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BZA roundup: approvals for triplex, duplexes, school EV variance; JCBank sign appeal upheld
Summary
The Bloomington BZA on Feb. 26 approved a triplex proposal with tree‑replacement conditions, granted two duplex conditional uses (one with a required on‑site turnaround), approved a reduced EV‑charging requirement for Bloomington High School North, and upheld a JCBank appeal allowing façade signs above an architectural wing.
The Bloomington Board of Zoning Appeals concluded a full agenda Feb. 26 with a series of development approvals and one administrative appeal.
Value Built Inc. (case ZR2025‑12‑0115) — trees and triplex: The board approved a variance to permit removal of several trees to redevelop 614 North Grant Street as a triplex, subject to a condition requiring at least nine large‑canopy replacement trees to be planted and inspected. The Historic Preservation Commission had released demolition delay concerns, clearing the way for required sidewalk and mitigation work. The vote was unanimous.
H & E Rentals LLC / Eric Mastin (case ZR2025‑12‑0116) — duplex on South Henderson: After extensive neighborhood comment focused on parking and the nearby Allen Street Greenway, the board approved a conditional‑use request for a two‑unit duplex with up to six bedrooms total. The board added a condition directing the petitioner to work with staff to design an on‑site turnaround so vehicles would not be required to back onto the arterial street; the petitioner agreed to pursue permeable pavers and a turnaround solution. The approval passed unanimously.
Rusty Wampler (case ZR2025‑12‑0117) — duplex at 105 East Driscoll: The board approved adaptive reuse of an existing contributing house into a duplex with minimal exterior change and one required parking space accessed from the alley, adopting the staff‑recommended conditions. Neighbors attending the Bryant Park meeting supported the plan.
Monroe County School Corporation (case ZR2025‑12‑0119) — EV‑charging variance: MCCSC sought relief from a UDO trigger that would have required 11 dedicated EV charging stations for a relocated lot at Bloomington High School North. Petitioner Andy Knust and district construction director Sam Fleener told the board that infrastructure and billing costs — and the equity question of providing exclusive EV stalls at a single campus — make the full requirement impractical. The BZA approved a variance conditioning the project on installing a minimum of three EV charging stations on site (board vote 4–0).
JCBank administrative appeal (case ZR2026‑02‑0002) — façade signs allowed: JCBank appealed a staff determination that two proposed wall signs installed on a projecting architectural “wing” were located above the roof line and therefore in a prohibited location. The bank’s representatives argued the wing includes occupiable interior space and has its own roof/parapet; the board upheld the administrative appeal and allowed the bank to place the two signs on that feature.
What this means: Each of these approvals carries the specific conditions the board adopted on the record — from replacement tree plantings to driveway and turnaround requirements and a capped number of EV chargers — and those conditions must be met during permitting and construction.
