HomeMy WebLinkAbout2025-OR-33 Ordinance Changing the Zoning at 2203 Allison Lane from R1 to CN STATE OF INDIANA
BEFORE THE JEFFERSONVILLE COMMON COUNCIL
ORDINANCE 2025-OR- 2
AN ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF A CERTAIN TRACT OF
PROPERTY LOCATED ON 2203 ALLISON LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT A
FROM R1-SINGLE FAMILY RESIDENTIAL-LARGE LOT TO CN-COMMERCIAL-NEIGHBORHOOD
Whereas, Cora Dennie filed a petition before the Jeffersonville Plan Commission to
change the zoning map designation of the real property located on 2203 Allison Lane and fully
described in the attached Exhibit A from R1-Single Family Residential-Large Lot to CN-
Commercial-Neighborhood and,
Whereas, on July 29, 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 August 4,
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 the real property located on 2203 Allison Lane and fully
described in the attached Exhibit A is hereby changed from R1-Single Family Residential-Large
Lot to CN-Commercial-Neighborhood.
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 4th day of August, 2025.
Common Council of the City of Jeffersonville, Indiana
VOTED FOR: VOTED AGAINST:
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Evan Stoner, President
ATTEST
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Lisa Gill
City Clerk
Prepared by:
Les Merkley
Corporate Counsel
BEFORE THE CITY COUNCIL OF JEFFERSONVILLE, INDIANA
IN THE MATTER OF THE ORDINANCE
CHANGING THE ZONING MAP
DESIGNATION OF A CERTAIN TRACT
OF PROPERTY LOCATED AT 2203 ALLISON LANE AND FULLY DESCRIBED IN
ATTACHED EXHIBIT A FROM 141 (SINGLE FAMILY RESIDENTIAL-LARGE LOT)TO
CN(COMMERCIAL-NEIGHBORHOOD)
NOTICE OF HEARING ON ORDINANCE CHANGING THE ZONING MAP
DESIGNATION OF A CERTAIN TRACT OF PROPERTY LOCATED AT 2203
ALLISON LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM Ill
(SINGLE FAMILY RESIDENTIAL-LARGE LOT) TO CN(COMMERCIAL-
NEIGHBORHOOD)
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 a certain tract of property located at 2203 ALLISON LANE as recommended by
the Plan Commission from 141 (Single Family Residential-Large Lot)to CN(Commercial-
Neighborhood)
A public hearing will be held on Monday,August 4,2025 6:00 pm in the City Council
Chambers, Pt 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.
Les Merkley
Corporation Counsel
Jeffersonville City Hall
500 Quartermaster Court
Jeffersonville, IN 47130
(812)285-6423
POSTED AND EMAILED ON July 30,2025
TO THE FOLLOWING:
Via Email to: dsuddeath@newsandtribune.com
Via Email to: newsroom@newsandtribune.com
Posted to: www.cityofjeff.net
Posted at Jeffersonville City Hall
STATE OF INDIANA
BEFORE THE JEFFERSONVILLE PLAN COMMISSION
IN RE THE APPLICATION OF:
Cora Dennis I PC-25-29
TO REZONE CERTAIN TRACT:
10-19-01-200-379.000-009
FROM:
R1 (Single Family Residential-Large Lot)to CN(Commercial-Neighborhood)
CERTIFICATION OF FAVORABLE/UNFAVORABLE/NO RECOMMENDATION
OF PROPOSED ORDINANCE
Whereas, Cora Dennis filed a petition before the
Jeffersonville Plan Commission to change the zoning designation of the property
described in attached Exhibit A (the "Property"), from R1 to CN ;
Docket Number PC-25-29 ; and,
Whereas, after proper notice by publication, the Jeffersonville Plan Commission held a
public hearing on the petition on July 29,2025 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 July 29,2025 , the Jeffersonville Plan
Commiss'o I circle one):
avorably Recommends / Unfavorably Recommends/ Provides NO Recommendation
that t e Jeffersonville Common Council enact by ordinance the proposed zoning
designation change of the property from R1 to CN as requested in the petition of
Cora Dennis i PC-25-29 '
So certified this 29th day of July , 2025
w'1a
Chairman
G`-�y O� Plan Commission
Staff Report
� �,...� � July 29, 2025
Case No: PC-25-29
L. I- w Location: 2203 Allison Lane
T - Applicant: Cora Dennie
VAT ' - � Current Zoning: R1 (Single Family Residential — Large Lot)
J Proposed Use: None— Preparing for sale of lot
FRSOX4 Council District: District 5— Donna Reed
171
Request #" �, ,40, ;;i ?.
�
Rezone property from R1 (Single Family Residential — '� �•,
Large Lot) to CN (Commercial Neighborhood). \, ik- °
Case Summary '0"��� _ , r
The applicant is proposing to rezone the property from t " '' rf ' g, r ,
R1 to CN as a part of listing the property for sale. f
Staff Finding/Opinion 'fi +*` "., " ,,( i V`y1 4
The location of the property is in a transitional area
between 10th Street and Middle Road. While the ,_ 4 °` �
Future Land Use map shows the property as °''. '�, 1
Residential Neighborhood, it sits between a
commercially used properties and is across the street L ` ..
from a large apartment complex. The Comprehensive
Plan states that properties in this area should be protected from the higher-intensity commercial uses
near 10th Street and provide a deliberate transition to the residential areas to the south. To that end,
zoning the property Commercial — Neighborhood rather than a higher-intensity commercial zone such
as C1 or C2 seems appropriate. Given all this, Staff does not have concerns with this rezoning.
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-25-29) to the Jeffersonville City Council with
(insert recommendation]as presented to the Plan Commission on July 29, 2025.
Page 1 of 8 PC-25-29
Staff Analysis for Change in Zoning
The following is a summary of staff's 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
The subject property is shown in the zoning map
to the right. The property is zoned R1 (Single M h
Family Residential— Large Lot). Adajcent
properties are zoned R1 to the West and South,
C1 (Commercial — Small Scale) to the North, and
M2 (Multi-Family Residential — Medium Scale) to
the East. '�.� ' A �
District Intent: Existing
The R1 (Single Family Residential — Large Lot) District "•
is intended to provide a land use category for single
family homes on large 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.
District Intent: Proposed
The "CN" (Commercial - Neighborhood-Scale) District is intended to provide a land use category for
small-scale commercial uses that provide products and services to neighborhoods. The provisions that
regulate this land use district should promote appropriate commercial uses that are clearly non-
conflicting with adjacent neighborhoods in Jeffersonville.
Jeffersonville's Plan Commission should strive to use this district exclusively for small, existing lots
along important road corridors in older portions of the City. The Plan Commission and Board of Zoning
Appeals should strive to exclude businesses from the "CN" district that are not family oriented or that
have an adverse effect on the existing adjacent neighborhoods.
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.
Page 2 of 8 PC-25-29
AlibeW °°) , ),_..
01410* °ode \/
FUTURE LAND USE
v Commercial Corridors
I i Downtown Mixed Use
il` '\ , l J
i i Industrial
' , , ('--1 Industrial/Commercial
/ _i . r.___.l Mixed Use
/ Mixed Neighborhood
/ "A <it Residential Neighbhorhood
440
Future Land Use Map
•
6 4 ' 8
4• 05
f ,1/4` %
A 3 s`
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i
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
Page 3 of 8 PC-25-29
• 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. Letter of Intent
2. Current Zoning Layout
3. Proposed Zoning Layout
Attachments
Letter of Intent(written)
We have a vacant lot that we want to sell. Due to the close proximity of commercial businesses in the area we feel that zoning CN would be
the best fit for our property
Page 4 of 8 PC-25-29
Current Zoning Layout
RI District (Single Family Residential - Large Lot) R11
3.36 R1 District Intent, Permitted Uses,and Special Exception Uses
District Intent Permitted Uses Special Exception Uses
The R1(Single Family Residential Residential Commercial:Recreation/Fltne s
-Large Lot)District is intended to • child care/day care(owner- •golf course/country club
provide a land use category for occupied) Communications/UtlRbs
single family homes on large lots. • dwelling:single family • public well
The provisions that regulate this • residential facility for •telecommunications facility(other
land use district should protect, developmentally disabled/ than microcellular)
promote and maintain existing mentally ill(less than 4 units) instttutional/Public Facilities
residential areas in the City of •short-term rental(See Article 8.11) •church,temple,mosque
Jeffersonville and may also be used Institutional/Public Facilities • public recreation center/pool
for future housing growth. • public park Residential
The Jeffersonville's Plan Miscellaneous Uses •dwelling:accessory dwelling unit1
Commission and Board of Zoning •child care/day care:owner • residential clubhouse/community
Appeals should strive to protect this occupied rooms
district from conflicting land-uses • home occupation#1 Institutional/Public Facilities
such as industrial and large-scale •church,temple,or mosque
commercial uses as well as non- • public recreational center
family oriented businesses. Residential
Article 6 of this ordinance includes •dwelling single family,attached2
additional options and incentives Miscellaneous Uses
for the development of subdivisions • home occupation#2
that preserve natural open spaces.
floodplains,etc.that exist on site
and/or dedicate and construct
public park facilities.
Additional Notes:
1. See Article 8.2 for additional standards.
2. 200 foot maximum building length for all attached units
3-40 Jeffersonville Unified Development Ordinance
Page 5 of 8 PC-25-29
R1 District (Single Family Residential - Large Lot) i1)
3.37 RI District Development Standards
Lot Dimensions Setbacks Other Requirements
— Lot Width ----
'Rear Yard
t•
� Side
Lot . of Primary i.
.
Area I""'�"1 Yard 1--.. Structure 1 I ? Setback
_ [-i
LLn v
C- 0 ®\
. . .
• •
„.„ .,.,,,
n
PmpertY 4._.
i
Line f Lot
Coverage
Building "Font Yard
Envelope Setback
• Lot Frontage ROW R.O.W. R.O.W.
RC.W.=A.Defined on Thoraghters Plan RO.W.=AA Defined on T1.olo rf•re Plan ROW=As Droned on Tltorotronfens Pt.,
Minimum Lot Area: Minimum Front Yard Setback:" Maximum Lot Coverage
• 9,000 Square feet • 30 ft when adjacent to an arterial • See formula below`
Minimum Lot Width: • 25 ft.when adj.to a local street Minimum Residential Unit Size
• 60 feet" Minimum Side Yard Setback: • 1,200 square feet
Minimum Lot Frontage: • 7 ft.for the Primary Structure' Minimum Structure Width
• 25 feet • 5 ft.for an Accessory Structure • 22 feet for at least 60%of its length.
Minimum Rear Yard Setback: Maximum Primary Structures
•20 ft.for the Primary Structure • 1 Primary Structure
• 5 ft.for an Accessory Structure
Height Miscellaneous Notes:
1. In an established subdivision the front setback shall be the average of
Accessory Structures the adjacent homes,the build line of the property's approved plat,or
antra the zoning district's front yard setback at the discretion of the Zoning
'tower es exempt Administrator;a 25%reduction may be taken on one face of a corner
chimneys are
sank lot.
2. At corner lots on local streets,the front setback may be reduced to
shed Building 20 feet
Height
3. On wedge shaped lots along a road curve or at the end of a cul-de-sac,
mat Roof Strvaurea Gable Roof Structures the setback may be reduced to a minimum of 5 feet so long as the
(from highest (from highest gable roof) average setback is greater than 7 feet.
section of flat roof)
4. Where larger structures are allowed per Article 7 the maximum height
Maximum Structure Height: may be increased to 20 feet.
• Primary Structure.35 feet 5. 0.25 x[Lot Area in sq.ft.]+2,000.Maximum of 90%coverage.
• Accessory Structure. 18 feet4
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 3-41
Page 6 of 8 PC-25-29
Proposed Zoning Layout
CN District (Commercial - Neighborhood Scale) rN;
3.12 CN District Intent, Permitted Uses,and Special Exception Uses
District intent Permitted Uses Special Exception Uses
The•CN"(Commercial- Commercial:Food Sales/Service Commercial:General
Neighborhood Scale)District is • butcher shop/meat market • dry cleaning service
intended to provide a land use •convenience store without gas Communications/Utilities
category for small-scale commercial pumps •Telecommunications Facility
uses that provide products and •food service:small scale12 Institutional/Public Facilities
services to neighborhoods.The • grocery store • church,temple,or mosque
provisions that regulate this land use • restaurant/pub2 • government offices
district should promote appropriate Commercial:General • library
commercial uses that are clearly • artisan studio/artisan center • Police/Fire Station
non-conflicting with adjacent • barber/hair salon/nails/tanning • Post Office
neighborhoods in Jeffersonville. • building/landscape/civil contractor' Residential
Jeffersonville's Plan Commission •coin laundry • boarding house(owner-occupied)
should strive to use this district •child care center(day care) •dwelling accessory dwelling unit'
exclusively for small,existing lots • clothing alterations/shoe repair
along important road corridors in • health spa
older portions of the City. • medical/dental/physical therapy/
chiropractor office
The Plan Commission and Board • pet care/grooming/vet clinic3
of Zoning Appeals should strive to • photography studio
exclude businesses from the"CN" • print shop/copy center
district that are not family oriented • professional office
or that have an adverse effect on the • retail-1(small scale)1
existing adjacent neighborhoods. • retail 5(used goods)-2
Business Recreation/Fltness
•dance/aerobics/gymnastics/
martial arts studio
• fitness center/gym
Residential
• bed and breakfast
•dwelling multi-family-duplex
• dwelling multi-family-3 to 4 units
•dwelling single family
•short-term rental(See Article 8.11)
Miscellaneous Uses
• accessory uses
• child care/daycare:owner occupied
• home occupation#1
• home occupation*2
Additional Notes
1. See definition in Article 12
2. Limited to 1.500 SF-Special exception where greater
3. No outdoor kennels
4. See Article 8.2 for additional standards.
3-16 Jeffersonville Unified Development Ordinance
Page 7 of 8 PC-25-29
CN District (Commercial - Neighborhood Scale) Fl
3.13 CN District Development Standards
Lot Dimensions Setbacks Other Requirements
- Lot Width— ----------- 'Rear Yard r
c9 ° ( .��A r9m" naary 0
r.�
Lola Side v Primary }J_
Area ri 1 6- Yard r.—+ n Structure ❑
I 1 o Setback L JI
0 r
, •
i 0,p
P� C.) 1 Lot • (� ,
Building hearted Coverage
Envelope Setback 1
j
Lot Frontage R.0 W l r R.O.W. Z.r.
R.O W.
RO.W.=Aa Defined on Thoro pMert Plan R.O.W.•Aa Dnt Theed on orgphtere Plan O.W=As Defined on ihvwphW Plan
Minimum Lot Area: Minimum Front Yard Setback: Maximum Lot Coverage:
• 5,000 sq ft • 10 ft when adjacent to an arterial or • 85%of the lot area
Maximum Lot Area: average setback whichever is less Min./Max.Main Floor Area:
• 20,000 sq ft • 5 ft when adjacent to a local street • 800 sq ft.min for primary struct.
Minimum Lot Width: or average setback whichever is less • 5,000 Sq.ft.max.for primary struct.
• 50 ft Minimum Side Yard Setback Minimum Floor Area per Unit:
Minimum Lot Frontage: • 5 ft. for the Primary Structure • 500 square feet average per
• 50 ft. • 2 ft for an Accessory Structure Dwelling Unit in a multiple-unit
Minimum Rear Yard Setback: primary structure,with 400 square
• 12 ft for the Primary Structure feet being the absolute minimum
• 2 ft for an Accessory Structure
Height Miscellaneous Notes:
1. Maximum of two stories for fully commercial structures;structures with
Accessory structures residential units may utilize third floor,attic-like spaces under a pitched
r w:ner,.
roof.
exempt °f,anaam are
mama
awl Building
Height
Flat Roof Structures Gable Roof Structures
(from highest (from highest gable roof)
section of net roof)
Maximum Structure Height:
• Primary Structure 28 ft 1
• Accessory Structure 20 ft
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 3-17
Page 8 of 8 PC-25-29