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Bloomington City Zoning Code

ARTICLE IV

Residential District Regulations

§ 44-401 [Ch. 44, 4-1] Purpose and intent.

A. 
R-1A Single-Family Residence District. The R-1A Residence District is intended to provide for the establishment of areas characterized by large lot single-family dwelling units for occupancy by families, and related recreational, religious, and cultural facilities that serve the immediately surrounding residents, as well as those living in the district. The R-1A district provides for approximately two dwelling units per acre.
B. 
R-1B Single-Family Residence District. The R-1B Residence District is intended to provide primarily for the establishment of areas characterized by moderate sized lots and single-family detached dwelling units for occupancy by families. In addition to these dwelling units, related recreational, religious, and cultural facilities intended to serve the immediately surrounding residents are allowed where such facilities are found to be compatible with surrounding residential development. The R-1B district allows densities of up to approximately six dwelling units per acre.
C. 
R-1C Single-Family Residence District. The R-1C Residence District is intended to provide primarily for the establishment of areas of higher density single-family detached dwelling units while recognizing the potential compatibility of two-family dwelling units as special uses. Densities of approximately eight dwelling units per acre are allowed. This district may be applied to newly developing areas as well as the older residential areas of the City where larger houses have been or can be converted from single-family to two-family residences to extend the economic life of these structures and allow the owners to justify the expenditures for repairs and modernization.
D. 
R-1H Single-Family Manufactured Home Residence District. The R-1H Single-Family Manufactured Home Residence District is intended to allow primarily for the establishment of a manufactured home subdivision wherein individual lots are provided for ownership. Densities of approximately eight dwelling units per acre are allowed. Manufactured homes are to be placed on permanent foundations.
E. 
R-2 Mixed Residence District. The R-2 Residence District is intended to accommodate development characterized by a mixture of housing types at a high single-family and a low multiple-family dwelling unit density. Densities of up to approximately 13 dwelling units per acre are allowed. This district allows for the conversion of dwelling units in older residential areas of mixed dwelling unit types in order to extend the economic life of these structures and allow owners to justify expenditures for repairs and modernization and serves as a zone of transition between lower density residential districts and residential districts that permit greater land use intensity and dwelling unit density.
F. 
R-3A Multiple-Family Residence District. The R-3A Residence District is intended to facilitate the development of residential districts for primarily multiple-family dwelling units which may generally serve as a zone of transition between nonresidential districts and residential districts of more moderate density. This district is further intended to provide for the needs of persons desiring multiple-family dwelling units at densities from 12 to 29 dwelling units per acre.
G. 
R-3B Multiple-Family Residence District. The R-3B Residence District is intended to allow for increased neighborhood density through the development of small-lot single-family housing, townhomes, duplexes, and multifamily complexes, while being supportive of the overall historic character of the neighborhoods to which it is applied and the preservation of historic structures. The district allows for a maximum density of 70 dwelling units per acre and may be applied to areas best suited for such intense residential usage, principally on the fringes of the Bloomington Central Business District. It may also be applied to other areas in the City where comparable physical arrangements of land uses are present.
H. 
R-4 Manufactured Home Park District. The R-4 Manufactured Home Park District is intended to provide for the establishment of manufactured home parks wherein manufactured home stands or pads are provided in a safe, sanitary, and economical manner in conformance with the Manufactured Home Park Ordinance, Chapter 43 of the Bloomington City Code, 1960, as amended.
I. 
R-D Downtown Neighborhood Residence District. The R-D Downtown Neighborhood Residence District is intended to accommodate primarily residential areas adjacent to Bloomington's Central Business District characterized by a mixture of housing types and scales, including large and small lot single-family detached and attached homes as well as low-intensity multifamily buildings. New development and redevelopment in the district is intended to be supportive of the overall historic character of the area and prioritize the preservation of historic structures. This district allows for the conversion of single-family detached properties to multifamily or office uses to preserve the integrity of historic structures and extend their economic life by allowing owners to justify expenditures for repairs and modernization.
[Added 2-8-2021 by Ord. No. 2021-5]

§ 44-402 [Ch. 44, 4-2] Residential districts - permitted and special uses.

[Amended 2-8-2021 by Ord. No. 2021-5; 10-24-2022 by Ord. No. 2022-99; 3-25-2024 by Ord. No. 2024-015; 9-23-2024 by Ord. No. 2024-076; 9-8-2025 by Ord. No. 2025-064; 9-8-2025 by Ord. No. 2025-065]
Refer to Article XVI, Definitions, for clarity on the uses listed.
A. 
Land uses. Uses are allowed in the Residential Districts in accordance with Table 402A. The following key is to be used in conjunction with the Use Table.
(1) 
Permitted uses. A "P" indicates that a use is considered permitted within that district as of right subject to compliance with all other requirements of this Ordinance.
(2) 
Special uses. An "S" indicates that a use is permitted, though its approval requires review by the City Council as required in Article XVII, subject to compliance with all other requirements of this Code and contingent upon conditions of approval which may be imposed by the City.
(3) 
Uses not permitted. A blank space or the absence of the use from the table indicates that the use is not permitted within that district.
(4) 
Use regulations. Many allowed uses, whether permitted by right or as a Special Use, are subject to compliance with Article XVII.
(5) 
Unlisted uses. If an application is submitted for a use not listed, the Zoning Enforcement Officer shall make a determination as to the proper zoning district and use classification for the new or unlisted use. If no permitted or special use is similar in character, intensity, and operations to that of the proposed use, a text amendment may be initiated pursuant to Article XVII to establish parameters for permitting such use within the City of Bloomington.
(6) 
Minimum lot width. Minimum lot width, as used in the tables below, refers to a "Zoning Lot" or the size of an area that can accommodate structures and associated setbacks, not an ownership construct. Upon subdivision, multiple "Lots of Record" may be included in the zoning lot that governs the use and buildability of property.
B. 
Allowed Uses Table.
Table 402A: Residential Districts - Permitted and Special Uses
R-1A
R-1B
R-1C
R-1H
R-2
R-3A
R-3B
R-4
R-D
Reference
Agricultural
Urban Agriculture
S
S
S
Urban Garden
P
P
P
P
P
P
P
RESIDENTIAL
Household Living
Dwelling, Single-Family
P
P
P
P
P
P
P
P
Dwelling, Single-Family Attached
S
P
P
P
§ 44-1046
Dwelling, Two-Family
S
S
P
P
P
P
§ 44-1046
Dwelling, Multiple-Family
S
P
P
P
Dwelling, Multiple-Family Conversion (2 units)
S
P
§ 44-1040
Dwelling, Multiple-Family Conversion (3+ units)
S
S
§ 44-1040
Manufactured Homes
P
P
Mobile Homes
P
Live/Work Unit
S
S
Protective Housing
P
P
P
P
P
P
P
Group Living
Agency Supervised Homes
P
P
S
S
S
§ 44-1019
Agency-Operated Family Homes
P
P
P
P
P
P
P
P
§ 44-1019
Agency-Operated Group Homes
S
P
P
S
§ 44-1019
Convents, Monasteries
S
S
P
P
§ 44-1019
Dormitories
S
S
P
S
§ 44-1019
Group Homes for Parolees
S
S
S
S
S
S
S
S
S
§ 44-1019
Assisted-Living Facilities
S
S
S
§ 44-1019
Boarding and Rooming Houses
S
S
P
S
§ 44-1019
Protective Shelter
P
P
P
P
§ 44-1047
INSTITUTIONAL
Education
Pre-schools
S
S
S
S
S
S
S
S
Government
Government Services and Facilities
P
P
P
P
P
P
P
P
Police Stations, Fire Stations
P
P
P
P
P
P
P
P
Religious
Place of Worship
S1
S1
S1
S1
S1
S1
S1
S1
S1
Cemetery and Columbarium
S
S
S
S
S
S
S
S
S
§ 44-1010
Other Institutional, Cultural
Clubs and Lodges
S
S
Food Pantry
S
S
§ 44-1018
RECREATIONAL
Country Clubs, Golf Clubs, Golf Courses
S
S
S
S
S
S
S
S
S
§ 44-1012
Community Center
S
S
S
S
§ 44-1013
Parks and Recreation Facilities
P
P
P
P
P
P
P
P
P
Swimming Clubs
S
S
S
S
Swimming Pools, Community
S
S
S
S
S
S
S
S
S
§ 44-1032
COMMERCIAL
Entertainment and Hospitality
Sports and Fitness Establishments
S
P2
S
P2
§ 44-1013
Community Reception Establishments
S3
S3
S3
S3
§ 44-1014
Lodging
Bed-and-breakfast Establishments
S
S
S
§ 44-1007
Offices
Office Conversion
S
§ 44-1041
Medical or Dental Office or Clinic
P2
S
§ 44-1024
Materials Testisng Facility
S
S
Medical Laboratory Facility
S
S
Personal Services
Clothing Care: Tailor, Dry Cleaning, Coin Laundry, Shoe Repair, etc.
P2
S
Personal Care: Barber Shop, Beauty Salon, Day Spa, etc.
P2
S
P2
Day-care centers
S
S
S
S
S
S
P
S
P2
Retail and Service
Drug Stores and Pharmacies
P2
S
S
Grocery Stores, Supermarkets
S
S
S
Retail Sales, General
P2
S
Restaurants
P2
S
Speciality Food Shops
P2
S
INDUSTRIAL
Utilities
Public or Private Utility Facility, Minor
P
P
P
P
P
P
P
P
Private Solar Energy Conversion Facilities
P
P
P
P
P
P
P
P
§ 44-1031
Wireless Communication Facilities
S
S
S
S
S
S
S
S
§ 44-1037
Notes:
1.
Maximum permitted height is 45 feet or three stories, whichever is lower.
2.
Must be as part of mixed-use development, or becomes special use.
3.
Premises must be an owner/operator-occupied residential building of historic architectural significance located on a lot in an S-4 Historic Preservation District and suitable to be used as a "place of assembly" defined herein.

§ 44-403 [Ch. 44, 4-3] Residential bulk and site standards.

[Amended 2-8-2021 by Ord. No. 2021-5; 9-8-2025 by Ord. No. 2025-064; 9-8-2025 by Ord. No. 2025-065]
A. 
Site dimensions table. All development in Residential Districts District must comply with the requirements in Tables 403A through 403D and Diagram 403A unless otherwise expressly stated.
Diagram 403A
044 Lot Characteristics and Site Design(2).tif
Table 403A: Bulk and Site Standards R-1 Districts
District
Lot Characteristics
Site Design
Development Intensity
Min. Buildable Lot Width
(W)*
Min. Buildable Lot Area
(square feet)*
Front Yard
(F)
Side Yard
(S)
Rear Yard
(R)
Max. Building Height
Min.
Min.
Min.
Feet
Stories
R-1A
125 feet
22,500
40 feet
16 feet
40 feet
35 feet
2.5
R-1B
70 feet
7,000
30 feet
6 feet
30 feet
35 feet
2.5
R-1C
50 feet
5,400
25 feet
6 feet
25 feet
35 feet
2.5
R-1H
50 feet
5,400
25 feet
6 feet
25 feet
35 feet
2.5
Notes:
*
May include multiple Lots of Record, according to a subdivision.
Table 403B: Bulk and Site Standards R-2 District
District
Lot Characteristics
Site Design
Development Intensity
Min. Buildable Lot Width
(W)*
Min. Buildable Lot Area
(square feet)*
Front Yard
(F)
Side Yard
(S)
Rear Yard
(R)
Max. Building Height
Min.
Min.
Min.
Feet
Stories
R-2
Detached Residential1
50 feet
6,600
25 feet
6 feet
25 feet
35 feet
3
Attached and Multi-Residential2
75 feet
7,000
25 feet
6 feet
25 feet
35 feet
3
Other Uses
50 feet
7,000
25 feet
6 feet
25 feet
25 feet
2
Notes:
*
May include multiple Lots of Record, according to a subdivision.
1.
Includes single-family and two-family stacked structures.
2.
Includes single-family attached, two-family side-by-side, and multiple-family.
Table 403C: Bulk and Site Standards R-3 Districts
District
Lot Characteristics
Site Design
Min. Buildable Lot Width
(W)*
Min. Buildable Lot Area
(square feet)*
Front Yard
(F)
Side Yard
(S)
Rear Yard
(R)
Max. Building Height
Min.
Min.
Min.
Feet
Stories
R-3A
Detached Residential1
50 feet
6,600
25 feet
6 feet
25 feet
40
3
Attached and Multi-Residential2
70 feet
7,000
25 feet
10 feet
25 feet
48
4
Other Uses
70 feet
7,000
25 feet
10 feet
25 feet
48
4
R-3B
Detached Residential1
60 feet
5,000
20 feet
6 feet
25 feet
45
3.5
Attached and Multi-Residential2
60 feet
5,000
20 feet
Min. 9 feet or 1/3 of building height for buildings > 3 stories
25 feet
803
6
Other Uses
60 feet
7,000
20 feet
Min. 9 feet or 1/3 of building height for buildings > 3 stories
25 feet
803
6
Notes:
*
May include multiple Lots of Record, according to a subdivision.
1.
Includes single-family and two-family stacked structures.
2.
Includes single-family attached, two-family side-by-side, and multiple-family
3.
Adjacent to any parcel improved with a single family or two-family dwelling unit, the maximum permitted height is reduced to 65 feet or four stories, whichever is lower.
Table 403D: Bulk and Site Standards R-4 District
District
Lot Characteristics
Site Design
Development Intensity
Min. Lot Width
(W)
Min. Lot Area
(square feet)
Front Yard
(F)
Side Yard
(S)
Rear Yard
(R)
Min. Lot Area per Dwelling Unit
(square feet)
Max. Building Height
Min.
Min.
Min.
Feet
Stories
R-4
40 feet
4,100
10
5
5
—
25 feet
2
B. 
R-D District.
(1) 
Lot characteristics.
(a) 
Minimum lot width for lots on block fronts with three or fewer front-facing parcels. The minimum lot width shall be calculated as the average of the front-facing lot widths along the opposite side of the street and on the same block, or as the average of the lot widths along the same side of the street and on the adjacent block, whichever is lesser. The widest and narrowest lot widths shall be eliminated in the making of the computation.
(b) 
Minimum lot width for lots on block fronts with four or more front-facing parcels. The minimum lot width shall be calculated as the average of the lot widths of front-facing lots along the same side of the street and on the same block, or 30 feet, whichever is greater. The widest and narrowest lot widths shall be eliminated in the making of the computation.
(c) 
Minimum lot area for lots on block fronts with three or fewer front-facing parcels. The minimum lot area shall be calculated as the average of the lot areas of front-facing lots along the opposite side of the street and on the same block, or as the average of the lot areas of front-facing lots along the same side of the street and on the adjacent block, whichever is lesser. The smallest and largest lot areas of the parcels shall be eliminated in the making of the computation.
(d) 
Minimum lot area for lots on block fronts with four or more front-facing parcels. The minimum lot area shall be calculated as the average of the lot areas of the front-facing lots along the same side of the street and on the same block, or 4,500 square feet, whichever is greater. The smallest and largest lot areas of the parcels shall be eliminated in the making of the computation.
(e) 
Minimum lot area per multifamily unit. The minimum lot area per multifamily unit shall be 1,000 square feet.
(2) 
Site design.
(a) 
Front yard for lots on block fronts with three or fewer front-facing parcels. The required front yard setback shall be calculated as the average of the existing front yard setbacks as measured from the front lot line to the principal structure, excluding permitted encroachments as detailed in § 44-904, along the opposite side of the street and on the same block or along the same side of the street and on the adjacent block, whichever is lesser. The shortest and longest setbacks shall be eliminated in the making of the computation.
(b) 
Front yard for lots on block fronts with four or more front-facing parcels. The required front yard setback shall be calculated as the average of the existing front yard setbacks as measured from the front lot line to the principal structure, excluding permitted encroachments as detailed in § 44-904, along the same side of the street and on the same block. The shortest and longest setbacks shall be eliminated in the making of the computation.
[1] 
Through lots. Shall provide the required front yard on both streets.
(c) 
Rear yard. A rear yard shall have a depth of not less than 15% of the depth of the lot or 25 feet, whichever is greater.
(d) 
Side yards. The required minimum side yard setback shall be 10% of the lot width or five feet, whichever is greater, and the minimum required combined side yard setback shall be 25% of the lot width, or 10 feet, whichever is greater as measured to the exterior wall of the structure.
(3) 
Development intensity.
(a) 
Maximum building coverage: 45%.
(b) 
Maximum building height: 45 feet or four stories.

§ 44-404 [Ch. 44, 4-4] General standards.

[Amended 10-26-2020 by Ord. No. 2020-69; 4-28-2025 by Ord. No. 2025-034; 7-28-2025 by Ord. No. 2025-048]
A. 
On-site development standards. See Article IX, General Provisions, for various on-site development standards such as exterior lighting requirements, permitted encroachments, accessory uses and structures.
B. 
Transition. In addition to the requirements of Article IX and § 44-403, the following regulations apply to residential front yards.
(1) 
Where lots comprising 50% of a block frontage in a residence district are improved with buildings, the required front yard shall be the average of front yard depths of residences on each developed site on the block frontage. For the purposes of this section, a traffic control device, block numbering system or street curve in excess of a 45° angle may be considered as a line of demarcation.
(2) 
In addition to the minimum requirements of the underlying zoning district, lots rezoned to the R-3A, R-3B and R-4 District that are adjacent to a lot in the R-1A, R-1B, R-1C, R1-H or R-2 District shall provide additional transitional front, side and rear yards equivalent to half of the difference between the required yard of the subject property and of the required yard of the adjacent district. See the example in Figure 404B.
Figure 404B
C. 
Use provisions. See Article X, Use Provisions, for standards governing permitted and special uses.
D. 
Off-street parking and loading. See Article XII, Off-Street Parking and Loading, for standards governing off-street parking and loading. In addition to the requirements of Article XII, the following regulations apply to residential driveways.
(1) 
Required off-street parking spaces for residential uses shall be located on the same lot as the use requiring such parking or on an adjoining lot. Except as provided in Subsection C(2) below, required off-street parking spaces in residence districts shall be located on the same lot as the use requiring such parking.
(2) 
Off-street parking spaces shall be located as follows:
(a) 
All new and approved off-street parking spaces and driveways shall be located at least three feet from any side lot line. All legal nonconforming driveways may be reconstructed, but not expanded, at their existing location.
(b) 
In the R-1A, R-1B, R-1C, R-1H, and R-2 Districts, no off-street parking shall be permitted in the front yard except on approved driveways of single-family, two-family, and attached single-family dwelling units. On driveways leading to only one legal off-street parking space, the parking of no more than two cars side-by-side is allowed only under the following conditions:
[1] 
The driveway must be paved;
[2] 
The width of the driveway approach and the driveway at the sidewalk must be a minimum of 16 feet and shall not exceed 24 feet. The required width shall be maintained to a sufficient length to allow parking of cars on private property. Existing driveways less than 16 feet wide may be flared to the required width and length without widening the driveway approach only if plans are approved by the Director of Development Services.
[3] 
Parked vehicles shall not overhang or extend over public sidewalks.
(c) 
In all other districts, off-street parking spaces shall only be permitted on approved driveways in the required front yards, unless otherwise provided by this Zoning Ordinance.
E. 
Landscaping. See Article XIII, Landscaping and Screening, for standards regarding landscaping and screening.
F. 
Signs. See Article XIV, Signs, for standards governing the type, placement, size, and scale of signs.

§ 44-405 [Ch. 44, 4-5] Development standards applicable to residential districts.

[Amended 10-26-2020 by Ord. No. 2020-69; 10-24-2022 by Ord. No. 2022-99]
A. 
New construction in R-D District.
[Added 2-27-2023 by Ord. No. 2023-19]
(1) 
The main entrance to the dwelling shall face the primary street.
(2) 
New construction shall be similar in mass and character to abutting properties, including roof pitch, eaves, building materials, windows, trim, color, and landscaping.
(3) 
Quality materials. Exterior building materials shall be traditional, time- and weather-tested materials and techniques, such as but not limited to masonry, stone veneer systems, stucco, precast panels with inlaid or stamped brick texture.
(4) 
Accessory buildings and structures. Garages, accessory dwelling units, and other accessory buildings and structures shall not be located between the front facade of the primary structure and front lot line. Garages shall be accessed from the alley. If alley access is not available, garages may be accessed by a single-slab or ribbon driveway connecting the garage to the right-of-way. Single-slab driveways and driveway aprons for single-slab and ribbon driveways shall meet the standards of § 44-404C(2)(b).
(5) 
Ribbon driveway design standards.
(a) 
Ribbons shall be a minimum of two feet wide and a maximum of three feet wide.
(b) 
Ribbons shall be a minimum of three feet apart measured from their nearest edges. The space between ribbons shall be planted in turf grass or other ground cover used in the front yard.
(c) 
Ribbons shall be concrete, including decorative concrete, patterned concrete, and exposed aggregate concrete, porous asphalt, concrete pavers, paving blocks, or similar materials approved by the City Engineer.
(6) 
Multiple-family new construction in R-D.
(a) 
Location of parking. All off-street parking, as required by § 44-1208E of this Code, shall be located in the rear of buildings.
(b) 
Driveways. Curb cuts and site vehicular access shall be minimized in frequency and width and shall not dominate the site plan or the property and street frontage.
(c) 
Location of service, loading, and utility areas. Service areas, dumpsters, utilities, and the required screening thereof shall not be visible from a right-of-way.
(d) 
Walkways. Pedestrian access shall be provided to the building entries and parking areas connecting to the sidewalk at the street frontage.