Proposed Housing Diversity in Residential Districts

A guide to the proposed Text Amendment to the City of Bloomington's Unified Development Ordinance


What Changes are being proposed to the Unified Development Ordinance?

The Planning and Transportation Department is proposing a Text Amendment to the Unified Development Ordinance's Allowed Use Table. The swipe table below shows the current (left) and the proposed (right). The primary change being made involves "dwelling, duplex," "dwelling, triplex," and "dwelling, fourplex." As the table below shows the uses "dwelling, duplex" and "dwelling, triplex" will be changing from [*] Use-specific Standards Apply to [P*] Permitted and [C*] Conditional Use Permit Required. Use-specific Standards will still apply. This change is being undertaken in order to clarify where these uses are allowed and to increase housing options.

The current (Left) and proposed (Right) Allowed Use Tables showing Residential Uses


What does this change in the Allowed Use Table mean?

The proposed Allowed Use Table showing Residential Uses

[P] = Permitted Use

  • A use that may be lawfully established in a particular zoning district provided it conforms to all applicable requirements, regulations and standards.

[C] = Conditional Use Permit Required

  • A use specifically designated as such in this UDO that, because of its unique characteristics, cannot be properly classified as a permitted use in a particular zoning district and that may be conducted only pursuant to a conditional use approval granted by the Board of Zoning Appeals.

[*] = Use-specific Standards Apply

  • Additional standards and restrictions which apply to uses within Zoning Districts which must be met in order to lawfully establish a use.

Use-Specific Standards for Duplexes

Use-Specific Standards for Triplexes and Fourplexes


Why are duplexes, triplexes, and fourplexes an important addition?

Making desirable home locations more accessible to more people is key to making a successful and sustainable future for Bloomington. The Department proposes to increase housing options in residential neighborhoods across Bloomington, so that more residents can benefit from the advantages offered by those neighborhoods. In doing so, Bloomington’s land use regulations further expand Comprehensive Plan goals related to equity, sustainability, resilience, and the increased protection of our environment, social, and economic well-being.  The Comprehensive Plan gives the following guidance, goals, and objectives:

  • Objective 5: ….illustrate Bloomington’s long-term commitment to revitalizing its housing stock and neighborhoods to work well for people from all walks of life, as well as providing smart-growth strategies for future development and redevelopment.
  • Purpose Statement: Methods to help foster a healthy local economy, actions to protect and enhance the natural environment, and providing equitable access to housing and delivery of public services are also integral parts of the Plan.
  • Future projections indicate population growth. In order to meet this population growth, opportunities for housing, retail, employment, and entertainment should expand.
  • It will be important for Bloomington to provide opportunities and locations for a growing student housing demand while ensuring there is a full mix of housing choices and price points for the balance of Bloomington households.
  • Goal 4.4: Encourage a range of diverse housing types in the Downtown and nearby areas where appropriate, with an emphasis on affordable and workforce housing.
  • Chapter 5: The community must offer living options across the community for people from a wide range of life circumstances, incomes, and capacities.
  • Chapter 5: We should examine housing trends and increase housing supply.


The inclusion of plexes as a legal option in all parts of Bloomington increases opportunity for a larger swath of our residents to be able to locate in desirable neighborhoods, increasing opportunity for racial and socioeconomic diversity in these areas. Encouraging more households in existing developed areas also supports the Comprehensive Plan goals of sustainability and compact urban form. Bloomington has a housing availability shortage, and the regulatory option for plexes does not solve that problem but it does provide an important tool to address this very serious issue that disproportionately affects our most vulnerable populations.


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The current (Left) and proposed (Right) Allowed Use Tables showing Residential Uses

The proposed Allowed Use Table showing Residential Uses