Bloomington Board of Zoning Appeals Meeting Summary - March 27, 2026

Note: The transcript of the meeting states it was called to order on Thursday, March 26, 2026, but the provided meeting timestamp is March 27, 2026. This summary uses the March 27 date as instructed.

The Bloomington Board of Zoning Appeals (BZA) met on March 27, 2026, to hear five petitions. The meeting began with roll call (members Ballard, Burrell, Throckmorton present) and approval of the minutes from February 26, 2026. Staff announced a change in agenda packet format to comply with accessibility standards, with links to staff reports, staff exhibits, and third-party exhibits. A discussion about incorporating an expedited agenda and potential time limit adjustments was deferred to the next meeting. One petition was continued.

Consent Calendar

• Minutes Approval: The minutes of the February 26, 2026 meeting were approved unanimously (3-0).
• Continuance: Petition ZR 2026-02-0004 (508 North Lincoln) was continued to the April 23, 2026 meeting by a unanimous vote.

Public Comments & Testimony

• 1205 South Rogers Street (Administrative Appeal and Variance): Casey Green, a certified pesticide applicator and member of MC Iris, spoke via Zoom on both petitions. She expressed concern about replacing grass with stone, noting that bare dirt or turf can act as impervious surfaces regarding runoff and fertilizer pollution. She suggested drought-tolerant landscaping alternatives such as buffalo grass or native plants, and cautioned against invasive ivy.
• Convention Center Signs: Randy Cassidy spoke in person in support of the signage package, emphasizing the importance of clear wayfinding for visitors and community safety.

Discussion Items

1. ZR 2026-01-0001 – 618 West Howe Street (Variances)

• Petition: Request for variances from rear setback and maximum impervious surface coverage for a single-family home in an R3 district. The project includes raising a shed roof and adding a second-floor addition with a patio.
• Staff Report: David Brents presented, noting the proposed impervious coverage of 52.9% exceeds the allowed 45%, but is within the range for a minimum lot size. Staff recommended approval.
• Petitioner: Kevin Potter, structural engineer, offered no additional presentation but answered questions.
• Decision: No public comments. The board voted unanimously (3-0) to approve both variances.

2. ZR 2026-02-0006 – 1205 South Rogers Street (Administrative Appeal)

• Petition: Appeal of staff’s determination that the decorative stone installed (1.5-inch river rock) did not meet the standard of washed stone 2 inches or larger.
• Staff Report: Staff argued the stone was smaller than the typical 2-2.5 inch standard used elsewhere, raising concerns about washout and aesthetic value.
• Petitioner: Josh Alley stated the stone was purchased as decorative river rock, matches stone used in nearby developments, and that he was unaware of the size requirement. He emphasized his efforts to improve the property and difficulty growing grass.
• Board Discussion: Members noted the lack of a formal definition in the UDO and the ambiguity of staff’s standard. Chair Ballard and member Throckmorton expressed that the ambiguity justified granting the appeal to avoid financial burden.
• Decision: Motion to approve the appeal passed unanimously (3-0), meaning the stone is considered decorative.

3. ZR 2026-02-0005 – 1205 South Rogers Street (Variance for Impervious Surface, Landscape, Ground Cover)

• Petition: Three variances to allow stone ground cover beyond permitted areas, resulting in 92% impervious coverage (up from approved 69%) and reduced landscape area.
• Staff Report: Staff recommended denial, finding no hardship and noting the stone is impervious per UDO definition (gravel). The stone replaced grass in areas where grass failed; all shrubs and trees remain.
• Petitioner: Josh Alley argued the stone is pervious, he tried to grow grass three times, and that the stone matches other properties. He said he did not think he was violating the code.
• Public Comment: Casey Green provided environmental commentary.
• Board Discussion: Members concluded that the UDO is clear on impervious surface definitions and that lack of knowledge does not constitute hardship. They denied all three variances, but noted petitioner would work with staff to bring the site into compliance, possibly reusing the approved decorative stone in allowed areas.
• Decision: Motion to deny all three variances passed unanimously (3-0).

4. ZR 2026-03-0008 – 1320 South Rogers Street (Conditional Use in Floodplain)

• Petition: Conditional use approval to allow driveways and structures within the floodplain for a five-building contractor’s yard on a 6.42-acre parcel in the Thompson Planned Unit Development.
• Staff Report: Eric presented that the development avoids the floodway, buildings are elevated two feet above the 100-year flood elevation, and compensatory storage ponds offset fill. Staff recommended approval with conditions.
• Petitioner: Dylan Reynolds, civil engineer, explained the project and compliance with floodplain regulations.
• Decision: No public comments. Board approved unanimously (3-0).

5. ZR 2026-03-0009 – Convention Center Campus (Sign Variances)

• Petition: Variances for three types of signage: freestanding directional signs, double-sided light pole signs, and a ground-mounted monument sign with digital reader board. Needed due to location in public right-of-way, sign dimensions, and electronic component restrictions.
• Staff Report: Jackie Scanlan recommended approval with conditions: the monument sign height not exceed 6 feet (reduced from proposed 7’5”), and the digital proportion reduced accordingly.
• Petitioner: Sarah Hempstead explained the signage aims to improve safety, unify the campus, and aid wayfinding.
• Public Comment: Randy Cassidy supported.
• Board Discussion: Members supported the request, noting the unique nature of the convention center campus.
• Decision: Motion to approve with conditions passed unanimously (3-0).

Key Outcomes

• Minutes approved (3-0).
• Continuance granted for ZR 2026-02-0004 (508 North Lincoln) to April 23, 2026.
• Variances approved for 618 West Howe Street (ZR 2026-01-0001).
• Administrative appeal granted for decorative stone at 1205 South Rogers Street (ZR 2026-02-0006).
• Variances denied for impervious surface, landscape area, and ground cover at 1205 South Rogers Street (ZR 2026-02-0005). Petitioner directed to work with city for compliance.
• Conditional use approved for 1320 South Rogers Street (ZR 2026-03-0008).
• Sign variances approved for convention center campus (ZR 2026-03-0009) with conditions: monument sign height limited to 6 feet and digital portion proportionally reduced.

Additionally, staff announced upcoming changes to the agenda format and expedited agenda procedures. Board members discussed potential revisions to public comment time (suggesting 3 minutes) and the need for an executive session to address decorum and public behavior, to be scheduled.