The applicant is requesting to rezone approximately 21 acres of land from Single-Family Residential District (R-2) to Middle-Density District (R-5). The subject property is not platted and is undeveloped.

On September 24, 2026, ten (10) public hearing notices were mailed to the surrounding property owners within 200-feet of the subject property. At the time of the Staff Report, two (2) responses in favor, zero (0) responses neutral, and zero (0) responses in opposition were received. A public hearing notice was also sent to the SCUC ISD. The most recently available demographic report and forecasting report have been attached. A public hearing notice will be published in the "San Antonio Express" prior to the City Council Meeting. A public hearing notice sign was placed on the property by the applicant.

Subject Property:

	Zoning	Land Use
Existing	Single-Family Residential District (R-2)	Undeveloped
Proposed	Middle-Density Residential District (R-5)	Rental units

Adjacent Properties: 

	Zoning	Land Use
North	Single-Family Residential District (R-2)	Undeveloped
South	Right-of-Way	Maske Road (70' ROW)
East	Single-Family Residential District (R-2)	Undeveloped and Creek
West	Single-Family Residential District (R-2)	Undeveloped

Zoning:

Dimensional Requirements Residential Zoning District Table 21.5.7.A
			Minimum Lot Size Dimensions			Minimum Yard Setbacks			Misc. Lot Requirements
	Code	Zoning District	Area Sq. Ft.	Width Ft.	Depth Ft.	Front Ft.	Side Ft.	Rear Ft.	Max Height	Max Impervious Coverage
Existing	R-2	Single-Family Residential District	8,400	70	120	25	10	20	35	50%
Proposed	R-5	Middle-Density Residential District	10,890	n/a	n/a	25	10	10	35	80%

As per UDC Section 21.5.5, Middle-Density Residential District (R-5) is intended to provide for developments that offer a variety of housing types. This district is a suitable transition between single-family residential and commercial and/ or denser multi-family developments that is comprised of detached or attached residential dwelling units. The subject property is approximately 21 acres of land which will restrict the density to 12 units per gross acre, will be required to adhere to the multi-family site design standards and provide ten percent of the total platted area as common, usable open space. UDC Section 21.5.7.B.8 also lists additional site design requirements for the Middle-Density Residential District (R-5). The additional requirements are listed below:

• When HVAC units are not within the building separation space the minimum separation is ten (10) feet
• When HVAC units are within the building separation space, or either structure is above one story, the minimum separation is fifteen (15) feet
• HVAC units shall be on the opposite sides of the buildings

These additional standards are not required if fire suppression systems are installed within the buildings.

The applicant is requesting to rezone approximately 21 acres of land from Single-Family Residential District (R-2) to Middle-Density Residential District (R-5).

It is the City’s desire to promote safe, orderly, efficient development and ensure compliance with the City’s vision of future growth.

Staff looks toward the criteria listed in UDC Section 21.5.4.D. for zone changes.

1. Whether the proposed zoning change implements the policies of the adopted Comprehensive Land Plan, or any other applicable adopted plans;
The proposed zone change to Middle Density Residential District (R-5) does implement the policies of the Comprehensive Plan. The subject property is designated as Complete Neighborhood in the Comprehensive Land Use Plan Future Land Use Map. The intent of the Complete Neighborhood Land Use Designation is for a mixture of housing options while considering the appropriateness of density and commercial development with roadway classification, conflict among land uses and buildings. The proposed zoning district would act as an appropriate transition from the commercial and industrial to the south of Maske Road and the single family residential to the north of the subject property. Additionally, the proposed zoning district allows for a different housing type than what is in the area, whether is be attached or detached residential. The proposed zone change to Middle-Density Residential District (R-5) meets the intent of the Complete Neighborhood Land Use Designation of the Future Land Use Map.

2. Whether the proposed zoning change promotes the health, safety, and general welfare of the City.
As part of promoting the health, safety and welfare, the City should encourage development compatible with surrounding uses, utilizing standards and transitional uses to alleviate negative impacts. Any new development is required to meet the site design standards listed in Article 9 of the Unified Development Code. The proposed zone change on the approximately 21 acres will be required to meet the Multi-family site design requirements and provide at least 10% of common open space. Middle-Density Residential District (R-5) provides for attached or detached residential which would be a different housing type than what is immediately adjacent and within the greater area of the proposed development. The new housing type in this area promotes the general welfare of the City as it is a transitional use for the surrounding single-family residential and the General Business District (GB) across Maske Road.

As part of the zone change, the Engineering Department reviewed the submitted TIA summary and provided the following conclusion:

• The increase in peak hour trips would have some impact to the City's transportation system.
• However, since the amount of the impact is less than 100 peak hour trips, the impacts to the transportation system would be limited and mitigation efforts could be provided to mitigate the effects of the additional trips.

Ultimately, the proposed zone change to Middle-Density Residential District (R-5) will increase traffic on the transportation system, the effects can be mitigated through various efforts. During the development process, the applicant will be required to provide a detailed TIA to identify the required improvements and mitigate the effects of their traffic impact.

Although the proposed Middle Density Residential District (R-5) does increase the traffic impact to the City's transportation system, there are mitigation efforts available to relieve the impact, and the proposed development acts as a transitional use from the surrounding single-family development to the General Business District (GB) across Maske Road, thus promoting the general welfare of the City.

3. Whether the uses permitted by the proposed change will be consistent and appropriate with existing uses in the immediate area;
The proposed zone change to Middle-Density Residential District (R-5) is consistent and appropriate with existing uses in the immediate area. To the north, east, and west of the subject property is undeveloped Single-Family Residential District (R-2). To the south of the property is Maske Road, a commercial collector to be 70-feet of Right-of-Way when built out. Within the larger area, there is single-family development to the north. South of Maske Road, there is a Manufactured Home Park, General Business District (GB) and General Business District-II (GB-2). As per UDC Section 21.5.5, the intent of the Middle-Density Residential District (R-5) is to provide developments that offer a variety of housing types that is a suitable transition between single-family residential and commercial. The proposed development would act as an appropriate transition between the surrounding single-family residential to the north and the commercial and industrial development to the south.

4. Whether other factors are deemed relevant and important in the consideration of the amendment.
Staff has ensured the proposed zone change meets the UDC requirements. The proposed zone change has been reviewed by the Fire, EMS, and Police departments without objections.

Staff recommends approval of PLZC20260052 as the proposed Middle-Density Residential District (R-5) implements the policies of the Comprehensive Land Use Plan, acts as a transitional land use, and is compatible with the uses within the immediate and surrounding area.