Bloomington, IN Building Setbacks & Zoning: Lot Coverage Limits (2026)
Key Facts
- R1 cap
- 30% impervious coverage
- R2 cap
- 40% impervious coverage
- R3 cap
- 45% impervious coverage
- R4 cap
- 50% impervious coverage
- RMH dwelling-site cap
- 65% impervious coverage
- Governing table
- UDO Table 04-2, BMC § 20.04.020
Summary
In the City of Bloomington, the Unified Development Ordinance caps impervious surface coverage by zoning district in Table 04-2 under BMC § 20.04.020. The single-family districts range from a 30% cap in R1 (Residential Large Lot) up to 50% in R4 (Residential Urban), limiting how much of a lot driveways, patios, and roofs can cover.
Dimensional Standards R1 R2 R3 R4 RM [1] RH [1] RMH [1] ... Other Standards Entire Development Dwelling Site ... Impervious surface coverage (maximum) 30% 40% 45% 50% 60% 65% None 65%
Full Breakdown
020's Table 04-2 (Residential District Dimensional Standards) sets a maximum share of each lot that impervious surfaces, driveways, patios, roofs, and other hard cover, may occupy. The limit climbs as lots get smaller and denser: R1 (Residential Large Lot) caps impervious coverage at 30%, R2 (Residential Medium Lot) allows 40%, R3 (Residential Small Lot) allows 45%, and R4 (Residential Urban) allows 50%. The multifamily and mixed-use districts in the same table carry higher caps of their own, reflecting denser development patterns, while the manufactured/mobile home park district (RMH) sets no cap for the park as a whole but caps individual dwelling sites at 65%.
02 should still confirm the coverage cap against Table 04-2. 110 (Incentives) can unlock alternative standards for some of these figures in exchange for meeting sustainability criteria.
Violations & Fines
Exceeding the impervious surface cap without an approved incentive adjustment is a UDO violation enforced under BMC § 20.06.100. Table 06-3 sets a $100 fine for a first-offense failure to comply with development standards, and the fine doubles for a second violation of the same standard within three years, up to the ordinance's overall $2,500 first-offense and $7,500 repeat civil penalty ceiling set in BMC § 20.06.100(d)(1).
Frequently Asked Questions
How much of my lot can I cover with driveway, patio, and roof in Bloomington?
Is the impervious coverage limit different for apartments or mobile home parks?
Can I get relief from the impervious coverage cap in Bloomington?
Sources & Official References
Other rules in Bloomington
Compare Bloomington to another location·View the Indiana building setbacks & zoning overview
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