The URL can be used to link to this page

Home My Public Portal About043-2023 - Oct 10 MEMODAVID M. SNOW Mayor DUSTIN PURVIS Zoning Administrator CITY OF RICHMOND Department of Infrastructure and Development 50 NORTH FIFTH STREET - RICHMOND, IN 47374 PHONE (765) 983-7242 dpurvis@richmondindiana.gov October 11, 2023 Common Council 50 N 51h Street Richmond, IN 47374 RE: Ordinance NO.43-2023 Dear Council Member, Ordinance No. 43-2023 is a zoning map amendment for the property currently addressed 0 Production Ct (Parcel ID: 89-10-02-000-302.007-030; LEGAL DESCRIPTION: PT SW 2-16-14 6.251A), requesting to rezone the property from Outdoor Commercial (OC) to High Intensity Industrial (I2). If the rezone is successful, the petitioner, Storage of America, intends to purchase the lot from 5 Rivers Properties. The rezone would allow the petitioner to build approximately 72,500 square feet of self -storage facilities on the property. Common Council previously referred the request to Richmond's Advisory Plan Commission for public hearing. Notices of the September 27, 2023 public hearing were sent to eleven (11) adjacent property owners. One (1) adjacent property owner responded to oppose the petition, expressing their concerns about increased commercial and industrial activity in close proximity to nearby residences. No one from the public spoke during the meeting's public hearing. Planning staff recommended approval of the ordinance, and Plan Commission voted 6-0 to recommend approval of the rezone to Richmond's Common Council. Plan Commission's recommendation came with an additional suggestion, however, that the property be rezoned to Low to Moderate Intensity Industrial (I1) rather than High Intensity Industrial (I2). Rezoning the property to I1 rather than I2 would prevent some of the more intense I2 uses, including heavy manufacturing, recycling processing, and incinerators, from being permitted as a future use at this property, which is adjacent to legal nonconforming residential dwellings. A self -storage facility is a permitted use for both the I1 and I2 zoning districts. The vice president of development for Storage of America, Tom Fitzpatrick, who is acting as the agent for this petition, stated for the record during the September 27 public hearing that he would have no issue if the property is ultimately rezoned to I1. The property's adjoining zoning districts of OC (east) and I2 (north, south, and west) are considered appropriate adjacent zoning districts for both I1 and I2, per the UDO (Articles 2.41 & 2.43). The proposed industrial zoning district is compatible with Richmond's Future Land Use Map (Richmond Rising: Community Action Plan, 57), which identifies the property to be developed as industrial moving forward. The proposed rezone embraces the Comprehensive Plan's "Grow: Richmond's Built Environment Primary Objective 5," which calls for improving the City's "collective ability to deliver attractive sites for development and redevelopment" (42). It would also support "Policy Statement 1" of the same goal that recommends focusing growth within "strategic locations that align with the City's economic development strategies" (42). The surrounding area along West Industries and North Salisbury Roads is primarily industrial, with some agricultural, commercial, and residential properties, along with two IMPA solar parks, nearby. Richmond's northwest corner is predominantly zoned I2 and includes the industry -heavy Midwest Industrial Park along with the adjacent industrial areas along Williamsburg Pike, Progress Drive, and Rich Road. Rezoning this property would permit the proposed self -storage facility, but also ensure that any additional potential future uses on the property will be the kind of industrial -related uses that continue to cluster in and around the Midwest Industrial Park. Please do not hesitate to contact me with any questions or concerns. Respectfully, w� Dustin Purvis Zoning Administrator City of Richmond Department of Infrastructure & Development Advisory Plan Commission Staff Report APPLICATION INFORMATION Petitioner: 5 Rivers Properties, Inc., Owner; Tom Fitzpatrick, Agent. Location: 0 Production Ct., Richmond, Indiana 47374 (Parcel 11189-10-02-000-302.007-030) Request: Zoning Map Amendment to rezone a parcel from Outdoor Commercial (OC) to High Intensity Industrial (12). Use: Agricultural — Vacant Zoning: Outdoor Commercial (OC) Tract Size: 272,293.56 sf 16.251 acres ADJACENT ZONING AND LAND USE Ordinance 43-2023 September 27, 2023 ZONING LAND USE NORTH High Intensity Industrial (I2) Agricultural — Vacant SOUTH High Intensity Industrial (I2) Residential — Single-family Un latted Vacant Lot EAST Outdoor Commercial (OC) Agricultural - Vacant WEST High Intensity Industrial (I2) Industrial — Warehouse I2 APPROPRIATE ADJACENT ZONING DISTRICTS Parks and Recreation (PR) Agriculture (AG) Intense Agricultural (IA) Institutional (IS) General Commercial (GC) DESCRIPTION *Outdoor Commercial (OC) Industrial Commercial (IC) Low to Moderate Intensity Industrial (I1) *High Intensity Industrial (I2) High Impact (HI) The proposed zoning map amendment would rezone the subject property from OC to I2 to allow the property to be used as a self -storage facility. The proposed facility would include 13 storage buildings equaling a total of 72,500 square feet. 11Ordinance 43-2023 PROPERTY BACKGROUND Based on historical aerial imagery dating back to 1936, the subject property has been used exclusively for agricultural purposes. There is no record of the property ever housing a primary structure. Storage of America is a self -storage business that offers a variety of unit sizes, with locations in Illinois, Indiana, Michigan, Missouri, and Ohio. Richmond's Common Council referred the petition to the Advisory Plan Commission for review and public hearing during their September 18, 2023 meeting. PERMITTED FUTURE USES If rezoned to I2, the following uses would be allowed as either permitted uses or special exception uses: Accessory Permitted Uses: Small Wind Turbine System Solar Panels Agricultural Permitted Uses: Processing of agricultural products Storage of agricultural products Commercial Permitted Uses: Paintball facility Industrial Permitted Uses: Assembly Brewery Distillery Distribution facility Flex -space Food production/processing Heavy equipment repair Heavy manufacturing Light manufacturing Liquid fertilizer storage/distribution Outdoor storage Recycling processing Sewage treatment plant Sign painting/fabrication Storage tanks (nonhazardous) PUBLIC COMMENTS Telecommunication facility Testing lab Tool and die shop Transfer station Transfer station (recycling/waste) Utility facility, above ground Warehouse Warehouse storage facility Water treatment plant Welding Institutional Permitted Uses: Recycling collection point Accessory Special Exception Uses: Heliport, private Large Wind Turbine System Industrial Special Exception Uses Incinerator Solar Park Institutional Special Exception Uses Police, fire, or rescue station On September 13, 2023, the public hearing was advertised in Western Wayne News. On September 14, 2023, 11 adjacent property owners were notified by mail. On September 15, 2023, a sign was placed on the property notifying passersby of the September 27, 2023 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 health and safety objections were raised. 2Ordinance 43-2023 STAFF RECOMMENDATION Staff recommends approval for amending the zoning map at 0 Production Ct from OC to 12. 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 OC (east) and I2 (north, south, and west) are considered appropriate adjacent zoning districts for 12, per the UDO (Article 2.47). The proposed I2 zoning district is compatible with the Future Land Use Map located within the Richmond Rising: Community Action Plan, which identifies the property to be developed industrially moving forward (57). The proposed rezone embraces the Plan's "Grow: Richmond's Built Environment — Primary Objective 6," which calls for improving the City's "collective ability to deliver attractive sites for development and redevelopment." It would also support "Policy Statement 1" of the same goal that recommends focusing "new growth within strategic locations that align with the City's economic development strategies" (42). 2) Current conditions and the character of current structures and uses in each district: The subject property's current zoning reflects a commercial district more than the prescribed industrial vision represented by Richmond's Future Land Use Map (57). The area east of the subject property along West Industries Road, extending roughly one mile to Williamsburg Pike/US Highway 35, is a mixed -use corridor comprised of utility, agricultural, commercial, industrial, and residential land uses. Just east and northeast of the subject property are two lots owned by the Indiana Municipal Power Agency (RvIPA) that house two solar parks. Vacant agricultural land and legal nonconforming single-family residences exist directly to the south. Further east on the north side of West Industries Road is a commercial truck terminal and an industrial warehouse (Purina). The Holsapple subdivision lies on the south side of West Industries Road, east of the subject property. West of the subject property along West Industries Road is Richmond's Midwest Industrial Park (MIP). The MIP expands westward, past North Round Barn Road, and dead ends into Blue Buffalo's facility. This corridor is exclusively comprised of 12 zoning and houses industrial, commercial, and agricultural uses. 3) The most desirable use for which the land in each district is adapted: The most desirable use for the subject property is industrial. Because many industrial uses are not compatible in dense residential and commercial areas, clustering industrial uses in spacious areas that do not have large residential footprints helps mitigate potential conflicts. Richmond's northwest corner continues to develop as such a place —it is already predominately zoned I2 and includes the industry -heavy MIP along with the adjacent industrial areas along Williamsburg Pike, Progress Drive, and Rich Road. Rezoning this property to 12 would permit the proposed self -storage facility, but also ensure that any additional potential future uses on the property will be the kind of industrial -related uses that are desirable for ensuring that the City develops and grows responsibly. 4) The conservation of property values throughout the jurisdiction: The I2 district's permitted and special exception uses, and the proposed self -storage facility, should not negatively affect property values throughout the area because industrial uses already exist nearby. The adjacent residences along North Salisbury Road are already in close proximity to industrial uses —Osborn LLC is an immediately adjacent property on the southwest corner of North Salisbury and West Industries Roads. According to the conceptual site plan attached to the application, the southernmost storage structure will remain approximately fifty feet from the nearest property line and will maintain nearly all of the tree line separating the subject property from the adjacent property to the south. 31Ordinance 43-2023 5) Responsible development and growth: Clustering industrial uses and zoning districts in and around Richmond's 1VIIP is considered responsible development and growth. The subject property does reside within Richmond's Certified Technology Park, an Economic Revitalization Area (Area 2), and a Tax Increment Financing (TIF) district. FUTURE USE ZONING COMPLIANCE If the rezone is approved, the applicant will need to submit an Improvement Location Permit (ILP) application to the Department of Infrastructure and Development for review. The concept site plan included with this petition indicates that all proposed structures will be located within the appropriate front, side, and rear yard setbacks for the I2 district. The proposed driveway width of 25' is well under the maximum driveway width of 45'. The site plan also complies with the district's maximum lot coverage of 75% and the minimum main floor area of 3,000 square feet (approximately 72,000 square feet, or 27% total lot coverage, proposed). A landscape plan has been provided, which suggests intentions to satisfy foundation, yard, buffer yard, and stormwater pond planting requirements. A recent change to the zoning code eliminates the requirement for bufferyards between conflicting zoning districts when separated by a front yard right-of-way, so a bufferyard along the east property line will not be required. The petitioner may need to apply for a Variance of Development Standards from the Richmond Board of Zoning Appeals prior to receiving an approved ILP, because the proposed self -storage facility may be in violation of the High Intensity Industrial (I2) district's standard of a maximum 10 primary structures per lot. Submitted by: Dustin Purvis Zoning Administrator Department of Infrastructure and Development Date: September 20, 2023 41Ordinance 43-2023 COMMON COUNCIL OF THE CITY OF RICHMOND, INDIANA ORDINANCE NO.43-2023 A SPECIAL ORDINANCE AMENDING THE ZONING MAP FOR A CERTAIN PARCEL FROM OUTDOOR COMMERCIAL (OC) DISTRICT TO HIGH INTENSITY INDUSTRIAL (I2) DISTRICT WHEREAS, The Zoning Map designates a certain property located at 0 Production Court which is legally described as follows, to wit: 0 Production Court (89-10-02-000-302.007-030):T SW 2-16-14 6.251A as Outdoor Commercial (OC) District, as described on Exhibit A; and WHEREAS, It is desirable to change the zoning designation to a High Intensity Industrial (I2) District in order to use the property for storage units consistent with the same. NOW, THEREFORE, be it ordained by the Common Council of the City of Richmond, Indiana, that the zoning designation for the above -described property is changed to High Intensity Industrial (12) District. Passed and adopted this day of 2023, by the Common Council of the City of Richmond, Indiana. ATTEST: (Jeff Cappa) City Clerk (Karen Chasteen, IAMC, MMC) Page 1 of 2 President PRESENTED to the Mayor of the City of Richmond, Indiana, this day of , 2023, at 9:00 a.m. City Clerk (Karen Chasteen, IAMC, MMC) APPROVED by me, David M. Snow, Mayor of the City of Richmond, Indiana this day of , 2023, at 9:05 a.m. , Mayor (David M. Snow) ATTEST , City Clerk (Karen Chasteen, IAMC, MMC) Page 2 of 2 k s�_ e 3 u� j