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Redevelopment commission hires Flintlock to lead Hopewell South PUD design to expand housing capacity
Summary
The Bloomington Redevelopment Commission approved an agreement with Flintlock Ltd. to prepare a planned‑unit development and coordinated design for Hopewell South Blocks 9–10, a step staff say could increase housing capacity far beyond current R‑4 zoning limits.
The Bloomington Redevelopment Commission voted Nov. 3 to hire Flintlock Limited Co. to prepare a planned‑unit development (PUD) for Hopewell South Blocks 9–10 and to coordinate the PUD design process.
Why the PUD: staff told the commission that the site’s current R‑4 zoning would allow about 28 single‑family lots across the two blocks, while a thoughtfully designed PUD could enable substantially more housing — staff estimated a range between the mid‑80s and more than 100 units depending on design choices. The PUD process allows the RDC and planning authorities to write project‑level parameters (lot sizes, setbacks, right‑of‑way widths and similar standards) in a single unified document rather than pursuing many separate variances.
Agreement and scope: the commission approved a not‑to‑exceed professional fee for Flintlock to complete PUD design and related deliverables, including coordination with staff, design of streets and utilities within the PUD area, and work needed for plan commission and city council review. Staff said the broader Hopewell South program budget already included prior allocations for design and developer training and that the new agreement supplements that earlier work.
Timeline and next steps: staff is targeting the development review committee (DRC) on Dec. 2 for the PUD filing, plan commission review Jan. 12 (with a potential second hearing Feb. 9) and city council consideration Mar. 11. The commission directed staff to work with Flintlock on public outreach, PUD exhibits and any required plat or plat‑amendment filings.
Commissioners asked about the fee and whether previously appropriated funds remain; staff said portions of a previously allocated $300,000 work program remain unspent and the current contract is a separate, not‑to‑exceed fee that covers specific PUD deliverables.
No guarantees: approval of the design agreement does not commit the RDC to final project approvals, bond issues or construction; the PUD must still clear plan commission and city council review and any subsequent financing approvals.
