Bloomington's process to amend the local zoning code via its Unified Development Ordinance (UDO) was greeted with agreement and compromise Wednesday night.
Although some UDO deliberations over the last few months have caused division at times between the city and the public, and even amongst elected officials, Amendment 2 spawned a level of understanding when it came to allowing duplexes in residential areas.
Councilmembers Jim Sims and Isabel Piedmont-Smith co-sponsored Amendment 2. The measure switches duplexes from permitted (by-right) use to conditional use in zoning districts R1-R3, also known as the core neighborhoods.
"I believe this is more of a middle ground position between the elimination of duplexes and by-right use," said Sims.
By-right use means a developer or real estate investor could build a duplex, or convert an existing home into one, by writing a petition to the city's planning department. From there, the city would have to accept that petition if it meets the standards set in the UDO.
But by changing duplexes to conditional use, it means that same developer would have to appear before the city's Board of Zoning Appeals (BZA) for a public hearing, and also contact the local neighborhood association before being approved.
"The conditional use process allows another layer of review and allows another opportunity for voices to be heard," said city planning services manager, Jackie Scanlan.
The city originally recommended duplexes as conditional in its proposal to the Plan Commission earlier this year, but a majority of plan commissioners voted in favor of changing duplexes to by-right instead.
A portion of the city council still does not support legalizing duplexes in the core neighborhoods, but they do support the reversal back to conditional use.
"I’m vehemently opposed to duplexes throughout R1, R2 and R3, but presented with a choice, conditional is incrementally better. It makes a little difference in the outcome," said councilmember Dave Rollo.
Rollo, along with colleagues Susan Sandberg, Ron Smith and Sue Sgambelluri, voted in favor of Amendment 1 earlier this week, which would have disallowed duplexes in the neighborhoods completely.
Amendment 1 was ultimately struck down by the other five councilmembers who said they support duplexes as a means of creating more equitable and affordable living within the core neighborhoods.
Wednesday night's vote on Amendment 2 to make duplexes conditional passed unanimously.
City council will continue its review of UDO changes Thursday night by considering three more amendments:
Amendment 3: Places a 150-foot buffer around a duplex dwelling in the R1, R2, and R3 zoning districts. It also limits the total number of duplexes to not exceed more than 10 each year.
Amendment 4: Changes the number of bedrooms allowed in a duplex from a total of six (three in each unit) to two (one in each unit). It also adds a third tier of projects that would qualify for incentives under the Affordable Housing Incentive section.
Amendment 5: Adds some requirements for neighborhood vehicle parking.
"That one [Amendment 5] puts some more 'conditional teeth' in assisting the neighborhoods in some of their biggest concerns about overcrowding, overoccupancy and the issues that may cause with traffic, congestion and parking," said councilmember Sandberg.
Sandberg said Amendment 5 is still in the process of being drafted, but she said it will be ready for Thursday night's meeting.
The meeting will be held virtually on Zoom at 6:30 p.m.
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