Bloomington, IL Building Setbacks & Zoning: Structure Height Limits (2026)
Key Facts
- R-1A/B/C/H height
- 35 ft or 2.5 stories
- R-2 detached height
- 35 ft, 3 stories
- R-3B height
- up to 80 ft, 6 stories
- R-4 height
- 40 ft maximum
- R-D height
- 45 ft or 4 stories
- Exempt features
- spires, chimneys, flagpoles, water tanks
Summary
The City of Bloomington's Zoning Ordinance caps residential building height by district under City Code Section 44-403. R-1A, R-1B, R-1C and R-1H homes are limited to 35 feet or 2.5 stories, while the R-D District allows up to 45 feet or four stories, and rooftop features like spires and chimneys are exempt from the cap.
Table 403A: Bulk and Site Standards R-1 Districts ... Max. Building Height ... 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 ... R-D District. ... (b) Maximum building height: 45 feet or four stories.
Full Breakdown
Every residential district in the City of Bloomington carries its own maximum height in the Table 403A through 403D series under City Code Section 44-403, measured in both feet and stories. 5 stories. R-2 allows 35 feet and three stories for detached homes. 5 stories for detached homes and up to 80 feet and six stories for attached and multifamily buildings, though a footnote to Table 403C cuts that to 65 feet or four stories, whichever is lower, where the parcel adjoins a single-family or two-family lot.
The R-4 District caps buildings at 40 feet. In the R-D District, Section 44-403C(3)(b) sets a flat maximum of 45 feet or four stories rather than using the table. Separately, Section 44-902C's height regulation exemptions pull spires, belfries, cupolas, water tanks, flagpoles, public monuments, chimneys, ventilators and similar roof-level appurtenances not intended for human occupancy out of every height limit above; sign height is instead governed by Article XIV. The Director of Development Services applies these caps at building permit review, and Section 44-903 confirms the underlying district's numbers control unless the Code states otherwise.
Violations & Fines
A residential building plan that exceeds its district's height cap is rejected at permit review by the Director of Development Services; construction that proceeds without an approved permit becomes a code enforcement matter that can require the upper floors to be removed or reduced. An owner seeking to exceed the cap, other than for an exempt rooftop feature under Section 44-902C, must obtain a variance from the Zoning Board of Appeals.
Frequently Asked Questions
How tall can a house be in Bloomington's R-1 districts?
Which Bloomington residential district allows the tallest buildings?
Does a chimney or flagpole count against my Bloomington height limit?
Sources & Official References
Other rules in Bloomington
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