Bloomington duplex zoning ordinance enacted on 6–3 vote, revised citywide zoning map OK’d on 8–1 tally

On votes that were taken on five different days, starting on May 4, Bloomington’s city council has approved an ordinance that changes the status of duplexes in the basic law of land use in the city.

The final vote came on Thursday (May 13).

In the course of its deliberations, the council considered five different amendments to the ordinance.

Two of them were successful—the one making duplexes a conditional use, instead of a permitted use (Am 02), and the one that imposed a cap of 15 duplexes per year and a two-year 150-foot buffer around parcels that are granted a conditional use permit (Am 03).

Instead of being disallowed in the central residential districts of the city (R1, R2, and R3), duplexes will now be allowed, but subject to a review by the board of zoning appeals for a conditional use permit.

The final amendment—to add consideration of undue impact of traffic to criteria to be considered for granting a conditional use permit (Am 05)—failed on a 3–6 vote. Only Dave Rollo, Susan Sandberg and Ron Smith supported it.

Sue Sgambelluri, who had joined the trio in supporting the failed effort to disallow duplexes in R1, R2, and R3, did not throw her support to Am 05. She said that the general criteria in the unified development ordinance (UDO) on review of conditional uses were sufficient, without adding conditions that are specific to duplexes.

It was the same split, but flipped, that determined the 6–3 vote on the ordinance as amended. Only Rollo, Sandberg, and Smith voted against it. Continue reading “Bloomington duplex zoning ordinance enacted on 6–3 vote, revised citywide zoning map OK’d on 8–1 tally”

Plan commission recommends putting residential urban districts on the map

On a 7–1 vote at its Monday meeting, Bloomington’s plan commission recommended a new zoning map for the city that includes several areas designated as R4 (Residential Urban) and MS (Student Housing) districts.

Those are two zoning districts that were newly defined in the unified development ordinance (UDO) that was adopted by the city council in 2019, but not yet placed on the zoning map.

The zoning map ordinance would also change more than 100 planned unit developments (PUDs) to a basic zoning district.

Dissenting on the vote was the city council’s representative to the plan commission, Susan Sandberg. The 7–1 tally did not add up to 9, because commissioner Israel Herrera had to leave the meeting early, to attend to another commitment.

The ordinance establishing a new zoning map was the final part of a 10-ordinance package proposed by the city’s planning staff, which would revise the citywide zoning map and the text of the UDO. A public outreach effort on the proposal was conducted in late 2020.

The plan commission had voted on the other nine ordinances over the course of about a month. The first meeting on the zoning package was held on March 8. Continue reading “Plan commission recommends putting residential urban districts on the map”

Bloomington zoning map revision process headed towards up-down city council vote in first half of 2021

Public engagement for Bloomington’s zoning map revision process is underway, with three Zoom video-conference meetings now in the books and at least three more now listed on the city’s zoning map project page.

The image alternates between dark gray districts, which are currently zoned PUD, and the colors of the districts to which they’re proposed to be rezoned. The image links to the PUD story map created by the city’s planning staff.

Two meetings are scheduled that will each combine two controversial topics. The first topic is where to put the newly defined R4 district on the map. The second topic is possible changes to the text of the unified development ordinance (UDO), to allow for duplexes, triplexes and four-plexes in all the residential areas of the city.

The first of the R4-“plexes” meetings is set for Thursday this week, starting at 5:30 p.m. The project page also includes a link for a 9 a.m. Thursday “office hour” with a city planner, who will be available to take questions.

Where R4 (Residential Urban) districts are placed on the zoning map is controversial because R4 includes duplexes, triplexes and four-plexes as by-right, permitted uses, which some residents are opposed to allowing in areas that have up to now allowed only single-family houses.

Another way that “plexes” could be added to older neighborhoods is through a text amendment to the UDO that would change the allowed uses for R1 (Residential Large Lot), R2 (Residential Medium Lot), and R3 (Residential Small Lot) districts. Those districts would be changed to allow “plexes” as permitted or conditional uses.

One significant detail about the eventual process—which has emerged over the first set of meetings—involves the lack of flexibility that city councilmembers will have when the map revision reaches them for consideration next year.

Responding to a question to planning staff and the legal department from The Square Beacon, planning and transportation director Scott Robinson said that the city council will have just three options after it receives a recommended map from the plan commission: (1) adopt the proposal; (2) reject the proposal; (3) do nothing for 90 days. If the city council does nothing, the plan commission’s recommendation is enacted automatically.

That means the city council can’t amend the map, then adopt its amended map.

That’s different from changes to the text in the unified development ordinance. The city council could make amendments to the proposed changes to the text recommended by the plan commission, and adopt those changes as amended. Continue reading “Bloomington zoning map revision process headed towards up-down city council vote in first half of 2021”

Two meetings held on remapping of Bloomington’s zoning districts, more to come

The first two public presentations about a zoning map revision for the city of Bloomington are in the books.

R4 (Residential Urban) and MS (Mixed-Use Student Housing) zoning districts don’t yet appear on Bloomington’s zoning map. They’re proposed to be established in the olive- and wine-colored areas. The image links to the zoning map project page.

More are planned for the week after next. Dates will be posted on the zoning map project web page.

Tuesday night’s presentation by the city’s development services manager, Jackie Scanlan, included an introduction to the online tools that city planners have built for the project.

Also on Tuesday, Scanlan gave an overview of the mapping project, which comes after last year’s update to the text of the city’s unified development ordinance (UDO).

That text update included the creation of some new zoning districts, like R4 (Residential Urban) and MS (Mixed-Use Student Housing), which don’t yet appear anywhere on the zoning map of the city.

A developer has already requested that the Brownstone Terrace, south of the Indiana University football stadium, be rezoned to MS, so that it can be replaced with a larger student-oriented housing development. That request has been recommended for approval by the plan commission and will appear on an upcoming city council agenda.

During Thursday’s presentation, which focussed on the MS zoning district, Scanlan said it’s important to proactively rezone parcels to MS, based on the city’s comprehensive plan, and not just respond in a reactive way to petition requests.

While the placement of proposed MS zoning districts on the map was based on the city’s comprehensive plan, spots on the map for the R4 district were more or less calculated. The calculation was based on those lots in existing R2 and R3 districts that have less than the minimum lot size for R3 districts, and that can be analyzed as a cluster. Continue reading “Two meetings held on remapping of Bloomington’s zoning districts, more to come”