BZA approves tree and riparian relief but denies lot‑size and setback waivers for North Grove subdivision
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Summary
After hours of testimony from neighbors, the Bloomington Board of Zoning Appeals approved variances allowing tree‑remediation and limited riparian disturbance for the proposed North Grove subdivision at 2511 North Dunn Street, but denied relief for minimum lot area, lot width and side‑yard setbacks. The vote was unanimous.
The Bloomington Board of Zoning Appeals voted Feb. 26 to approve variances tied to tree preservation and riparian buffer disturbance for the proposed North Grove subdivision at 2511 North Dunn Street while denying petitioners’ requests to reduce minimum lot area, lot width and side building setbacks.
The board’s 4–0 vote approved staff findings that permit tree‑protection fencing and allow certain riparian‑buffer disturbances necessary to construct a street stub and stormwater detention, subject to conditions including a tree remediation plan. The board simultaneously adopted staff findings that there is a by‑right path through the city’s sustainable development incentives for the reductions in lot area and width, and therefore recommended denial of those bulk variances.
Jamie Krinley, senior zoning planner for the city’s Planning and Transportation Department, told the board the site contains high tree canopy and a riparian buffer that constrain development. Krinley said staff recommends approval of variances that protect environmental features while denying minimum‑lot‑area, lot‑width and setback variances because those reductions can be achieved through existing UDO incentives.
Petitioner Paul Pruitt said the design seeks to deliver 15 single‑family homes while protecting central stands of trees and providing a street connection planned to serve future development. “That’s the reason we’re seeking approval for 15 lots,” Pruitt said, adding the requirement to extend water and a street stub added roughly $300,000 in project costs.
Neighbors urged the board to deny the requested variances. Jessica Wilk, representing a neighborhood petition, said 236 unique petitioners representing 205 households had signed a petition opposing the variances. “We ask you to deny the requested variances and require a plan that honors the standards designed to protect current and future Bloomington neighborhoods,” Wilk said.
Julia Livingston, a longtime North Dunn Street resident, warned the project would remove mature trees that she described as part of an urban forest planted by a former owner and important to local biodiversity and stormwater protection. “This proposal would cut down 103 mature trees,” she said.
Board members said the staff recommendations struck a compromise between development and protection. The motion that passed instructed staff findings be adopted to approve variances for tree canopy preservation, tree‑protection fencing and riparian intermediate and fringe zone disturbance activities with the conditions listed in the staff report, and to deny the variances for minimum lot area, minimum lot width and minimum side building setback.
Next steps: the petitioner retains any remaining time from its presentation for further hearing if the matter proceeds to other city review; the adopted findings and conditions will be reflected in the written decision to be implemented as the project proceeds through permitting.
