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BZA approves duplex and setback variance at 111 S. Jefferson with design and tree conditions
Summary
The board approved conditional use for a two‑unit duplex and a variance to set the building back 33.47 feet at 111 South Jefferson Street, conditioned on the project matching the approved design and planting two large street trees per the submitted plan.
The Bloomington Board of Zoning Appeals on Sept. 18 approved a conditional use and a front setback variance to permit a two‑unit dwelling (duplex) at 111 South Jefferson Street in the Green Acres neighborhood.
Senior zoning planner Jamie Kreindler presented the staff report. The 0.15‑acre parcel currently contains a detached single‑family residence; the petitioner proposes to demolish the existing house and construct a two‑story duplex with two three‑bedroom, three‑bath units, each with a separate exterior entrance facing Jefferson Street as required by the UDO. The site and surrounding properties are zoned Residential Small Lot (R3), with properties across the street zoned R4.
Kreindler said the petitioner revised the design after feedback from the Green Acres Neighborhood Association and moved the building farther back on the lot so it would better match the established block face. Because the revised plan sets the structure at 33.47 feet from the front property line rather than the 15‑foot build‑to line required by the UDO, the petitioner requested a variance. Staff recommended approval, finding the duplex design meets use‑specific standards for R3, that the variance would not be injurious to the neighborhood and that the strict application of the build‑to requirement would produce practical difficulties and a design inconsistent with the existing block face.
Todd Sackstetter, the petitioner, testified that he had met with neighbors and revised the design based on their input. The board received no public comment in chambers or online.
Board member Burrell moved to adopt the proposed findings and approve the conditional use and variance as submitted; the motion carried on roll call. The approval is limited to the design shown in the packet and requires planting two large street trees as depicted on the plan.
The petitioner may proceed with demolition and building permits subject to standard utility coordination with City engineering, utilities and Duke Energy for electrical service.
