,000–3,000 units in San Antonio. He urged the committee to pass the ordinance to help homeless veterans and expressed willingness to continue advocating. - Second speaker (also American GI Forum) supported a standalone veteran housing anti-discrimination policy, emphasizing that the issue affects not just apartment renters but also homeowners renting properties. She requested the policy be separated from other housing issues and noted that veterans want to choose where to live based on schools, transit, and shopping, not just proximity to VA hospitals. Discussion Items - Item 3: Briefing on Increasing Housing Supply for Veterans with Vouchers, People with Disabilities, Older Adults, and LGBTQ+ Youth – Veronica Garcia (NHSD Director) presented initial recommendations from the Special Housing Supply Task Force. The task force engaged 35 organizations, hosted panel discussions, conducted site visits, and surveyed over 350 community members. Key recommendations include adding 3,200 homes over 3–5 years: 250 units near transit/medical center for veteran voucher holders, 500 accessible units for blind/deaf residents, 2,400 age-restricted homes, and 100 supportive units for LGBTQ+ unhoused youth. Recommendations for justice-involved populations were also discussed. Councilmembers discussed universal design ordinances, voucher acceptance, legislative advocacy (Medicaid expansion, tax credits), and the need for robust funding. The chair noted $9 million from the current housing bond was set aside for land acquisition. Committee feedback supported the direction, with requests to refine goal-setting methodology and improve the housing dashboard. - Item 4: Briefing on TIF Policy Update Regarding Displacement – Ian Benavides (NHSD Deputy Director) presented proposed language changes to the TIF policy to clarify that projects causing direct residential displacement are ineligible. Changes include: a two-year lookback for displacement, inclusion of future phases and contiguous property, and a requirement for all projects (not just housing) to complete a Displacement Impact Assessment (DIA) covering a quarter-mile radius. Projects scoring medium or high risk must include a mitigation plan. Committee members expressed strong support, noting the changes would prevent situations like the recent baseball stadium project where housing displacement occurred on adjacent land controlled by the same developer. - Item 5: Briefing on City Assistance After Home Fires – Justina Tate (Interim Assistant City Manager) outlined the current process: SAFD coordinates with Red Cross for temporary shelter, and DSD inspects structures for demolition. Since the CCR was filed, the city updated fee waiver eligibility to include fire victims and created a house fire checklist. Dr. Daniel Martinez (Red Cross) noted San Antonio has the highest home fire response rate in Texas (average 8 responses/day) and that socioeconomic factors correlate with higher risks. Councilmembers requested exploration of waiving demolition liens for occupied homes where the owner intends to rebuild, especially for homestead properties, and formalizing notification to council offices. The committee directed staff to continue developing the policy. Key Outcomes - The committee directed staff to finalize the Special Housing Supply Task Force report by March 2026 for PCDC approval, with input on goal-setting methodology and dashboard improvements. - The committee expressed consensus to move the TIF policy language changes forward, with next steps including briefing TIF boards, stakeholder outreach, and City Council adoption in March 2026. - For the home fire assistance policy, the committee requested further exploration of fee abatement or lien policy changes for homestead properties, and formalization of council office notification. The briefing will return for a follow-up.

The Community and Planning Committee (PCDC) of the San Antonio City Council met on February 24, 2026, at 10:04 AM. The meeting covered approval of minutes, a consent agenda, a detailed housing provision report, updates to the Tax Increment Financing (TIF) policy, and a discussion on post-fire assistance for residents. Key actions included unanimous approval of minutes and consent items, and consensus to refine housing goals and TIF language before final adoption. Consent Calendar - Minutes from a previous meeting were approved by voice vote (no opposition). - The consent agenda for District 4 was approved by voice vote (no opposition). Public Comments & Testimony - Kit Bernal (self-identified as a veteran and member of American Veterans for Equal Rights) spoke in support of a policy to expand housing options for veterans using housing vouchers. He urged the committee to pass the ordinance to reduce discrimination and help veterans live in any part of San Antonio, including near hospitals, schools, and transit. - A second speaker (also a veteran advocate with American Veterans for Equal Rights) echoed support for the same policy, emphasizing that veterans should be able to live wherever they choose as long as they have a voucher and ability to pay. She noted that many veterans face barriers due to limited case management and landlord acceptance. Discussion Items 1. Housing Provision Increase for Vulnerable Populations (Item 3) - Veronica Garcia, Director of the Department of Housing Services, presented an initial report from a workforce group formed in August 2025. The goal is to increase housing for veterans with housing vouchers, people with disabilities (especially deaf/blind), LGBTQ+ youth experiencing homelessness, and seniors. - Methodology: Included 150+ survey responses (expanded to 200), field visits, panels with lived-experience individuals, and case studies from other cities (e.g., Buffalo School conversion in New York, LGBTQ+ supportive housing in New York). - Proposed targets: 3,200 total units: 250 for veterans (within 5 miles of healthcare facilities), 500 for people with disabilities, 100 for LGBTQ+ youth, and 2,400 for seniors (age-restricted). - Recommendations: For veterans – increase landlord education, streamline voucher acceptance, and explore land acquisition for veteran-focused communities. For disabled – require more accessible units (currently 2% required by state tax credits), develop a universal design ordinance, and create accessible housing lists. For seniors – encourage accessory dwelling units, shared housing, and near-transit density. For LGBTQ+ youth – pilot rental assistance, partner with justice-involved reentry programs, and advocate for state/federal funding. - Council Comments: - Councilmember Galván praised the work and asked about coordination with existing programs (e.g., SHIP, trust fund) and the need for deeper subsidies for LGBTQ+ youth. - Councilmember Castillo requested adding a universal design ordinance to the recommendations and emphasized reentry housing for formerly incarcerated individuals. She also urged including youth participation. - Councilmember Corps questioned how the targets were set relative to actual need, noting a gap between goals and real demand. She asked for a clear methodology and suggested focusing on the highest-need population (LGBTQ+). She also critiqued the housing bond map for lacking filtering capabilities. - Councilmember Mungía (Chair) thanked presenters and noted $9 million from the housing bond is available for land acquisition, and a second round of bonds may be needed. 2. Tax Increment Financing (TIF) Policy Update (Item 4) - Staff presented proposed language changes to the TIF displacement policy, following a January 14 work session. Key changes: clarify that displacement evaluation applies to the entire project (including adjacent phases) and not just the funded component; define a quarter-mile radius for displacement impact assessment. - Example: The baseball stadium project (which received TIF funding) previously had ambiguity about whether housing displacement on contiguous land was covered. The new language ensures such displacement is evaluated. - Councilmember Corps expressed initial disappointment with the previous presentation but accepted the clarification. Councilmember Galván asked about the origin of the quarter-mile radius (standard practice in displacement impact analysis) and requested a comparative analysis with policies from other cities (e.g., Washington, D.C.). Staff agreed to explore. - Councilmember Castillo voiced support for the update. The committee reached consensus to forward the revised policy to the full City Council on March 19, 2026. 3. Post-Fire Assistance Process (Item 5) - Johanny (Assistant City Manager) presented current procedures after a home fire, noting improvements since a Council Consideration Request (CCR) in February 2025. Key steps: Fire Department contacts Red Cross for temporary shelter; Development Services Department (DSD) inspects and may demolish unsafe structures; exemptions were expanded for repair permits in December. - Challenges: Residents may not know about resources; liens for demolition costs (averaging $7,000) can burden homeowners, especially those without insurance. Councilmember Castillo asked for policy to waive or reduce demolition liens for owner-occupied properties after a fire. - Red Cross Dr. Daniel Martinez reported San Antonio has the highest fire response rate in Texas (average 8 calls/day), often linked to socioeconomic status (e.g., space heaters in cold weather). He emphasized prevention programs and partnerships (Valero) to build resilience in low-income areas. - Councilmembers agreed on the need for better communication to council offices when a fire occurs, formalizing a list of immediate resources, and exploring lien relief for owner-occupied homes. - No formal vote; the committee directed staff to continue refining the process and report back. Key Outcomes - Votes: Approval of minutes and consent agenda passed unanimously. - Housing Report: Committee directed staff to finalize the report with clearer methodology for targets, incorporate universal design ordinance, deepen focus on LGBTQ+ youth and reentry populations, and return for final approval at the end of March 2026. - TIF Policy: Committee gave consensus to forward the revised displacement language to the City Council for a March 19, 2026, vote. - Post-Fire Assistance: Committee asked staff to explore lien reduction options for owner-occupied properties and to formalize notification to council offices after residential fires. Staff will bring back a refined proposal. - Next Meeting: The PCDC committee will meet again before the full council session to finalize the housing report.

The Workforce and Economy Development Committee of the San Antonio City Council met on February 24, 2026, at 2:01 PM. Chairman Villagrán presided, with Councilmembers Castillo, Galván, Mesa González, and Spears present. The meeting covered two major agenda items: an update on the Brooks development project and a presentation on the procurement process review. Public comment was not taken. Discussion Items Brooks Update (Bill Gómez, President of Brooks) Bill Gómez provided a detailed update on the Brooks development since its transfer to the city in 2003. Key points included: - The campus and annexed acres were valued at $36 million in 2003; today, development value stands at $2.1 billion—a 57-fold increase. - The 1,300-acre community is projected to house 10,000 residents. Seven existing communities and seven more in process (including market-rate, multifamily, and senior housing) will contribute to that population. - Brooks hosts six international companies (from France, South Korea, Japan, and the Czech Republic) representing 2,000 direct jobs. - Education assets include three high schools on campus, a Carnegie World school, and a $98 million Alamo Colleges project for advanced manufacturing and maintenance training. - The Tax Increment Reinvestment Zone (TIRS) generated $9.5 million for the City of San Antonio in 2023. Sales tax revenue from Brooks was cited at $8.5 billion (likely a total economic output figure). - Surrounding neighborhoods saw household income growth of 6% over the past decade (vs. 2% city average) and a 4% increase in high school graduation rates. - Priorities include a proposed $5 million bond program for infrastructure (completing a second road segment with a bridge), development of remaining parcels (less than 300 acres available for employers), and renewal of the Opportunity Zone designation. Councilmembers expressed strong support for Brooks’ mixed-income housing approach, the public-private partnership model, and the community’s economic impact. Councilmember Castillo highlighted the return on public investment through increased property and sales tax revenues. Councilmember Galván noted the importance of multimodal transportation connections, especially the VIA Green Line, to improve access. Councilmember Mesa González emphasized the need for childcare facilities and coordination with school districts. Chairman Villagrán underscored the importance of affordable housing on publicly owned land and ensuring that high-wage jobs are accessible to local residents. Procurement Process Review (Victoria Rader, Assistant Director of Finance; Rachel Berger, Director of Procurement; and others) Staff presented ongoing improvements to the city’s procurement system, focusing on three areas: building supplier capacity, increasing supplier participation, and streamlining the procurement process. - The Supplier Development Academy has been restructured from a three-year to a one-year intensive program. Fifteen businesses completed the latest cohort, with mentoring from city staff and private partners. - The city partnered with Supply SA (formerly South Central Certification) to help small businesses navigate certification and public procurement. - Implemented recommendations from a 2023 review include: delegation of authority to the city manager for contracts up to $2.5 million (with certain thresholds), a refined high-profile procurement process for contracts under $5 million, and an annual procurement forecast (now with 386 items for FY26, updated quarterly). - Proposed improvements under consideration: aligning the competitive bidding threshold with the state’s $100,000 level (currently $50,000), consolidating small business programs, and increasing the administrative approval limit from $50,000–$100,000 to $250,000. Councilmembers asked about communication channels (office hours at Launch SA, social media, direct outreach) and the number of small businesses actively registered (690 as of the meeting, up from a low of 400). They stressed the importance of aligning procurement goals with economic development targets and ensuring that participants in the academy are given preference on large projects (e.g., stadium, entertainment district). Staff committed to continuing engagement during the upcoming SAP system upgrade and to reporting back on the impact of process changes. Key Outcomes - The committee received the presentations as informational; no votes were taken on either item. - Councilmembers directed staff to explore opportunities for affordable housing on publicly owned parcels around Brooks, with a target of 30–60% Area Median Income (AMI). - Staff will continue to refine the procurement process and provide quarterly updates to the committee, particularly regarding the SAP implementation and its impact on small businesses. - Chairman Villagrán will work with staff to finalize the bond request for Brooks infrastructure in time for the next bond package. - The committee expressed appreciation for the collaboration between Brooks, the city, and stakeholders like VIA, Alamo Colleges, and school districts.

The Economic and Workforce Development Committee met on February 24, 2026, at 2:01 PM. The committee received two presentations: an update on the Brooks development and a review of the city's procurement process. No public comments were made. The meeting adjourned at 3:16 PM. Consent Calendar - The committee approved the minutes of the previous meeting by unanimous voice vote. Discussion Items Update on Brooks Leo Gomez, representing the Brooks Development Authority, presented an update on the transformation of the former Brooks Air Force Base. Key highlights: - Property value increased from $36.8 million in 2003 to $2.1 billion in development value today, a 57-fold increase. - Projected 10,000 residents on 1,308 acres, with seven residential communities existing and seven more planned, including the first affordable senior (55+) community and a second affordable multifamily development. - Partnership with SAM Ministries for 200 units of permanent supportive housing at the Commons at Aseca Trails. - Six foreign-based companies on campus (originating from France, South Korea, Japan, Czech Republic) representing over 2,000 jobs, all leads from Greater SATX. - Education: three high schools (medical, STEM, IT curricula), University of the Incarnate Word School of Osteopathic Medicine (800 students), and Alamo Colleges' Texas FAME program for advanced manufacturing technicians. - In 2023, the City of San Antonio received $9.5 million in taxes from Brooks, with $8.5 million from sales tax alone. - Surrounding region (Brooks Regional Center) saw household incomes rise 36%, high school graduation up 10%, poverty down 2%, and unemployment down 4% over the past decade. - Upcoming priorities: seeking Opportunity Zone 2.0 redesignation, requesting bond funding for the second half of Sydney Brooks (estimated over $15 million, including a bridge), and identifying publicly owned parcels for continued development. - Council discussion: Councilmember Castillo requested data on return on public investment and emphasized affordable housing alignment with strategic goals (30-60% AMI). Councilmember Galvan inquired about assessed value vs. development value and praised the mix of housing. Councilmember Mesa Gonzalez highlighted multimodal transportation at Brooks. Councilmember Spears asked about elementary-age students and childcare; Gomez noted discussions with a potential childcare provider. Chair Viagran commended the partnership and the Viagran family's leadership. Update on Procurement Process Review Victoria Rader (Deputy Finance Director) and Anna Bradshaw (Economic Development Assistant Director) presented a review of the city's procurement process, initiated at the mayor's request. Focus areas: - Capacity Building: Revamped Vendor Development Academy (formerly mentor-protege) to a one-year intensive program; current cohort of 15 businesses. Partnership with Supply SA for certification and procurement navigation services. - Supplier Engagement: Monthly office hours at Launch SA (averaging 15 attendees) with plans to expand to libraries. Direct outreach to vendors regarding solicitations. - Procurement Process: Implemented recommendations from Civic Initiatives study, including city manager delegation for contracts up to $2.5M (goods/services) and $1M (construction/professional services), redefined high-profile process, annual procurement forecast covering items $50k+ (386 items in FY2026), and finance procurement reorganization with a dedicated training team. - Proposed Improvements: Consider aligning with state threshold increase from $50k to $100k for informal bids, consolidating preference programs, and increasing change order approval limit to $250k. - SAP Upgrade: Upcoming ERP system upgrade will include vendor engagement during design phase to address pain points. - Council discussion: Councilmember Castillo asked about communication channels and office hours attendance. Councilmember Galvan questioned alignment with economic development goals and the number of registered small businesses (690). Councilmember Mesa Gonzalez inquired about vendor development academy metrics and certification navigation. No formal votes were taken. Key Outcomes - The committee received the updates and will continue to monitor progress. - Brooks Development Authority will provide detailed return-on-investment data for bond discussions. - The procurement team will bring further recommendations to the committee, including results from SAP upgrade vendor engagement. - Future updates on both items will be provided to the committee as developments occur.

The San Antonio Board of Adjustment (BOA) met on February 23, 2026, to hear a range of variance, special exception, and appeal requests, primarily related to short-term rentals (STRs), fence heights, setbacks, and accessory structures. The meeting lasted from approximately 2:03 PM to 5:41 PM. Chair Orion presided until recusal, after which Vice Chair Azuna took over. Roll call showed 10 members present, establishing a quorum. Consent Calendar - Minutes from the previous meeting were approved unanimously. Public Comments & Testimony - Case 510 Booker Alley: Lulu Francois, chairperson of the Dignowity Hill Historic Neighborhood Review Committee, called to oppose the lot layout variance, citing safety concerns for emergency vehicles and inconsistent development character. She urged denial. - Case 602-606 N. New Braunfels Ave. / 1513 Dawson St.: Lulu Francois (Dignity Hill HNR Committee) again called to oppose the mobile food court variance, arguing the area concerns (parking, noise, lighting) remain unchanged. She recommended the applicant use the two lots by right with four food trucks. - Case 519 N. San Marcos: The Gardendale Neighborhood Association was recorded as supportive of the special exception for a taller front yard fence. - Case 9310 Magnolia Grove: Two neighbors (Mr. and Mrs. Frank Melendez) testified in support of the privacy fence, describing safety and property concerns related to neighboring tenants. Discussion Items - Item 1 – UDC Update Work Session: The board tabled discussion on scheduling a work session to recommend UDC updates, deferring to a later meeting in May to align with the 2027 application window. - Item 2 – 626 Delmar St. Unit 202 (STR): Applicant Rob McClellan requested a special exception for one additional Type 2 STR on a block face already at 7% density (one active STR). Staff recommended denial. The applicant noted the Denver Heights Neighborhood Association is in favor. The board questioned and approved the request. - Item 3 – 8201 Meadow Post (STR Permit Appeal): Applicant Francis Inhisaba appealed the revocation of a Type 2 STR permit due to delinquent HOT taxes. Staff confirmed unpaid taxes and missing filings from December 2024 through May 2025. The board granted a continuance to March 23, 2026, to allow the applicant to resolve outstanding payments and filings. - Item 4 – 424 A Street (STR Special Exception): Applicant Skyhawk Custom Homes requested three additional Type 2 STRs on a block face. Staff recommended approval, noting the units had operated since 2019, all taxes were paid, and there were no complaints. The board approved the request 9-1. - Item 5 – 326 Lexington Ave. Unit 101 (STR): Applicant Manuel Martinez requested one additional Type 2 STR. Staff recommended approval. The board approved 9-1. - Item 7 – 3022 Reformatima Drive (Variance): Applicant Alamo Architects (representing Southwest ISD) requested a 2.5-foot variance from the 14.5-foot site distance decision point for a school driveway, citing a new wrought-iron fence installed for safety (TEA requirement) and a speed bump. Staff recommended approval. The board unanimously approved the variance. - Item 9 – 9310 Magnolia Grove (Fence & Clear Vision): Applicant Judith Solis Gonzalez requested a special exception for a 6-foot privacy fence and a variance for 10-foot driveway clear vision. Staff recommended denial for the fence height but approval for the clear vision. After hearing testimony from the applicant and neighbors, the board approved both the fence height special exception (3-foot variance) and the clear vision variance (5-foot variance) unanimously. - Item 10 – 116 E. Agarita Ave. (Carport Setback): Applicant Don McDonald requested a 4-foot 8-inch variance to build a carport at 4 inches from the side property line. Staff recommended denial. The board unanimously approved the variance. - Item 13 – 327 Rainbow Drive (Setback Variance): Applicant Juan Osorio requested a variance for a structure built too close to the property line. Staff recommended denial. The board unanimously approved a 3-foot 6-inch variance (amended from 4-foot 6-inch) after the applicant agreed to reduce the overhang. - Item 14 – 1514 W. Salina St. (Carport & Accessory Structure): Applicant Juan Carlos Talavera requested variances for an existing carport and a future accessory structure. Staff recommended denial. The board unanimously approved the variances, limiting the accessory structure to 18 feet along the side property line. - Item 15 – 137 University Ave. (NCD Variances): Applicant Mint Development LLC requested three variances from the NCD 5 standards for a proposed multifamily development. Staff recommended denial. The Beacon Hill Area Neighborhood Association supported the driveway and garage variances but opposed the window variance. The board unanimously approved all three variances. - Item 16 – 143 Globe Ave. (Carport/Front Yard Structure): Applicant Anna Gurrera requested a front setback variance, a variance to allow an accessory structure in the front yard, and a clear vision variance. Staff recommended denial for the structure but approval for the clear vision. The board approved the front setback variance (9-foot 11-inch) and clear vision variance (5-foot) but did not approve the second variance (accessory structure in front yard). - Item 17 – 7106 Cloverfield Lane (Carport Setback): Applicant Albert Trevino requested a variance for a carport close to the side property line. Staff recommended denial. The board unanimously approved the variance, limiting the carport to 25 feet in depth and requiring a slope toward the street. - Item 18 – 519 N. San Marcos (Fence Height): Applicant Deborah Wilson requested a special exception for a 6-foot solid front yard fence. Staff recommended denial. The board approved a 6-foot predominantly open fence (1-foot special exception), citing security concerns and minimal visual impact. - Item 19 – Minutes: Approved. - Director's Report: Announced that voicemail submissions for public meetings will cease on April 1st. Reminded commissioners to file their financial disclosure forms by April 4th. Key Outcomes - Item 2 – STR Special Exception (626 Delmar St.): Approved (10-0). The board found the exception would not endanger public health or safety, create a nuisance, or alter the character of the district. - Item 3 – STR Permit Appeal (8201 Meadow Post): Continued to March 23, 2026, to allow the applicant to resolve outstanding HOT tax payments and filings. - Item 4 – STR Special Exception (424 A St.): Approved (9-1). The board found the three additional STRs would not alter the character of the district or injure neighboring properties. - Item 5 – STR Special Exception (326 Lexington Ave.): Approved (9-1). The board found the exception would not endanger public health or safety or alter the character of the district. - Item 7 – Site Distance Variance (3022 Reformatima Dr.): Approved (9-0). The board found the variance, combined with the speed bump, adequately supports safety without causing hardship. - Item 9a – Fence Height Special Exception (9310 Magnolia Grove): Approved (10-0). The board found the fence would not alter the character of the neighborhood or injure neighboring properties. - Item 9b – Driveway Clear Vision Variance (9310 Magnolia Grove): Approved (10-0). The board found the variance does not compromise traffic or pedestrian safety. - Item 10 – Carport Setback Variance (116 E. Agarita Ave.): Approved (10-0). The board found the variance was not contrary to public interest and would not injure adjacent properties. - Item 13 – Side Setback Variance (327 Rainbow Dr.): Approved (10-0). The board found the variance was not contrary to public interest and the special condition of the existing home and driveway created an unnecessary hardship. - Item 14 – Carport & Accessory Structure Variances (1514 W. Salina St.): Approved (10-0). The board found the old home's location limited usable space, and the variances would not alter the essential character of the district. - Item 15 – NCD 5 Variances (137 University Ave.): Approved (10-0). The board found that strict application of the standards would create hardship for multifamily development, and variances were not contrary to public interest. - Item 16 – Front Setback & Clear Vision Variances (143 Globe Ave.): Approved (10-0). The board approved the front setback variance and clear vision variance; the accessory structure variance was not brought to a vote. - Item 17 – Carport Setback Variance (7106 Cloverfield Ln.): Approved (10-0). The board found the variance was not contrary to public interest and the hardship was due to unique property conditions. - Item 18 – Fence Height Special Exception (519 N. San Marcos): Approved (10-0). The board approved a 6-foot predominantly open fence, finding it aligns with the spirit of the ordinance and provides necessary security. - Motion to approve minutes: Passed. - Director's Report: Administrative announcements.

The San Antonio Zoning Board of Adjustment convened on February 23, 2026, at 1:00 PM to hear 16 agenda items, including appeals, variances, special exceptions, and short-term rental renewals. The meeting was conducted in Spanish with interpretation available. Chair Oren presided, and 10 commissioners were present, providing a quorum. Key votes included approvals for a short-term rental renewal, a setback variance for a carport, and a fence height exception, while one motion to waive a 200-foot separation for a food truck park failed. The meeting adjourned at 5:41 PM. Consent Calendar - None noted. Public Comments & Testimony - Agenda Item 9 (9310 Magnolia Grove – fence/variance): The applicant, Saul González, and his wife testified about ongoing safety concerns, including trespassing, vandalism, and harassment by neighbors. They presented video evidence of late-night disturbances, property damage, and verbal abuse. The wife expressed fear for her safety and inability to enjoy her property. Commissioner Bonillas noted the applicant had worked with the HOA and local police. - Agenda Item 9 – Additional Public Testimony: Two neighbors, Frank Meléndez and María Meléndez, spoke in favor of the fence, citing increased safety and reduced harassment after its installation. Frank Meléndez reported being called racist slurs by the neighbor, and María Meléndez said she fears leaving her home due to the neighbor’s behavior. - Agenda Item 18 (519 N. San Marcos – fence height): The applicant, Deborah Wilson, testified that her home is surrounded by commercial and industrial uses, with frequent public nuisances including individuals peering into windows, climbing her current fence, and leaving drug paraphernalia. She presented video evidence of a person making eye contact with her from outside a window. She stated that a 6-foot solid fence would improve security and align with the corridor’s commercial character. She noted that nearby properties already have 6-8 foot fences. Discussion Items - Agenda Item 2 – Short-Term Rental Special Exception (626 Delmar Street, Unit 202): The applicant, Rob McAllen, requested an additional Type 2 short-term rental permit on a block with 15 units, which would bring the total to 13% (below the 12.5% cap? The transcript states the cap is 1/8 or 12.5%, and after approval the total would be 13% – a discrepancy noted). Staff recommended denial, citing density concerns. The applicant stated he has owned the property for years and needs the rental income. The High Neighborhood Association supported the request. The board approved the exception unanimously (10-0), finding it would not harm public health, safety, or welfare, and that there was no evidence of public nuisance. - Agenda Item 3 – Appeal of Short-Term Rental Permit Revocation (8201 Middle Post, Unit 101): The property manager, Francis Quince Sierra, appealed the revocation of a short-term rental permit due to non-payment of hotel occupancy taxes. The manager argued he was unaware of the delinquency because notices were sent in the wrong name. He admitted that taxes from November 2024 through October 2025 were unpaid, but he has made payments since November 2025. Staff recommended denial. The board granted a one-month postponement to March 23, 2026, to allow the applicant to resolve all outstanding tax liabilities. - Agenda Item 4 – Short-Term Rental Special Exception (424 8th Street, Units 1, 2, 3): The applicant, Skyhawk Custom Homes (represented by Tenet Montgomery), requested three Type 2 short-term rental units. The property already had one active permit (Unit 4) and had been operating since 2019 under a previous special exception that expired due to a staff processing error. The block consists of five units, and approval would result in 80% short-term rental density, exceeding the 12.5% cap. Staff recommended approval, noting no complaints, all taxes paid, and no enforcement issues. The board approved (9-1), with Commissioner Ibáñez dissenting, finding that the density cap would not harm the neighborhood given the property’s history of operation without problems. - Agenda Item 5 – Short-Term Rental Special Exception Renewal (326 Lexington Avenue, Unit 101): The applicant, Manuel Martínez, requested renewal of a Type 2 short-term rental permit. The block has only two residential units; the other is a law office. Approval would result in 100% short-term rental density on the block. Staff recommended approval, noting compliance over the past three years with no complaints or violations. The board approved (9-1), with Commissioner Ibáñez dissenting. - Agenda Item 7 – Variance for Sight Distance (3022 Reforma Drive): Alamo Architects, on behalf of a school district, requested a 2.5-foot reduction in the minimum sight distance from 14.5 feet to 12 feet at the east side access, due to the need to maintain a security fence and parking spaces. The property is surrounded by residences, churches, a school, and shops. Staff recommended approval, noting the proposed speed bump will slow traffic and the variance is not contrary to public interest. The board approved unanimously (10-0). - Agenda Item 9 – Special Exception for Fence Height and Variance for Sight Distance (9310 Magnolia Grove): The applicant requested a fence height of 6 feet (special exception) and a 15-foot sight distance variance (reduced from 15 to 10 feet). Staff recommended approval of the sight distance variance but denial of the fence height exception, citing visual obstruction. The board approved both unanimously (10-0), finding the fence improved safety and the sight distance was adequate given the low-traffic street. - Agenda Item 10 – Variance for Carport Side Setback (116 Islagarita Avenue): Don B. McDonald Architect requested a variance of 4 feet 8 inches from the minimum 5-foot side setback to allow a carport with a 4-inch setback, limited to 31 feet of the rear property line. The structure existed previously and had collapsed. Staff recommended denial due to insufficient maintenance space. The board approved unanimously (10-0), finding the variance would not adversely affect adjacent properties and the existing stone wall mitigated risk. - Agenda Item 12 – RM4 Variance for Duplex Construction (305, 307, 309 Porter Street): The applicant, Ricardo Navarro, requested a variance from RM4 development standards to allow two structures on each lot in a three-lot parcel, resulting in 12 total units. The Denver Heights Neighborhood Association supported the request. Staff recommended denial, citing available space for single-family development. The board approved unanimously (10-0), finding the variance would maintain compatible density and scale with the area. - Agenda Item 13 – Variance for Side Setback (327 Rainbow Drive): The applicant, Juan Osorio, requested a variance of 4 feet 5 inches from the minimum 5-foot side setback to allow a carport with a 6-inch setback and a 1-foot eave. Construction began without a permit. Staff recommended denial. The board approved unanimously (10-0), finding the reduced setback would not harm adjacent properties and the applicant reduced the eave to mitigate impact. - Agenda Item 14 – Variance for Carport and Accessory Structure Setbacks (1514 W. Salinas Street): The applicant, Juan Carlos Talavera, requested variances for a carport (1-inch setback instead of 5 feet) and an accessory structure (1 foot 2 inches setback instead of 5 feet). Both were constructed without permits. Staff recommended denial. The board approved unanimously (10-0), finding the variances would provide adequate separation for maintenance and fire safety, and the structures existed prior to applicant’s ownership. - Agenda Item 15 – NCD Variances for Window Transparency, Driveway Access, and Garage Standards (137 University Avenue): The applicant, Min Developments LLC, proposed 22 duplexes on a site partially within the NCD 5 district. Variances sought: (1) window transparency below 25% on two facades within the NCD; (2) driveway width of 25 feet (vs. 15 feet max); (3) garage standards. Beacon Hill Neighborhood Association supported items 2 and 3 but not item 1. Staff recommended denial. The board approved all three variances unanimously (10-0), finding the strict application would create hardship, and the variances would promote design consistency and meet fire access requirements. - Agenda Item 16 – Variance for Accessory Structure in Front Yard and Sight Distance (143 Globe Avenue): The applicant, Ana Guerra, requested a variance to allow an accessory structure (carport with partial side panels) within the front yard (0.5 inch setback vs. 10 feet) and a sight distance variance of 10 feet. Staff recommended approval of the sight distance variance but denial of the front yard location. The board approved the front yard and sight distance variances, but denied the side panel request (Item 2), requiring removal of the side panels. Vote: 8-0 (Commissioner Cruz left at 5:04 PM). - Agenda Item 17 – Variance for Carport Side Setback (7106 Cloverfield Lane): The applicant, Albert Treviño, requested a 4-foot 11-inch variance from the minimum 5-foot side setback to allow a carport with a 1-inch setback. Construction began without a permit. Staff recommended denial. The board approved (10-0) after an amendment limiting the carport depth to 25 feet and requiring a roof slope toward the front. - Agenda Item 18 – Special Exception for Fence Height (519 N. San Marcos Street): The applicant requested a 6-foot solid fence in the front yard, exceeding the 3-foot maximum. Staff recommended denial. The board approved the special exception by an amendment to allow a 6-foot fence that is predominantly open (not solid) on the front yard and solid on the sides, finding it would improve security without compromising pedestrian safety. Vote: 10-0. Key Outcomes - Agenda Item 2: Approved (10-0). - Agenda Item 3: Postponed to March 23, 2026. - Agenda Item 4: Approved (9-1). - Agenda Item 5: Approved (9-1). - Agenda Item 7: Approved (10-0). - Agenda Item 9 (fence height and sight distance): Both approved (10-0). - Agenda Item 10: Approved (10-0). - Agenda Item 12: Approved (10-0). - Agenda Item 13: Approved (10-0). - Agenda Item 14: Approved (10-0). - Agenda Item 15: Approved (10-0). - Agenda Item 16 (front yard and sight distance): Approved (8-0); Item 2 (side panels) denied. - Agenda Item 17: Approved (10-0), with amendment. - Agenda Item 18: Approved (10-0), with amendment. - Agenda Item 19: Minutes approved. - Director’s Report: Reminded that voice messages will stop on April 1, 2026; all requests must be submitted; financial breakdown deadline is April 1. Commissioner Mena requested earlier document storage and timely distribution of motions.

The Historic Preservation and Technical Advisory Board of San Antonio convened on February 20, 2026, at 9:00 AM. The board approved the minutes from the January 23, 2026, meeting (6-0-1, with Commissioner Davis abstaining). The agenda included a consent calendar with five items and two individual consideration cases (Case 2026-038 and Case 2026-019). All consent items were approved unanimously. The board discussed and voted on two Certificate of Appropriateness applications involving properties in historic districts. Consent Calendar - Five items (addresses: 129 Callaghan Avenue, 1407 Fulton Avenue, 1510 Lennon Avenue, 326 West Lingwood, 904 Mesquit) were approved unanimously. No public comments were registered. Discussion Items Case 2026-038 – 510 Stepping (Applicant: property owner) The applicant requested a Certificate of Appropriateness to install a front iron fence, side fence, and rear privacy fence in the King William Historic District. Staff recommended approval with modifications: reduce the front iron fence from 5 feet 6 inches to 4 feet to comply with historic district guidelines (which allow up to 4 feet), reduce the rear privacy fence to no more than 4 feet at the trash enclosure, and address the north side fence (existing fence on adjacent property line) directly with staff. The applicant expressed concerns about cost and feasibility but agreed to work with staff. The board voted unanimously (7-0) to approve the staff recommendation, with an amendment to allow the applicant to clarify the north side fence situation with staff. Case 2026-019 – 2055 Will Sacha Avenue (Applicant: Clinton Pope) The applicant requested a Certificate of Appropriateness to remove existing aluminum siding, install new siding, replace windows, and install a fence in the Monticello Park Historic District. Staff recommended denial because the applicant had performed unpermitted work (removal of historic wood windows and siding) and continued work after receiving a stop-work order. The applicant testified that he was unaware of the historic district designation, had purchased the property to renovate and sell, and that the work was done without proper permits. Commissioners expressed concern about the lack of proper permits, disregard for the stop-work order, and failure to consult with the Monticello Neighborhood Association. The board voted unanimously (7-0) to support staff's denial and require restoration: reinstall siding matching the existing profile, restore the original wood windows (or replace with historically appropriate wood windows), and install new siding in a manner consistent with the original design. Key Outcomes - Case 2026-038: Approved with conditions. The applicant must reduce the front iron fence to 4 feet, adjust the rear privacy fence, and consult with staff regarding the north side fence. A Certificate of Appropriateness will be issued upon compliance. - Case 2026-019: Denied. The applicant must restore the front facade to match the existing profile, restore the original windows (replace removed windows with wood windows consistent with historic design), and work with the Office of Historic Preservation to obtain proper permits and follow preservation guidelines. - The next case on the agenda was postponed.

San Antonio HDRC Compliance and Technical Advisory Board Meeting, February 20, 2026\n\nThe Historic and Design Review Commission Compliance and Technical Advisory Board met on Friday, February 20, 2026, with Chair Jason Vasquez presiding (Chairwoman Juanita Sepulveda present). Roll call established a quorum with all seven members present. The board considered a consent agenda with five items and two regular agenda items concerning fencing and exterior modifications in historic districts.\n\n Consent Calendar\n- Approval of Minutes (January 23, 2026): Approved with Commissioner Davis abstaining and all others voting aye.\n- Consent Agenda (Five Items): Unanimously approved without discussion. Approved addresses: 129 Callahan, 1407 Fulton, 1510 Lennon, 326 West Linwood, and 904 North Mesquite. Applicants were informed that certificates of appropriateness would be emailed within 10 days.\n\n Discussion Items\n\n Item 6: 510 Steering – Fence Installation (Case 2026-038)\nThe applicant requested approval for a front-yard wrought iron fence at 5 ft 6 in and a privacy fence extending six feet past the front facade. Staff recommended approving the wrought iron fence only if reduced to 4 ft (per guidelines) and modifying the privacy fence to not extend beyond the front facade. The applicant, appearing virtually, expressed difficulty reducing the custom iron fence but agreed to cut it to 4 ft; regarding the privacy fence, staff noted that the north side fence might be on a neighbor’s property. Letters of support from the King William Association were noted. \nBoard Action: A motion to support staff’s recommendations, with a friendly amendment clarifying that the north fence issue be resolved with staff, carried unanimously (7-0).\n\n Item 7: 2055 West Wech Avenue – Siding, Windows, and Vents (Case 2026-019)\nThe applicant (Clinton Popham, representing Tripod Contracting) requested approval to: (1) replace historic waterfall siding with tongue-and-groove on the front facade, (2) modify windows on the southwest corner, (3) replace historic windows, and (4) enclose gable vents. Staff recommended denial and instead requiring restoration of original waterfall siding, original window configuration (three windows with mullions), salvaged wood windows, and original gable vents. The applicant admitted to purchasing the property in late December 2025, beginning work without a Certificate of Appropriateness, ignoring a stop-work order issued January 4, 2026, and replacing historic windows after the order. He stated he was unaware the property was in a historic district despite seeing the brown historic district sign. The board expressed concern over the lack of permits and non-compliance, emphasizing the importance of historic preservation.\nBoard Action: A motion to support staff’s denial and recommendations (items 1-4) carried unanimously (7-0). The applicant was directed to work with the Office of Historic Preservation and the Monticello Historic District Association.\n\n Key Outcomes\n- Consent Agenda: All five items approved without modification.\n- Item 6 (510 Steering): Approved as modified: front iron fence to be reduced to 4 ft, south privacy fence to be cut to 4 ft and pulled back to align with the front facade, north fence to be resolved with staff.\n- Item 7 (2055 West Wech Ave): Denied; staff’s restoration recommendations approved. Applicant must obtain proper permits and comply with historic preservation guidelines.\n- Next Steps: Certificates of appropriateness for approved items to be issued within 10 days; staff will follow up on compliance for Item 6 north fence.

The San Antonio City Council met on Thursday, February 19, 2026, at 9:08 AM to discuss a range of items including consent agenda approvals, public comments, a resolution supporting affordable housing tax credits, and designation of community land trusts. The meeting included proclamations, committee reports, and an executive session. Consent Calendar - Approved minutes from the city council meetings of February 4th and 5th. - Proclamation for the 31st annual Basurabash River Cleanup on March 7, 2026, recognizing River Aid San Antonio's efforts; over 1,900 volunteers collect and sort over 27 tons of trash annually. - Recognized Unite Here Local 23 for securing a three-year contract for hotel workers, including a $20/hour minimum wage for back-of-house workers, reduced workload, reduced insurance costs, Juneteenth as a paid holiday, and successorship language. - Mayor Jones thanked SAPD and the fusion center for arresting an individual who made a threat against her life. - Approved items 4-35 on consent agenda, with items 9, 32, and 34 pulled for individual consideration. - Highlights of consent items included: - Item 4: Rehab for city tower elevators. - Item 5: $6.3 million for design of a raised intersection at Rittiman Road and Gibbs Sprawl, funded by $4.8 million federal grant. - Items 8, 33, 13-14, 15, 20, 28, and 21-23: Various appointments and grants. - Item 15: $2 million grant from Texas Parks and Wildlife for Woodlawn Lake Park improvements, totaling $6.5 million investment. Public Comments & Testimony - Jack Finger spoke against items 32 and 34, arguing that community land trusts and affordable housing projects constitute "welfare housing" and price controls, and questioned citizenship vetting of residents. - James Stopper and Jeanette McCart (president of Brown Station West Association) opposed item 32 (Neuesto Triera development) due to concerns about traffic, safety, loss of privacy, noise, light pollution, reduced property values, and inadequate parking (1.5 spaces per unit). McCart noted 919 e-signatures against the project. - Val de Leon (director of development for Bacino Group) supported item 32, highlighting community engagement, design changes (lowering building height to two stories near homes, removing windows on upper floors facing neighbors), and willingness to continue dialogue. - Nadia Mavrakis (co-executive director of Cultura Lingua) supported item 34, describing the Silk Road Community Land Trust as a means to provide permanently affordable homeownership to low- and moderate-income individuals. - Reverend Deborah D. Seward delivered the invocation. - Ansel Joy Macaulay performed a song. Discussion Items - Item 9 (CPS Energy eminent domain): Councilmember Galvan moved to authorize condemnation for 17 permanent electric transmission easements and two temporary construction easements for the Ranch Town to Tally Road Transmission Project. No public speakers; approved. - Item 32 (Resolution of support for affordable housing tax credits): Councilmember Aldrete Gavito initially opposed the Neuesto Triera development at 9600 Gilbo Road, citing traffic, lack of bus service, safety concerns, and loss of privacy for adjacent homes. Councilmember Corr and others noted the property is already zoned C3 (commercial) and by right allows multifamily development, arguing that affordable housing provides negotiation leverage. Councilmember Castillo detailed the project's high state scoring (e.g., 4/4 for developer experience, 11/11 for amenities, 11/11 for resident services). After debate, the resolution passed (vote tally not specified but motion carried). - Item 34 (Designation of Cultura Lingua as community land trust): Councilmember Mesa Gonzalez and Aldrete Gavito spoke in support, noting the CLT will serve the Silk Road Cultural Heritage District in Northwest San Antonio (Districts 1, 6, 7, 8). The trust aims to prevent displacement and build generational wealth. Approved unanimously. Key Outcomes - Consent agenda approved except items 9, 32, and 34 (later approved individually). - Item 9: Approved (authorizing eminent domain for CPS Energy transmission project). - Item 32: Approved (resolution supporting 9% housing tax credits for Neuesto Triera, a 65-unit affordable housing development). - Item 34: Approved (ordinance designating Cultura Lingua as a community land trust). - City Manager Eric announced that an update on immigration-related items will be provided at the city manager's report in two weeks (early March). - Executive session held at 11 AM to discuss economic development negotiations, real property, and legal issues; no action taken. - Meeting adjourned at 2:08 PM.