HomeMy Public PortalAbout034-2021 - STAFF REPORT City of Richmond Ordinance 34-2021
July21 and 22,2021
, � Department of Infrastructure & Development
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"Nl t' 2*; Advisory Plan Commission
{� Staff Report
APPLICATION INFORMATION
Petitioner: The petition of Buroker,Malcolm Raymond&Margaret, owner; Clayton Miller, agent.
Location: 122 and 124 North 7th Street,Richmond, IN 47374 (Parcel ID: 891632440413000030)
Request: Zoning Map Amendment to rezone a parcel from Urban Residential(UR)to Central Business(CB)
Use: Residential—Two-family Residence
Zoning: Urban Residential(UR)
Lot Size: Approximately 5,227 sf j .12 acres
ADJACENT ZONING AND LAND USE
ZONING LAND USE
NORTH Urban Residential(UR) Commercial--Office
SOUTH Central Business(CB) Commercial—Garage(Best One Tire)
EAST Central Business(CB) Exempt—Church(Seton Catholic School)
WEST Central Business(CB) Exempt—Municipality(parking lot)
APPROPRIATE ADJACENT ZONING DISTRICTS
Parks and Recreation(PR) Institutional(IS)
*Urban Residential (UR) Neighborhood Commercial(NC)
University(UV) *Central Business (CB)
DESCRIPTION
The proposed zoning map amendment would rezone the subject property from UR to CB to allow for a new surface parking
lot. The conceptual site plan for the property proposes constructing a parking lot containing 14 90° angle spaces.
PROPERTY BACKGROUND
The subject property has not been a part of past variances and/or plan commission cases before. The residence was
constructed in 1900. It is unclear when the structure became a two-family dwelling.The property is currently vacant.
1iordinance 34- 2021
PERMITTED FUTURE USES
If rezoned to CB,the following uses would be allowed as either permitted uses or special exception uses:
Accessory Permitted Uses: Office, general services
Small Wind Turbine System Office, medical services
Commercial Permitted Uses: Photography studio
Bank machine/ATM Restaurant
Bar/tavern Retail(type 1), very low intensity
Barber/beauty shop Retail(type2), low intensity
Billiard/arcade room Retail(type 3), medium intensity
Broadcast studio Studio arts
Club or lodge Winery
Coffee shop Institutional Permitted Uses:
Dance/night club Bus station
Day care Parking lot, public
Delicatessen Post Office
Farmer's Market Rescue station
Health spa/day spa School(P-12)
Hotel/motel Trade or business school
Ice cream shop Residential Permitted Uses:
Micro brewery Dwelling unit(upper floors)
Micro distillery Industrial Special Exception Uses:
Movie theater Telecommunication facility
Office, design services Residential Special Exception Uses:
Office, financial Dwelling unit(first floor)
PUBLIC COMMENTS
On July 9,2021, 15 adjacent property owners were notified by mail. On July 11,2021,the public hearing was advertised in
the Palladium-Item. On July 14, 2021, a sign was placed on the property notifying passersby of the July 21 and 22, 2021,
public hearing.
DEPARTMENTAL REVIEW
The planning staff consulted with all city departments and utilities to determine any objections based on public health and
safety.No objections were raised.
STAFF RECOMMENDATION
Staff offers no recommendation for amending the zoning map at 122 and 124 North 7`'Street from UR to CB.
2lOrdinance 34 - 2021
In accordance with Indiana Code 36-7-4-603, and Richmond's Unified 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 (north) and CB (south, east, and west) are considered Appropriate Adjacent Zoning
Districts for CB, per the UDO (Section 2.33). The proposed CB 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 central
neighborhood moving forward.
The proposed rezone embraces the Grow: Richmond's Support Services goal's Primary Object 2, which recommends
supporting, "the growth of existing businesses"(p.46).
2) Current conditions and the character of current structures and uses in each district:
The subject property is surrounded by commercial and institutional uses. The property to the north is zoned UR but used
commercially as a wealth management business (Capstone Wealth Management, Inc). The property to the east is Seton
Catholic School. The property to the south is an automobile services business (Best One Tire), and is who will assume
ownership over the subject property should it be successfully rezoned.The property to the west is a parking lot that is owned
by the City of Richmond. Best One Tire currently rents several spaces from the City to help supply their parking demand.
3) The most desirable use for which the land in each district is adapted:
The area's current surrounding does not reflect the characteristics of a central neighborhoods as laid out in Richmond Rising.
The subject property's current two-family dwelling is a recommended housing unit for central neighborhoods, but
unfortunately, the subject property is currently isolated as a residential use. Allowing the property to utilize the permitted
uses of the CB district can strengthen the area's commercial amenities; however, converting the property into surface
parking will not support this vision.
4) The conservation of property values throughout the jurisdiction:
If the property was used in accordance with the CB district's zoning districts, then adjacent and nearby property values
could benefit from the rezone. Given the area's current mixed-use surrounding, converting the property into a surface
parking lot will most likely not have a negative impact on the area.
5) Responsible development and growth:
The subject property is within Richmond's Census Tract 2 Opportunity Zone and Enterprise Zone. Rezoning the property
to CB could positively benefit both economic development tools if the property's end use is one of the district's permitted
uses.For long-range planning,rezoning the property to CB could stand to benefit these two zones more than the current UR
district will. Extending the CB district north is considered responsible development and growth;however, surface parking
does not positively contribute to the area's aesthetics. Furthermore, expanding Richmond's impervious surface footprint
adds more stress onto the City's storm water system. Finally, there is a sense that Richmond is currently experiencing a
housing shortage. While the subject property's current structure is considered dilapidated, rezoning the property from a
residential district to a commercial one permanently removes the property from being solely used residentially; although,
the CB district does permit upper-floor dwelling units as a permitted use and first-floor dwelling units as a residential special
exception use.
FUTURE USE ZONING COMPLIANCE
The minimum parking space length,width,and aisle width as proposed in the site plan all comply with the UDO's Section
5.66.The CB district does not have setbacks.Additionally,a landscape buffer yard is not required between the CB and UR
districts.If approved,Best One Tire will have to consolidate the subject parcel with their property in order to expand parking
as a permitted accessory use. Please note, private parking is not a permitted primary use in Richmond's UDO.
3 ' Ordinance 34- 2021
WRITTEN COMMITMENTS,
None,
Submitted by:
Ian Vanncss
City Planner, Department of Infrastructure& Development
Date: July 15,2021
410rdinance 34 - 2021
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