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
BMC § 20.04.020'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%.
Section 20.04.020(c) states that these dimensional tables, Table 04-2 through Table 04-5, govern over any conflicting figures shown for individual districts in Chapter 20.02, so a property owner checking an individual R1 or R2 district page in Chapter 20.02 should still confirm the coverage cap against Table 04-2. The Planning and Transportation Department reviews impervious coverage as part of every certificate of zoning compliance and site plan application, and Section 20.04.110 (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
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