HomeMy Public PortalAbout002-2024 - Staff Report - PCRONALD OLER, PhD
Mayor
DUSTIN PURVIS
Planning Director
CITY OF RICHMOND
Department of Infrastructure and Development
50 NORTH FIFTH STREET - RICHMOND, IN 47374
(765) 983-7242 1 dpurvis@richmondindiana.gov
April 17, 2024
Common Council
50 N 5th Street
Richmond, IN 47374
RE: Ordinance NO. 2-2024
Dear Council Member,
Ordinance No. 2-2024 is a Planned Development District Ordinance and Establishment Plan for five
properties currently addressed 0 South 37th Street (Parcel IDs: 891802300102006030, 891802300102005030,
891802300102007030, 891802300102001030, 891802300102008030; LEGAL DESCRIPTIONS: PT NW
SEC 2-13-1 1.184A PT SW SEC 2-13-1 9.256A, PT SW SEC 2-13-1 21.405 A, PT SW SEC 2-13-1 2.560A,
PT SW SEC 2-13-1 5.006A, PT SW SEC 2-13-1 40.210A). The proposed Planned Development would
allow the creation of a mixed -residential neighborhood project that consists of five housing types totaling
178 new single-family homes and up to 220 new multi -family homes.
The District Ordinance requests that the development's current base zoning district of Medium Density
Single-family Residential (R2) be changed to a combination of sub -districts within the development whose
base zoning districts would become Medium Density Single-family Residential (R2), High Density Single-
family Residential (R3), Urban Residential (UR), and Intense Multi -family Residential (M2) respectively.
Ordinance 2-2024 was previously referred to Richmond's Advisory Plan Commission for public hearing.
Notices of public hearing were sent to 149 adjacent property owners. Planning staff received responses from
99 households: all but one were opposed. During the January 24 public hearing, 10 members of the public
spoke in opposition to the ordinance, referring to traffic, storm water, and the devaluation of existing homes
among other concerns. 10 members of the public spoke in favor of the ordinance, citing the significant need
for increased housing options in Richmond. Planning staff recommended approval of the ordinance, and Plan
Commission voted 7-0 to recommend approval of the ordinance to Richmond's Common Council, with one
proposed amendment and four revisions to the District Ordinance (see below).
The proposed Planned Development is compatible with the City of Richmond Comprehensive Plan's Future
Land Use Map (57), which identifies the properties to be developed as part of its "Traditional
Neighborhood" place type moving forward. The Plan further clarifies that appropriate land use attributes
within a Traditional Neighborhood include, "single-family detached units" as "the main type of housing,"
while "single-family attached units such as townhomes can be strategically integrated with the single-family
detached units." "[A]partment buildings and other multi -family units that are integrated into larger cohesive
developments where they contribute to the transition from a residential to higher density use," are also
flagged as appropriate land uses within a Traditional Neighborhood (60).
Additionally, the development supports several of the Plan's objectives and policy goals related to growing
the City's built environment, including improving "the City's collective ability to deliver attractive sites for
development and redevelopment," while promoting residential infill within current boundaries rather than
developing along outer edges, which could place a strain on community resources (42, 60). Further, the
location of the proposed Planned Development supports the Plan's call to "[a]llow for developments that are
compact with convenient access to jobs, services, and amenities" (42). Finally, the development supports the
Plan's housing -specific objectives and policy goals, most notably its calls to use "strategic and planned
development to guide growth," to "[d]iversify the City's housing stock to better serve the needs of residents
of all ages and abilities," and to "[e]ncourage residential development in contiguous neighborhoods" (44).
Infill residential growth within an already established residential region of the City, with existing City
service and public utility capacity, within one mile of East National Road, is considered responsible
development and growth.
The developer has made four modifications to the District Ordinance, which were acknowledged and
affirmed by Plan Commission during their February 28 meeting:
> Section 3: Language has been added to affirm that Real Estate within the District will be developed
into and used for market -rate housing
➢ Section 5.5: The maximum number of dwelling units within Sub -district E (i.e. the apartments) has
been reduced from 250 to 220 dwelling units.
➢ Section 6.1: The potential day care in Sub -district E cannot exceed a maximum lot size of 2 acres.
➢ Section 6.1: Buildings within Sub -district E cannot exceed 3 stories in height.
Additionally, Plan Commission's favorable recommendation included one amendment, which reads as
follows:
The Advisory Plan Commission makes a recommendation to the Common Council first that the
proposed Ordinance 2-2024 and its exhibits be amended by Council to reflect that the Petitioner
agrees to make a voluntary commitment to place language in the development's recorded covenants
providing that the apartments constructed shall remain market -rate units, in perpetuity, and which
covenants and commitments shall run with the land; and second recommended amendment that if any
provision or the application of any provision of this Planned Development Ordinance is held
unconstitutional or invalid by the courts, the remainder of this Ordinance or the application of such
provision to other circumstances shall not be affected
Respectfully,
Dustin Purvis
Planning Director
City of Richmond
Department of Infrastructure & Development
Advisory Plan Commission
Staff Report
Ordinance 2-2024
January 24, 2024
APPLICATION INFORMATION
Petitioner: South 37th Street Properties, LLC Owner; 11t Street Development, LLC, Agent.
Location: 0 South 37th Street (south of Backmeyer Road), Richmond, Indiana 47374 (Parcel IDs: 89-18-02-300-
102.006-030, 89-18-02-300-102.005-030, 89-18-02-300-102.007-030, 89-18-02-300-102.001-030, 89-18-
02-300-102.008-030)
Request: District Ordinance and Establishment Plan approval requesting to rezone a parcel from Medium
Density Single-family Residential (R2) to Planned Development with a combination of Medium Density
Single-family Residential (R2), High Density Single-family Residential (R3), Urban Residential (UR),
and Intense Multiple -family Residential (M2) base zoning designations.
Use: Agricultural — Vacant
Zoning: Medium Density Single-family Residential (R2)
Tract Size: Approximately 3,468,683 cumulative sf 179.63 acres
ADJACENT ZONING AND LAND USE
ZONING
LAND USE
NORTH
Medium Density Single-family Residential (R2)
Intense Multiple -family Residential (M2)
Agricultural — Vacant
Agricultural — General Farm
Residential — Single-family (5)
SOUTH
Medium Density Single-family Residential (R2)
Residential — Single-family (15)
EAST
Medium Density Single-family Residential (R2)
Residential — Vacant
Residential — Single-family (9)
WEST
Medium Density Single-family Residential (R2)
Residential — Single-family (8)
Residential — Vacant support land for another
parcel
llOrdinance 2-2024
DESCRIPTION
The proposed planned development would allow for the subject properties to be used as a mixed -residential development.
The petitioner has proposed a combination of base zoning districts (R2, R3, UR, and M2) to correspond with five different
housing types to guide the planned development district's permitted uses, development, and design standards.
PROPERTY BACKGROUND
Based on historic aerial imagery dating back to 1936, the subject properties appear to have never housed a structure and
have been used agriculturally for the past 90 years. All five parcels including the parcel that does not front a right -of -
way —are currently addressed 0 South 37th St.
DISTRICT ORDINANCE: REGULATING ORDINANCE
Proposed Base Zoning District:
From Medium Density Single-family Residential (R2) to an arrangement of sub -districts with corresponding underlying
zoning districts:
Subdistrict
Underlying Zoning District
A — Custom Homes
R2 — Medium Density Single Family
B — Sunrise Homes
R3 — High Density Single Family e
C — Brookside Homes
R3 — High Density Single Family
D — Cottages or Courtyard Villas
UR — Urban Residential
E - Apartments
M2 — Intense Multi -family Residential
Proposed Regulating Ordinance:
The proposed regulating ordinance allows the five sub -districts to be guided by the permitted uses, development, and
design standards of their respective underlying zoning districts, with the following modifications:
• Use:
o Sub -district E (Multi -family) will permit all permitted uses and accessory uses for the M2 district,
plus:
■ Day Care
2lOrdinance 2-2024
SMITH 14R-4- POJ7
Development Standards:
o Development Standards Matrix from Section 6.1 of the petition's regulating ordinance:
Subdistrict
A
Custom
Homes
Subdistrict
B
Sunrise
Homes
Subdistrict
C
Brookside
Homes
Subdistrict
D
Cottages &
Villas
Subdistrict
E
Multifamily
(2)
Minimum Lot Width
100'
75'
60'
40'
-
Minimum Lot Area
13,000 sf
9,750 sf
7,800 sf
2,400 sf
-
Minimum Lot Frontage
80'
55'
40'
N/A
N/A
Minimum Setback, Front
25'
20'
20'
5'
20'
Minimum Setback, Street Side
15'
10'
10'
5'
15'
Minimum Setback, Side (1)
5'
5'
5'
5'
10'
Minimum Setback, Rear
20'
20'
15'
5'
20'
Minimum Building Separation
10'
10'
10'
10'
15'
o Minimum Dwelling Unit Size, Maximum Density, and Maximum Primary Structure
standards to not apply to sub -district E.
o Article 5.21(A)1b, which requires 100' separation between a driveway and an intersection
along a local street shall not apply.
o Article 5.27(A)1, which establishes a maximum 4' height for front and side yard fences, will
be modified to allow a 6' side yard or street side yard fence:
CiUP4'CAJT Utz
)
Fe ice. 4•larrPr«f-;oh
04 Sa44 2-c 4
ro flot L
(',r)
ih PrewI- 3304
Gal,lbf- e4 4' iierpl"t
o In Sub -district D — Cottages and Courtyard Villas:
• Article 5.15(D)1 and Article 5.61(B), requiring a minimum one -car garage for all
single- and two-family dwellings, shall not apply.
• Article 5.61(A), requiring a minimum of three off-street parking spaces per dwelling
unit, shall not apply.
3lOrdinance 2-2024
• Article 5.61(C)1, which states that required parking spaces must be located on the
same lot as the dwelling unit, shall not apply.
• Design Standards
o Article 7.11(B)3 states that residential corner lots smaller than 20,000 square feet shall be
25% larger than the minimum lot area indicated for the base zoning district. This shall not
apply.
ESTABLISHMENT PLAN
• The establishment plan shows a total of 178 single-family units and an undetermined number of multi -family
residential structures and units (250 maximum), six stormwater ponds, and sidewalks. The development is
organized into five housing types across nine sections.
PERMITTED FUTURE USES
If rezoned to Planned Development under Ordinance 2-2024, the properties' only permitted uses are as follows:
Residential Permitted Uses:
single-family detached dwellings (except in sub -district E)
Single-family attached dwelling (sub -districts D and E only)
Small fair housing facility
Multi -family dwelling — 2-3 units (sub -districts D and E only)
Multi -family dwelling — 4-24 units (sub -district E only)
Nursing home (sub -district E only)
Retirement community (sub -district E only)
Accessory Permitted Uses:
Home business (type 1)
Small wind turbine system (except in sub -district D)
Solar panels
Commercial Permitted Uses:
Day care (in sub -district E only)
PUBLIC COMMENTS
On January 11, 2024, 149 adjacent property owners were notified about the public hearing by mail. On January 10, 2024,
the public hearing was advertised in Western Wayne News.
DEPARTMENTAL REVIEW
The planning staff consulted with all city departments and utilities to determine any objections based on public health and
safety, and no health or safety objections objections were raised.
Richmond Power & Light:
Representatives from RP&L have stated that they will be able to accommodate the project's load, but have some logistical
questions they would like to discuss with the developer prior to the second phase of the Planned Development.
Richmond Sanitary District
RSD engineers would like to discuss stormwater planning and details with the developer prior to the second phase of the
Planned Development.
4lOrdinance 2-2024
STAFF RECOMMENDATION
Staff recommends approval for amending the zoning map at 0 South 37th Street from R2 to Planned Development with
R2, R3, UR, and M2 base zoning designations.
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 proposed planned development is compatible with the Community Action Plan's Future Land Use Map (57), which
identifies the properties to be developed as part of its "Traditional Neighborhood" place type moving forward. The Plan
further clarifies that appropriate land use attributes within a Traditional Neighborhood include, "single-family detached
units" as "the main type of housing," while "single-family attached units such as townhornes can be strategically
integrated with the single-family detached units." "[A]partment buildings and other multi -family units that are integrated
into larger cohesive developments where they contribute to the transition from a residential to higher density use," are also
flagged as appropriate land uses within a Traditional Neighborhood (60).
Additionally, the development supports several of the Plan's objectives and policy goals related to growing the City's
built environment, including improving "the City's collective ability to deliver attractive sites for development and
redevelopment," while promoting residential infill within current boundaries rather than developing along outer edges,
which could place a strain on community resources (42, 60). Further, the location of the proposed Planned Development
supports the Plan's call to "[a]llow for developments that are compact with convenient access to jobs, services, and
amenities" (42). Finally, the development supports the Plan's housing -specific objectives and policy goals, most notably
its calls to use "strategic and planned development to guide growth," to "[d]iversify the City's housing stock to better
serve the needs of residents of all ages and abilities," and to "[e]ncourage residential development in contiguous
neighborhoods" (44).
2) Current conditions and the character of current structures and uses in each district:
The combined properties are a large, agricultural field surrounded in all directions by single-family houses or vacant land
with single- or multi -family zoning designations. The subject properties are adjacent to the Wynfield, Hale Terrace, and
Sandbridge Hills subdivisions, along with several unplatted single-family houses to the north, east, and southeast.
Garwood Acres, Backmeyer Trace, and Ridenour Place are all in close proximity to the subject property. The proposed
development would be a substantial part of a broader trend of residential development within this part of the City; most
sections of the subdivisions noted above have been platted within the past 30-40 years, and South 37th St. was installed
roughly 25 years ago to accommodate the anticipated increase of traffic and development between E. National Rd. and
Hodgin Rd.
3) The most desirable use for which the land in each district is adapted:
The most desirable use for the subject properties is residential. The properties are currently zoned medium density single-
family residential and, as noted above, the proposed land use would be consistent with the city's goals, and development
trends, in this area.
5l0rdinance 2-2024
4) The conservation of property values throughout the jurisdiction:
The development should not have a substantial impact on neighboring and nearby property values. The proposed lot sizes
and character imagery included in the district ordinance indicate that the homes in sub -districts A, B, and C will be of
comparable, if not greater, value than many of the existing nearby properties. The proposed single-family homes in sub-
district D cottages and courtyard villas —will be smaller than the residences that currently exist nearby, but should have
limited effect on the property values of the surrounding area.
Sub -district E —the multi -family apartment buildings running along South 37th St. on the northwest portion of the
development —may be a concern for some adjacent property owners, as the three-story walk-up buildings that are
suggested in Exhibit D diverge from the character of neighoring residential properties. While the sub -district will be
required to maintain or install a landscape buffer separating it from its less intense adjacent zoning designations, and will
be largely enclosed by South 3711' St. to the west, Backmeyer Rd. to the north, and the new local street that will service the
development to the south, it is possible that this sub -district could affect the value of the property located to its immediate
east. It is worth noting, however, that the adjacent vacant lot to the north, on the northeast corner of South 37`' and
Backmeyer, is already zoned Intense Multi -family Residential (M2), so while multi -story residential structures are
atypical for the area surrounding this location, it is a permitted use on the adjacent property that is likely to be developed
in the near future.
5) Responsible development and growth:
Infi11 residential growth within an already established residential region of the City, with existing City service and public
utility capacity, within close proximity to existing jobs, services, and amenities, is considered responsible development
and growth.
6) The City of Richmond's Climate Action Plan
The proposed development supports the CAP's Strategy 10F, which encourages planning and zoning processes that
promote dense and compact development methods as a means to reduce outward suburban sprawl and therefore reduce the
vehicular miles travelled (VMT) within the City (54).
7) Article 4: Planned Development District compliance:
a. The proposed development is a clear benefit to the community:
Yes. The Tracy Cross and Associates Housing Study, commissioned by the Economic Development Corporation
of Wayne County has demonstrated a serious need for Richmond to boost its housing stock, across the spectrum
of housing types and prices.
b. The proposed land use is predominately in line with either the existing base zoning district's, or proposed base
zoning district's, permitted uses and special exception uses:
Yes. The proposed sub -districts are predominantly in line with their corresponding base zoning districts.
c. Minimum land area requirement of at least five (5) acres:
Yes, the combined parcels are approximately 79 acres.
d. Land Use Consistency — R2 and R3 must be at least 75% single-, two-, or three-family residential; UR and M2
must be at least 60% single- or multi family residential
Yes. The establishment plan is currently 100% residential. While the district ordinance allows for the possibility
of a daycare in sub -district E (M2 base zoning), it is highly unlikely that the facility would constitute more than
40% of the sub -district.
e. Open Space — R2 and R3 shall have at least 25% open space; UR and M2 shall have at least 25% open space:
It is currently unclear whether the establishment plan satisfies Article 4's open space requirements. This will need
6'Ordinance 2-2024
to be established prior to the approval of a Detailed Development Plan (i.e. phase two of the Planned
Development process).
WRITTEN COMMITMENTS
1) If approved, the property will have two years from the date of approval to either submit a Detailed Development
Plan or request a one-time six-month extension from the Department of Infrastructure and Development.
Otherwise, the approved District Ordinance and Establishment Plan will expire, per UDO Article 9.10(F)
Submitted by:
Dustin Purvis
Infrastructure & Development
Date: January 17, 2024
71Ordinance 2-2024
Page 1 of 3
COMMON COUNCIL OF THE
CITY OF RICHMOND, INDIANA
ORDINANCE NO. 2-2024
A SPECIAL ORDINANCE AMENDING THE ZONING MAP FOR CERTAIN
PARCELS FROM MEDIUM DENSITY SINGLE-FAMILY RESIDENTIAL (R2)
DISTRICTS TO PLANNED DEVELOPMENT DISTRICTS WITH MIXED BASE
RESIDENTIAL ZONING DESIGNATIONS (R2 MEDIUM DENSITY SINGLE
FAMILY RESIDENTIAL; R3 HIGH DENSITY SINGLE FAMILY RESIDENTIAL;
UR URBAN RESIDENTIAL; AND M2 INTENSE MULTI-FAMILY RESIDENTIAL)
WHEREAS, The Zoning Map designates certain properties located at 0 South 37th Street,
Richmond, Indiana, also collectively known as the 600 block of South 37th
Street, which properties are legally described as follows, to wit:
0 South 37th Street (aka Tract 1)
(89-18-02-300-102.005-030): PT SW SEC 2-13-1 21.405A
0 South 37th Street (aka Tract 2)
(89-18-02-300-102.007-030): PT SW SEC 2-13-1 2.560A
0 South 37th Street (aka Tract 3)
(89-18-02-300-102.006-030): PT NW SEC 2-13-1 1.184A
PT SW SEC 2-13-1 9.256A
0 South 37th Street (aka Tract 4)
(89-18-02-300-102.001-030): PT SW SEC 2-13-1 5.006A
0 South 37th Street (aka Tract 5)
(89-18-02-300-102.008-030): PT SW SEC 2-13-1 40.210A;
as Medium Density Single-Family Residential (R2) Districts, as described on
Exhibit A; and
WHEREAS, Portions of owner’s proposed regulating and district ordinance draft submitted
on January 11, 2024, also attached hereto and incorporated by reference as
Exhibit B to this Ordinance, contains the proposed conceptual plan details,
special waivers, and variances all for review as permitted in the City’s Unified
Development Ordinance (“UDO”) Article 4 and Article 9, Sec. 9.09 through
9.12; and
Page 2 of 3
WHEREAS, It is desirable to change the above-described real estate’s zoning designations
to a Planned Development District with Mixed Base Residential Zoning (R2
Medium Density Single Family Residential; R3 High Density Single Family
Residential; UR Urban Residential; and M2 Intense Multi-Family Residential)
as permitted in the City’s UDO Sec. 4.02.D.1. in order to allow the owner to
construct a collection of five (5) different residential household or home
categories with an enhanced level of flexibility to target different ranges of
home buyers and occupants and to also permit the variances and waivers
outlined in finalized certified versions of the regulating district conceptual
plans as deemed generally consistent with the intent of the UDO’s
development standards.
NOW, THEREFORE, be it ordained by the Common Council of the City of
Richmond, Indiana, that the zoning designation for the above-described properties are all
changed to a Planned Development District with Mixed Base Residential Zoning (R2 Medium
Density Single Family Residential; R3 High Density Single Family Residential; UR Urban
Residential; and M2 Intense Multi-Family Residential).
Passed and adopted this ______ day of ____________________ 2024, by the
Common Council of the City of Richmond, Indiana.
__________________________, President
(Gary Turner)
ATTEST: __________________________, City Clerk
(Karen Chasteen, IAMC, MMC)
PRESENTED to the Mayor of the City of Richmond, Indiana, this ____ day of
____________, 2024, at 9:00 a.m.
__________________________, City Clerk
(Karen Chasteen, IAMC, MMC)
Page 3 of 3
APPROVED by me, Ronald Oler, Ph.D., Mayor of the City of Richmond, Indiana this ____
day of ____________, 2024, at 9:05 a.m.
__________________________, Mayor
(Ronald Oler, Ph.D.)
ATTEST __________________________, City Clerk
(Karen Chasteen, IAMC, MMC)
Ord -- Address: 600 block of South 37th Street Date Submitted: 12-27-2023
City of Richmond
Zoning Map Amendment Application
Department of Infrastructure & Development
50 North 5th Street
Richmond, IN 47374
For questions, contact:
Dustin Purvis, City Planner
dpurvis ct richmondindiana.gov
(765) 983-7242
Joanne Buroker, Planning Tech
vburoker@richmondindiana.gov
(765) 983-7235
Applicability
A Zoning Map Amendment, or a "rezone", allows applicants the opportunity to change the zoning of
property. The procedure for fling a Zoning Map Amendment with the Plan Commission is as follows:
1. Pre -application meeting with the Zoning Administrator (City Planner)
2. Submit an application 28 days before the next Plan Commission meeting.
3. Zoning Administrator will notify all interested parties of the public hearing by a minimum of 10 days before the hearing.
4. Plan Commission public hearing
5. Common Council meeting (Approve or Deny)
A complete application contains the following:
6. Completed and signed application (hard copy, digital copy, or online application)
a. Owner Certification
7. Site plan (to include but not limited to the following):
a. All existing and proposed structure(s)
b. Elevation of proposed construction, indicating the height of all structure(s)
c. Entire lot dimensions
d. Adjacent street(s)
e. Distances from structure(s) to property lines
f. Distance between structure(s)
g. Labelled property lines
h. Labelled recorded easements
i. All existing and proposed landscaped areas
8. $100 application fee (to be paid upon submittal — payment does not guarantee approval)
INCOMPLETE APPLICATIONS WILL NOT BE PROCESSED. It is the responsibility of the applicant to
ensure that the request is complete. Staff will not perform work required to provide missing information.
Meeting Information
Time/Date: 5:30 PM, 4th Wednesday of each month
Location: Richmond Council Chamber, 3rd Floor — Municipal Building, 50 North 5th Street, Richmond, IN 47374
Meeting Structure:
Roll Call
Pledge of Allegiance
Minutes
Proof of Publication
New Business (Zoning Map Amendment public hearing — public comment)
Old Business (TABLED applications from previous meetings)
Adj ournment
REMINDER — applicant or certified agent must be present at the Plan Commission hearing.
*Failure to appear may result in the dismissal of the Application.
Applicant/Agent Responsibilities:
1. Attend the meeting to discuss the application and answer potential questions.
2. Speak to proposed Findings of Fact in application:
i. Is the request compatible with the City of Richmond's Richmond Rising: Community
Action Plan?
ii. What are the current conditions and the character of current structures and uses of the
surrounding area?
iii. What is the most desirable use for the subject property?
iv. Will the request protect the property values of the surrounding area?
v. How is the request responsible development and growth?
Determination Process:
The Plan Commission shall certify the amendment to the Official Zoning Map and forward the application to the
Common Council with a favorable recommendation, an unfavorable recommendation, or no recommendation,
along with any conditions or commitments. The Common Council makes the final determination regarding an
Application for Rezoning and any recommended commitments by ordinance.
1. Ordinance is created for a completed Zoning Map Amendment application
2. Ordinance is placed on Common Council agenda for first reading
3. Common Council refers proposed ordinance to Plan Commission
4. Plan Commission meeting holds a public hearing and renders a recommendation to Common Council
5. Ordinance is placed on Common Council agenda for second reading
6. Common Council will either (a) suspends rules to allow a vote on second reading and render a
determination (approve or deny), or (b) wait to render a determination after third and final reading at a
later meeting.
Page 12
Contact Information
Property Information
11th Street
Development, LLC
South 37th Street
Properties, LLC
9511 Angola Court, Suite 233
Indianapolis, IN 46268
1100 Reid Parkway
Richmond, IN 47374
Phone Number
317-721-8279
765-983-3224
Address: 600 block of South 37th Street
Current Zoning: R2
Current Use: Agriculture
Subdivision Name (if applicable): Smith Hill
Overlay District (if applicable): none
bstumpf@11thStreetDevelopment.co
paul.lingle@lingle.com
Parcel Number: see attached legal description
Proposed Zoning: Planned Unit Development
Proposed Use: Mixed -Residential Neighborhood
Two -Mile Fringe: 0 Yes 0 No
Rezone Information
Describe the Zoning Amendment requested.
A Planned Unit Development is requested to allow the creation of a mixed -residential neighborhood. The community will consist of
four different types of detached single-family homes and an area for multifamily homes.
Describe the reasons for this request.
A Planned Unit Development is requested to allow greater flexibility in the design of the community. The four home collections are
mixed throughout the neighborhood. Each is targeting a different home buyer from first-time buyers to custom home buyers.
Page 1 3
1.) Is the request compatible with the City of Richmond's Richmond Rising.: Community Action Plan?
The request is compatible with the Richmond Rising Plan. The property is identified for Traditional Neighborhood residential uses.
Additionally, the mix of home types and living arrangements within the PUD advance the City's goals to increase housing options and
ppIy
y of uvmg arrang
price pomts.
2.) What are the current conditions and the character of current structures and uses of the surrounding area?
The property is currently used for agriculture. The property is surrounded by R2 single-family residential uses except for the northeast
corner of South 37th Street and Backmeyer Road which is zoned M2 for apartment uses.
3.) What is the most desirable use for the subject property?
The property is best suited for residential uses. The proposed multifamily area abuts the existing M2 zoning across the street and
serves as a transitional use to the single-family homes planned for the majority of the site.
4.) Will the request protect the property values of the surrounding area?
The proposed residential uses are consistent with the surrounding area and will not have an adverse impact on the values of
surrounding properties.
5.) How is the request responsible development and growth?
The request is responsible development and growth by providing a variety of housing options in a cohesive neighborhood that is
walkable and provides open space for residents to enjoy.
Page 14
Applicant Certification
1 hereby certify that the above information and accompanying documents are true and accurate to the best of my
knowledge. I understand that any misrepresentation of submitted data may invalidate any approval of this document.
1 further understand that this completed application must be filed and fees paid at least twenty-eight (28) days prior to the
next scheduled Advisory Plan Commission meeting. I acknowledge and permit a variance sign informing neighbors about
the meeting to be placed on the subject property.
APPLICANT SIGNATURE:
DATE: 27 December 2023
Owner Certification
This is to certify that the undersigned is/are the owner(s) of the real estate described in said application, and hereby
acknowledge(s) and agree(s) lath Street t evtloomnt, LLC is duly authorized to present said application
before the City of Richmond, IN Advisory Plan Commission and Richmond Common Council.
1 swear or affirm u derrenalties_ sr perjury that the above representations are true and correct.
Signature
Signature
STATE OF INDIANA, COUNTY OF
Craig C. Kiiity3
Presidt?nt of 50
Printed Name
0_4
Before me the undersigned, a Notary Public in and for tq),
personally appeared Cralg C. !thwon
instrument this ;1 day of Jft.�_.rtG+r+g, 20
My commission expires
Printed Name
treet Properties, LLC
County, in the State of Indiana,
and acknowledged the execution of the foregoing
�,‘",,, iil"* SUZANNE MARCUM
.• A*• ••Ue':(..Notary Public. State of Indiana
SEAL, ' Union County
t� Commission Number NP0654778
MUtAN*�: My Commission Expires
June 19, 2030
Page j 5
Fid:mond
_ 1 �
Smith Hill
Legal Descript
26 December 2023
PUD
ion Map
0EvELOVN!Ni N .T.S.
uo!Id!nsaa le2a3 - v 1igigx3
Exhibit A — Legal Description
Exhibit "A" — Legal Description
T
IN THE SOUTHWEST QUARTER OF SI CTION Z TO SIIIP 13 NORTH,
WEST, WAYNE TOWNSHIP, WAYNE COUNTY, INDIANA, AND BEING
TITULARLY DESCRIBED AS FOLLOWS,
BEGINNING AT A COPPERWELD PIN FOUND AT THE SO WEST CORNER OF
SAID SECTION 2, SAID PIN ALSO BEING IN THE IFRL OF HODGIN ROAD;
CE TII THE SOUTH LINE OF SAID SECTION 2 AND T'I-IE CENTBRLiNE OF
HODGIN ROAD, SOUTH 89 DEGREES 58 MINUTES 06 SECONDS EAST FOR 140,00
FEET; THENCE NORTH 0 DEGREES 04 1UT'ES 18 SECONDS EAST FOR 1442.77
FEET TO THB TRUE POINT OF BEGINNING OF THE TRACT HEREINAFTER
DESC ' ED; THENCE CONTINUING NORTH 0 DEGREES 04 MINUTES 18 SECONDS
EAST FOR 360,00 FEET TO A POINT; THENCE NORTH 89 DEGREES 39 JTES 17
SECONDS EAST FOR 1324.17 FEET TO A POINT, THENCE NORTH 0 DEG 26
MINUTES 26 SECONDS WEST FOR 570.00 FEET TO A POINT THENCE NORTH 89
DEGREES 33 M]NUITS 34 SECONDS EAST FOR 300 00 FEET TO A POINT; THENCE
SOUTH 0 DEGREES 26 MINUTES 26 SECONDS EAST FOR 150.00 Frog TO A POINT;
THENCE NORTH 89 DEGREES 33 MINUTES 34 SECONDS EAST FOR 30000 FEET TO A
POINT; THENCE SOUTH 0 DEGREES 26 MINUTES 26 SECONDS EAST FOR 420.00
FEET TO A POINT; THENCE SOUTH 89 DEGREES 33 MINUTES 34 SECONDS WEST
FOR 161.12 FEET TO A POINT; THENCE SOUTH 0 DEGREES 26 MINUTES 26 SECONDS
EAST FOR 360.72 F1BT TO A POINT; THENCE SOUTH 89 DEGREES 39 MINITTES 17
SECONDS WEST FOR 1766.27 FEET TO THE TRUE POINT OF BEGINNING
CONTAINING 21.405 ACRES,
TRACT 2.
SITUATE IN THE SOOT E"ST NORTHWEST QUARTERS OF S ON 2,
TOWNSHIP 13 NORTH, RANGE 1 WEST, WAYNE TOWNSHIP, WAYNE COUNTY,
INDIANA, AND BEING MORE PART1C'ULARLY D ED AS FOLLOWS:
BEGINNING AT A COPPERWELD PLN FOUND THE SOUTHWEST CO' R OF SAID
SECTION 2, SAID PIN ALSO BEING IN THE CENTERLINE OF HODGINROAD;
THENCE WITH THE SOUTH LINE OF SAID SECTION 2 AND TIDE C 'ERUNE OF
HODGIN ROAD, SOUTH 89 DEGREES 58 MINUTES 06 SECONDS EAST FOR 140.00
FEET; THENCE NORTH 0 DEGREES 04 MTNUI"ES 18 SECONDS EAST FOR 1230.00
FEET TO THE TRUE POINT OF BEGINNING OF THE TRACT HEREINAFTER,
DESCRIBED; THENCE CONTINUIO NORTH 0 DEG S 04 MINUTES 18 S _ NDS
EAST FOR 212.77 FEET -TO A POINT, THENCE NORTH 89 DEGREES 39 MJNTJTES 17
SECONDS EAST" FOR 524:17 FEET To A POINT; THENCE SOUTH 0 DEGREES 04
MINUTES 18 SECONDS WI]S`F FOR 212.77 FEET TO A POINT, THENCE SOUTH 89
Exhibit A — Legal Description
DEC3 . S 39IINUTE 17 SE'C'ONDS WEST FOR 524.17 FEET r POINT OF
BE -INNING; CONTAINING 2.560 ACRES,
TRACT 33,
BEGINNING AT A COPPERWEL I) PIN FOUND THE SOUTHWEST CORNER OF SAID
SECTION 2, sArD PIN ALSO NG IN THE CENTERLINE ,L OF HODGIN ROAD;
THENCE wnu THE SOUTH LINE OF SAID SECTION 2 AND THE CENTERLINE OF
HODHIN ROAD, SOUTH 89 DEGREES 58 MINUTES 06 SECONDS. EAST FOR 140,00
FEINT; THENCE NORTH 0 DEGREES EES S 18 SECONDS EAST FOR 1502,17
FEET TO THE TRUE POINT OF 13EGINNING OF THE TRACr HEREINAFTER
ER
DESCRIBED; THENCE CONTINUING NORTH 0 DEGREES 04 IvENUTES 18 SECONDS
EAST FOR 169.92 FEET TO A ; =NCR ON A► THE RIGHT FOR AN
ARC DISTANCE OF 433,26 T FEET To A POINT, S CURVE _ RAVING A CE AI:.
ANGLE OF 27 DEGREES 44 MINUTES 18 SECONDS, A RADIUS OF 894.93 FEET AND
WHOSE LONG CHORD BEARS NORTH 13 DEGREES 56 MINUTES 28 SECONDS EAST
FOR 429.014 FEET; THENCE NORTH 27 DEGREES 48 MINUTES 37 SECONDS EAST FOR
197.77 FEET TO A POINT; THENCE ON A CURVE TO THE LEFF FOR AN ARC
DISTANCE OF 32L85 FEET TO A POINT SAILS CURVE. HAVING A CENTRAL ANGLE
OF 18 DEGREES 10 MINUTES 09 SECONDS, A RADIUS OF 1014.93 FEET AND WHOSE
LONG CHORD BEARS NORTH 18 DEGREES 43 MINUTES 32 SECONDS FOR
EAST OR
320.50 FEET; THENCE NORTH 9 DEGREES 38 MDTUTES 27 SECONDS EAST FOR 91.70
FEET TO A RAILROAD SPIKE FOUND IN THE CENTERLINE OF BACKMEYER ROAD;
THENCE wrm THE CENTERLINE !ay FTA KM R ROM), SOUTH89 DEGREES 27
+ TES 40 SECONDS EAST FOR 200,18 PEET TO APONT; THENCE SOUTH 0
DEGREES 26 MINUTES 25 SECONDS EAST FOR 1156.10 FEET TO AN IRON PIN;
THENCE souni w DEGREES 39 17 SECONDS WEST FOR 524.17 FEET TO
THE TRUE PONT F BEGINNING; CONTAINING 10.440 ACRES.
TRACT
STrUATE IN THE SOUTHWEST QUARTER OF SECTION 2, TO SHIP' 13 NORTH,
RANGE 1 WEST, WAYNE TOWNSHIP, WAYNE COUNTY, INDIANA, BEING PART OF
THE LAND CONTEYED TO STAR BANK, N.A., TRUSTEE BY DEED! RECORDED IN
DEED 48Z PAGE 34, OF THE WAYNE COUNTY DEED RECORDS AND BEING MORE
PARTICULARLY E AS FOLLOWS:
EEG1NNING AT A COPPERWELS ITT FOUND AT THE SCITIT'WEST CORNE... OF
SAID SECTION Z SAID PIN ALSO BEING IN THE __. CENTERLINEOF HO IN ROAD;
'FENCE WITH THE SOUTH LINE OF SAM SECTION 2 AND THE CENTERLINE OE
TAODGIN ROAD SOUTH 89 DEGREES 58 MINUTES 06 SECONDS ST FOR 140.0
THENCE NORTH! 0 DEGREES 04 MINUTES 18 SECONDS T 838.66 FEET TO THE
TRUE POINT OF BEGINNING OF THE TRAM` HEREINAFTER DESCRIBED; THENCE
C »mNUING NOWITI 0 DEGREES 04 MINUTES S 18 SECONDS EAST 391.34 FEET TO A
POINT; THENCE NORTH 59 DEGREES 39 MINUTES 17 SECONDS EAST FOR 524.17
FEET TO A POINT; THENCE NORTH 0 DECREES 04 mrtiuns 113 SECONDS EAST FOR
212,77 FEET TO A POINT; THENCE NORTH..,.. 89 DECREES 39 MINtriES 17 SECONDS
Exhibit A — Legal Description
EAST FOR 211.00 FEET` TO A POINT; THENCE SOLITI-L 0 DECREES 04 MINUTES 18
SECONDS WEST FOR 607.33 FEET TO A POINT IN THE SOUTH LINE OP THE SAID
SMITH LAND; THENCE WITH THE SOUTH LINE OF THE SAID SMITH LAND, SOUTH
89 DEGREES 59 MINUTES 37 SECONDS WEST FOR 544.15 FEET TO TRUE POINT
BEGINNING; CONTAINING 5,006 ACRES.
TRACT 5:
SITUATE IN 'FHB NORTHW ►T AN SOUTHWEST QUARTERS OF SECTION 2,
TOWNSHIP 13 NORTH, RANGE 1 WEST, WAYNE TOWNSHIP, WAYNE COUNTY,
INDIANA, BEING PART OF THE LAND CONVEYED TO STAR BANK, N.A., TRUSTEE
BY DEED RECORDED IN DEED 1]OOK 482, PAC3E 34, OF THE WAYNE COUNTY DEED
RECORDS AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT A COPPERWFLD PIN FOUND AT TI-IE SOUTHWI3ST CORNER OF
SAID SECTION 2 SAID PIN ALSO BEING IN THE CENTERLINE OF HODGIN ROAD;
THENCE WITH THE swill LINE OF SAID SECTION 2 AND THE CENTERLINE OF
HODGIN ROAD, SOUTH 89 DEGREES 58 MINUTES 06 SECONDS EAST FOR 140.00
FELT; THENCE NORTH 0 DEGREES 04 IvIINITIES 18 SECONDS EAST FOR 838.66 FEET
TO THE SOUTH LINE OF THE SAID SICI'H LAND; THENCE WITH THE SOUTH LINE
OF THE SAID SMITH LAM), NORTH 89 DEGREES 59 MINUTES 37 SECONDS EAST
FOR 544.15 FEET TO THE TRUE POINT OF BEGINNING FOR THE TRACT
HEREINAFTER DESCRIBED; THENCE NORTH 0 DEGREES 04 MINUTES 18 SECONDS
EAST FOR 607.33 FEET TO A POINT; THENCE NORTH 89 DEGREES 39 MINUTES 17
SECONDS EAST FOR 1222.10 FEET TO A PONT; THENCE NORTH 0 DEGREES 26
M UT S 26 SECONDS WEST FOR 360.72 FEET TO A POINT; THENCE NORTH 89
DEGREES 33 MINUTES 34 SECONDS EAST FOR 161,12 FEET TO A POINT THENCE
NORTH 0 DEGREES 26 MINUTES 26 SECONDS WEST FOR 420.00 FEET TO A POINT;
THENCE SOUTH 89 DEGREES 33 MINUTES 34 SECONDS WEST FOR 3110.00 FEET TO A
POINT; THENCE NORTH 0 DEGREES 26 MINUTE 26 SECONDS WEST FOR 150.00 FEET
TO A POINT; THENCE SOUTH 89 DEGREES 33 MINUTES 34 SECONDS WEST FOR
300.00 FEET TO A POINT; THENCE NORM 0 DEGREES 26 ES 26 SECONDS
WEST FOR 217.30 FM TO A POINT; THENCE SOUTH 89 DECREES 45 MINITEES 25
SECONDS EAST FOR 649.64 FEET TO A POINT; THENCE NORTH 0 DEGREES 35
MINUTES 36 SECONDS EAST FOR 133,45 FEET TO A POINT IN THE NORTH LINE OP
THE SAID SMITH LAND AND EN TF,RI1 Q INTO THE NORTHWEST QUARTER OF SAID
SECTION 2 AT 50.75 FEET -ALONG THIS COURSE; THENCE WITH THE NORTH LINE
OF THE SAID SMITE LAND, SO'CJTH 89 DEGREES 45 MINiTTES 25 SECONDS EAST
FOR 371.95 FEET TO THE NORTHEAST CORNER OF THE SAID SMITH LAND;
THENCE WITH 'HIE EAST LINE OP THE SAID SMITH LAND, SOUTH 8 DEGREES 03
MINUTES 24 SECONDS WEST FOR 411.89' FEET TO A POINT ANT) CROSSING INTO
THE SOUTHWEST' QUAR i' 'ice OF SAID SECTION 2 AT 80.07 FEET ALONG THIS
COURSE; THENCE CONTINUING WITH THE EAST LINE OF THE SAID SMITH LAND,
SOUTH 0 DEGREES 32 MINUTES 34 SECONDS WEST FOR 1480.46 FEET TO THE
SOUTHEAST CORNER OF THE SAID SMITH LAND; THENCE WITH THE SOUT}i LINE
OF TIE SAID SMITH LAND, SOUTH 89 DEGREES 59 MINUTES 37 SECONDS WEST
FOR 1726.35 FEET TO THE PLACE OF BEGINNING; CONTAINING 40.210 ACRES.
Broo kside Homes (typ.)
Summary
# Descripti on
Multifamily(250 units max.)
52 C ottages
(60' x 60' lot size)
58 Brookside Homes
(60' x 130' l ot size)
54 Sunrise Homes
(75' x 130' lot size)
14 Custom Homes
(100' x 130' lot size)
178 Total Single -Family Units
Smith Hill PUD
Concept Plan H. %.,/,-,-,1
26 De cemb er 2023 0 E :' c o r a• ENT N.T.S.
a)
Exhibit D – Character Imagery
District A Character Images
Custom Homes
Exhibit D – Character Imagery
District B Character Images
Sunrise Homes
Exhibit D – Character Imagery
District C Character Images
Brookside Homes
Exhibit D – Character Imagery
District D Character Images
Cottages and Courtyard Villas
Exhibit D – Character Imagery
District D Character Images
Cottages and Courtyard Villas
Exhibit D – Character Imagery
District E Character Images
Three-Story Walk-Up Apartments
Smith Hill PD District
Section 1. Applicability of Ordinance.
1.1 The Unified Development Ordinance and Zoning Map are hereby changed to
incorporate the Real Estate into the Smith Hill Planned Development District (the
"District").
1.2 Development of the Real Estate shall be governed by (i) the provisions of this
Ordinance and its exhibits, and (ii) provisions of the Unified Development
Ordinance as set forth herein, except as modified, revised, supplemented, or
expressly made inapplicable by this Ordinance.
1.3 Chapter ("Chapter") and Article ("Article") cross-references of this Ordinance
shall hereafter refer to the section as specified and referenced in the Unified
Development Ordinance.
1.4 All provisions and representations of the Unified Development Ordinance that
conflict with the provisions of this Ordinance are hereby made inapplicable to the
Real Estate and shall be superseded by the terms of this Ordinance.
Section 2. Definitions. Capitalized terms not otherwise defined in this Ordinance shall have
the meanings ascribed to them in the Unified Development Ordinance.
2.1 Comer Lot: A lot abutting upon two or more public streets at their intersection or
upon two or more parts of the same street, which in either case, form an interior
angle of less than 135 degrees. A corner lot is considered to have one front yard
and one street side yard where abutting the intersecting streets. The front yard is
considered the yard with the narrower lot frontage unless otherwise determined
by the Administrator.
2.2 Street Side Setback: On a comer lot, a yard extending across the side of a lot
between the front lot line and the rear lot line and being the required minimum
horizontal distance between the right-of-way and the maximum permissible
principal building.
2.3 Main Roof: The primary roof of a dwelling unit excluding ancillary roof elements
such as doiniers, accessory gables, porches, bays, verandas, etc.
Section 3. Concept Plan. The "Concept Plan", attached hereto as Exhibit B, is hereby
incorporated in accordance with Article 9.10(A)(2) Planned Development;
Establishment Plan. The Real Estate within the District is hereby divided into five
(5) subdistricts, as depicted on the Concept Plan (individually or collectively,
"Subdistrict"). Development of each Subdistrict shall be regulated as set forth in
this Ordinance. The community design and lot layout shall be substantially similar
to the design shown in -the Concept Plan. The Subdistrict boundaries are identified
in the attached Exhibit C. The Zoning Administrator may approve an increase or
decrease of up to 15% of the area of a subdistrict.
►,li iF PAGE 1 OF Y
Smith Hill PD District
Section 4. Underlying Zoning District(s). The Underlying Zoning District of each
Subdistrict shall be as follows (the "Underlying Zoning District"):
Subdistrict
Underlying Zoning District
A — Custom Homes
R2 — Medium Density Single Family
B — Sunrise Homes
R3 — High Density Single Family
C — Brookside Homes
R3 — High Density Single Family
D — Cottages or Courtyard Villas
UR — Urban Residential
E - Apartments
M2 — Intense Multi -family Residential
Section 5. Permitted Uses. The following uses shall be permitted within all Subdistricts,
as set forth below:
5.1 Subdistrict A — Custom Lots: All permitted uses and accessory uses allowed in the
R2 District.
5.2 Subdistrict B — Sunrise Homes: All permitted uses and accessory uses allowed in
the R3 District.
5.3 Subdistrict C — Brookside Homes: All permitted uses and accessory uses allowed
in the R3 District.
5.4 Subdistrict D — Cottages or Courtyard Villas: All permitted uses and accessory uses
allowed in the UR District.
5.5 Subdistrict E — Multifamily: All permitted uses and accessory uses allowed in the
M2 District plus the following permitted uses:
• Day Care
The total number of dwelling units in District E cannot exceed 250 dwelling units.
Smith Hill PD District
Section 6.
General Regulations. The standards of Article 2 Zoning Districts, as applicable
to each Subdistrict's Underlying Zoning District, shall apply to the development
of the Real Estate, except as otherwise modified below.
6.1 Development Standards Matrix:
Minimum Lot Width
100'
Minimum Lot Area
Minimum Lot Frontage
Minimum Setback, Front
Minimum Setback, Street Side
Minimum Setback, Side (1)
Minimum Setback, Rear
Minimum Building Separation
13,000 sf
80'
25'
15'
5'
20'
10'
Subdistrict
B
Sunrise
Homes
75'
9,750 sf
55'
20'
10'
5'
20'
10'
Brookside
Homes
7,800 sf
40'
20'
10'
5'
15'
10'
60'
40'
2,400 sf
N/A
5'
5'
5'
5'
10'
Subdistrict
E
Multifamily
(2)
N/A
20'
15'
10'
20'
15'
Development Standards Matrix Notes:
(1) The combined total of the side setbacks is not required to equal at least 20% of the lot width.
(2) The Minimum Dwelling Unit Size, Maximum Density, and Maximum Primary Structure standards do
not apply to Subdistrict E.
6.2 Variations: The Plan Commission may approve a fifteen percent (15%) reduction
in any minimum development standard or fifteen percent (15%) increase in any
maximum development standard specified in this Section.
Section 7. Development Standards. The standards of Article 5 Development Standards, as
applicable to each Subdistrict's Underlying Zoning District, shall apply to the
development of the Real Estate, except as otherwise modified by this Ordinance.
7.1 In all subdistricts:
• Article 5.21(A)(1)(b) Driveway separation from an intersection along a local
street shall not apply.
• Article 5.27(A)(1) is modified to allow fences in a side yard or street side yard
to be a maximum height of 6 feet.
7.2 In Subdistrict D — Cottages and Courtyard Villas:
• Article 5.15(D)(1) Garage Capacity shall not apply.
OF y
Smith Hill PD District
Section 8.
• Article 5.61(A) Single-family Residential Parking Standards is modified to a
minimum of two (2) off-street parking spaces required per dwelling unit.
• Article 5.61(B) Minimum Garage shall not apply.
• Article 5.61(C)(1) is modified so the required parking spaces are not required
to be on the same lot as the dwelling unit.
Design Standards. The standards of Chapter 7 Design Standards, as applicable
to each Subdistrict's Underlying Zoning District, shall apply to the development
of the Real Estate unless otherwise modified by this Ordinance.
8_1 Character Imagery Exhibit: The "Character Imagery", attached hereto as Exhibit
D, is hereby incorporated. Although the Character Imagery Exhibit does not
represent the final design, it does hereby establish a benchmark for the quality and
appearance of Buildings within each Subdistrict, and it provides examples of
specific design elements and development patterns that comply with this
Ordinance and contribute to the intent and vision for the Real Estate.
8.2 In all subdistricts:
• Article 7.11(B)(3) Comer Lots shall not apply.
• Article 7.11(B)(4) None of the lots in the development shall be considered
through lots.