HomeMy WebLinkAbout2025-OR-36 Ordinance of Rezoning of Property Located at 3311 Holmans to M2 STATE OF INDIANA
BEFORE THE JEFFERSONVILLE COMMON COUNCIL
ORDINANCE 2025-OR- I,
AN ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF A CERTAIN TRACT OF
PROPERTY LOCATED ON 3311 HOLMANS LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT
A FROM NS-INSTITUTIONAL USES TO M2-MULTI-FAMILY-MEDIUM SCALE
Whereas, Little Flock Missionary Baptist Church filed a petition before the Jeffersonville
Plan Commission to change the zoning map designation of the real property located on 3311
Holmans Lane and fully described in the attached Exhibit A from NS-Institutional Uses to M2-
Multi-Family Residential-Medium Scale and,
Whereas, on August 26, 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 September 2,
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 3311 Holmans Lane and
fully described in the attached Exhibit A is hereby changed from NS-Institutional Uses to M2-
Multi-Family Residential-Medium Scale.
IT IS FURTHER ORDAINED that the zoning map of the City of Jeffersonville shall be
amended to include such change.
4
This ordinance shall be in full force and effect upon its adoption.
SO ORDAINED this 2nd day of September, 2025.
Common Council of the City of Jeffersonville, Indiana
VOT D FOR: VOTED AGAINST:
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[van Stoner, President
ATTESTT
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Lisa Gill AdiAti
City Clerk ------ x
Prepared by:
Les Merkley
Corporate Counsel
CITY OF JEFFERSONVILLE
DEPARTMENT OF LAW
Les Merkley,Corporation Counsel/Director of Legal Affairs
GAT Y Off.
4 \� 812-285-6493 office
61%1 N 812-285-6403 fax
M ►_. 41 www.cityofjeff.net
V
FRS O 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 A CERTAIN TRACT
OF PROPERTY LOCATED AT 3311 HOLMANS LANE AND FULLY DESCRIBED IN ATTACHED
EXHIBIT A FROM NS(INSTITUTIONAL USES)TO M2(MULTI-FAMILY RESIDENTIAL-
MEDIUM SCALE)
NOTICE OF HEARING ON ORDINANCE CHANGING THE ZONING MAP
DESIGNATION OF A CERTAIN TRACT OF PROPERTY LOCATED AT 3311 HOLMANS
LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM NS(INSTITUTIONAL
USES)TO M2(MULTI-FAMILY RESIDENTIAL-MEDIUM SCALE)
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 3311 Holmans Lane as recommended by the Plan Commission from NS
(INSTITUTIONAL USES)to M2(Multi-Family Residential-Medium Scale)
A public hearing will be held on Tuesday,September 2,2025 6:00 pm in the City Council Chambers, 1st
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 August 27,2025
TO THE FOLLOWING:
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STATE OF INDIANA
BEFORE THE JEFFERSONVILLE PLAN COMMISSION
IN RE THE APPLICATION OF:
Little Flock Missionary Baptist Church I PC-25-30
TO REZONE CERTAIN TRACT:
10-21-02-100-340.000-009
FROM:
NS(Institutional Uses)to M2(Multi-Family Residential-Medium Scale)
CERTIFICATION OF FAVORABLE/UNFAVORABLE/NO RECOMMENDATION
OF PROPOSED ORDINANCE
Whereas, Little Flock Missionary Baptist Church filed a petition before the
Jeffersonville Plan Commission to change the zoning designation of the property
described in attached Exhibit A (the "Property"), from NS to M2 •
•
Docket Number PC-25-30 ; and,
Whereas, after proper notice by publication, the Jeffersonville Plan Commission held a
public hearing on the petition on August 26,2025 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 August 26,2025 , the Jeffersonville Plan
Commission (circle one):
avorably Recommends / nfavorabl Recommends/ Provides NO Recommendation
t-the-Jeffer nvi le Common Council enact by ordinance the proposed zoning
designation change of the property from NS to M2 as requested in the petition of
Little Flock Missionary Baptist Church I PC-25-30
So certified this 26th day of August 7 2025
•
Chairman
01y OA. Plan Commission
Wt Staff Report
August 30, 2025
W e���ilj`" o
N Case No: PC-25-30
,'
W Location: 3311 Holmans Lane
V� �� Applicant: Little Flock Missionary Baptist Church
� Current Zoning: NS (Institutional Uses)
��� � Proposed Use: Multi-Family Residential
eJ`0 tV. Council District: District 2— Bill Burns
Request - -�
Rezone property from NS (Institutional Uses) to M2 .`T
(Multi-Family Residential — Medium Scale).
lrr
Case Summary ,` ,, N 1
The applicant is relocating their parish and looking -\- °- '' ' `� ''' ' ' `
��a _
sell the property. In order to make it "more ;
ri r•�
marketable" the applicant is proposing to rezone the :? ,4*" ' '* ,^-
from NS to M2 to facilitate the future _-"
property �ti-
development of multi-family residential. There is no ,;, 4..� �.,, *lob,. --' ��
specific plans for any project on this property as of . `;, - H t ;�
this time. _ '
Staff Finding/Opinion fi . tt•t- • �.t
As much as Staff is sometimes hesitant toward speculative rezoning, the proposal aligns with the
Future Land Use Map and meets the goals set forth for the planning district in which the property is
located. The proposed zoning district isn't dissimilar to other uses nearby on the corridor and is often
seen as appropriate along an arterial street. Staff also notes that there will be limitations on
development due to a large power line easement across the front of the property. Therefore the
increased density afforded by the M2 zone district may make sense from a redevelopment standpoint.
It does, however, hamper the potential for single-family or single-family attached development for which
this property could be equally suited. It will be up to the Plan Commission to determine whether the M2
zone district makes sense or if it is better to keep the existing zoning and wait for a developer to make
that determination.
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-25-30) to the Jeffersonville City Council with
[insert recommendation] as presented to the Plan Commission on August 26, 2025.
Page 1 of 10 PC-25-30
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 ;y" I 'r
Intent °° ,, :i,./.., :
a a
Current Zoning 0 `4
0 it PO
The subject property is shown in the zoning map i; ',� ,j
to the right. The property is zoned NS (Insitutional
Uses). Adjoining properties are zoned R1 (Single sir
Family Residential — Large Lot) to the North, �� r
West, and East, R3 (Single Family Residential — �``'
Small Lot) to the South, and M1 (Multi-Family �":t
Residential — Small Scale). ° n,
District Intent: Existing �` ' :
The "NS" (Institutional Uses) District is intended to
I
provide a land use category for institutionally '' °w
owned lands, including state, county, and city - �. / AC
facilities. The IS district is also intended for social
service oriented uses, and similar non-profit or quasi-public institutions where the use is for public
purpose and is anticipated to remain so permanently.
The Plan Commission and Board of Zoning Appeals should encourage institutional structures and uses
to set a standard for development throughout the planning jurisdiction.
District Intent: Proposed
The M2 (Multi-Family — Medium Scale) District is intended to provide a land use category for medium-
scale multi-family apartment, townhouse, or condominium developments. Such developments generally
consist of a number of medium-scale buildings with no more than 12 units in a single building and no
more than 100 units in a single development.
The Jeffersonville's Plan Commission and Board of Zoning Appeals should strive to integrate this
district near other commercial districts and exercise greater sensitivity where this district is adjacent to
other residential districts. This district should also be within close proximity to parks and open spaces
that serve the residents.
Future Land Use Map and Planning Districts
This property has a Future Land Use classification of Mixed Neighborhood. Mixed neighborhoods are
primarily residential in nature. They contain a mix of single and multi-family uses but also have other
commercial, industrial, and institutional uses scattered throughout. The residential nature of these
areas should be preserved, however, some densification of residential uses may occur throughout.
Small-scale commercial areas may be preserved, but not significantly expanded upon. Legacy
industrial uses in the area should also not be allowed to expand significantly and, when abandoned,
should be encouraged to transition away from industrial use.
Page 2 of 10 PC-25-30
�` �. 1r
vii
to - .2
0: P, 4
. / 0it
�/,., ,
/ FUTURE LAND USE
I r--,
' `_—
N : Commercial Corridors
\.NA , �•/ Downtown Mixed Use
f t r i Industrial
)11 i
- Industrial/Commercial
:) r___J Mixed Use
? '• Mixed Neighborhood
.1i < C"A Residential Neighbhorhood
Future Land Use Map
2 'f / /
, , / x f.
,Y
ii S / S\.
Planning Districts Map
The project falls into the [insert district name(s)] on the Planning Districts Map. The following is
description of this Planning District from the Comprehensive Plan.
Planning District 6: West Jeffersonville
The West Jeffersonville Planning District is primarily organized along Hamburg Pike, Charlestown Pike,
and Veterans Parkway. This area has been developed almost entirely after 1970 and continues to be
developed today. There is a mix of uses in the District, but unlike Districts 1 and 2, these uses are
highly compartmentalized into industrial parks, commercial centers, and residential neighborhoods. The
District should be seen as mostly stable except for the areas around Veterans Parkway that are
continuing to develop. The following goals are established for Planning Area 6:
• Support mixed-residential and commercial development at Jeffersonville Town Center and
adjacent parcels around the Hamburg Pike and Veterans Parkway intersection
• Promote neighborhood-friendly development and densification along Veterans Parkway,
Hamburg Pike and Woehrle Road corridors
PC-25-30
Page 3 of 10
• Support infill development and redevelopment elsewhere where sensible. Uses and
development standards should align with adjacent, similarly-zoned parcels to the greatest extent
possible
• Support industrial development where established along Hamburg Pike. Consider changes to
zoning north of 1-265 that allow for further industrial development
• Ensure that any new developments or building additions within existing residential
neighborhoods are appropriate in elements such as scale, form, and setbacks;
• Reserve open space within new developments for recreational uses which serve local residents.
Open spaces should be well connected to the street network to ensure public use
Additional Notes
• None
Attachments
1. Current Zoning Layout
2. Proposed Zoning Layout
3. Letter of Intent
Page 4 of 10 PC-25-30
Current Zoning Layout
NS District (Institutional Uses) rrs,
3.32 NS District Intent, Permitted Uses, and Special Exception Uses
District intent Permitted Uses Special Exception Uses
The"NS"(Institutional Uses)District Commercial:General Business Commercial:Auto Sales/Services
is intended to provide a land use • child care center(day care) • automobile/truck storage/bus
category for institutionally owned •funeral home/mortuary (open air)-no sales
lands,including state,county,and Commercial:Recreation/Fitness • filling/gas station1
city facilities.The NS district is also • ball fields • motor bus station
intended for social service oriented •fraternal organization/lodge/ Commercial:Recreation/Fitness
uses,and similar non-profit or quasi- private club • banquet hall/event space
public institutions where the use is Institutional/Public Facgities Communlcatlan/UtlRles
for public purpose and is anticipated • church,temple or mosque • public wells
to remain so permanently. • community center/senior center •sewage treatment plant
• government building •telecommunications facility(other 1
•The Plan Commission and Board of government offices than microcellular)
Zoning Appeals should encourage • library • utility substation
institutional structures and uses . museum Institutional/Public Facilities
to set a standard for development
throughout the planning jurisdiction. • police/fire station • cemetery/mausoleum/
• post office crematorium
• public park • hospital
• public recreation center/pool •school,higher education-single
•school,elementary/secondary facility
• school,higher education-campus •substance abuse treatment-
•substance abuse treatment- inpatient2
outpatient(counseling only)2 •substance abuse treatment-
Residential outpatient2
• dwelling single-family Residential
•short-term rental(See Article 8.11) • assisted living facility
• child care institution(children's
home)
• nursing home
• residential facility for
developmentally disabled/
mentally ill(less than 4 units)
• residential facility for
developmentally disabled/
mentally ill(more than 4 units)
Additional Notes:
1. Only where accessory to another use listed on this table:otherwise see
convenience store with gas pumps.
2. See Article 8.12 for additional standards.
3-36 Jeffersonville Unified Development Ordinance
PC-25-30
Page 5 of 10
NS District (Institutional Uses)
3.33 NS District Development Standards
Lot Dimensions Setbacks Other Requirements
- Lot wish -
'Rear Yard
^ satf c
(f�0 C 1) Accessory°7
`/-��J strumaes
e ;
Lot - Side C r Primary '.-;', �)
Area _- Yard -- StructureQ
Et, Setback ri
• ® {
r
Property }�'i I }.
Line Lot 6
Coverage
Building Front Yard
'.. Envelope Setback I-.
Z.-i Lot Frontage 'ROW // R.O.W. / / ROW.
Raw.=As Defined en TnorouyMere Plan R.O.W.=As Defined on m rorgrMe Plan / R.O.W.=Act Defined on Thorwattant Plan
Minimum Lot Area: Minimum Front Yard Setback:' Maximum Lot Coverage:
• 10,000 sq ft • 35 ft.when adjacent to an arterial • 65%of the lot area'
Minimum Lot Width: • 25 ft.when adjacent to a local street Minimum Main Floor Area:
• 70 ft Minimum Side Yard Setback • 900 sq.ft.min for primary struct
Minimum Lot Frontage: • 15 ft for the Primary Structure2
• 65 ft. • 5 ft,for an Accessory Structure2
Minimum Rear Yard Setback
• 20 ft for the Primary Structure3
• 5 ft for an Accessory Structure3
Height Miscellaneous Notes:
1. Where located in the Downtown or Downtown-adjacent neighborhoods,
Accessory Structures the front yard setback may be reduced to the average of the adjacent
�•ar structures at the discretion of the Planning Director.
machani�
aexempt 2. Where located in the Downtown or Downtown-adjacent neighborhoods,
chimneys are
exempt the side yard setback for primary structures may be reduced to 5 feet;
the side yard setback for accessory structures may be reduced to 2 feet.
Bhed Building 3. Where located in the Downtown or Downtown-adjacent neighborhoods,
Height the rear yard setback for primary structures may be reduced to 12 feet;
Flat Roof Structures Gable Roof Structures the side yard setback for accessory structures may be reduced to 2 feet.
(from highest (from highest gable roof) 4. Where located in the Downtown or Downtown-adjacent neighborhoods,
section of flat roof)
the maximum lot coverage may be increased to 85%.
Maximum Structure Height:
• Primary Structure:35 ft
•Accessory Structure.25 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 3-37
Page 6 of 10 PC-25-30
Proposed Zoning Layout
M2 District (Multi-Family - Medium Scale)
3.26 M2 District Intent. Permitted Uses, and Special Exception Uses
District Intent Permitted Uses Special Exception Uses
The M2(Multi-Family-Medium Residential Communications/Utilities
Scale)District is intended to provide • co-housing community • telecommunications facility(other
a land use category for medium- • dwelling:duplex than microcellular)
scale multi-family apartment, • dwelling:multi-family-3 to 4 units Institutional/Public Facilities
townhouse,or condominium • dwelling:multi-family-5 to 6 units • church,temple,or mosque
developments.Such developments • dwelling:multi-family-7 to 12 units Residential
generally consist of a number of • dwelling:single family • assisted livingfacility
medium-scale buildings with no more • dwelling single family,attachedl • dwelling; multi-family(>12 units)3
than 12 units in a single building and • residential clubhouse/community • nursing home
no more than 100 units in a single room • residential facility for
development. • senior living/retirement developmentally disabled/mentally
The Jeffersonville's Plan Commission community2 ll(4 bedrooms or less)
and Board of Zoning Appeals should • short-term rental(See Article 8.11)
strive to integrate this district near Miscellaneous Uses
other commercial districts and • child care/day care:owner occupied
exercise greater sensitivity where • home occupation#1
this district is adjacent to other
residential districts.This district
should also be within close proximity
to parks and open spaces that serve
the residents.
Additional Notes:
1. 320' maximum building length for all attached units,refer to M 1 standards in
Article 6 for subdivision of lots
2 Not assisted living or nursing home
3. This may be acceptable where only a single building is proposed and there are
less than 25 units
3-30 Jeffersonville Unified Development Ordinance
Page 7 of 10 PC-25-30
M2 District (Multi-Family - Medium Scale) ?,
3.27 M2 District Development Standards
Lot Dimensions Setbacks Other Requirements
Lot Wl h -
'Rear Yard
C U set ,t0 6) C9 Accessory
`r 0 6'
Lot • -__- �..c) Side Primary ram; �"
Yard - - Sbuoture� ry El
Area —_ Q Setback
i
Pie .) ` 1_
Line Lot
Coverage
Building Front Yard
Env*** Setback
-----_-.. _. _ _. t_. Z.-/-
ROMLot Frontage _�_ROW ___—._ r_. R.O.W. ROW.
=As DeNred on ThorwyMere Plan RO.W..As Darned_,Tharergntare Plan R W=A.Name an Thoroughfare Plan
Minimum Lot Area: Minimum Front Yard Setback: Maximum Lot Coverage
• 20.000 sq ft • 30 ft when adjacent to an arterial • 65%of the lot area
Minimum Lot Width: • 20 ft.when adj to a local street or Minimum Residential Unit Size
• 80 ft. average setback whichever is less • 700 sq.ft.average per dwelling
Minimum Lot Frontage: Minimum Side Yard Setback: unit in all mufti-family structures in
• 50 ft • 25 ft.for the Primary Structure)2 the development,with 400 sq.ft.the
• 10 ft.for an Accessory Structure3 minimum
Minimum Rear Yard Setback: Maximum no.of Dwelling Units
• 25 ft for the Primary Structure • 100 units per development
• 10 ft for an Accessory Structure3 '
Height Miscellaneous Notes:
1. Side yard setbacks may be reduced to 15 feet where adjacent to any of
Accessory Structures the following districts:C1,C2,CH,CO, M1,M2,&M3.
2. Side yard setbacks my be reduced to 10 feet where adjacent to any of
mechEMS! enmpt the following districts:CD,CN,and R4.
chimneys are
e"'e" 3. Side yard setbacks for accessory structures may be reduced to 5 feet in
any of the districts listed in notes 1 or 2 above.
shed Building
Heignt
Fiat Roof Structures Gable Roof Structures
(from highest (from highest gable roof)
section of flat roof)
Maximum Structure Height:
• Primary Structure:40 ft.
• Accessory Structure 18 ft
Maximum Stories
• 3 stories 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 3-31
Page 8 of 10 PC-25-30
Letter of Intent
PRIMAVERA & ASSOCIATES
ENGINEERING & LAND SURVEYING
4111`
July 25,2025
Jason M. Copperwaite, City of Jeffersonville
PE, PS, FAA-UAS 500 Quartermaster Court
President Jeffersonville,IN 47130
David A. Sanders, Re: Little Flock Missionary Baptist Church—
PE Zone Change to M-2
Vice President 3311 Holmans Lane
Travis Andres. Ladies and Gentlemen,
PE
Principal Geotechnical
Engineer This letter is to express the intent of my client,Little Flock Missionary Baptist Church,to
seek a zone change for their 6.5958 Acre property located at 3311 Holmans Lane.
William McDonough.EIT Per Indiana Code and the Jeffersonville UDO,certain criteria is to be considered for this
Sr. Project Manager request. The following is a listing of the relevant criteria and an explanation as to how this project
meets each one:
J. Michael Rich, 1. The rezoning of the subject property is consistent with the City of Jeffersonville
PE, CPESC Comprehensive Plan: The location of this site is within the Mixed Neighborhood area of
Sr. Project Manager the Future Land Use Map. Mixed Neighborhood description indicates that"Mixed
neighborhoods are primarily residential in nature. They contain a mix of single and multi-
L. Matthew Blake. family uses but also have other commercial,industrial,and institutional uses scattered
PWS throughout." The site lies in close proximity to other M2 properties within the Holmans
Director of Lane corridor and is unique in that it is subject to an LG&E power line easement which
Ecological Services
limits the total single-family density of the site.
2. The rezoning of the subject property is consistent with the current conditions and
Erik Merten character of current structures and uses in the area: The site lies in close proximity to
Sr. Project Coordinator other M2 properties within the Holmans Lane corridor and is unique in that it is subject to
an LG&E power line easement which limits the total single-family density of the site.
Daniel Hartman, 3. The rezoning of the subject property is necessary for the most desirable use of the land.
PE
Project Manager Given the proximity to additional multi-family development,multi-family would be the
most desirable use for the land.
4. The rezoning of the subject property will not be injurious to the value of other properties
Chase Blakeman,FM-UAS in the area. With the close proximity of neighboring multi-family development and the
Project Manager limited scale of M2 to a maximum of only 12 unit buildings,the scale of the project will be
such that it will not injure adjacent properties.
Paul Primavera,
PE, PS
President Emeritus
Page lof2
301 E. Chestnut Street, Corydon, IN 47112
Phone: (812) 738-4124 • Fax: (812) 738-6740
Page 9 of 10 PC-25-30
r/
5. The rezoning of the subject property will support responsible growth and development. The project is
proposed in a growth corridor along Holmans Lane,meets the Comprehensive Plan,and will support the
long term goal of housing growth and options within the City. Therefore,it supports responsible growth
and development of the City.
This is a quality project that lies within a growth area of the City of Jeffersonville. It will provide quality
residences to the wider community.
Sincerely,
iiikk--
,/
Jason M.Copperwaite,PE,PS, FAA-UAS
JMC/ms
Page 2 of 2
Page 10 of 10 PC-25-30