Planning commission reviews zoning-code draft as ADU law and new lot-size rules reshape standards

The Batesville Planning Commission spent a substantial portion of its meeting reviewing proposed changes to the zoning code, focusing on how a recent state law allowing accessory dwelling units (ADUs) affects local definitions and minimum lot-size standards.

Commissioners said the state statute permits a second single-family unit on lots already containing one dwelling and allows that unit to be attached, detached or internal to the primary structure, which they said complicates the city’s existing ‘single-family’ and ‘duplex’ definitions. To reduce confusion, staff proposed adding language equating the locally used term “single-family residential” with the code’s defined phrase “dwelling one family” and clarifying where accessory dwelling units are permitted.

The commission also debated minimum lot-size calculations for duplexes and other multiunit configurations. Under the draft discussed, a detached single-family home with an accessory unit would keep a 3,000-square-foot minimum; an attached single-family (effectively a duplex) would generally require a 5,000-square-foot lot; and a base 8,000-square-foot lot would be required for the first duplex on a lot with an additional 2,000 square feet added for each extra dwelling unit. Commissioners pressed for a clearer table or formula, noting that setbacks, parking and fire-code triggers will also limit how many units can practically be built on a parcel.

The draft also proposes administrative cleanups: removing a duplicated definition of “enforcement officer” and changing the appointing authority language so the position is appointed by the mayor rather than by the city council to match current administrative practice.

Members asked staff to refine the density language and consider producing a simple table to make the lot-size math easier for the public and applicants to follow. Several commissioners emphasized that dimensional standards should be coordinated with setback and parking rules so that the code does not produce unexpected development outcomes on standard Batesville lots.

Commissioners reviewed related items in the zoning chapter as well: a clarification to distinguish manufactured-home parks (permitted in R2 only where listed) from older ‘mobile home’ terminology to avoid implying a separate zoning district; confirmation that a 40-foot buffer for commercial uses adjacent to single-family residential will be codified; and a staff recommendation to leave recent commercial-design rules unchanged.

The commission did not adopt final language at this meeting but asked staff and the city attorney to tighten definitions, provide a clear lot-size table, and return with a revised draft intended for a future public hearing.