[{"_1":2,"_122":-5,"_123":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74,86,98,110],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_46":47,"_48":49,"_50":51,"_52":53,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},"mediaId",5996098,"mediaKeyId","5854815-c2c134801b530c57bc1b1564fe367245","parentId",5854815,"title","Board approves Greystar redevelopment variances for 503 N. Rogers; project includes trail and affordable‑housing commitments","audioSeconds",0,"startMs",5304000,"endMs","viewUrl","/Search/View?dp=1&key=5854815-c2c134801b530c57bc1b1564fe367245&start=5304&end=5304","thumbnailUrl","https://assets.pipeline.soar.com/5854815-c2c134801b530c57bc1b1564fe367245/thumbnail_5304000.jpg","articleUrl","/articles/5996098/Bloomington-City/Monroe-County/Indiana/Board-approves-Greystar-redevelopment-variances-for-503-N-Rogers-project-includes-trail-and-affordablehousing-commitments","mediaUrl","https://secure.pipeline.soar.com/5996098-b0f033621b4c7c0a59000065a1766d93/orig.mp4?Expires=1771157625&Signature=fWI0QjKXRN1vZ6SvoJLcEUwZuB3~6vcF5poeJNiEz2mQDMW0VS3qUjZG99hp35RdXnW7c-XKhRc37zAQwvxZVrhmCFV19yoSP7sox0P8zXgLphxgmlKPScpvgopCMSM6dMWlfsSK4auCFCxwN8D4xR5XwCxmxatyiYf7gxCTodzMFS-Rx8lo1~Z8uDQFIdLTaLsOEml-TxsAziYbOlwaXR~qOo7~oUp6Brm-hWwK7~6SvOQy8~350JqtUBrRpuspLvP9l9jX0v9kzV1W07ADETTiS6F9B2ljlGjjOI9S09iUUHOg2u4ABKjEUnBs5HRYxd79JCtFsw-Xd~cifkQEfQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Bloomington, IN","date","2025-06-27T18:48:47Z","article","The Board of Zoning Appeals granted four variances for V‑21‑25, a conceptual multi‑building redevelopment proposed by Greystar for 503 North Rogers Street that will replace an existing scrap‑metal yard with a mixed‑use complex and a public multiuse trail connection to the Beeline and Reverend Butler Park.

Staff planner Gabriel Holbrow presented the petition and described the site’s unusual geometry, 5.4‑acre size and multiple frontages (Rogers, Ninth Street and Fairview). The petitioner requested four variances: (1) allow ground‑floor dwelling units in the Showers Technology character area (where ground‑floor residential is generally prohibited); (2) a front‑setback maximum variance because the property frontage and trail/drive occupy much of the Rogers frontage; (3) upper‑floor stepback variances because the proposed stepbacks occur above higher stories than the UDO prescribes; and (4) an adjustment to ground‑floor glazing requirements (20% glazing proposed at the Ground Floor in locations with residential frontage, where the UDO would otherwise require 40% glazing).

Greystar representatives emphasized the project will provide approximately 370 multifamily units, include roughly 3,000 square feet of retail/office near the Rogers entry, provide a publicly accessible multiuse trail connecting the Beeline to Reverend Butler Park, and pursue the UDO’s affordable‑housing and sustainability incentives. \"We believe this will be a sensitive, context‑aware redevelopment that also delivers housing and a public trail connection,\" petitioner representative Haley Vergatos said.

Staff recommended approval with conditions, noting that the project’s design achieves many UDO goals by other means — significant public trail access, streetscape improvements, canopy trees and stormwater upgrades — and that strict application of some facade and setback standards would create practical difficulties on a parcel with narrow frontage and irregular geometry. Staff also pointed out a 2023 variance previously granted for a different proposal on the site cannot be reused; the board must evaluate the current site plan and findings.

The board approved the requested variances subject to four conditions: (1) the project must achieve the UDO affordable‑housing incentive (or pay in‑lieu) as demonstrated in an approved site plan; (2) the site must provide a new, publicly accessible multiuse trail with an access easement as shown on the conceptual plan; (3) the variances are approved only for the buildings shown on the submitted conceptual site plan (future additions must comply with the UDO); and (4) building facades must conform to the submitted conceptual facade design, with minor changes allowed at Planning Department discretion. The motion carried unanimously on roll call.

Board members and staff discussed safety at the Beeline crossing and said the project will proceed to major site plan review and development‑review committee processes that will involve engineering, transportation and other departments before permits are issued. Greystar said construction would likely take about 24 months and that the developer expects to deliver on affordable‑housing and sustainability commitments in the site‑plan review process.

The approvals clear a path for the petitioner to finalize the site plan and proceed to detailed engineering, permitting and construction under the conditions the board imposed.","mediaType","Video","parentTitle","Bloomington Board of Zoning Appeals, June 26, 2025","oneSentenceSummary","The Board approved four variances allowing Greystar to pursue a multi‑building mixed‑use redevelopment at 503 North Rogers Street — including limited ground‑floor residences in the Showers Technology Character area — conditional on affordable‑housing and public‑access trail commitments and facade/material controls.","taxTitle","Bloomington City, Monroe County, Indiana","taxId",3535,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_46":80,"_48":81,"_50":82,"_52":83,"_54":55,"_56":57,"_58":84,"_60":61,"_62":63,"_64":85,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},5996103,"BZA approves easement variance so Parks can build multiuse trail through power‑line corridor",760,4515000,5275000,"/Search/View?dp=1&key=5854815-c2c134801b530c57bc1b1564fe367245&start=4515&end=5275","https://assets.pipeline.soar.com/5854815-c2c134801b530c57bc1b1564fe367245/thumbnail_4515000.jpg","/articles/5996103/Bloomington-City/Monroe-County/Indiana/BZA-approves-easement-variance-so-Parks-can-build-multiuse-trail-through-powerline-corridor","https://secure.pipeline.soar.com/5996103-cca6c1d68f0866eae1b141a806b45fa5/orig.mp4?Expires=1771157625&Signature=JlyhQ~2FaGAHPe1X6u8yr9ufG~JVvwDav08TxLiS8A5x1VpmccT3shdthY71nRoIgzoFVqSzW7V6G2XiDUa~6yHDop8snSgpqu9ZslnbL4HYf863E5kZi7BGD~8fnu1aI5JMj25XOMl1rcd-RiQiAEaF0CNw3yjLYYcY4G4-oUmnkutDXmwJ1HKd4EHUfHVoSoUeAbAifMItnB1tp69DlPT8uXbcqcZwV5aPtqwSO7-ldmT~14yrqWGD1XsHXVOVuEsY1vH09GoC6eaqtCmS8e130vfXgnkwsLOTGAhtIIDc1LisGsRweHhiGnQdIH3PJk1Iap92cSh4uqkYymhUhA__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Zoning Appeals approved a variance (V‑20‑25) requested by Bloomington Parks and Recreation to delay the UDO‑required platting and recording of multiple environmental easements while building a multiuse trail through a Duke Energy power‑line corridor on property owned by the Monroe County Board of Commissioners.

Planning staff explained the variance does not waive the UDO’s environmental protection standards; it only postpones the legal platting of tree‑preservation, karst, steep‑slope and riparian easements that would otherwise be required whenever land‑disturbing activity occurs on parcels with regulated features. \"The PROS project meets all of the environmental standards,\" staff said, and the trail alignment avoids karst features and steep slopes. Parks Director Rebecca Swift told the board the project will respect the 25‑foot setbacks from known karst topography and riparian corridors and will not remove protected closed‑canopy trees.

Staff recommended approval because requiring full easement surveys and legal descriptions at this time would be burdensome and could unduly encumber the site before a larger Monroe County‑led development is planned. The board approved the variance with two conditions: the variance does not relieve any future land‑disturbing activities from UDO requirements, and the approval is valid only for the proposed project as submitted.

Board members voted unanimously to approve the variance. Staff and Parks staff emphasized the decision is project‑specific and that future development of the county‑owned property would still need to provide required easements and conform to environmental standards.

Parks staff said the trail will create a public multiuse connection through the corridor and will include protections such as tree‑line fencing where construction activity falls within 10 feet of existing trees. Staff also said the project has been coordinated with Duke Energy and the county and is intended to be a long‑standing, publicly available trail connection.","The Board approved V‑20‑25, granting the City Parks request to temporarily waive the UDO requirement to plat multiple environmental easements for a multiuse trail project in a Duke Energy power‑line corridor; staff said no environmental standards were being waived and future development will still require easement platting.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_46":92,"_48":93,"_50":94,"_52":95,"_54":55,"_56":57,"_58":96,"_60":61,"_62":63,"_64":97,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},5996108,"BZA grants setback and sidewalk variances for duplex at 1215 N. Woodburn",960,3653000,4613000,"/Search/View?dp=1&key=5854815-c2c134801b530c57bc1b1564fe367245&start=3653&end=4613","https://assets.pipeline.soar.com/5854815-c2c134801b530c57bc1b1564fe367245/thumbnail_3653000.jpg","/articles/5996108/Bloomington-City/Monroe-County/Indiana/BZA-grants-setback-and-sidewalk-variances-for-duplex-at-1215-N-Woodburn","https://secure.pipeline.soar.com/5996108-2cf37ea9d87b23c4f948e828682c015d/orig.mp4?Expires=1771157625&Signature=YKjBaa-1pRxQNGdoqCs0a9I5fPEzcKuEN9Wv7~lQh3bPjPiV6LGfEp78pRazkDXJEFWH14gkkgg0ZI6P5LapI0NzUdcM835RNqkjlUeaUntIfoFqNNGeRnduu4fjydw2F2aq7-CLrr46I-bbgE3QirVXTMa~yzhhHeAKylTr6xVrdHkjKZGbnT~3OixnfTnoBJsX5NXNMf~HdhfkxeXAgT7Fsfj4CfeJ7PEE1OGWCEor-x6zyBi9pBOOszWGfQFIPkkapF0k-ByDo1bR3to7U6dh96crgTRC6Q4b2gMuXR6S4lTt29FlwvkcNUMcklKv5SUVh~llYfH~kZxCioPtKA__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Zoning Appeals approved variance petition V‑19‑25 from Lance and Gretchen Widener to allow construction of a two‑story duplex at 1215 North Woodburn Avenue that would include alley‑access parking and a waiver of the normal sidewalk/planting‑strip requirement along the short Kenwood frontage.

Zoning planner and GIS analyst David Brentez presented the staff report and recommended approval, saying the property’s narrow local street and the block’s low traffic made a determinant sidewalk variance appropriate. He described the parcel as 50 by 132 feet and explained that strict application of the front parking setback on both frontages would leave no room for surface parking; the petition proposes a 27‑by‑32 parking area accessed from the alley.

Architect Matt Ellenwood and owner Lance Widener presented the design and confirmed the units will be rentals. Ellenwood described two similar four‑bedroom unit plans with three bedrooms on the upper floor and one on the ground floor and said the design responds to surrounding two‑story development. Staff recommended and the board adopted findings that the narrow Kenwood Drive (one block less than 500 feet and low volume) constitutes a peculiar condition supporting the sidewalk variance.

The board approved the requested variances with three conditions: a building permit is required before construction, a recorded zoning commitment for the determinant sidewalk variance must be filed prior to permit issuance, and required street trees must be planted along both frontages (motion language specified trees spaced no more than 30 feet on center). The vote was unanimous in favor at roll call.

Staff noted the proposed new structure will meet required setbacks otherwise and will bring the property into greater dimensional compliance compared with the existing house. With the conditions, the project proceeds to the building permit and construction phases.","The board approved V‑19‑25, allowing a two‑story duplex at 1215 North Woodburn with a reduced front‑parking setback and a determinant sidewalk variance; conditions require permits, a recorded zoning commitment for the sidewalk variance, and street trees.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_46":104,"_48":105,"_50":106,"_52":107,"_54":55,"_56":57,"_58":108,"_60":61,"_62":63,"_64":109,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},5996112,"BZA denies variance to convert downtown storefront into ground‑floor residences",2418,1234000,3652000,"/Search/View?dp=1&key=5854815-c2c134801b530c57bc1b1564fe367245&start=1234&end=3652","https://assets.pipeline.soar.com/5854815-c2c134801b530c57bc1b1564fe367245/thumbnail_1234000.jpg","/articles/5996112/Bloomington-City/Monroe-County/Indiana/BZA-denies-variance-to-convert-downtown-storefront-into-groundfloor-residences","https://secure.pipeline.soar.com/5996112-0a3e9705b20bd0321677cdab680a2c51/orig.mp4?Expires=1771157625&Signature=aIvnaYxutPxZ8T3MLRTE-qIl2g45ctZmbhdx6ew7aUBJSVwJd4E8R5jP7c-Y45XimIhivMjpZKx~snvITVbkFJ5f2jrDWcAa0fzgD7gYlBtdwCvdWULQSk5yLswkv8DErM23DIOQq964-6TFq-RZn7cjdxo39JjHY-yl4ohrxVIn4nzetbnHiwaSDbRMFplzP63NPkSs0DJebvly-tpjZ~BGVoHHSaziLSQYus4s9pGDx0tNQyDXI1h6UhhW~BaK66dd8COR9akn6txqQx5-J3f6JiY9PXg-qXdqZPRf~aLV8-VWhGjwgeRqNZ9tkmw75btD7giWPVsQT7tu5VoAnw__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Zoning Appeals voted to deny variance petition V‑11‑25 from Smith and Hayes Properties LLC, which sought permission to create ground‑floor dwelling units within the first 20 feet of the building frontage at 300 West Sixth Street in the downtown core overlay.

Development Services Manager Eric Gruelig summarized the petition and the board’s earlier review of a related request in 2023. He said the UDO requires findings that a property has a unique hardship \"that is not created by the petitioner\" before a variance can be granted. Staff recommended denial, saying the altered interior had been created by prior unpermitted work and that other spaces in the building could accommodate residential uses without needing relief from the UDO.

Petition representatives — including Bill Beggs and architect Doug Bruce — told the board they had attempted to lease the Ground Floor as commercial space for roughly three years without success and that they had a letter of intent from an arts organization to display work in a narrow display zone fronting Morton Street. They argued the building’s constraints, historic entrance configuration and utility locations created practical difficulties. \"We have tried to address the planning staff's concern for the pedestrian experience within the confines of the conditions that this particular property imposes on us,\" Beggs said.

Board members questioned whether the petition represented a self‑imposed hardship: staff said a contractor had begun residential work without permits and that the owner stopped after the city noticed the work. Several members noted that the downtown mixed‑use overlay intends active, pedestrian‑oriented ground‑floor frontage; the UDO requires 50% ground‑floor commercial in the building overall and 20‑foot setbacks to support that pedestrian emphasis.

After discussion, a motion to adopt staff findings and deny the variance carried on roll call. The recorded votes were in the affirmative for denial by the members present. The transcript records the board’s final action as denial of V‑11‑25.

Petitioners told the board they had spent years and money attempting to lease the storefront and that the alternative — leaving the space empty — had significant financial cost to them. The board did not adopt alternate findings to permit the requested use under the UDO.

The denial means the Ground Floor must remain configured to comply with downtown standards for ground‑floor nonresidential uses unless the applicant returns with new evidence, a different design, or a future UDO change.","The Board denied V‑11‑25, a variance request from Smith and Hayes Properties LLC to allow ground‑floor dwelling units in the downtown mixed‑use core; staff and board cited lack of a property‑specific hardship and concerns about street‑level pedestrian experience.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_46":116,"_48":117,"_50":118,"_52":119,"_54":55,"_56":57,"_58":120,"_60":61,"_62":63,"_64":121,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},5996118,"Board approves duplex at 717 S. Henderson after neighborhood review",953,254000,1207000,"/Search/View?dp=1&key=5854815-c2c134801b530c57bc1b1564fe367245&start=254&end=1207","https://assets.pipeline.soar.com/5854815-c2c134801b530c57bc1b1564fe367245/thumbnail_254000.jpg","/articles/5996118/Bloomington-City/Monroe-County/Indiana/Board-approves-duplex-at-717-S-Henderson-after-neighborhood-review","https://secure.pipeline.soar.com/5996118-e11f76a0becda5b4a8d4d67a600e5bbe/orig.mp4?Expires=1771157625&Signature=aW5ZFH1wB2IhB2ohtNPPnTIZ-pKFZzz3ZAQXUYAali~GtSJJngwaiQaqzPWy41dPIXBuL49m0WUZQH4ItQcHV-3XACqAHwd6BVRbxcAkNODw7z24niyuhdrxtSsQNA8zIhJY8z4yeHJhAT8xUF49DoyjRKaqArMed9E14TCuY8Ky7huj1oUeeJeRx3M9ojuuyniNNNix4SpzaWiJPqLENMsyHYKvK4eskPVOvfjd6I6yh0Y2sDBzwiY~eXCKhkuHPptGqEgDWcPSin3rk-f9DD3yMYS5zipHt3QX2z8~yUiE58S7mGBTvcOcdUSJb0a~JfkK73uckQwvj~CY7LV8Lg__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Zoning Appeals voted to approve conditional-use petition CU‑24‑25 from North College Partners LLC to replace an existing single‑family home at 717 South Henderson Street with a two‑unit duplex.

Staff presented the project as compliant with the Unified Development Ordinance (UDO) and the comprehensive plan’s infill housing goals. \"The petition meets all of the requirements within the UDO,\" Development Services Manager Eric Gruelig said during the staff report. The board adopted the staff findings and approved the petition with the three conditions listed in the staff report.

The petition would remove the existing residence on the lot and construct a duplex oriented toward Henderson Street. The proposed building follows the UDO's duplex design standards — porch incorporation, roof slope, and parking orientation — and provides a 20‑by‑20 off‑alley parking pad, the maximum pad the UDO allows when alley access is used. Staff noted the UDO requires a minimum of one parking space for this use.

Neighbors and the neighborhood association raised questions about parking capacity and the adjacent conservation easement. \"Parking in that area is already very constrained,\" Eric Oest, president of the Elm Heights Neighborhood Association, told the board during public comment, citing the UDO's low parking minimum and the three‑bedroom unit layouts proposed. Tom Swinford, Land Preservation Director at Sycamore Land Trust, participated in the applicant's neighborhood meeting and the staff report noted the lot immediately south of the site is held in a conservation easement. The petitioner said the lot lines were adjusted so the conservation easement would remain on its own lot and would be left undisturbed.

The board’s approval includes the three staff conditions in the packet (installation of required street trees, provision of the new sidewalk along the property frontage, and any standard conditions contained in the staff report). The petitioner and staff also confirmed that the parking layout is constrained by the UDO’s alley‑access rules and that additional pad space would require a variance.

Board members had no further conditions beyond staff’s recommendations and called the roll; the vote was recorded as affirmative by all members present, and the petition passed.

The project will return only if changes are proposed; otherwise the applicant will move forward to secure building permits and implement the required street‑tree and sidewalk improvements.","The Board of Zoning Appeals approved conditional-use CU-24-25 to allow a two-unit duplex at 717 South Henderson Street, subject to three staff conditions including required street trees and a new sidewalk; neighbors raised parking and conservation-easement concerns but the petition met UDO standards.","actionData","errors"]

Article not found

Board approves Greystar redevelopment variances for 503 N. Rogers; project includes trail and affordable‑housing commitments

BZA approves easement variance so Parks can build multiuse trail through power‑line corridor

BZA grants setback and sidewalk variances for duplex at 1215 N. Woodburn

BZA denies variance to convert downtown storefront into ground‑floor residences

Board approves duplex at 717 S. Henderson after neighborhood review