City staff previews draft Chapter 405 zoning changes; planning commission asks for tweaks

City staff presented a draft update to Chapter 405 of the Kearney Municipal Code that would raise allowable residential densities across multiple zones, permit more mixed residential/commercial uses and create a downtown overlay district intended to encourage infill and pedestrian-friendly development.

Community Development Director David Pavlich told the Board of Aldermen the draft stems from the board’s priorities to identify areas for higher-density housing, reduce minimum lot sizes and create zoning flexibility to attract commercial and light-industrial development. Key proposed changes include reducing the minimum lot size in R-1 (low-density single-family) from 7,500 square feet to 6,000 square feet and increasing maximum residential density in R-1 from five dwelling units per acre to eight. He said R-2 density would increase from nine to ten units per acre and medium- and high-density residential districts would allow greater density as well. The draft also adds mixed-use residential options in several commercial districts and a downtown overlay along Jefferson and Fourth streets that would allow higher residential density near downtown businesses.

Planning and Zoning reviewed the draft last week but did not approve it; commissioners asked staff to explore alternative density approaches and to revisit impervious-surface allowances. Aldermen and the planning-liaison raised several technical and practical questions during the board discussion. Concerns cited in the meeting included: - Parking: the draft proposes reducing required parking for high-density residential from two spaces to 1.5 per dwelling unit; aldermen and the planning liaison said reduced parking could increase on-street parking and affect emergency-vehicle access unless street sections are widened or other mitigation is required. - Accessory dwelling units (ADUs): the draft adds ADUs as conditional uses; the planning liaison recommended requiring separate water and sewer services for ADUs (or at least considering that requirement) to avoid overloading existing laterals and to simplify billing and maintenance. - Duplex subdivision: staff proposed clarifying that duplexes split into separate ownership must have separate utility services for each unit; the board supported the clarification to avoid future utility-accounting and easement problems.

Pavlich and board members agreed the ordinance is still in draft form and the intent at this meeting was to present changes for feedback; a formal recommendation from Planning and Zoning and a potential vote by the board are expected at a subsequent meeting. Board members suggested additional edits — for example, creating separate R-1A and R-1B classifications to distinguish existing larger-lot neighborhoods from potential smaller-lot infill districts and to make the rules clearer for developers and residents. Pavlich said staff would return with revisions and the zoning commission’s recommendation.

Ending: The board did not vote on the ordinance; staff will revise the draft to address Planning and Zoning’s comments and board questions and bring a recommendation to the board at a future meeting.