HomeMy WebLinkAbout2025-OR-31 Ordinance Changing Zoning at the Corner of Woodland from M1 to R3 STATE OF INDIANA
BEFORE THE JEFFERSONVILLE COMMON COUNCIL
ORDINANCE 2025-OR-'1 I
AN ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF AN APPROXIMATE 5
ACRE PROPERTY LOCATED AT THE CORNER OF WOODLAND COURT AND WOOD ACRE DRIVE
AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM M1-MULTI-RESIDENTIAL-SMALL SCALE
TO R3-SINGLE FAMILY RESIDENTIAL-SMALL LOT
Whereas, Michael Dooley, Redefining Homes, LLC filed a petition before the
Jeffersonville Plan Commission to change the zoning map designation of an approximate 5 acre
property located at the corner of Woodland Court and Wood Acre Drive and fully described in
the attached Exhibit A from M1-Multi-Family Residential-Small Scale to R3-Single Family
Residential-Small Lot and,
Whereas, on June 24, 2025 the Jeffersonville Plan Commission has certified its
favorable recommendation of the enactment of this proposed zoning map designation change
by ordinance of this Common Council; and,
Whereas, this matter is now before the Common Council at its regular meeting after
certification of the proposed change of zoning map designation pursuant to the provisions of
I.C. 36-7-4-608(f)(1); and,
Whereas, this Common Council has timely posted notice of its intent to consider the
proposed change of zoning map designation at the regular meeting scheduled for July 7, 2025;
and,
Whereas, all interested persons having been given an opportunity to appear before this
Common Council and be heard regarding this matter as required by law.
Now,THEREFORE, BE IT ORDAINED by the Common Council of the City of Jeffersonville,
Indiana, that the zoning designation of an approximate 5 acre property located at the corner
of Woodland Court and Wood Acre Drive and fully described in the attached Exhibit A is
hereby changed from M1-Multi-Family Residential-Small Scale to R3—Single Family
Residential-Small Lot.
IT IS FURTHER ORDAINED that the zoning map of the City of Jeffersonville shall be
amended to include such change.
This ordinance shall be in full force and effect upon its adoption.
SO ORDAINED this 7th day of July, 2025.
I
Common Council of the City of Jeffersonville, Indiana
VO ED FOR: VO ED AGAINST:
• d idp,07
cLP"---;
-0a
Evan Stoner, President
ATTEST: _Ax•-`:
11
Lisa iil
City Clerk
Prepared by:
Les Merkley
Corporate Counsel
CITY OF JEFFERSONVILLE
DEPARTMENT OF LAW
Les Merkley,Corporation Counsel/Director of Legal Affairs
(6.":11, Off. a 812-285-6493 office
��j�III� N 812-285-6403 fax
t.. "!4J. Lir www.cityofjeff.net
�A., y-N`1.V Jeffersonville City Hall
500 Quartermaster Court
Jeffersonville,Indiana 47130
BEFORE THE CITY COUNCIL OF JEFFERSONVILLE,INDIANA
IN THE MATTER OF THE ORDINANCE
CHANGING THE ZONING MAP
DESIGNATION OF AN APPROXIMATE 5 ACRE PROPERTY
LOCATED AT THE CORNER OF WOODLAND COURT AND WOOD ACRE DRIVE
AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM Ml (MULTI-FAMILY
RESIDENTIAL-SMALL SCALE)TO R3(SINGLE FAMILY RESIDENTIAL-SMALL LOT)
NOTICE OF HEARING ON ORDINANCE CHANGING THE ZONING MAP
DESIGNATION OF AN APPROXIMATE 5 ACRE PROPERTY LOCATED AT THE CORNER
OF WOODLAWN COURT AND WOOD ACRE DRIVE AND FULLY DESCRIBED IN
ATTACHED EXHIBIT A FROM Ml (MULTI FAMILY RESIDENTIAL-SMALL SCALE)TO R3
(SINGLE FAMILY RESIDENTIAL-SMALL LOT)
Notice is hereby given that the City of Jeffersonville has filed an Ordinance with the Jeffersonville
City Council,Jeffersonville,Indiana asking for a change in the zoning map designation of an approximate
5 acre property located at the corner of Woodland Court and Wood Acre Drive as recommended by
the Plan Commission from Ml (Multi-Family Residential-Small Scale) To R3 (Single Family
Residential-Small Lot)
A public hearing will be held on Monday,July 7,2025 at 6:00 pm in the City Council Chambers,
lst floor,City Hall,500 Quartermaster Court,Room 101,Jeffersonville,Indiana at which time and place all
interested persons will be heard in reference to the matters set out in said ordinance.
L erkley
Corporation Counsel
Jeffersonville City Hall
500 Quartermaster Court
Jeffersonville,IN 47130
(812)285-6423
POSTED AND EMAILED ON June 25,2025
TO THE FOLLOWING:
Via Email to:dsuddeath@newsandtribune.com
Via Email to: newsroom@newsandtribune.com
Posted to:www.cityofjeff.net
Live Transmissions of meeting and archived copies of live transmissions of meeting can be found
https://vimeo.com/cityofjeff
Public Meeting Notices and Agendas can be found at http://services.cityofjeffnet/WebLink/
STATE OF INDIANA
BEFORE THE JEFFERSONVILLE PLAN COMMISSION
IN RE THE APPLICATION OF:
Michael Dooley I PC-25-27
TO REZONE CERTAIN TRACT:
Woodland Woods Subdivision(see attached)
FROM:
M1 (Multi-Family Residential-Small Scale)to R3(Single Family Residential-Small Lot)
CERTIFICATION OF FAVORABLE/UNFAVORABLE/NO RECOMMENDATION
OF PROPOSED ORDINANCE
Whereas, Michael Dooley filed a petition before the
Jeffersonville Plan Commission to change the zoning designation of the property
described in attached Exhibit A (the "Property"), from M1 to R3 •
Docket Number PC-25-27 ; and,
Whereas, after proper notice by publication, the Jeffersonville Plan Commission held a
public hearing on the petition on June 24,2025 and,
Whereas, at the conclusion of the hearing the Jeffersonville Plan Commission voted by a
majority vote of its entire membership to favorably/unfavorably/not recommend the
proposed change of zoning designation of the Property to the Jeffersonville Common
Council.
IT IS THEREFORE CERTIFIED that on June 24,2025 , the Jeffersonville Plan
Co • cle one):
Favorably Recommend / Unfavorabl Recommends/ Provides NO Recommendation
-a that the JeffernraliCommon Council enact by ordinance the proposed zoning
designation change of the property from M1 to R3 as requested in the petition of
Michael Dooley I PC-25-27 •
So certified this 24th day of June 2025
YV�
Chairman
GAT y O� Plan Commission
�_ f Staff Report
j June 24, 2025
W `�4��4 o
601111 t4 Case No: PC-25-27
L, W Location: Approx. 5 acre property at the corner of
Woodland Court and Wood Acre Drive
��T ' v Applicant: Michael Dooley, Redefining Homes, LLC
`,4` Current Zoning: M1 (Multi Family Residential - Small Scale)
F/4SOV4 Proposed Use: Single Family Residential
Council District: District 5- Donna Reed
Request ,t' . v40i"
Rezone property from M1 (Multi-Family Residential - 4 84 ° r,-"
Small Scale) to R3 (Single Family Residential -Small ' `sty . . } tt
Lot). ,*' $ o:; wa
t ;
Case Summary gyp,- w', ' `\� e,�+
The applicant is proposing to rezone the property to R3 `� 4 p 1
to facilitate the development of a 27 lot single-family ,'1:`' � .At
subdivision. This site was initially zoned M1 and
subdivided for a duplex subdivision that was never y: , " t- .,e
constructed.
Staff Finding/Opinion t , T
The proposed rezoning will facilitate an in-fill project that • r. • x`..
.40
aligns with the goals of the Comprehensive Plan. A singleWit
A464 ; ,,`5
family zoning district is more appropriate for the area
than the existing multi-family zoning. Staff supports the rezoning of this property.
Criteria for Consideration
The Jeffersonville Zoning Ordinance and Indiana State Statute IC 36-7-4-603 outlines that the following
shall be considered when the Plan Commission is reviewing a rezoning request:
• The Comprehensive Plan;
• Current conditions and character of structures and uses in each district;
• The most desirable use for which the land in each district is adapted;
• The conservation of property values throughout the jurisdiction; and
• Responsible development and growth.
Required Action
Make a motion to forward this rezoning to the Jeffersonville City Council with one of the following
options: Favorable Recommendation, Unfavorable recommendation, or No Recommendation.
Recommended motion
"I make a motion to forward the rezoning request(PC-25-27) to the Jeffersonville City Council with
[insert recommendation)as presented to the Plan Commission on June 24, 2025.
Page 1 of 9 PC-25-27
4
4
Staff Analysis for Change in Zoning
The following is a summary of staffs analysis of the proposed development as it relates to the land use
and development policies of the Comprehensive Plan and Unified Development Ordinance:
Current Zoning and UDO Zoning District Intent '
Current Zoning 4 ��
The subject property is shown in the zoning map
to the right. The property is zoned M1 (Multi 1
ai ,j of',
Family Residential —Small Scale). Surrounding Y \ �\
properties are zoned R1 (Single Family f .
Residential — Large Lot)to the North and East, 'N t
NS (Institutional Uses) to the South, and PR
(Parks and Recreation) to the West.
District Intent: Existing
The M1 (Multi-Family: Small Scale) District is intended �: S n ' /�
to provide a land use category for small-scale
multifamily residential development. Such developments should consist of no more than four dwelling
units in a single building on an individual lot. The M1 district is applicable to new and existing
developments. The zone district may be used for a single, isolated lot, but it may also be used to create
larger developments comprised of similarly small lots.
Where small isolated projects occur(e.g. a new duplex in an existing residential neighborhood) the
Plan Commission should strive to ensure that development is generally compatible with the surrounding
properties. Where M1 subdivisions are created, Jeffersonville's Plan Commission and Board of Zoning
Appeals should exercise greater caution in order to protect the quality of life of adjacent property
owners.
District Intent: Proposed
The R3 (Single Family Residential — Small Lot) District is intended to provide a land use category for
single family homes on smaller-sized lots. The provisions that regulate this land use district should
protect, promote and maintain existing residential areas in the City of Jeffersonville and may also be
used for future housing growth.
The Jeffersonville's Plan Commission and Board of Zoning Appeals should strive to protect this district
from conflicting land-uses such as industrial and large-scale commercial uses as well as nonfamily
oriented businesses. Article 6 of this ordinance includes additional options and incentives for the
development of subdivisions that preserve natural open spaces, floodplains, etc. that exist on site
and/or dedicate and construct public park facilities.
Future Land Use Map and Planning Districts
This property has a Future Land Use classification of Residential Neighborhood. These areas are
primarily composed of single-family residences and should be preserved as such. Limited multi-family
uses may be allowed if they are small-scale, such as duplexes or triplexes and located along primary
road corridors including major and minor arterials and collector streets. Care should be taken to
integrate any non-single-family projects into the neighborhoods through architectural scale, design, and
adequate buffers. Some areas within this classification, especially in the northwestern parts of the city,
contain large tracts of undeveloped land. When developed these areas should favor single-family
subdivisions and only incorporate multi-family where immediately adjacent to a minor arterial or major
collector street. Commercial, industrial, and large-scale institutional uses should be discouraged.
IPage 2 of 9 PC-25-27
/y /� V ''-
Ole *&
�, /� ,�1 # FU_T_URE LAND USE
/� Ar , ` i--i Commercial Corridors
t IA irture4L\anddP‘Us4el:Mapr[:::-
.
Downtown Mixed Use
( \ _ —1
Industrial
Industrial/Commercial
• �` MixedUse/ Mixed Neighborhood
\ Residential Neighbhorhood
�—, 8
I IP >
�,
IlrII .
/ / • ram`_/ \
I f
-r
.
' r d
/
\IN\ \� /'
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\ lam" .
r� \ .
Planning Districts Map
The project falls into the Midtown District on the Planning Districts Map. The following is description of
this Planning District from the Comprehensive Plan.
plannina District 5: Midtown
Planning District 5 consists of a mix of commercial developments, institutional uses, and residential
neighborhoods situated around 10th Street in the central portion of Jeffersonville. Development within
this District spans decades -from the 1920s on the west end to the 1980s on the east end of the
district. Much of the development in the district is automobile-oriented with large strip centers, gas
stations, auto repair shops, and drive-thru fast-food restaurants. As newer commercial centers have
formed further out, this area has fallen into decline and needs a good deal of adaptation in order to be
productive again. Densification, mixing residential and commercial uses, multi-modal transportation
enhancements, and the creation of smaller town centers could reinvigorate this area. The following
goals are established for the Midtown Planning District:
• Promote redevelopment, adaptive reuse, and infill development along 10th Street
11
Page 3 of 9 PC-25-27
4
• Support the creation of higher-density, pedestrian-oriented developments along the corridor
including pocket neighborhoods and town centers. Larger developments should consider
opportunities for the creation of public spaces such as plazas, squares, or mini-parks
• Promote mixed-residential development along the Jeffboat rail spur that may take advantage of
the potential for access to Downtown and the River afforded by the spur
• Ensure intentional transitions between higher intensity uses along 10th Street and adjacent
single-family neighborhoods. Transitions may be made through changes in building scale,
increased setbacks for taller buildings, and landscaping enhancements.
• Provide a broad mix of housing types and price-points to ensure a diversity of residents
• Require new developments to install sidewalks where existing sidewalk connections to local
neighborhoods are missing
Additional Notes
• None
Attachments
1. Current Zoning Layout
2. Proposed Zoning Layout
3. Letter of Intent
S
4
Page 4 of 9 PC-25-27
4
Current Zoning Layout
M1 District (Multi-Family - Small Scale) �M1
3.24 M1 District Intent,Permitted Uses, and Special Exception Uses
District intent Permitted Uses Special Exception Uses
The M1(Multi-Family-Small Scale) Residential Communications/UHlities
District is intended to provide a land •child care/day care(owner •telecommunications facility(other
use category for small-scale multi- occupied) than microcellular)
family residential development. • dwelling;duplex Institutional/Public Facilities
Such developments should consist •dwelling multi-family-3 to 4 units • church,temple,or mosque
of no more than four dwelling units •dwelling singe family Residential Uses
in a single building on an individual • dwelling:single family,attached' • bed and breakfast
lot. • residential clubhouse/community • co-housing community
The M1 district is applicable to new room2 • dwelling multi-family-5-6 units3
and existing developments.The zone • residential facility for Miscellaneous Uses
district may be used for a single, developmentally disabled/mentally • home occupation#2
isolated lot,but it may also be ill(4 bedrooms or less)
used to create larger developments • senior living retirement
comprised of similarly small lots. community2
•short-term rental(See Article 8.11)
Where small isolated projects occur Miscellaneous Uses
(e.g.a new duplex in an existing • child care/day care:owner occupied
residential neighborhood)the Plan • home occupation#1
Commission should strive to ensure
that development is generally
compatible with the surrounding
properties.
Where M1 subdivisions are created,
Jeffersonville's Plan Commission
and Board of Zoning Appeals should
exercise greater caution in order to
protect the quality of life of adjacent
property owners.
Additional Notes:
1. 200'maximum building length for all attached units,refer to Article 6 for
subdivision of lots
2. Only where a multiple-lot M1 subdivision is created.
3. Shall only be granted for a single stand alone property(e.g.a large home
in the downtown converted into smaller units)
3-28 Jeffersonville Unified Development Ordinance
I
Page 5 of 9 PC-25-27
4
M1 District (Multi-Family - Small Scale) M1
3.25 M1 District Development Standards
Lot Dimensions Setbacks Other Requirements
Lot Width- --- —
Rear Yard
C) Satbadc0 • ) Acceeeo y • (-9
•
Lot eh)
Side Ir .
'�Primary '
.._�
A SeYardtback Structure 12T1O O p 0
} • • F ~
FroPecc,Ay P �- t Lit - .
Late .� Coverage
Building Yard
' Envelope Setback
Lot Frontage R.O W. R.O.W. R.O.W.
i
RP.O.W.•As Defined on 7horoothld Men RO.W.•As Defined on Thoroughfare Plan R O.W.=As Darned on Thoro.ghfor•Men
Minimum Lot Area: Minimum Front Yard Setback: Maximum Lot Coverage
• 5,000 sq-ft.(stand alone property) • 30 ft when adjacent to an arterial • See formula below`
•Average of 7,500 sq.ft.(in multi-lot • 20 ft.when adj.to a local street or Minimum Residential Unit Size
development) average setback whichever is less • 700 sq.ft.average per dwelling
Minimum Lot Width: Minimum Side Yard Setback: unit in with 400 sq.ft.the
• 30 ft.(stand alone property) • 5 ft.for the Primary Structure) minimum3
• 50 ft,(in multi-lot development) • 2 ft.for an Accessory Structure2 Maximum Primary Structures
Minimum Lot Frontage: Minimum Rear Yard Setback: • 1 Primary Structure
• 30 ft (stand alone property) • 15 ft.for the Primary Structure Maximum no.of Dwelling Units
• 40 ft.(in multi-lot development) • 2 ft.for an Accessory Structure2 • 4 dwelling units(6 with special
exception)
Height Miscellaneous Notes:
1. In multi-lot developments,side yard setbacks for primary structures
Accessory Strudures shall be increased to 10 feet.
2. In multi-lot developments,side and rear yard setbacks for accessory
•tower exe°m structures shall be increased to 5 feet.
w,nne„a are
exe1nP 3. The minimum residential unit size in the Downtown and Adjacent
Neighborhoods may be reduced to an average of 500 square feet with
shed Building 400 square feet the minimum.
Height
4. Buildings may utilize third floor loft or attic-like spaces under a pitched
Flat Roof Saucturea Gable Roof Structures roof.
(from highest (from highest gable roof) 5. 0.25 x[Lot Area in sq.ft.]+2,000.Maximum of 90%coverage.
eecbon of flat roof)
Maximum Structure Height:
• Primary Structure:35 ft.
•Accessory Structure:18 ft.
Maximum Stories
• 2 stories4 See Article 6 for subdivision regulations
See Article 7 for additional development standards
See Article 8 for additional use-specific standards
Article Three:Zone Districts 3-29
I
PC-25-27
Page 6 of 9
Proposed Zoning Layout
R3 District (Single Family Residential - Small Lot) 1
3.40 R3 District Intent, Permitted Uses,and Special Exception Uses
District Intent Permitted Uses Special Exception Uses
The R3(Single Family Residential Residential Commercial:General
-Small Lot)District is intended to • child care/day care(owner- • child care center(day care)
provide a land use category for occupied) Communications/Utilities
single family homes on smaller-sized • dwelling:single family •telecommunications facility(other
lots.The provisions that regulate • dwelling:single family,attached' than microcellular)
this land use district should protect, • residential facility for Residential
promote and maintain existing developmentally disabled/mentally • boarding house(owner occupied)
residential areas in the City of ill(less than 4 units) •co-housing community
Jeffersonville and may also be used •senior living/retirement community • dwelling accessory dwelling unit2
for future housing growth. (not assisted living or nursing • dwelling multi-family-duplex
The Jeffersonville's Plan Commission home)3 • residential clubhouse/community
and Board of Zoning Appeals •short-term rental(See Article ail) MOM
should strive to protect this district Institutional/Public Facilities Institutional/Public Facilities
from conflicting land-uses such • public park • church,temple,or mosque
as industrial and large-scale Miscellaneous Uses • public recreation center/pool
commercial uses as well as non- • child care/day care:owner Miscellaneous Uses
family oriented businesses. occupied • home occupation#2
• home occupation#1
Article 6 of this ordinance includes
additional options and incentives
for the development of subdivisions
that preserve natural open spaces,
floodplains,etc.that exist on site
and/or dedicate and construct
public park facilities.
Additional Notes:
1 200 foot maximum building length for all attached units
2. See Article 8.2 for additional standards.
3. Only if platted for individual sale in a new subdivision of more than 3
acres in size.
3-44 Jeffersonville Unified Development Ordinance
Page 7 of 9 PC-25-27
R3 District (Single Family Residential - Small Lot) 1
3.41 R3 District Development Standards
Lot Dimensions Setbacks Other Requirements
- Lot Width ---
' 'Rear Yard
� U x) Setback
p Ors Accessory 0 c9 V' sti�.e• 1
_ � C
Primary Lot _ c Yard t-.— Structure �--1 _
Area k Setback _� 1
0 F___I W 0 p
0
, ,,....
..
, PI
r)
PrPropertyP •.... i'" Lnt
l.
UrsaCoverage
BUAdinp Front Vard
Envelope Sea
'---
/J
Lot Frontage R /
t i O W R.O.W. R.O.W.
R O.W. A.Defined on Momentary Plan R O.W.:As Defined on Thoroughfare Fen R O.W=As Need on 1TormgMw.Plan
Minimum Lot Area: Minimum Front Yard Setback:1 Maximum Lot Coverage
• 4,000 Square feet • 30 ft when adjacent to an arterial • See formula below3
Minimum Lot Width: • 20 ft.when adj.to a local street2 Minimum Residential Unit Size
• 30 feet Minimum Side Yard Setback: • 800 square feet
Minimum Lot Frontage: • 5 ft.for the Primary Structure Minimum Structure Width
• 25 feet • 2 ft.for an Accessory Structure • 20 feet for at least 60%of its length
Minimum Rear Yard Setback: Maximum Primary Structures
• 15 ft for the Primary Structure • 1 Primary Structure
• 2 ft.for an Accessory Structure
Height Miscellaneous Notes:
1. In an established subdivision the front setback shall be the average of
Accessory swal,es the adjacent homes,the build line of the property's approved plat,or
the zoning district's front yard setback at the discretion of the Zoning
Is exempt chmneyysue
Administrator;a 25%reduction may be taken on one face of a corner
lot.
2. At corner lots on local streets,the front setback may be reduced to
.•° ewdrp 15 feet.
He1gM 3. 0.25 x[Lot Area in sq.ft.j+2,000.Maximum of 90%coverage.
Flat Roof Structures Gable Roof Structures
(from highest (from highest gable roof)
section of Tat roof)
Maximum Structure Height:
• Primary Structure:35 feet
•Accessory Structure: 18 feet
See Article 6 for subdivision regulations
See Article 7 for additional development standards
See Article 8 for additional use-specific standards
Article Three:Zone Districts 3-45
I
I
41 Page 8 of 9 PC-25-27
Letter of Intent
JLM Engineering
Civil & Environmental Solutions
720 Rolling Creek Dr., Suite 207 • New Albany, IN 47150
Office (502) 275-7777 • cell(502) 380-7360 • ionmccov(t�live.com
www.j1mccoyengineering.com
June 4,2025
Department of Planning&Zoning
City of Jeffersonville
500 Quartermaster Ct.,Ste.200
Jeffersonville,IN 47130
RE:Woodland Woods
Woodland Ct.,proposed 27 lots on 4.976 acres
Rezoning from M1 to R3 and Primary Plat
Dear Planning&Zoning Staff:
Michael Dooley,Redefining Homes LLC,is proposing to build 27 new single-family
homes on this property that he owns on Woodland Ct.
Following a meeting with Planning and Zoning staff,they recommend that this parcel be
rezoned from Ml to R3(Single-family residential—small lot)for the purpose of this
development. An older plat was approved years ago for 17 duplex lots to fit the Ml
zoning,however,Mr.Dooley prefers to build 27 single-family homes at this location,
prompting the applications for the rezoning and Primary Plat approvals.
Please let me know if you have any questions or concerns about the project or need any
additional information from me regarding this request.
Respectfully, nr
Jonathan L.McCoy,P.E.
PC-25-27
Page 9 of 9