This article has been updated with additions and corrections to references to the number of townhomes down from 36 to 18 and a change in the wording of townhomes to duplexes in another section of this article.
The Kennedale City Council has had a chance to put its stamp on recent requests for changes involving residential zoning. The verdict so far is that the Council is not so hot on changing things even if the Kennedale Planning and Zoning Commission (P&Z) has made positive recommendations, especially, if it involves multiple units in established single residential areas.
The areas that zoning requests have been made recently were in Old Town Kennedale (the area of Kennedale around or near Kennedale Town Center), Kennedale Parkway (Business 287); the Oakcrest neighborhood (behind QT and Burger King on the north end of the Parkway) and in the Boaz’s Subdivision Addition along Mansfield Cardinal Road.
In the Oakcrest area …
The Council agreed to a request that would allow the building of two duplexes [originally stated as townhomes] on two separate tracts of land. Agreeing, that it was in keeping with the single resident housing in the area and would not change the neighborhood significantly.
The Council denied a request for a townhouse designation in the same area that would include 18 townhomes [multi-stories].
These requests had been approved without dissent by the Planning & Zoning Commission.
Along Kennedale Parkway …
Three different housing developments were proposed in an area that has been zoned for business/commercial. P&Z recommended the change by a vote of 4-2. At the Council hearing, the Kennedale ISD School Board President along with the Kennedale School Superintendent spoke against it, among others.
The Council determined that this request conflicted with the current zoning of industrial/commercial usage and denied the request.
In Old Town Kennedale …
A request was made to change zoning to allow multiple townhomes (40) on approximately 3.44 acres of vacant land in an area zoned for single residential homes. Kennedale Planning & Zoning Commission had recommended on a vote of 4-2.
The was Council deemed this was in conflict with the existing design for the area of single residential homes and denied the request.
In the Boaz subdivision …
Requests were made for zoning changes so that two additional plots of land could be added to the subdivision. These additional plots of land would be for two single-family homes. Council agreed with the P&Z on the rezoning request.
The following has been taken from the actual Council agenda and the resulting action taken at the meetings.
Residential/commercial developments decisions from the November 16, 2021 agenda and approved minutes …
- Public Hearing CASE #PZ 21-15 — a request by FC Designs for rezoning from R3 Single-Family Residential to TH Townhome District for approximately 0.35-acres located at 6800 Oak Crest Drive W, Oak Crest Addition, Block 1, Lot 26, City of Kennedale, Tarrant County, Texas [Location is two streets behind QT at the north entrance to Kennedale Parkway]
- Staff provided information: The property has been vacant for many years. The owner of the property has expressed an intent to develop two townhomes with two units each on the vacant lot. [Council member James Connor provided clarification to explain the reference to townhomes, saying in a text, “Context is needed here. They were NOT townhomes. They were duplexes. They have the TH designation because that is the only thing inside the uni-code that would allow for duplexes.”] The property will be accessed by a private drive from Oak Street Drive. The development will require a replat to vacate the existing 35’ building setback per the existing survey. The development will be required to meet standards for TH zoning. Parking for the residents will be surface parking located in the rear of the property, along the west and north property lines. The infill development for townhouses is consistent with the surrounding existing residential land use and the proposed zoning is compatible. This development would provide quality housing for the residents of Kennedale.
- Planning and Zoning Recommendation: Staff recommended approval to the Planning and Zoning (P&Z) Commission; and, during their meeting on Tuesday, October 14, the P&Z Commission voted 4-1 to recommend approval of this request.
- Public Hearing: No citizen spoke against the project.
- Council Action: Moved By Degenhart, Seconded By Jacobson. Motion passed 4-1, with Connor voting against [“Due to safety concerns being on a blind corner“].
- Public Hearing CASE #PZ 21-16: — regarding a request by FC Designs for rezoning from R3 SingleFamily Residential to TH Townhome District for approximately 0.35-acres located at 6808 Oak Crest Drive W, Oak Crest Addition, Block 1, Lot 28, City of Kennedale, Tarrant County, Texas.
- Public hearing: Mayor Rhodes announced that the public hearing was being continued at 8:21 p.m. and that this case is two lots over from the last and is basically the same proposal. With no requests to speak, the public hearing was closed at 8:22 p.m.
- Council Action: Motion to Approve – Moved By Degenhart, Seconded By Jacobson. Motion passed 4-1, with Connor voting against [“Due to safety concerns being on a blind corner”].
Residential/Commerical decisions taken from the agenda and the council meeting on January 18, 2022
- Public Hearing Case #PZ 22-01
- Staff Information: Summa Terra Ventures has proposed plans for multi-family units on three different lots (at 404 E Kennedale Parkway, 521 W Kennedale Parkway, and 409 W Kennedale Parkway). Last year, during review of their third proposed development, current staff informed Summa Terra representatives that this type of use was not allowed in the current zoning, something that was seemingly overlooked by previous staff. Having invested resources in these three developments, Summa Terra is now requesting that the City consider amending the UDC to allow for multi-family in the OT-4 district. [NOTE: These would be market level housing units and not below market.]
- Location: 404 E Kennedale Parkway, 521 W Kennedale Parkway and 409 Kennedale Parkway.
- Planning & Zoning Recommendation: During a regular meeting on Thursday, January 13, 2022, the Planning & Zoning Commission (P&Z) voted to recommend approval 4-2, with Vice Chair Hughes and Commissioner Clementi voting against.
- Speaking against: Kennedale citizen Rocky Gilley, School Superintendent Chad Gee, Kennedale resident John Clark. No one spoke in favor of the zoning request besides the developers.
- Council Action: request denied unanimous.
- Public hearing CASE #PZ 22-02: regarding a request by FC Designs for a rezoning from R3 Single-Family Residential to TH Townhome District for approximately 0.46 acres.
- Location: 6817 Oak Crest Drive W, Oak Crest Addition, Block 8, Lot 11, City of Kennedale, Tarrant County, Texas.
- Staff information: This property has been vacant for many years. The owner of the property has expressed an intent to develop 18 town homes. The property will be accessed by a private drive from Oak Street Drive. The development will require a replat to vacate the existing 35’ building setback per the existing survey. The development will be required to meet standards for TH zoning, requiring each townhouse to be located on individual lots. Each townhouse will have a two-car garage located in the rear of each unit, which will be accessed through an alley. In October 2021, City Council approved the rezoning of two residential lots located at 6800 and 6808 Oak Crest Drive W from Residential (R3) to Townhome (TH) further increasing the compatibility of this proposed TH zoning with the adjacent existing residential land use. This zoning change would also provide quality alternative housing options to the community. The 2012 Comprehensive Plan designates the subject property as an Employment Center with a Potential Transit Station. The request to rezone to “TH” is a deviation from the Future Land Use Plan (FLUP). However, the potential of a transit station provides an opportunity to encourage transit-supportive land use patterns in this area, such as higher intensity residential units within walking distance.
- Planning Zoning recommendation: During a regular meeting on Thursday, January 13, 2022, the P&Z Commission voted unanimously to recommend approval. –
- Public Hearing: Speaking against were Kennedale resident Derek Deuce Hall and John Hivale plus there five Kennedale residents who signed-up as opposed but chose not to address the Council.
- Council Action: request denied unanimous.
- Public Hearing CASE #PZ 22-03 — request by FC Designs for a rezoning from R3 Single-Family Residential to TH Townhome District for approximately 0.53 acres located at 6821 Oak Crest Drive W, Oak Crest Addition, Block 8, Lot 10, City of Kennedale, Tarrant County, Texas.
- Staff Information: (As these cases are adjacent and are nearly identical, this is the same information as was included with the previous agenda item.) This property has been vacant for many years. The owner of the property has expressed an intent to develop 18 townhome units. The property will be accessed by a private drive from Oak Street Drive. The development will require a replat to vacate the existing 35’ building setback per the existing survey. The development will be required to meet standards for TH zoning, requiring each townhouse to be located on individual lots. Each townhouse will have a two-car garage located in the rear of each unit, which will be accessed through an alley.
- Background: In October 2021, City Council approved the rezoning of two residential lots located at 6800 and 6808 Oak Crest Drive W from Residential (R3) to Townhome (TH) further increasing the compatibility of this proposed TH zoning with the adjacent existing residential land use. This zoning change would also provide quality alternative housing options to the community. The 2012 Comprehensive Plan designates the subject property as an Employment Center with a Potential Transit Station. The request to rezone to “TH” is a deviation from the Future Land Use Plan (FLUP). However, the potential of a transit station provides an opportunity to encourage transit-supportive land use patterns in this area, such as higher intensity residential units within walking distance.
- Planning and Zoning Recommendation: During a regular meeting on Thursday, January 13, 2022, the P&Z Commission voted unanimously to recommend approval.
- Public Hearing: same individuals as with previous zoning request were opposed.
- Council Action: Request denied unanimously
- Public Hearing CASE #PZ 22-04: regarding a request by See Eng for a rezoning from C2 General Commercial to R3 Residential for approximately 0.33-acre tract. (Note, this is for a single-family home).
- Location: 104 Meadowview Drive in the Boaz’s Subdivision Addition Lot 3R, Block 13, City of Kennedale, Tarrant County, Texas.
- City Staff Provided Information: The applicant plans to build a single-family residence on this 0.33-acre site. The development will be required to meet standards for R3 zoning, which requires a minimum 80-foot width lot and must meet all requirements for single-family development. Staff believes the development of these lots for single-family homes would be compatible and consistent with surrounding development. The 2012 Comprehensive Plan designates the subject property as Neighborhood District. The request to rezone to R3 is consistent with the Future Land Use Plan (FLUP).
- Planning and Zoning Commission Recommendation: During a regular meeting on Thursday, January 13, 2022, the P&Z Commission voted unanimously to recommend approval.
- Public Hearing: no one spoke for or against this proposed change in zoning.
- Council Action: Approved unanimously.
- Public Hearing CASE #PZ 22-05: regarding a request by See Eng for a rezoning from C2 General Commercial to R3 Residential for approximately 0.47-acre tract. (Again, for a single residential home)
- Location: 700 Mansfield Cardinal Road in the Boaz’s Subdivision Addition Lots 1 & 2, Block 13, City of Kennedale, Tarrant County, Texas.
- City Staff provided information: The applicant plans to build a single-family residence on this 0.47-acre site. The development will be required to meet standards for R3 zoning, which requires a minimum 80-foot width lot and must meet all requirements for single-family development. Staff believes the development of these lots for single-family homes would be compatible and consistent with surrounding development. The 2012 Comprehensive Plan designates the subject property as Neighborhood District. The request to rezone to R3 is consistent with the Future Land Use Plan (FLUP).
- Planning and Zoning Commission Recommendation: During a regular meeting on Thursday, January 13, 2022, the P&Z Commission voted unanimously to recommend approval.
- Public Hearing: No one spoke for or against the zoning change.
- Council Action: Approved unanimously.
- Public Hearing CASE #PZ 22-06 — request by Citipoint Properties & Investments, LLC for a rezoning from “OT-2” Old Town-2 to “OT-3” Old Town-3 for approximately 3.44 acres. (single family attached townhome – 40 homes not rental but privately owned).
- Location: 509 Corry A Edwards Drive, Woodlea Acres Addition, Block 2 Lot 1, City of Kennedale, Tarrant County, Texas.
- City Staff provided information: The property has been vacant since 2016. The owner of the property has expressed an intent to develop 40 townhome units. The property would be accessible by two private entrances from Corry A Edwards Drive. The interior roads would be private streets, and the overall development will be within a Homeowners Association (HOA). The development will be required to meet standards for TH zoning, including each townhome being on an individual lot. Each will also have a rear two-car garage accessible via an alley. The City included Old Town 3 (OT-3) in the UDC (adopted in 2016) in an effort to encourage higher density development and a mix of uses in this older part of the city. The proposed zoning, OT-3, would allow for a continuation of the development principles of Old Town, while also allowing for townhouse development. With the current adjacent zoning consisting of OT4 and OT3, staff believes the development of these lots for townhouses would be compatible and consistent with surrounding development. The 2012 Comprehensive Plan designates the subject property as Downtown Village. The request to rezone to “OT3” would not be a deviation from the Future Land Use Map.
- Planning and Zoning Commission Recommendation: During a regular meeting on Thursday, January 13, 2022, the P&Z Commission voted 4-2 to recommend approval, with Chair Perkins and Commissioner Clementi voting against.
- Public Hearing: Speaking against were Kennedale residents Kay Lewis, Angela Goff, Bobbie Brown, James Brown, John Hivalle, Sara Cotton and Loree Boyd. Kennedale property owner Ayodele Adedeji spoke in favor of project.
- Council Action: Request denied unanimously
Remember videos of these and other meetings of the Kennedale City Council can be viewed at any time. See videos here.
