Commission reviews draft Universal Development Code land-use table; staff to return with editable draft

Kennedale planning staff presented an update Jan. 23 on a consolidated land-use table intended to align the city’s Unified Development Code (UDC) with the recently adopted comprehensive plan. The discussion covered new overlay districts, residential categories, accessory dwelling units, modular and manufactured housing, energy storage systems, and temporary special uses.

Nathan, city planning staff, told the commission the update combines multiple land-use tables from different UDC chapters into a single consolidated table and adds two overlay columns: a Transit Oriented Development (TOD) overlay and an Entertainment (ET) district overlay. “When you see a ‘P,’ that means permitted. When you see a ‘C,’ it’s a conditional use permit,” Nathan said as he described how the table will guide which uses are allowed by right, require commission/council review, or will go before the board of adjustment as special exceptions.

Key topics discussed

- Overlay districts: The TOD overlay would be applied in strategic areas such as Oak Crest and parts of Old Town to encourage higher-density residential and mixed uses near potential future rail stops. The Entertainment overlay, discussed for areas along Bowman Springs and nearby parkway frontage, would encourage indoor recreation and family-friendly attractions.

- Residential types: Staff proposed clearer definitions for 2-, 3- and 4-family attached units versus multifamily (apartments) to avoid conflicting rules. Commissioners discussed allowing accessory dwelling units (ADUs) by right in residential districts but with site-specific standards (size limits, no separate meters or addresses, and restrictions on short-term rentals).

- Density and TOD: The comprehensive plan recommends about 8 units per acre in TOD areas; staff and commissioners discussed allowing higher densities in targeted areas and noted that a separate table will address numerical density and spatial requirements.

- Modular and manufactured housing: Commissioners asked whether modular (off-site constructed) homes would be treated the same as site-built single-family homes if they are placed on permanent foundations. Staff said modular construction is being added as a land use; manufactured homes remain governed by existing manufactured-home zoning districts.

- Energy storage systems: Staff confirmed the draft adds “energy storage systems” as a defined use after a recent case required a land-use determination; the commission discussed treating battery/energy storage as a conditional or special-exception use to allow case-by-case review.

- Temporary special functions: The draft includes a temporary/special-function use category for events such as pop-up concerts, swap meets, or other short-term attractions. Commissioners discussed allowing some events by right in an Entertainment overlay while keeping others under temporary-use or conditional processes.

Commission direction and next steps

Staff said the document is a working draft and that a Word version commissioners can annotate is forthcoming; a previously requested Word draft had formatting issues and is still being prepared. Nathan said staff will bring monthly updates until the UDC is ready to be forwarded to city council for workshops and public hearings. Staff also noted statutory public-notice requirements will require notification to the entire city when zoning changes are formally proposed.

Why it matters

The consolidated land-use table is intended to implement the comprehensive plan’s goals for increased housing variety, targeted higher-density development in TOD areas, and promotion of mixed-use and entertainment-focused corridors to boost local commerce. Commissioners encouraged staff to refine definitions and to return with an editable draft for commission markup and public review.