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Home My Public Portal About024-2021 - Staff ReportCity of Richmond Department of Infrastructure & Development Advisory Plan Commission Staff Report APPLICATION INFORMATION Ordinance 24-2021 May 27, 2021 Petitioner: The petition of Earlham College, owner; Gordon E. Moore, agent. Location: 5275 531, 535 West National Road & 215 College Avenue, Richmond, IN 47374 (Parcel ID: 891806220801000030, 891806220802000030, 891806220803000030, 891806220804000030) Request: Zoning Map Amendment to rezone four parcels from Urban Residential (UR) to General Commercial (GC) Use: Exempt — School Owned Vacant — Single-family Residence Zoning: Urban Residential (UR) Lot Size: Approximately 35,500 sf (cumulative) .81 acres ADJACENT ZONING AND LAND USE ZONING LAND USE NORTH High Density Single-family Residential (R3) Residential — Single -Family (3 properties) SOUTH Urban Residential (UR) Residential — Single -Family EAST General Commercial (GC) Commercial — Retail WEST High Density Single-family Residential (R3) Exempt — School Owned APPROPRIATE ADJACENT ZONING DISTRICTS Parks and Recreation (PR) Agriculture (AG) Intense Multi -family Residential (M2) Institutional (IS) Neighborhood Commercial (NC) Limited Commercial (LC) *General Commercial (GC) Outdoor Commercial (OC) Highway Commercial (HQ Ed-Med-Tech Park (EP) Low to Moderate Intensity Industrial (I1) High Intensity Industrial (12) DESCRIPTION The proposed zoning map amendment would rezone the four subject properties from UR to GC to allow for new commercial construction. The conceptual site plan and architectural rendering for the properties propose constructing a commercial structure that would house between four (4) to six (6) tenants and a drive-thru restaurant. 1Iordinance 24-2021 PROPERTY BACKGROUND The three residences along West National Road all contain historic architectural significance and are listed in the Wayne County Interim Report: Indiana Historic Sites and Structures Inventory (2001). The structure at 527 West National Road (a.k.a. Rowntree House) was constructed in 1935 and is considered "contributing" to the area's historic character but could not be placed on the Historic National Registry alone. Similarly, the home at 531 West National Road (a.k.a. Hicks House) was built in 1935 and is also considered "contributing". The building at 535 West National Road (a.k.a. Jay House) was constructed in 1910 and is labeled "notable", which means the structure's historic architectural importance is above average, and pending additional research, could be placed on the Historic National Registry on its own. Earlham College acquired these three properties in 1986. 215 College Avenue was acquired by Earlham College in 2011. The College has used the homes for student housing. The three homes on West National Road have not been occupied for the past three years. PERMITTED FUTURE USES If rezoned to GC, the following uses would be allowed as either permitted uses or special exception uses: Accessory Permitted Uses: Small Wind Turbine System Commercial Permitted Uses: Amusement center Automobile oriented business Bank machine/ATM Banquet hall Bar/tavern Barber/beauty shop Billiard/arcade room Bowling alley Broadcast studio Club or lodge Coffee shop Coin laundry Commercial training facility or school Dance/night club Day care Delicatessen Fitness center/health club Funeral home or mortuary Gas station Health spa/day spa Hotellmotel Ice cream shop Micro brewery Micro distillery Miniature golf Movie theater Office, construction trade Office, design services Office, financial Office, general services Office, medical services Paintball facility Photography studio Recreation center/play center Restaurant Restaurant with drive -up window Retail (type 1), very low intensity Retail (type2), low intensity Retail (type 3), medium intensity Retail (type 4), high intensity Skating rink Sports complex (indoor) Studio arts Swimming pool Tailor/pressing shop Tanning salon Tattoo/piercing parlor Winery Institutional Permitted Uses: Community center Government office Government operations (non -office) Police or fire station Rescue station Trade or business school Accessory Special Exception Uses: Large Wind Turbine System Commercial Special Exception Uses: Country club Kennel (commercial) Shooting range (indoor) Sports complex (outdoor) Waterpark Institutional Special Exception Uses: Recycling collection point 21Ordinance 24-2021 PUBLIC COMMENTS On May 14, 2021, 25 adjacent property owners were notified by mail. On May 17, 2021, the public hearing was advertised in the Palladium -Item. On May 17, 2021, a sign was placed on the property notifying passersby of the May 27, 2021, public hearing. DEPARTMENTAL REVIEW The planning staff consulted with all city departments and utties to determine any objections based on public health and safety. Several departments raised concerns about having a left turn lane exiting west onto West National Road. STAFF RECOMMENDATION Staff recommends approval of amending the zoning map at 527, 531, 535 West National Road and 215 College Avenue from UR to GC. In accordance with Indiana Code 36-7-4-603, and Richmond's Unifred Development Ordinance Section 9.20 (7) (a), Plan Commission shall pay reasonable regard to the following factors before taking final action: 1) Richmond Rising: Community Action Plan Compatibility: The adjoining zoning districts of UR (south) and R3 (north and west) are not considered Appropriate Adjacent Zoning Districts for GC, per the UDO (Section 2.29); although, the existing GC property to the east is compatible. It should be noted that the R3 zoning district to the west of the subject properties is owned and used by Earlham College and are not used residentially. The proposed GC zoning district is not compatible with Richmond's Future Land Use Map (Richmond Rising: Community Action Plan, p. 57), which identifies the property to be developed as a traditional neighborhood moving forward. The proposed rezone embraces the Grow: Land Use and Development goal's Primary Object 2, which advises to, "encourage development in the city's urban core," and along, "primary thoroughfares rather than the city's outer edges" (p.42). However, the rezone would partly contradict Primary Objective 3, which calls for protecting and conserving, "Richmond's cultural, architectural, and agricultural heritage," but supports the final component, "while also encouraging growth" (p. 42). Similarly, the proposal is compatible with Policy Statement 3, to "allow for developments that are compact with convenient access to jobs, services, and amenities" (p.42); but undermines with Policy Statement 10, that calls for identifying and preserving, "historically significant areas or structures" (p.43). 2) Current conditions and the character of current structures and uses in each district: The subject properties accurately reflect a traditional neighborhood as prescribed in Richmond's Future Land Use Map; however, the immediate area surrounding the corner of West National Road and College Avenue is comprised of a mix of institutional, commercial, and residential uses. The three subject properties along West National Road all house vacant structures. The one subject property along College Avenue is completely vacant. North of the subject properties are three single-family homes. West of the subject properties is Earlham College and Bethany Theological Seminary. Earlham also owns several properties on the north side of West National Road. South of the subject properties are several single-family residential subdivisions; including, Earlham Place and Glen Elsa Addition along College Avenue. To the east of the subject properties are businesses like Needler's Fresh Market, Domino's Pizza, Speedway, and Mendenhall True Value Hardware. The area between Southwest Pt Street (east) and Southwest 6' Street (west) is predominately comprised of commercial uses, with a few institutional and residential properties scattered throughout. 3�Ordinance 24-2021 3) The most desirable use for which the land in each district is adapted: Based on Richmond's Future Land Use Map, the most desirable use would be single-family residences, much like the ones that currently exist. However, since three of the subject properties reside along West National Road — a major thoroughfare with several commercial corridors — flexibility in use and zoning is warranted. It is not unreasonable to propose commercial zoning districts and uses along Richmond's major thoroughfares. The subject properties currently act as a buffer between the small commercial corridor to the east and Earlham College to the west. Therefore, the most desirable use would be a mixed use development, possibly with ground -level commercial spaces and residential units on the upper floors that could soften the transition between the commercial corridor and Earlham College. 4) The conservation of property values throughout the jurisdiction: It is reasonable to speculate that residential properties immediately to the south of the subject properties could be negatively affected by the addition of a drive-thru restaurant; although, impacts may vary between different tenants and franchises — both of which are currently unknown. The conceptual site plan does include the required 20' landscape buffer yard along the southern property line, which should help mitigate potential disturbances. The GC zoning district and the proposed development would most likely increase the subject properties' value from their current cumulative assessed value of approximately $358,500, based on Wayne County Assessor's 2021 Property Report Card. 5) Responsible development and growth: Clustering commercial uses and zoning districts along heavily trafficked thoroughfares is considered responsible development and growth. The proposed rezone would extend the existing GC district from the east. The GC district and proposed development could provide attractive amenities and services for Earlham and Bethany students and residents of Richmond's west side. Furthermore, there appears to be a need for commercial space on Richmond's west side, as there are only a few vacant properties that are commercially zoned. Removing historically significant homes that highlight Richmond's rich architectural and cultural heritage is not a preferred model of development. Unfortunately, the three subject properties along West National Road are not under any local, state, or federal historical protections. FUTURE USE ZONING COMPLIANCE The minimum lot area for GC zoning is 5,000 square feet. The subject properties total area satisfies this requirement with an area of approximately 35,000 square feet. The proposed development has approximately 6,600 square feet which satisfies the minimum main floor area requirement of 1,000 square feet. If approved, the development would need to vacate the alleyway between the three West National Road properties and the College Avenue property. All of the lots involved in the proposed development will need to be consolidated. Additionally, a variance of development standards for a reduction in front yard setbacks will also be required. WRITTEN COMMITMENTS None. Submitted by: Ian Vannes City Planner, Department of Infrastructure &Development Date: May 20, 2021 4�Ordinance 24-2021 00 wo t 527,W 535 W 531 W NATIONALRD NATIONALRD ;ATIONALRD - RICHMOND U) AD VISOR Y PLAN ~ COMMISSION - -- ORDINANCE 24-2021 k I r-ork SITE MAP NATION Q w w J J 0 96 4 215 - COLLEGE AVE ■ Legend Addresses Parcels Street Centerlines Type Interstate US Highway State Highway Major Road Minor Road Private 219 COLLEGE AVE - E WAYNE COUNTY/CITY OF RICHMOND GIS ~.� { INTERLOCAL DEPARTMENT OF INFRASTRUCTURE & ?'► �1 r• DEVELOPMENT 5/12/2020 - M.E. F- U) F- U) VV N SWCST Pt 1u) - L0 G� U) U) RICHMOND AD VISOR Y PLAN COMMISSION ORDINANCE 24-2021 ZONING MAP Legend Parcels Street Centerlines Type Interstate US Highway State Highway Major Road Minor Road Private WAYNE COUNTY/CITY OF RICHMOND GIS INTERLOCAL DEPARTMENT OF INFRASTRUCTURE & DEVELOPMENT ux 5/12/2020 - M.E. ♦ ' N 4`7 co CO F EN1 r � � H 4� e LO W MAIN ST T z tifF.- I 4, a �q■ Al ...I ' '77At vat Cn s; LO SWAST z -�� /- - Ta 9� - -- ti Mo ,1 rl N cn, — w Z CD U) U) SWDST —11L SW C ST RICHMOND AD VISOR Y PLAN COMMISSION ORDINANCE 24-2021 LAND USE t, !` r Legend Agricultural Commercial Commercial Apartment Institutional/Tax Exempt Industrial Miscellaneous 0 Single Family Residential Multi -Family Residential Utility Vacant 0 Parcels Street Centerlines Type Interstate US Highway State Highway Major Road Minor Road Private WAYNE COUNTY/CITY OF RICHMOND GIS INTERLOCAL DEPARTMENT OF INFRASTRUCTURE & DEVELOPMENT 5/12/2020 - M.E. 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It Arm ;a. .1:^ .af•,,� .r.' ,. a�t - - 'l r� / r ,.L_... i Legend Notified Properties 0 Parcels Street Centerlines Type Interstate US Highway State Highway Major Road Minor Road Private WAYNE COUNTY/CITY OF RICHMOND GIS INTERLOCAL DEPARTMENT OF INFRASTRUCTURE & DEVELOPMENT 5/12/2020 — M.E.