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Home My WebLink About2026-OR-12 (FAILED) Ordinance of Rezone Request at 2421 Coopers Lane raolcd STATE OF INDIANA BEFORE THE JEFFERSONVILLE COMMON COUNCIL ORDINANCE 2026-OR- AN ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF A CERTAIN TRACT OF PROPERTY LOCATED ON 2421 COOPERS LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM R2-SINGLE FAMILY RESIDENTIAL-MEDIUM LOT TO I1-BUSINESS PARK/LIGHT INDUSTRIAL Whereas, BC Investors, LLC filed a petition before the Jeffersonville Plan Commission to change the zoning map designation of the real property located on 2421 Coopers Lane and fully described in the attached Exhibit A from R2-Single Family Residential-Medium Lot toll- Business Park/Light Industrial and, Whereas, on March 31, 2026 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 April 6, 2026; 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 2421 Coopers Lane and fully described in the attached Exhibit A is hereby changed from R2-Single Family Residential- Medium Lot to I1-Business Park/Light Industrial. 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 6th day of April, 2026. I Common Council of the City of Jeffersonville, Indiana VOTED FOR: VOTE GAINST: J/ p,„ v-- 040 (,0: Re esident Lisa Gill City Clerk Prepared by: Les Merkley Corporate Counsel CITY OF JEFFERSONVILLE DEPARTMENT OF LAW Les Merkley,Corporation CounsellDirector of Legal Affairs Y OF 4u 812-285-6493 office 7,0 i��j�iorfr' ,N 812-285-6403 fax ��Q � - J www.cityofjeff.net FRSOv/� JeffersonvilleBItE THE CITY COUNCIL OF JEFFERSONVILLE, INDIANA 500 Quartermaster Court INLV'All1'OV $E ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF A CERTAIN TRACT OF PROPERTY LOCATED AT 2421 COOPERS LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM R2(SINGLE FAMILY RESIDENTIAL-MEDIUM LOT) TO Il (BUSINESS PARK/LIGHT INDUSTRIAL) NOTICE OF HEARING ON ORDINANCE CHANGING THE ZONING MAP DESIGNATION OF A CERTAIN TRACT OF PROPERTY LOCATED AT 2421 COOPERS LANE AND FULLY DESCRIBED IN ATTACHED EXHIBIT A FROM R2 (SINGLE FAMILY RESIDENTIAL-MEDIUM LOT)TO Il (BUSINESS PARK/LIGHT INDUSTRIAL) 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 2421 Coopers Lane as recommended by the Plan Commission from R2(Single Family Residential-Medium Lot)to Il (Business Park/Light Industrial) , A public hearing will be held on Monday,April 6,2026 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. _,JS?CieffeS — e Y Corporation Counsel Jeffersonville City Hall 500 Quartermaster Court Jeffersonville,IN 47130 (812)285-6423 POSTED AND EMAILED ON April 1,2026 TO THE FOLLOWING: The News and Tribune-daniel.suddeath@,newsandtribune.com The News and Tribune-newsroom@newsandtribune.com City of Jeff-www.cityofjeff.net Live Transmissions of meeting and archived copies of live transmissions of meeting can be found at: https://vimeo.com/citvofjeff Public Meeting Notices and Agendas can be found at http://services.cityofjeff.net/WebLink/ Appointed Officers: Kelli Jones,Appointed by Mayor,Term: 1/1/2025 to 12/31/2027 Dennis Hill,Appointed by Mayor,Term: 1/1/2025 to 12/31/2027 Duard Avery,Appointed by Plan Commission,Term: 1/1/2025 to 12/31/2027 David Stinson,Appointed by City Council,Term: 1/1/2025 to 12/31/2027 Mike McCutcheon,Appointed by City Council,Term: 1/1/25 to 12/31/2027 STATE OF INDIANA BEFORE THE JEFFERSONVILLE PLAN COMMISSION IN RE THE APPLICATION OF: BC Investors I PC-26-04 TO REZONE CERTAIN TRACT: 10-21-04-800-176.000-009 FROM: R2(Single Family Residential-Medium Lot)toll (Business Park/Light Industrial) CERTIFICATION OF FAVORABLE/UNFAVORABLE/NO RECOMMENDATION 1 OF PROPOSED ORDINANCE Whereas, BC Investors filed a petition before the Jeffersonville Plan Commission to change the zoning designation of the property described in attached Exhibit A (the "Property"), from R2 toll ; Docket Number PC-26-04 ; and, Whereas, after proper notice by publication, the Jeffersonville Plan Commission held a public hearing on the petition on March 31,2026 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 March 31,2026 , the Jeffersonville Plan C ramissionieirs/ P ): Favorably Recommen s / Unfavorably Recommends/ Provides NO Recommendation thifTh ersonville Common Council enact by ordinance the proposed zoning designation change of the property from R2 to 11 as requested in the petition of BC Investors 1 PC-26-04 ' So certified this 31st day of March 2026 il + M Chairman Plan Commission _*G ► t O� A , Staff Report March 31, 2026 N Case No: PC-26-04 L, 6...0... (�1/ _ * Location: 2421 Coopers Lane Applicant: BC Investors, LLC TT �v Current Zoning: R2 (Single Family Residential — Medium Lot) `J Proposed Use: Light Manufacturing/Flex Space/Storage , RSO_,! Council District: District 4—Scott Anderson t � M' Request '1 ., + r.; , Rezone property from R2 (Single Family Residential — , . q Medium Lot) to 11 (Business Park/Light Industrial). i" Case Summary The applicant is proposing to rezone the property from single - family residential to light industrial to facilitate the development of a flex space/storage building. The property is 1 , located in the 100-year floodplain and a portion is within the +, ,< Floodway. j Staff Finding/Opinion While the proposed use does seem to fit into the d 104' V" r, comprehensive plan's future land use map, the property is # , /� surrounded by residentially zoned properties and care should be taken here. Staff feels that the proposed flex space building is unlikely to be injurious to the surrounding properties. When considering a rezoning application, however, all possible uses of that zone district should be considered - not just the proposed use of the applicant. Staff has some concerns about extending industrial uses into the residential portion of Coopers Lane as other permitted I1 uses could be unsightly, noisy, or otherwise problematic. Should the Plan Commission choose to recommend approval, Staff believes it should be done with conditions that it is only rezoned upon sale to this applicant, that long-term, outdoor storage of materials and/or automobiles is not allowed. If council determines not to rezone this property, staff feels that there is still potential for the applicant in the form of a Use Variance specifically for the flex-space. 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-26-04) to the Jeffersonville City Council with (insert recommendation]as presented to the Plan Commission on March 31, 2026. Page 1 of 9 PC-26-04 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 The subject property is shown in the zoning map to the right. The property is currently zoned R2 (Single Family Residential — Medium Lot). Adjoining properties are zoned R2 to the East and South, Cl (Commercial — Medium Scale) to the West, and 11 (Business Park/Light Industrial) to the West and North. j � �vvvvvvv H? V District Intent: Existing The R2 (Single Family Residential — Medium Lot) District is intended to provide a land use category for single family homes on medium-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. District Intent: Proposed The "11" (Business Park/Light Industrial) District is intended to provide a land use category for most low to moderate impact business park and light industrial facilities. This district can be used adjacent to all other commercial districts, and the M1 and M2 residential districts. Jeffersonville's Plan Commission should strive to use this district to develop a contiguous area, or cluster for commerce and job creation. The Plan Commission should not use this district for"spot zoning." The Plan Commission and Board of Zoning Appeals should strive to minimize lighting, parking lots fronting major streets, excessive use of signs, and traffic conflicts in the 11 District. Buffering should be strictly upheld and outdoor storage discouraged. Future Land Use Map and Planning Districts This property has a Future Land Use classification of Industrial/Commercial Mixed Use. These are transitional areas. They are not quite industrial and not quite commercial. Located in proximity to other industrial areas and along primary road corridors, they are well suited for either use type. New development in these areas should consider how to appropriately mix these two land-uses through similar treatment of commercial and industrial uses and, more importantly, clean-up and improvement of existing industrial properties. Page 2 of 9 PC-26-04 Ver i'• >16 r FUTURE LAND USE ' i i Commercial Corridors 11111111.1 L ' • I / Downtown Mixed Use ' i r I Industrial L J Ell Industrial/Commercial G /� L___J MixedUse V: ' p Mixed Neighborhood A Residential Neighbhorhood Future Land Use Map , i IP 1 / ' .) a. \ r V t , , r , �• P Y"` i� / \' Planning Districts Map 1 The project falls into the West Jeffersonville district 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 Page 3 of 9 PC-26-04 • 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 9 PC-26-04 Current Zoning Layout R2 District (Single Family Residential - Medium Lot) 3.38 R2 District Intent, Permitted Uses,and Special Exception Uses District intent Permitted Uses Special Exception Uses The R2(Single Family Residential- Residential Commercial:Recreation/Fitness Medium Lot)District is intended to • child care/day care(owner- •golf course/country club provide a land use category for single occupied) Communications/Utilities family homes on medium-sized lots. •dwelling single family • public well The provisions that regulate this land •dwelling single family,attached' •telecommunications facility(other use district should protect,promote • residential facility for than microcellular) and maintain existing residential developmentally disabled/mentally Institutional/Public Facilities areas in the City of Jeffersonville and ill(less than 4 units) •church,temple,or mosque may also be used for future housing •short-term rental(See Article 8.11) • public recreation center/pool growth. Institutional/Public Facilities Residential The Jeffersonville's Plan Commission • public park • dwelling accessory dwelling unit2 and Board of Zoning Appeals Miscellaneous Uses • residential clubhouse/community should strive to protect this district •child care/day care:owner room from conflicting land-uses such occupied Miscellaneous Uses as industrial and large-scale • home occupation#1 • home occupation#2 commercial uses as well as non- family 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. Additional Notes: 1. 200 foot maximum building length for all attached units 2. See Article 8.2 for additional standards. 4 3-42 Jeffersonville Unified Development Ordinance Page 5 of 9 PC-26-04 R2 District (Single Family Residential - Medium Lot) (R 3.39 R2 District Development Standards Lot Dimensions Setbacks Other Requirements - Lot Width - , 'Rear Yard 06) Side _ Primary Lot I Structure . --- - 0 F. Area _ Yard L__-.-- ._ o Setback 17 0 p i O 1 P rii rtY - I�� I, b_ Line tot Building.} Font Yard Coverage 1 Emebpe Setback __ Lot Frontage RO.W. R.O.W. R.O.W. /ip RR O.W=As Definedon Thoroughfare PPionR.O.W.=As Defined on ThorohM1va Plan R.O.W.=A•Defined on Pon Minimum Lot Area: Minimum Front Yard Setback:1 Maximum Lot Coverage • 6,500 Square feet • 30 ft when adjacent to an arterial • See formula below° Minimum Lot Width: • 25 ft when adj.to a local street2 Minimum Residential Unit Size • 45 feet Minimum Side Yard Setback • 1,000 square feet Minimum Lot Frontage: • 6 ft.for the Primary Structure3 Minimum Structure Width • 25 feet • 3 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 • 3 ft.for an Accessory Structure Height Miscellaneous Notes: 1. In an established subdivision the front setback shall be the average of Accessory SO-Linter-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 .' "r 'emw� Administrator;a 25%reduction may be taken on one face of a corner chimneys.e exempt lot. 2. At corner lots on local streets,the front setback may be reduced to ~ed Building 20 feet Height 3. On wedge shaped lots along a road curve or at the end of a cul-de-sac, Flat Roof Structures Gable Roof Structures the setback may be reduced to a minimum of 5 feet so long as the (from highest (from gable roof) average setback is greater than 6 feet. section of flat roof) 4. 0.25 x[Lot Area in sq.ft.]+2,000.Maximum of 90%coverage. 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 3-3 Page 6 of 9 PC-26-04 I Proposed Zoning Layout 11 District (Business Park/Light Industrial) El 3.16 11 District Intent, Permitted Uses, and Special Exception Uses District Intent Permitted Uses Special Exception Uses The 11'(Business Park/Light •commercial truck sales Agricultural Uses/Service Industrial)District is intended to • filling/gas station(accessory)2 • comm.storage/processing of provide a land use category for most • recreational vehicle sales/service agricultural products low to moderate impact business •small engine repair Commercial:Auto Sales/Services park and light industrial facilities. Commercial:Food Sales/Services • motor bus station This district can by used adjacent to • Microbrewery/Microdistillery • parking lot,stand alone all other commercial districts,and Commercial:General Commercial:General the M1 and M2 residential districts. • bldg./landscape/civil contractor3 •storage;outdoors Jeffersonville's Plan Commission • kennel,commercial Communication/Utilities should strive to use this district to • mini-storage facility • electrical generation develop a contiguous area,or cluster •sign fabrication • pipeline pumping station for commerce and job creation. •storage:indoor • public well The Plan Commission should not Commercial:Recreation/Fitness • radio/tv station use this district for"spot zoning.' •cross frt/training center • recycling center(public) The Plan Commission and Board CommunlcatIons/UtIlltles • telecommunication facility of Zoning Appeals should strive •inte met server facility • utility substation to minimize lighting,parking lots •utility maintenance yard Industrial Uses fronting major streets,excessive use Industrial Uses • bottled gas storage/distribution of signs,and traffic conflicts in the 11 • flex space • industrial storages District • manufacturing light Institutional/Public Facilities • offices(associated with mfg facility) •church,temple,mosque,etc. Buffering should be strictly upheld • research center/laboratories • police/fire station and outdoor storage discouraged. •trade shop(s) • public recreation center/pool • warehouse/distribution/wholesale •substance abuse treatment- Institutional/Public Facilities outpatients • public park •school,higher ed.-singe facility • school,higher ed.-singe facility •substance abuse treatment- outpatient(counseling ony)6 Miscellaneous • accessory uses Permitted Uses Agricultural Uses/Service •farm equipment sales/service Commercial:Auto Sales/Services • auto accessory installation • auto body repair shop •auto repair,major' I •auto repair,minor' •auto parts sales •auto rental Additional Notes: • auto sales;limited or no services 1. See definition in Article 12 •auto sales;with showroom and/or 2. Only where accessory to another approved use in this district i full services 3. With or wi hout outdoor storage • auto wash 4. Enclosed with privacy fence •auto/truck/bus storage-no sales 5. Not accessory to another use • boat sales and service 6. See Article 8.12 for addtional standards. ill 3-20 Jeffersonville Unified Development Ordinance I Page 7 of 9 PC-26-04 II District (Business Park/Light Industrial) �1.. 3.17 11 District Development Standards Lot Dimensions Setbacks Other Requirements Lot Width - •Rear Yard �-y rl C9 (J } a-) Setback ' 6) l.',) Accessory`✓ I Structures (,..r U �C1Je Printery P Lot Area - „ Yard - �__._ SWct re-1 �'T� c Setlhack W O O 'i — 0 t. •� . E_. Una Lot Coverage BWdrq� lhrd 6neloPe 8etludt . Lot r.___— r / R.O.W. Lol Frontage ROW R.O.W. R O.W.=N Defined on Thoroughfare Plan sow=N Defined on Than ghtare Plan R O.W.=N Defined on Thoroughfers Plan Minimum Lot Area: Minimum Front Yard Setback: Maximum Lot Coverage: • 2 acres(87,120 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 • 200 ft. Minimum Side Yard Setback Minimum Lot Frontage: • 30 ft for the Primary Structure' • 80 ft. • 20 ft for an Accessory Structure2 Minimum Rear Yard Setback • 30 ft for the Primary Structure' • 20 ft for an Accessory Structure2 Height Miscellaneous Notes: 1. Side and Rear Yard setbacks for primary structures may be reduced to Amway endures 15 feet where they abut another industrially zoned property. laser/v 2. Side and Rear Yard setbacks for accessory structures may be reduced to "aexem�o 5 feet where they abut another industrially zoned property. chimneys are e`""" 3. See height exceptions in Article 3.1.0 1— '•h•d Building Height Rat Roof Structures Gable Roof Structures (fan highest from highest gable roof) section of flat roof) Maximum Structure Height: • Primary Structure:45 ft.3 •Accessory Structure:35 ft 3 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 3-21 Page 8 of 9 PC-26-04 Letter of Intent Date: 2/19/2026 From: BC Investors, LLC To: Planning and Zoning Department Subject: Letter of Intent for Zoning Change - 2421 Coopers Lane, Jeffersonville, IN 47130 Dear Members and Staff, I am writing to request a zoning change for the property located at 2421 Coopers lane, currently zoned as R2. I respectfully request consideration for a change toll to better align with our intended use which is to build Flex space or warehousing. Such a project will enhance the property value and contribute to the city's tax base.This property is adjacent toll and C1 zoning districts. I have reviewed the applicable zoning regulations, and I believe our intended use aligns with the city's comprehensive plan and long-term development goals as well as the city's vision for responsible development. I believe we have provided all the necessary documentation, as required by the application process, but am happy to furnish any other information. Thank you for your time and consideration. I look forward to the opportunity to present this request in more detail and to work collaboratively with the Commission to ensure the best outcome for the community. Sincerely, Corey B. Hughes Member, BC Investors, LLC II II U Page 9 of 9 PC-26-04