Boone County, IN Zoning Overlays & Bonuses: Density Bonus Law (2026)

Section 157.084(A) lets single-family projects in the RE, R1, R2, R3 and R4 districts, two-family projects in R2 through R4, and multi-family projects in the MF district apply for development plan approval to waive base density limits. The accompanying Table 12 (Density Incentives) in division (B) adds up to 1.00 unit per acre for sites within one mile of an incorporated area with committed water and sewer service, 0.25 for direct paved-road access, and 0.50 each for proximity to fire protection, emergency treatment facilities and elementary schools, while sites that are more than 50% prime farmland zoned AG or AF lose 2.50 units per acre.

Before the Area Plan Commission (APC) can grant the waiver, division (C) requires findings that the proposed density is no more than 0.50 dwelling units per acre above an adjacent residential development, no more than 2.0 units per acre within 660 feet of one, that water and sewer meet incorporated-area standards if within two miles of a town, that any new fire, emergency treatment or elementary school capacity relied on is backed by a written service agreement, and that required bufferyards increase by one letter level for each added unit per acre.

Division (D) requires the findings be reduced to writing and signed by the APC Chairperson and Director. General zoning enforcement under § 157.165 applies to any development plan built outside its approved density.