The Kennedale City Council had only one item listed on the regular agenda Monday night and that was Case #PZ 15-02 with the description “Public hearing and consideration approval of Ordinance 573 regarding a request by Kennedale Seniors, Ltd. for a zoning change from ?R-3? Single Family Residential district to ?PD? Planned Development district {{more}}for residential use for senior citizens for an approximately 24-acre tract at 332-370 S. New Hope Rd.”
While the room was not packed, this agenda item was why the larger than usual crowd was there. Almost to a person, they were there in opposition.
The 24 acre property lies off of South New Hope Road adjacent to Sonora Park and includes the Oncor transmission lines that dissect New Hope Road and the property. Most of the property sits behind single family residential property along the west side of New Hope Road.
As presented the development would include 34 quadplex buildings with 23 of the buildings housing one bedroom units and 11 buildings with two bedroom units built on 17 acres. The development would have a clubhouse and a gazebo. The housing units would be 90% masonry and the property would be fenced (6? to 10?) and landscaped in areas that border existing homes. There would be two access points with one directly from a drive on New Hope Road. The second access point would be built along a portion of Sonora Park.
A representative of Kennedale Seniors, LTD (representing management of the development) presented the plans to the Council. The plan is a ?tax-credit housing development?. This is a program that provides tax credits to developers who, in turn, are able to offer lower than market rents to the seniors. He emphasized that this was not a Section 8 housing project. The development would be an independent living arrangement and would not offer assisted living housing. Residents would have to be 55 years or older. Children would be allowed to visit and stay overnight but stays would be limited to just a few days. It would be actively managed and maintained. Some of the units would be rented at ?market value? currently around $900 for two bedrooms and up to $800 for a one bedroom. Other units would be offered at 25% to 50% off of market value for lower incomes. The tax credit program would include management of the property for a minimum of 15 years with a renewal for another 15 years.
Citizen and council concerns
Issues, for the approximately 16 citizens that were in attendance, were varied and included low income rental property, apartments, traffic congestion, density, and crime concerns.For Council member Frank Fernandez, apartments were the biggest issues. He feels strongly that this is not the best use for this property. He is opposed to any apartments in Kennedale, favoring single family residences instead. He worried that after a period of the time the apartments would be allowed to fall in disrepair like so many other apartment complexes that he has seen.Home owners from the area argued that there was not enough assurance that these housing units would not eventually turn in low cost rental property with no real enforcement of zoning requirements and screening of renters. Crime rates would increase as the required background checks would not be thorough or completed. Traffic would tax the already congested two-lane New Hope Road.Council member Kelly Turner raised questions about emergency responds time for police and firefighters with the development being on the other side of the tracks and the possibility of a train blocking traffic for long periods of time.
City Staff and council response
The city staff proposed that that this was an appropriate use for this property. It fit in the master plan for the city that calls for meeting the diverse needs of the community specifically the aging population. The city?s Comprehensive Land Use and Development Plan (adopted in 2012) calls for the development of New Hope Road as a residential corridor and does include developing New Hope Road as a ?parkway?, similar to Little-School and Sublett roads in other parts of the city.
The staff also argued that this location was not suited for single family residential development being surrounded by a large utility easement and a flood control area. And, the property had been on the market for a while and this offer was the best to come along. The zoning restrictions added would ensure the property would remain what it would be designated for as senior housing.
Kennedale Fire Chief Mike McMurray, in response to questions about possible delays because of the railroad crossing, said that he was aware of a few delays but said in case of serious situations Kennedale has agreements with surrounding departments to respond as the need presented itself.Police Chief Tommy Williams said that he had no knowledge of any delays in responding to calls but his officers did not have to deal with the larger vehicles of the fire department.
Council member Charles Overstreet added that the crime statistics for the targeted aged group of 55+ was extremely low. Council member Liz Carrington, saying that maybe this was not the ideal use for the land, felt that this was the best alternative under the circumstances and that it did fit into the overall master plan for the area.
Management response
The representative for Kennedale Senior LTD, Emanuel Glockzin, said the company was very responsible with a record that could be checked. The plan was for senior citizens housing and that was how it was designed and would stay. Background checks would be maintained throughout the program and applicants would be denied if they did not pass. He said that program would be monitored by the state with inspections at least once a year sometimes twice. He added that he had been working with this type of development since 1987 and had not seen one fail.
In the end, neither side had seemed to changed anyone’s mind. The vote was 3-2 in favor of the rezoning request.Voting for the request were Council members Charles Overstreet, Liz Carrington and Mike Walker. Voting in opposition was Kelly Turner and Frank Fernandez.Read more details of planned senior community at 7/20/2015City Council Regular Meeting
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