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Bloomington, IN Zoning Overlays & Bonuses: Downtown Design Guide (2026)

Some Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Overlay
MD-CS, Mixed-Use Downtown Courthouse Square
Build-to range
0 to 5 feet from street
Facade coverage required
At least 90% at build-to line
Height cap
3 stories, max 40 feet
Impervious coverage
Up to 100% allowed
Governing section
BMC § 20.02.030(g)(4), Table 02-16

Summary

In the City of Bloomington, the Unified Development Ordinance's Mixed-Use Downtown (MD) district is split into Downtown Character Overlays with their own design rules, under BMC § 20.02.030(g). In the Courthouse Square overlay (MD-CS), buildings must sit within 0 to 5 feet of the street and cover at least 90% of that build-to line with the building facade.

(g)MD: Mixed-Use Downtown.(1)Purpose. The MD district is intended to protect and enhance the character of the central business district, to guide new development and redevelopment activities in the downtown area, and to promote a mix of moderate- to high-density development with active street edges. The zoning district is divided into six different Downtown Character Overlays and permitted size and scale of buildings vary among those Downtown Character Overlays to ensure that projects are compatible in mass and scale with historic structures in the surrounding areas. ... Table 02-16. MD-CS Dimensional Standards ... A Build-to range 0 to 5 feet B Building facade at build-to range (minimum) 90% ... C Primary structure height (maximum) 3 stories, not to exceed 40 feet [1] [2] [3] [4]

View official code

Full Breakdown

Bloomington regulates downtown design through the Mixed-Use Downtown (MD) zoning district, which BMC § 20.02.030(g) divides into six separate Downtown Character Overlays so that new buildings match the scale and historic character of the block they sit on. The Courthouse Square overlay (MD-CS), covered in BMC § 20.02.030(g)(4) and Table 02-16, requires new buildings to sit within a build-to range of 0 to 5 feet from the front property line, and at least 90% of the building facade along that frontage has to be built out to the range, so storefronts cannot be set back behind a parking lot or lawn.

Side and rear setbacks in MD-CS are not required, impervious surface coverage can reach 100% of the lot, and the primary structure is capped between a 25-foot minimum and a 40-foot maximum height, roughly three stories, subject to further limits under Section 20.03.030(b)(13) for buildings containing student housing or dormitory units. Front parking has to sit at least 20 feet behind the building's front wall so surface lots do not front the sidewalk, and buildings next to an R1-R4 residential lot must also meet the Neighborhood Transition Standards in Section 20.04.070(d)(5).

The other Downtown Character Overlays named later in the same section, Section 20.02.030(g)(5) and following, carry their own build-to ranges and height figures tailored to each character area, but all six overlays share the purpose the code states in Section 20.02.030(g)(1): protecting and enhancing the character of the central business district while guiding new development to remain compatible in mass and scale with the historic buildings around it.

Violations & Fines

Development that does not meet the Downtown Character Overlay's build-to range, facade coverage, or height standards is a UDO violation under BMC § 20.06.100, enforced by the Planning and Transportation Director. Table 06-3 sets a $100 fine for a first-offense failure to comply with development standards, doubling for a repeat violation of the same standard within three years, and a project cannot get a certificate of zoning compliance until it conforms.

Frequently Asked Questions

What design rules apply to new buildings in downtown Bloomington?
Downtown Bloomington is split into six Downtown Character Overlays under BMC § 20.02.030(g), each with its own build-to range and facade requirements. In the Courthouse Square overlay (MD-CS), buildings must sit within 0 to 5 feet of the street and cover at least 90% of that frontage with the building facade, per Table 02-16.
How tall can a downtown Bloomington building be under the Courthouse Square overlay?
Table 02-16 under BMC § 20.02.030(g)(4) sets a 25-foot minimum and 40-foot maximum for primary structures in the MD-CS overlay, about three stories, with additional limits for buildings containing student housing or dormitory units under Section 20.03.030(b)(13).
Do downtown Bloomington buildings need any yard setback from the street?
No traditional front setback applies. Instead, MD-CS buildings must sit within a 0-to-5-foot build-to range of the front property line and cover at least 90% of that line with the building facade, so storefronts sit close to the sidewalk rather than behind a yard or parking lot.

Sources & Official References

Other rules in Bloomington

Fence Regulations: Height LimitsSome RestrictionsFire Regulations: Fire Pits & Backyard FiresSome RestrictionsParking Rules: RV & Boat ParkingSome RestrictionsDensity Bonus LawFew RestrictionsParking Rules: EV ChargingSome RestrictionsFire Regulations: FireworksLight RestrictionsFire Regulations: Smoke DetectorsSome Restrictions

All Bloomington rules

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