Planning and Community Development Committee - 2026-01-27
Meeting Intelligence Preview
Meeting Summary
The Planning and Community Development Committee approved resolutions of support for 12 affordable housing projects seeking 9% housing tax credits, including developments by San Antonio Housing Trust in District 4 and rehabilitation projects across Districts 1 and 7. The committee also designated two community land trusts—MOC Development Fund CLT serving the West Side and Culturingua's Silk Road CLT serving Districts 7 and 8—as the city's first CLT designations under the October 2024 policy. Additionally, the committee directed staff to revise the TIF policy to address both direct and indirect displacement following concerns about the baseball stadium project.
Key Decisions (5)
Resolutions of Support for 12 Affordable Housing Tax Credit Projects
Committee approved resolutions of support for 12 multifamily rental housing developments seeking 2026 competitive 9% housing tax credits from TDHCA. Projects include Emmanuel Village (District 5), Judy and Julian at Vita (District 4), NHH Culebra (District 6), Nuestra Tierra (District 7), Razor Lofts (District 4), Village at Ellison, Vista at Culebra (District 6), 111 West Travis (District 1), Frio Bend (District 7), Westminster Square (District 1), and Woodlawn Pines (District 1). San Antonio expected to see 2-3 projects awarded.
MOC Development Fund CLT Designation
Designated MOC Development Fund as a community land trust serving primarily District 5 with portions of Districts 4 and 6. Goal of up to 55 homes in five years, with initial two years targeting 10 homes (3 at 60% AMI, 7 at 80% AMI). MOC received Housing Trust technical assistance grant in 2023.
Culturingua Silk Road CLT Designation
Designated Culturingua's Silk Road CLT serving Districts 7 and 8 with portions of Districts 6 and 1 near the medical center. Goal of 24 homes by 2028, with at least 6 at 60% AMI and remainder at 61-120% AMI. Received Housing Trust technical assistance grant in 2025.
TIF Policy Revision Direction
Committee directed staff to revise the Tax Increment Financing policy to address both direct and indirect displacement, following concerns that the baseball stadium project caused displacement despite technically meeting the letter of current policy. Staff directed to define direct and indirect displacement clearly.
Approval of Meeting Minutes
Committee approved minutes from previous meeting with no corrections.
Development Activity (12)
Emmanuel Village
New construction affordable housing seeking 9% tax credits; includes high quality pre-K; at least 10% units at 30% AMI with additional 30% units
Judy at Vita
New construction affordable housing seeking 9% tax credits; includes high quality pre-K; deepest affordability at 30% AMI; located in census tract where 20%+ housing units are tax credit funded
Julian at Vita
New construction affordable housing seeking 9% tax credits; includes high quality pre-K; deepest affordability at 30% AMI; located in census tract where 20%+ housing units are tax credit funded
NHH Culebra
New construction affordable housing seeking 9% tax credits; at least 10% units at 30% AMI
Nuestra Tierra
65-unit four-story multifamily rental housing development; family housing; approved administratively under SB 840 bypassing zoning process; public meeting scheduled for Thursday
Razor Lofts
New construction affordable housing seeking 9% tax credits; at least 10% units at 30% AMI
Village at Ellison
New construction affordable housing seeking 9% tax credits; at least 10% units at 30% AMI
Vista at Culebra
New construction affordable housing seeking 9% tax credits; includes high quality pre-K; requires one-mile three-year waiver due to proximity to recently awarded tax credit development
111 West Travis (Robert E. Lee Building)
Rehabilitation of historic building for affordable housing seeking 9% tax credits
Frio Bend
Rehabilitation project for elderly population seeking 9% tax credits
Westminster Square
Rehabilitation project seeking 9% tax credits
Woodlawn Pines
Rehabilitation project seeking 9% tax credits
Market Signals (6)
Housing Demand
San Antonio expected to receive only 2-3 of 12 recommended affordable housing tax credit projects due to high regional competition across five counties.
Housing Demand
State law SB 840 allows multifamily developments to bypass local zoning process in underutilized commercial areas, creating tension with existing neighborhoods.
Sentiment
Residents of Braun Station West collected 280 signatures within 24 hours opposing a four-story apartment development, citing concerns about building height, traffic, and neighborhood compatibility.
Infrastructure
Gilboa Road lacks turning lanes from Bandera to 1604, and the area has no bus service, raising infrastructure concerns for new multifamily development.
Housing Demand
Infill development in the urban core faces significant permitting challenges compared to suburban development, with small developers experiencing contradictory guidance and multiple plan revisions.
Housing Demand
Community land trusts are launching in San Antonio with MOC targeting 55 homes over five years on the West Side and Culturingua targeting 24 homes by 2028 near the medical center.