UDO Zoning Map: Public Outreach Draft | City of Bloomington, Indiana

Page last updated on April 15, 2021 at 9:00 pm

For information on the Public Hearing Drafts and the 2/12/2021 notice items please access this page: https://bloomington.in.gov/planning/udo/map

Below is information on the draft October 2020 proposal.

The Planning and Transportation Department is beginning the final step in the update to the Unified Development Ordinance and Zoning Map. The process seeks to further align the land use regulations of the City with the goals and values of the Comprehensive Plan. The framework created by the Comprehensive Plan supports regulations that increase equity and quality of life; encourage sustainable and resilient development; and address existing challenges faced by Bloomington residents including a lack of housing supply and diversity.

The Department has prepared a public outreach draft map and text amendments and is seeking comment and questions related to the drafts. This webpage is intended to serve two purposes. It is to provide information to the public related to the map draft and text amendments and to provide responses to questions raised during public outreach. It is also intended to provide a venue for submitting feedback.

Information

Proposed Zoning Changes Story Map: Click here for a synopsis of all of the proposed zoning district changes.

Proposed Housing Diversity Story Map: Click here for a synopsis of where and how 'plexes' are proposed to be allowed.

Proposed (MS) Mixed-Use Student Housing District Story Map: Click here for a synopsis of the proposed locations of the MS zoning district.

Proposed (PUD) Planned Unit Development Rezones Story Map: Click here for a synopsis of the proposed PUD Rezones.

Proposed R4 and Plex Discussion Story Map: Click here for a synopsis of the proposed location of the R4 zoning district and plex discussion

Proposed Additional Text Amendments Slides: Click here for the slides discussing currently proposed additional text amendments.

Interactive Map: **Interactive Map as Amended by Plan Commission 04/05** Click here to enter your address and find your existing and proposed zoning district.

PDF Map: Click here for a static and printable pdf version of the map.

Zoom Meeting Presentations: October 27 General Overview Meeting; October 29 MS Zoning Meeting; November 10 PUD Meeting; November 12 R4/Plex Meeting; November 16 R4/Plex Meeting; November 17 Other Text Meeting

Responses to Consolidated Questions: Click here for consolidated responses to submitted Zoom chat questions.

Resources:

Click here for APA Housing Policy Guide. (The American Planning Association's guide that "identifies policy solutions for planners and local, state, and federal elected officials that address dire housing challenges — including accessibility, affordability, and availability".)

Click here for Bloomington Housing Study.

Click here for current Unified Development Ordinance.

Feedback

Feedback Form: Form is now closed (on 2/11/2021) for the Public Outreach Draft related to the PUD proposal, proposed R4 district mapping, proposed plex amendment, other proposed text amendments, and general feedback.

Feedback Form Responses: Click here for first form responses. Click here for MS form responses. Click here for final general form responses.

Correspondence Received: Click here to view correspondence received directly by City staff.

Public Meetings: Thank you for your participation! Public meetings for this outreach initiative ended on November 17th to avoid the remainder of the holiday season. No additional meetings will be scheduled until January 2021 at the earliest. If you have additional feedback, please fill out the form above.

Public Meeting Notice: October 27 and 29 meetings; November 10 and 12 meetings; November 16 and 17 meetings

Council Constituent Meetings: Contact your Councilperson to find out when he or she is hosting a staff person at a constituent meeting.

Neighborhood Association Meetings: Contact your Neighborhood Association to find out when it is hosting a staff person at a meeting.

Top Frequently Asked Questions About the Zoning Map Public Outreach Draft

Why are Bloomington’s neighborhoods being rezoned?

The whole city is being evaluated for rezoning in the last step in the Unified Development Ordinance (UDO) update process, which began in February of 2018. The new text of the UDO (approved in April 2020) better aligns the City’s land use and development laws with the goals of the City’s 2018 Comprehensive Plan for housing and neighborhoods, to enhance quality of life for residents from all walks of life. The rezoning step assigns the new text and classifications of the UDO to each area of the city. And some text amendments are proposed to clarify or improve the April 2020 UDO draft.

What are some proposed changes in residential areas?

The Draft Map applies the new classification system’s five (instead of the former three) residential zoning districts based on size of lot--from RE, designating the largest lots (2.5 acres) through the new R4, designating the smallest (0.092 Acres). Additional categories include R1, R2, and R3. Duplex, triplex, and fourplex units are residential uses being considered where previously they were not allowed. Single family, live/work, cottage development, and accessory dwelling units are already additional options in these zones. Currently, detached single family dwellings are the only units universally permitted in every one of these zones, with other residential uses permitted or conditional in some zones, subject to use-specific standards like occupancy and design. The draft text amendment proposes that duplexes be universally permitted in all of these zones, as well. The draft text proposes triplexes and fourplexes as permitted or conditional in some of the districts. The proposal is shown below. Only the bolded rows are proposed to change.

	RE	R1	R2	R3	R4
Residential Uses
Dwelling, single-family (detached)	P	P	P	P	P
Dwelling, single-family (attached)			P*	P*	P*
Dwelling, duplex	P*	P*	P*	P*	P*
Dwelling, triplex			C*	C*	P*
Dwelling, fourplex				C*	P*
Dwelling, multifamily					C*
Dwelling, live/work					C*
Dwelling, cottage development		C*	C*	C*	C*
Dwelling, accessory use	A*	A*	A*	A*	A*

[P]=Permitted use; [C]=Conditional use; [A]=Accessory use; [*]=Use-specific standards apply

During extensive UDO public engagement in 2019, Bloomington residents debated the pros and cons of “upzoning” that would allow for “plexes.” Why revisit this issue?

The Comprehensive Plan provides a clear direction to diversify the types of housing available for residents and to meet the housing needs of future residents. Best land use practices support “plexes” and other housing forms sometimes called the “missing middle” as one strategy to increase access to a wider range of housing options for a larger portion of the community and improve sustainability. While many Bloomingtonians share the sustainability and equity goals iterated in the Comprehensive Plan, some disagree with the reintroduction of “plexes” as a means of achieving those goals. The UDO adopted in April 2020 essentially banned all “plexes” for most of the entire city - both in new neighborhoods and existing neighborhoods for areas zoned R1, R2, and R3. The only neighborhood zoning district that allows the “plexes” (either permitted or conditional) is the new R4 zone. The Public Outreach Draft map has proposed rezoning some existing neighborhoods to R4. The issue must be reconsidered in order to align with the Comprehensive Plan which directs the City to diversify housing options and increase sustainable land use practices, in order to fulfill the following objectives and goals, among others:

Objective: Environment - #9. Nurture a resilient, environmentally responsible community by judiciously using our scarce resources, enhancing our natural assets, protecting our historic resources, and supporting a vital local food system;
Objective: Housing & Neighborhoods - #15. Offer a wide variety of quality housing options for all incomes, ages, and abilities;
Goal 3.7: Reduce greenhouse gas emissions; and
Goal 5.3: Help meet current and projected regional housing needs of all economic and demographic groups by increasing Bloomington’s housing supply with infill development, reuse of non-residential developed land, and developments on vacant land if it is at least partially surrounded by existing development.

Will allowing “plexes” to be developed among historic structures undermine the character of historic neighborhoods?

Most of Bloomington’s historic neighborhoods such as Maple Heights, Near West Side, Prospect Hill, McDoel Gardens, and Elm Heights are designated as local historic or conservation districts. While the majority of the buildings in these neighborhoods are single family residences, there are some notable examples of historic homes that are being utilized as duplexes, triplexes, and fourplexes without sacrificing their historic character. And one may notice smaller multi-family buildings woven into these historic neighborhoods as well. Examples can be found here.

Future change to the fabric of these historic neighborhoods including new construction, demolition, or the alteration of existing structures requires approval from the Bloomington Historic Preservation Commission (HPC) regardless of the area’s zoning classification. Through this design review process the resident-led HPC can protect the historic character of those neighborhoods and assure that architectural elements such as massing, setback, height, and fenestration of any new infill will be compatible.

What is the timetable for the approval of the draft zoning map and how can residents give input?

Public input is being collected over numerous meetings and online through the end of the year. Please visit https://bloomington.in.gov/planning/udo/map/updates for schedule updates and a link to a feedback form. Staff anticipate presenting a revised zoning map to the Plan Commission in late January. The Plan Commission will review and may amend the zoning map. The Plan Commission will then forward the proposed map to the City Council for consideration with either (1) a recommendation that the City Council adopt the new map, (2) a recommendation that the City Council reject the new map, or (3) no recommendation at all. The City Council has ninety days to act on the proposed map and may (1) accept the map, in which case the new map becomes effective, (2) reject the map, in which case the current map remains effective, or (3) take no action, in which case the Plan Commission's recommendation stands. The City Council may not amend the proposed zoning map. Residents will have the opportunity to provide feedback throughout the Plan Commission and City Council hearing process.