B-Line Station Breaks Ground

      Ground has been broken on the development project at the corner of Morton and Dodds. Developer and McDoel Resident Matt Press has received permission from the City of Bloomington to name the project B-Line Station. Site work will continue until late fall, with the first buildings beginning construction in Late September. The first home should break ground in late September and be completed by March of 2013. The commercial area at the north end of the project should be completed by June of 2013. The townhome building (now called Garden Green Townhomes) should break ground in early 2013 and be completed by that fall.

B-Line Station is a go!!

GOOD NEWS!! On June 20 the Bloomington City Council approved Neighborhood Solutions' proposal for the new B-Line Station which will be located on Morton Street between Dodds Street and Allen Street. According to the website the development will encompass 12 single family home sites, two 1000-1100 sq. ft. condos, three 510-525 sq. ft. micro-condos and four 2 bedroom apartments above 3100 sq. ft of commercial spaces, which may include a restaurant. McDoel Gardens resident Matt Press is a part of Neighborhood Solutions and was responsible for the hugely popular South Dunn Street addition in the Bryan Park neighborhood. For more detailed information about the project please visit the Neighborhood Solutions website here.  

Susie Johnson to speak at next association meeting

City of Bloomington Public Works Director Susie Johnson will speak at the next neighborhood association meeting. She will discuss current projects dealing with and affecting McDoel Gardens as well as answering questions from neighbors. This is a great opportunity for residents to bring concerns to the city's attention. Come join the discussion on June 7 at 6:30pm at the McDoel Baptist Church, 1008 S. Rogers Street. Please use lower west entrance.

Morton & Dodds project

Today the Herald Times reported: Development at 223 W. Dodds Street, along the B-Line Trail that includes single-family homes, condominiums, apartments and commercial space received a favorable recommendation Monday, May 7, from the Bloomington Plan Commission. The proposal calls for single-family homes to be built on 12 narrow lots, a five-unit condominium building and two mixed-use commercial buildings with a total of four second-floor apartments. The homes and the larger of the two commercial buildings will face the B-Line Trail and have sidewalk connections to it. McDoel Gardens resident and developer Matt Press said he hopes to attract a restaurant to the larger commercial building, which will resemble a circa 1900 clapboard-sided train depot. The smaller commercial structure will be built to look like a circa 1900 carriage house. The plans now to go the Bloomington City Council for its consideration. For more details on the project please follow this link to the May 7 Bloomington Plan Commission Agenda.

McDoel Switchyard Park Open House This Thursday, April 26.

The Bloomington Parks and Rec Department is looking for feedback and ideas from neighbors on the future McDoel Switchyard Park, as part of their master plan process. They will be hosting an open house this Thursday, in the City Council chambers at City Hall, in the Showers Building (401 N. Morton St.). Mid-day session: noon - 1:30 PM, Thursday, April 26th Evening session: 5:30 PM - 7 PM, Thursday, April 26th Future Opportunities to Contribute Ideas and Opinions:Wednesday, May 2nd, 10 AM - 2 PM, Senior Expo, Twin Lakes Rec Center May 12, May 19, June 2 or June 16, at the Bloomington Community Farmers' Market Monday, May 14th, 5 PM - 6:30 PM, at the Bloomington/Monroe County Convention Center The entire Switchyard Park planning process can be followed online, at www.switchyardpark.org.

Switchyard Update, bye bye Upland.

Sad news for McDoel Gardens, Upland Brewing has changed their plans for their new brewery and have decided not to move into the vacant building on Grimes lane next to the B-line trail. Instead they have decided to open shop on the far west side of Bloomington on Profile Parkway, west of Curry Pike. Doug Dayhoff, president of Upland Brewing was quoted as saying in the Herald Times, “My heart is still with the B-Line; the economics caused a change, we just got a better deal.” Upland plans to sell the building next to the B-line to Storage Express who plans on turning the property into indoor, climate controlled rental storage space.
Good news, the talks are underway for development plans for the 69 acre Switchyard Park surrounding the B-Line. On the list of factors is what to do with coal ash and cinders that blanket the park from its days as a railroad yard. The area will need to be tested for contamination levels and the city may need to remove the toxic soil. Another factor is the park lies in a flood plain. More public meetings are planned this spring and in August. The steering committee is confident that the park will go ahead as planned as soon as obstacles are dealt with.

For up to date information about the park go to http://www.switchyardpark.org

Image courtesy of Herald Times Online.

Summary of Plan Commission with Comments from Jack Baker

     Brian White is proposing a 19 lot subdivision on the lot at Morton and Dodds. The first hearing with Bloomington City Plan Commission was on Monday Aug 31. A second hearing and most likely a vote accepting or denying the project will be held on October 5^th. 

     Plan Commissioners heard from Mr. White and his local engineer. He wants to build 19 homes using several traditional designs including Queen Anne and Craftsman and place them on narrow lots, with all homes a short distance from, and facing, the phase II B-line trail. The homes would range in cost from about $170000 to $300000 and approximately 40% would be eligible for an affordable housing program that reduces the cost to a home buyer depending upon their income and family size.  

     Commissioners questioned all aspects of the project including density (number of homes), house spacing, materials and design, driveways, tree preservation and new tree plantings, and the extent of passive solar and the ‘green’ details. The Public questioned density and spacing of the homes, timing of the project, and tree preservation. The Planning staff questioned some of Mr. White’s project details including roof pitch, porch depth and building set-backs.

     My reading of the public commentary at the PC meeting and consensus at our last neighborhood meeting is most of the neighborhood is in favor of the project, with a few persons still concerned about the number of homes proposed for the property size. My reading of the Plan Commission is that it is also favorable to the project although there is some concern about the quality and density of the homes.

     While I too would rather see fewer homes on larger lots I believe it is not an option in this project – the developer considers it uneconomic to reduce the number of homes. But, if we can be assured the homes will be built with high aesthetic and material qualities I think the worry about density and closeness will be offset. As usual the recipe for a successful project is in the details. The Plan Commission staff noted all of our criticism at the Aug 31 meeting and is working with the developer to improve the proposal. For example we have asked that vinyl siding not be allowed as a building material (poor quality, lack of color range and paint holding), metal roofs be of a specific type, and roof pitch must be steeper. We are working on a commitment that the styles built will be true to the originals. 

This is the first project along the B-line trail and we need it to be a good one.

--Jack

Planned Construction Goes to Second Commission Meeting

The Planning Commission reviewed the proposed housing project (along Dodds & the B-line) that could have impact on McDoel Gardens neighborhood at their meeting on August 31.  The developers had hoped to bypass the need for a second hearing in order to begin construction this season.  As many details were not agreed upon, and several neighbors voiced concerns, the Commission voted to go to a second hearing.

You can still catch the broadcast of the Aug. 31 meeting on CATS local channel 12.  Click here for this week's schedule.

New Construction Project Goes to Plan Commission August 31

At our neighborhood meeting on August 13, developer Brian White presented information about a planned construction project that he hopes will go in south of Dodds Street along the future B-Line trail. The project would consist of many narrow homes ranging in size from 25' wide by 25' - 75' long. There will be a 5' space between the homes. The fronts would face the future B-line trail, and driveway access would be from the rear, via the paved area along the existing storage units.

The developers plan to use many eco-friendly building techniques and products, although some will be optional. Aesthetically, the homes will have varying traditional styles, as to reflect the surrounding neighborhood character. Also, 40-50% of the homes will be subsidized, allowing a greater range in affordability.

The project goes to the City of Bloomington Plan Commission on August 31, 2009, at 5:30 in Common Council Chambers in City Hall. The project will next have to go to City Council, likely in October. Attend and make your voice heard.