City council: Duplexes won’t be disallowed in Bloomington’s central residential areas

An ordinance that would change Bloomington’s basic law on land use, so that duplexes would be permitted (aka “by right”) in central residential areas, has survived a proposed amendment that would have disallowed duplexes there.

At a special session of the city council on Tuesday, Amendment 01 to Ordinance 21-23 failed on a 4–5 vote. It got support from its sponsors, Susan Sandberg, Dave Rollo, and Ron Smith, who were joined by Sue Sgambelluri.

Voting against the amendment were Jim Sims, Isabel Piedmont-Smith, Steve Volan, Kate Rosenbarger, and Matt Flaherty.

The current unified development ordinance (UDO) disallows duplexes in R1 (Residential Large Lot), R2 (Residential Medium Lot), and R3 (Residential Small Lot) districts. The failed amendment would have preserved that state of affairs, where existing duplexes can persist as non-conforming uses, but no new duplexes can be built.

Likely to be considered on Wednesday, when the special session is set to continue at 7:30 p.m., is an amendment to Ordinance 21-23, sponsored by Sims and Piedmont-Smith, that would still allow duplexes in R1, R2, and R3, but only as a conditional use. The granting of a conditional use permit requires a hearing in front of the board of zoning appeals. Continue reading “City council: Duplexes won’t be disallowed in Bloomington’s central residential areas”

UDO action highlights: No notices for by-right ADUs, no reduction in parking max for medical clinics

After setting a stop time of 10:30 p.m. for its meeting on Wednesday night, Bloomington’s city council managed to grind through eight ordinances that change the city’s basic law on land use, which is the unified development ordinance (UDO).

Wednesday’s meeting ended just as the clock hit half past 10 o’clock.

The votes on all eight ordinances were unanimous on the nine-member council, even if the votes on some proposed amendments were split.

A few of the ordinances were technical corrections or clarifications that were so uncontroversial that they received no council debate or public comment, before passing on a 9–0 vote.

That means out of the 10-ordinance package that was recommended to the city council by the city’s plan commission, just two pieces of legislation are left for consideration.

The two remaining ordinances, which are controversial, will get their first deliberations on Wednesday (April 29April 28) next week, at a committee-of-the-whole session.

One of the disputed ordinances covers the allowed use of duplexes, triplexes and quadplexes in residential neighborhoods where they’re currently not allowed.

The other ordinance that’s expected to generate contentious debate is the proposed new citywide zoning map. The map includes areas designated as R4 (urban residential), which is a new kind of district that includes triplexes and quadplexes among its allowable uses. Continue reading “UDO action highlights: No notices for by-right ADUs, no reduction in parking max for medical clinics”

Analysis: Duplexes allowed or not, a déjà different question for plan commission?

Should Bloomington’s plan commission recommend to the city council that duplexes still be disallowed in three specific zoning districts?

Zoning districts are (residential large lot), R2 (residential medium lot) and R3 (residential small lot). R4 is also a part of the mix, but is not a part of Sandberg’s amendment. A “C” stands for conditional use. A “P” stands for permitted (by-right) use. An empty cell means the use is not allowed. The asterisks indicate that use-specific conditions apply.

That’s the question that Bloomington’s plan commission has cued up on Monday, starting at 5:30 p.m.

The question was put forward by the city council’s representative to the plan commission, Susan Sandberg. It comes in the form of an amendment to an ordinance the plan commission is now hearing, that would modify the city’s existing unified development ordinance (UDO).

Public comment on the question was already heard, at Thursday’s special session of the plan commission.

So on Monday, the commission’s first decision on duplexes could be made in an hour or even less. But that will depend in part on whether plan commissioners have questions for planning staff, based on the public commentary they heard on Thursday.

Depending on how those first chips fall, the commission could also consider a different duplex question on Monday: Should the plan commission recommend to the city council that duplexes be permitted (i.e., allowed by right) in three specific zoning districts? Continue reading “Analysis: Duplexes allowed or not, a déjà different question for plan commission?”

Plex debate preview: “I would just ask everybody to come armed with patience.”

Bloomington’s plan commission has set up Thursday’s 5:30 p.m special session as a meeting dedicated to just one of 10 ordinances currently under consideration to amend the city’s unified development ordinance (UDO).

The image links to the storymap created by Bloomington city planning staff with an overview of the proposed changes to the UDO.

The ordinance would revise the way the UDO handles duplexes, triplexes and quadplexes—the so-called “plexes.”

One sign that Thursday’s public hearing is expected to be contentious was some encouragement on Monday  from plan commission president Brad Wisler: “I would just ask everybody to come armed with patience.”

The plan commission normally allows five minutes to each public commenter. During discussion towards the end of Monday’s meeting, plan commissioners were inclined to allow the full five minutes at Thursday’s hearing. The other option batted around was to suspend the rules to reduce the time to three minutes.

In the current version of the UDO, no plexes are allowed at all in the R1 (residential large lot), R2 (residential medium lot) or R3 (residential small lot) zoning districts.  That’s the result of a November 2019 vote taken by Bloomington’s city council, to remove even the conditional use of duplexes in those residential zoning districts.

The ordinance to be considered by the plan commission on Thursday would allow duplexes as a conditional use in R1, R2, R3, as well as in the new R4 (residential urban) district.

R4 has not yet been placed anywhere on the zoning map. R4 would also allow triplexes and quadplexes, but also just as conditional uses. The mapping of R4 is a step that will be handled in a separate ordinance, currently scheduled to be heard on Monday, March 29.

Conditional uses are allowed uses, but have to be approved by the city’s board of zoning appeals (BZA). Continue reading “Plex debate preview: “I would just ask everybody to come armed with patience.””

Bloomington planning department wraps up rezoning public sessions, sets up plan commission debate in early 2021

Last week, Bloomington’s planning staff hosted two more public sessions by video conference, about possible changes to the city zoning map as well as the text of the unified development ordinance (UDO).

The UDO was repealed and replaced last year amid an acrimonious community-wide debate. Proposed changes to the zoning map were expected this year, as some newly created zoning districts R4 (residential urban) and MS (mixed-use student) appeared only in the text, but not on the map.

Not necessarily expected was a reconsideration of the text, affecting which residential districts allow for duplexes, triplexes and four-plexes. That was a main point of friction last year.

Residents of older neighborhoods who opposed the idea of plexes as allowable uses where they live, question the re-introduction of the issue, just a year after the city council voted 6–2 against plexes, even on conditional use, in R1, R2 and R3 neighborhoods.

Part of the message from planning staff over the last few weeks of video conferences with the public has focused on the preliminary nature of these late-year information sessions.

“We are not even in the public hearing process yet at all,” said Jackie Scanlan, who’s development services manager for Bloomington’s planning department. She added, “We are just in an information gathering process. We put out ideas. We are taking feedback on those, so that we can craft a draft zoning map and text amendment.”

The timeline calls for a proposal to land in front of the plan commission in the second half of January and get consideration by the city council in late March. Continue reading “Bloomington planning department wraps up rezoning public sessions, sets up plan commission debate in early 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”