On the agenda: Bloomingtonil Planning Commission — data center (Aug 6)

Planning Commission - Regular Session Agenda
Government Center Boardroom, 4th Floor, Room #400
115 E. Washington Street, Bloomington, IL 61701
Thursday, August 6, 2026 - 4:00 PM
1.

Call to Order

2.

Roll Call

3.

Public Comment
Individuals wishing to provide emailed public comment must email comments to
[email protected] at least 15 minutes before the start of the meeting. Individuals
wishing to speak in-person may register at cityblm.org/register at least 5 minutes before
the start of the meeting.

4.

Consent Agenda
Items listed on the Consent Agenda are approved with one motion; Items pulled from the
Consent Agenda are listed and voted on separately.
A.

5.

Review and approval of the Minutes of the July 2, 2026, regular meeting of the
Bloomington Planning Commission. (Recommended Motion: The proposed
Minutes be approved.)

Regular Agenda
A.

Z-05-26 - Public hearing, review, and action on a request initiated by the City of
Bloomington, for the approval of text amendments, modifications and additions
to the Zoning Code of the City of Bloomington, Illinois (Chapter 44 of the
Bloomington City Code, 1960), relating to: 1) Use Permissions in Business
Districts, 2) Residential District Bulk and Site Standards, 4) Off-street Parking
and Loading, 5) Accessory Buildings and Uses, and 6) general administrative
corrections., as requested by the Development Services
Department. (Recommended Motion: Motion to establish findings of fact that the
proposed text amendments are in the public interest, and a motion to recommend that
City Council approve the proposed text amendments.)

6.

New Business

7.

Adjournment

Individuals with disabilities planning to attend the meeting who require reasonable
accommodations to observe and/or participate, or who have questions about the accessibility of
the meeting, should contact the City's ADA Coordinator at 309-434-2468 or [email protected].

Page 1 of 48

For Planning Commission: August 6, 2026
Ward Impacted: City Wide
Subject: Review and approval of the Minutes of the July 2, 2026, regular meeting of the
Bloomington Planning Commission.
Recommended Motion: The proposed Minutes be approved.
Strategic Plan:
Core Government Function. This item fulfills a statutory, regulatory, fiduciary, or essential
operational responsibility necessary to maintain continuity of municipal services and sound
governance.
Background: In compliance with the Open Meetings Act, Commission Minutes must be
approved within thirty (30) days after the meeting or at the second subsequent regular
meeting, whichever is later. This is the first meeting since the July 2, 2026, meeting.
Community Groups/Interested Persons Contacted: N/A
Financial Impact: N/A
Attachments:
1. DRAFT Minutes
2. Presentation

Page 2 of 48

Page 1

MINUTES
PLANNING COMMISSION – REGULAR SESSION
THURSDAY, JULY 2, 2026, 4:00 PM
The Planning Commission convened in regular session at 4:00 PM, July 2, 2026, in Council
Chambers, Government Center. Chair Peradotti called the meeting to order.
Roll Call
Attendee Name
Jackie Beyer
Mary Ann Cullen
Goverdhan Galpalli
David Lewis
Rachael Mosley
William Peradotti
John Prior
Peter Pontius
Anna Sochotsky

Title

Status

Commissioner
Commissioner
Commissioner
Commissioner
Commissioner
Commission Chair
Commissioner
Commissioner
Commission Vice Chair

Present
Absent
Absent
Present
Present
Present
Present
Present
Absent

City Staff present: George Boyle, Assistant Corporate Counsel; Alissa Pemberton, Planning
Manager; Marcus Ricci, Planner III. Samantha Vazquez, Assistant Corporate Counsel.
Public Comment
No public comment was received.
Consent Agenda
Item 4.A. Review and approval of the Minutes of the April 2, 2026, regular meeting of the
Bloomington Planning Commission.
Commissioner Beyer made a motion, seconded by Commissioner Lewis, to approve
the Minutes, with the correction that Chair Peradotti had also recognized Commissioner
Muehleck for his service during New Business.
AYES: Beyer; Lewis; Mosley; Peradotti; Pontius; Prior.
Motion carried (viva voce).
Regular Agenda
Item 5.A. PS-02-26 – Public hearing, consideration, and action on a request submitted by COII,
LLC, for approval of a Preliminary Plan for the subdivision to be known as Maple Square, for the
property commonly known as 1029 Maple Hill Road, PIN 14-31-400-038.
Mr. Ricci reviewed the staff report for the proposed preliminary plan with a staff recommendation
MEETING MINUTES
PLANNING COMMISSION – REGULAR SESSION
THURSDAY, JULY 2, 2026, 4:00 PM
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Page 2
for approval. The Preliminary Plan would facilitate the development of a single-family detached
and single-family attached community in the R-3A (Multiple-Family Residence) District. These
residential uses are permitted by right; the subjects of this case were subdivision- and
infrastructure-related aspects of the development, which proposes private drives with public
water and sewer services. The Applicant has requested waivers from the Subdivision Code,
primarily related to fees, that are in alignment with the City’s current Standard Housing Incentive
program and the Council’s Strategic Priorities. One waiver is requested related to content of the
subdivision which waives the requirement to install a public sidewalk along Maple Hill Road. Mr.
Ricci reviewed the property’s characteristics, zoning, available infrastructure, topography, and
conformance with the City’s Comprehensive Plan. A recent boundary survey determined that
the north property line is 110 feet further north than shown on the County’s GIS website; all
improvements are proposed for inside the boundary of the property.
This Plan proposes to divide the property into 23 Lots of record to accommodate four-unit
townhome structures for individual platting and ownership, similar-sized single-family detached
dwellings, or larger-sized single-family detached dwellings. The fronts of most of the dwellings
would face the private drives; the six smaller detached dwellings face the community garden in
a courtyard fashion. Most of the lots have front-loading driveways leading to optional garages or
carports; Lots 9-14 have adjacent on-drive parking. Each dwelling is served by a separate public
water and sanitary sewer service and has frontage on a drive or common area that allows access
for services. Outlot A would provide stormwater detention, and Lot 23 includes the private drives,
greenspace and trail areas, and the community garden and pavilion space; both of these areas
would remain in common or Property Owners Association (POA) ownership. The property would
be developed in two phases, beginning at the north end of the property and working southward.
Phase I would include installing the entire water loop and portions of the sanitary and storm
sewer infrastructure, constructing Silver Maple and Sugar Maple Drives, and building 14 homes
(Lots 1-14). Phase II would include completing the infrastructure, constructing Red Maple Drive
and building eight homes.
Mr. Ricci reviewed the standards for Preliminary Plans, first noting that this proposal is more of
a development than a standard subdivision: no “streets” – as defined by the Manual of Practice
(Ch. 24) – are being proposed, and requirements that are intended to provide for integration and
connection with adjacent subdivisions were not relevant in this unique context, reducing the
number of appropriately-reviewable standards from 31 to 24. He reviewed early site plans as
well as the Preliminary Plan and its construction sheet, showing the phasing of the project,
including the off-drive parking along Sugar Maple Drive. He noted that this location is in the
“Transit Zone”: recent state legislation prohibits municipalities from enforcing minimum parking
requirements in areas that are adequately served by mass transit. There is technically no
minimum parking required at this site; any parking offered is voluntary. The construction plan
includes elevations showing that the property generally slopes northward; stormwater is directed
west along the drives to the west-end stormwater collection system and then north to the
detention basin. He then reviewed the Principles of Planning, reiterating that the drives are
private access drives, not public or private streets. Common areas will be owned and managed
by a POA. Staff recommend that 15 mph speed limit signs are posted on both sides of all three
drives to reduce conflict between cars and people walking and cycling. There would be
significant common space, including a community garden, pavilion, and perimeter walking trail.
Land use principles applicable to this development include “Conservation Neighborhoods” and
MEETING MINUTES
PLANNING COMMISSION – REGULAR SESSION
THURSDAY, JULY 2, 2026, 4:00 PM
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Page 3
“Sustainability.”
Minor adjustments to the sizes of Outlots and Lots of record may be needed, as well as adjusting
or adding easements for utilities and drainage. The overall lot, prior to subdivision, complies with
the Zoning Code and would allow the proposed structures to be developed without subdivision,
since the current R-3A (Multi-Family Residential) district allows multiple principal structures on
a single lot as a permitted use. A provision that specifies that multiple lots of record may make
up a zoning lot allows the platting of lots within the current property that does not require
individual lots of record to meet size minimums, since the overall development meets those
minimums; many of the relevant setbacks are met even for the resulting individual parcels. Mr.
Ricci summarized that staff found that the proposal met all of the standards for review and
recommends approval.
Commissioner Beyer asked how residents would have access to public transportation if there
are no sidewalks along Maple Hill Road, and asked if there would be a bus stop at one of the
access points or nearby. Discussion determined that there is a bus stop along Wylie Drive. Mr.
Ricci clarified that being in the “Transit Zone” delineated by State legislation does not mean that
every property in that zone has easy access to transit. He also confirmed that the development
is proposing to provide enough parking to meet the minimum parking requirement that would be
in force if the State legislation did not waive the minimum parking requirement.
Commissioner Prior asked why the waivers for substandard road fees and parkland dedication
were requested; Mr. Ricci deferred to the Applicant.
Ms. Pemberton provided history of the Standardized Housing Incentive that was passed a few
years ago, which included incentives that could waive these fees that are required under Chapter
24 – Subdivision Code, which can be substantial depending on the size of the development.
Providing the waivers during the Preliminary Plan process substitutes for the more complicated
process of negotiating a Development Agreement, and the City Engineer and Director of
Development Services were comfortable addressing the request through this process.
In response to requested clarification by Commissioner Mosley, Mr. Ricci reiterated that, for full
transparency and understanding, staff were sharing all of the waivers that were being requested
by the Applicant, but that Planning Commission is providing a recommendation on only the
sidewalk construction requirement and waiver of water tap-on fees, as they were the only ones
in their purview because due to their jurisdiction under the Subdivision Code. The requested
waivers of substandard road fees and parkland dedication or fee in lieu of are different sections
of City Code outside the purview of the Planning Commission.
Commissioner Mosley asked for more information about the water tap-on fees. Mr. Ricci
explained that, as a conservation subdivision, the development will be collecting rainwater in
rainbarrels, which will reduce the amount of stormwater that will need to be managed. He
reminded the Commission that there is no discharge from this development into the City’s
stormwater management system. Ms. Pemberton stated that the water tap-on fee is estimated
to be around $22,000 – $5,600 in principal and $16,000 in interest – for the entire property.
Commissioner Pontius expressed concern about waiving the sidewalk requirement, especially
MEETING MINUTES
PLANNING COMMISSION – REGULAR SESSION
THURSDAY, JULY 2, 2026, 4:00 PM
Page 5 of 48

Page 4
because many of the new homes would likely have children living there. Mr. Ricci explained that
there are no existing sidewalks along the road, and this section would not connect to anything.
Ms. Pemberton agreed, adding that the City would then be responsible for maintaining a
sidewalk that provided little or no benefit. Additionally, the sidewalk would have to be located in
the existing swale along the road, which would require enclosing that drainageway for that
segment of the swale, leveling the ground, and building the sidewalk on top of the new
stormwater pipe; all to allow for a sidewalk that does not connect to any sidewalk network.
Discussion continued.
Commissioner Mosley noted that this was located in Ward 7, not Ward 5 as stated in the agenda;
staff said they would correct this. She asked who was responsible for approving construction
plans; Ms. Pemberton stated this was a joint responsibility of the Development Services
Department and the Engineering Department.
Commissioner Pontius asked who would be responsible for maintaining the private drives. Mr.
Ricci stated that the POA would maintain the drives. Commissioner Pontius asked if they would
maintain the electric vehicle (EV) chargers proposed at the ends of Sugar Maple Drive; Mr. Ricci
deferred to the Applicant.
Chair Peradotti opened the public hearing.
Rebecca Dorise-Johnson, Applicant, addressed the Planning Commission. She stated that
she has a child and she would be living at the development. She appreciates the Commission’s
concerns about safety, which is why they are developing the pedestrian network around the
development so that people don’t have to go onto Maple Hill Road to get to the different areas
of the neighborhood. She stated that the EV chargers are primarily designed to provide EV
charging for the six (6) “cottage cluster” units and would be maintained by the POA.
Commissioner Prior asked her to explain the water tap-on fee waiver justification. She
responded that they would be installing 1,500-gallon water cisterns at each home; this collected
rainwater would be used for toilet flushing and landscaping, which should save the City over
300,000 gallons of water every year, which is an important community benefit. He asked why
the streets in Phase II were not being developed during Phase I; she replied that was for costeffectiveness and financing.
Chair Peradotti asked Ms. Dorise-Johnston if she wanted to comment on the public transit or
other discussion items. She responded that there is a bus stop by the Marcus Theater and Stake
and Shake, which is a walkable distance. This walkable accessibility to entertainment, grocery
stores and other food sources qualifies this development for WELL Certification [International
WELL Building Institute], one of the goals of the proposal.
Chair Peradotti closed the public hearing.
Commissioner Mosley asked how they could note the water conservation justification for the
requested waiver in their motion, for documentation purposes on why they voted as they did.
Ms. Pemberton stated they could add language to the Findings of Fact explaining their
justification. Commission members and staff discussed the desired language.
MEETING MINUTES
PLANNING COMMISSION – REGULAR SESSION
THURSDAY, JULY 2, 2026, 4:00 PM
Page 6 of 48

Page 5

Commissioner Mosley wondered if Alderman Ward might have questions about the sidewalk
waiver and should the Commission add language regarding that waiver to the Findings. Mr.
Boyle confirmed they could add language regarding the sidewalk waiver to the Findings.
Commission members and staff discussed the desired language.
Commissioner Lewis made a motion, seconded by Commissioner Mosley, to establish
findings of fact that the proposed Preliminary Plan does conform with the standards of
the Subdivision Code, and that waiving of the public water tap-on fees supports the
implementation of the plan in a manner that would conserve 300,000 gallons of water per
year, and to amend the finding for Subdivision Principle A to include that a public
sidewalk along Maple Hill Road would not be required to be constructed due to the lack
of connectivity to the north and south, and that the design of the existing road uses a
potential sidewalk’s location as stormwater conveyance; that the Preliminary Plan does
conform with the Zoning Code and does conform with the Official Comprehensive Plan;
and to recommend approval of the request with the following waivers and conditions:
waiver of the required form of content of a preliminary plan, waiver of a public water tapon fee, waiver of sidewalk construction along Maple Hill Road, and a condition to post 15
mile per hour speed limits along both sides of all drives.
AYES: Beyer; Lewis; Mosley; Peradotti; Pontius; Prior.
Motion passed.
Chair Peradotti noted that the case would proceed to City Council on July 27.
New Business
Mr. Ricci introduced Peter Pontius as a new Commissioner, who had previously been serving
on the Cultural Commission.
Mr. Ricci briefed members on the upcoming data center forum, which would be held some time
during the last two weeks of August at the Bloomington Center for Performing Arts. There would
be a panel of experts presenting both sides of the issue, and then staff would be drafting a zoning
ordinance text amendment for the Commission to review during September and October.
Commission Beyer asked if this would be a Planning Commission public hearing; Ms. Pemberton
clarified that the August meeting would not be a public hearing. Members of the public would be
able to submit questions in advance. There would be the first public hearing at Planning
Commission on the draft amendment in September to get feedback, and then a second public
hearing with the amendment expected to go to Council at the end of October.
Commissioner Pontius asked if the owners of the two existing data centers could be asked to
provide their billing data for water and electricity for their facilities. Mr. Ricci stated that staff could
request that information from those facilities, and that data could be good justification for allowing
more facilities of that size.
Chair Peradotti congratulated Mr. Boyle on his retirement from the City. Mr. Ricci introduced Ms.
Vazquez as the City’s new Assistant Corporate Counsel. She gave a brief history of her service
in McLean County.
MEETING MINUTES
PLANNING COMMISSION – REGULAR SESSION
THURSDAY, JULY 2, 2026, 4:00 PM
Page 7 of 48

Page 6

Adjournment
Vice Chair Beyer made a motion, seconded by Commissioner Pontius, to adjourn the
meeting.
AYES: Beyer; Lewis; Mosley; Peradotti; Pontius; Prior.
Motion carried (viva voce).
The Meeting Adjourned at 5:16 p.m.
Attachments:
1. Meeting Presentation
CITY OF BLOOMINGTON

Bill Peradotti, Chair

Marcus Ricci, AICP, Staff Liaison

MEETING MINUTES
PLANNING COMMISSION – REGULAR SESSION
THURSDAY, JULY 2, 2026, 4:00 PM
Page 8 of 48

City of Bloomington
Planning Commission
July 2, 2026

Page 9 of 48

CITY OF BLOOMINGTON
PLANNING COMMISSION
JULY 2, 2026
Agenda
Item

Case Number

Description

4A

N/A

Review and approval of the Minutes of the May 7, 2026, regular meeting of the Bloomington Planning
Commission.

5A

PS-02-26

Public hearing, consideration, and action on a request submitted by COII, LLC, for approval of a Preliminary Plan
for the subdivision to be known as Maple Square, for the property commonly known as 1029 Maple Hill Road,
PIN:14-31-400-038

6

N/A

Any new business that may arise.

Page 10 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be
known as Maple Square, for
the property commonly known
as 1029 Maple Hill Road,
PIN:14-31-400-038
AERIAL MAP

Page 11 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be
known as Maple Square, for
the property commonly known
as 1029 Maple Hill Road,
PIN:14-31-400-038
ZONING MAP

Page 12 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be
known as Maple Square, for
the property commonly known
as 1029 Maple Hill Road,
PIN:14-31-400-038
WATER UTILITIES

Page 13 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be
known as Maple Square, for
the property commonly known
as 1029 Maple Hill Road,
PIN:14-31-400-038
SANITARY SEWER
STORM SEWER (NONE)

Page 14 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be
known as Maple Square, for
the property commonly known
as 1029 Maple Hill Road,
PIN:14-31-400-038
TOPOGRAPHY (2’)
NO FLOOD ZONES

Page 15 of 48

Compliance with the 2035 Comprehensive Plan
The proposed Preliminary Plan contributes to:
• Goal H-1 (Ensure the availability of safe, attractive, and high-quality housing stock to meet the needs of all current
and future residents of Bloomington)
• H-1.1 (Ensure that the housing to accommodate the new growth is a broad range (of types, sizes, ages,
densities, tenancies and costs) equitably distributed throughout the City, recognizing changing trends in agegroup composition, income, and family living habits).
• Goal UEW-1 (Provide quality public infrastructure within the City to protect public health, safety and the
environment)
• UEW-1.2 (Expand City’s infrastructure, as needed, while supporting the overall goal of compact growth and
vibrant urban core).

Page 16 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be known
as Maple Square, for the
property commonly known as
1029 Maple Hill Road,
PIN:14-31-400-038
COMPREHENSIVE PLAN: FUTURE
LAND USE - RESIDENTIAL

Page 17 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be known
as Maple Square, for the
property commonly known as
1029 Maple Hill Road,
PIN:14-31-400-038
COMPREHENSIVE PLAN: BUILT
AREAS – HIGH-DENSITY
RESIDENTIAL

Page 18 of 48

Page 19 of 48

Page 20 of 48

PS-02-26

Page 21 of 48

PS-02-26
Public hearing,
consideration, and action
on a request submitted by
COII, LLC, for approval of
a Preliminary Plan for the
subdivision to be known
as Maple Square, for the
property commonly known
as 1029 Maple Hill Road,
PIN:14-31-400-038
PRELIMINARY PLAN
LAYOUT

Page 22 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be known
as Maple Square, for the
property commonly known as
1029 Maple Hill Road, PIN:1431-400-038
PRELIMINARY PLAN LAYOUT
– PHASE 1 – NORTH 1/2

Page 23 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be known
as Maple Square, for the
property commonly known as
1029 Maple Hill Road, PIN:1431-400-038
PRELIMINARY PLAN LAYOUT
– PHASE 1 – SOUTH 1/2

Page 24 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan
for the subdivision to be known
as Maple Square, for the
property commonly known as
1029 Maple Hill Road, PIN:1431-400-038
PRELIMINARY PLAN LAYOUT
– PHASE 2

Page 25 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan for
the subdivision to be known as
Maple Square, for the property
commonly known as 1029 Maple
Hill Road, PIN:14-31-400-038
PRELIMINARY PLAN UTILITIES

Page 26 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan for
the subdivision to be known as
Maple Square, for the property
commonly known as 1029 Maple
Hill Road, PIN:14-31-400-038
PRELIMINARY PLAN UTILITIES
- PHASE 1 – NORTH 1/2

Page 27 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan for
the subdivision to be known as
Maple Square, for the property
commonly known as 1029 Maple
Hill Road, PIN:14-31-400-038
PRELIMINARY PLAN UTILITIES
- PHASE 1 – SOUTH 1/2

Page 28 of 48

PS-02-26
Public hearing, consideration,
and action on a request
submitted by COII, LLC, for
approval of a Preliminary Plan for
the subdivision to be known as
Maple Square, for the property
commonly known as 1029 Maple
Hill Road, PIN:14-31-400-038
PRELIMINARY PLAN UTILITIES
– PHASE 2

Page 29 of 48

Subdivision Principles of Planning
A. Adequate vehicular and pedestrian access should be provided to all parcels.
B. Local street systems should be designed to minimize through-traffic movements.
C. Traffic generators within residential areas should be considered in the local circulation pattern.
D. Planning and construction of local streets should clearly indicate their function.
E. Pedestrian-vehicular conflict points should be minimized.
F. An optimum amount of space should be devoted to street uses.
G. Local streets should be related to topography from the standpoint of both economics, drainage
and amenities.
H. Open space areas should be provided, commensurate with the projected population density of the
development.
I. Public utilities, including water, storm sewer, and sanitary sewer facilities, should be existing or
proposed by the developer or the City of Bloomington of a size adequate to serve the proposed
subdivision and any other future development they may be required to service.
J. The general land use principles and planning standards should be applied to the subdivision as
contained in the Comprehensive Plan of the City of Bloomington.

Page 30 of 48

Layout and Design Requirements
A. Subdivisions shall consist solely and exclusively of lots of record, outlots, easements, public rightof-way and public improvements.
B. All proposed lots of record shall front on and have access to a public street or roadway. Flag lots
are not permitted in R1 and R2 Zoning Districts.
C. All proposed lots of record shall meet or exceed the lot size, dimension and area requirements of
any applicable zoning regulations of the City of Bloomington and, when applicable, the County of
McLean.
D. Outlots may not be used for buildings or parking lots.
E. Rear, side, and front yard easements shall be dedicated to the City for use by the City and private
utility companies (for gas, electricity, Cable TV, water, storm sewer, sanitary sewer, etc.) as
provided herein.
F. Where residential lots are platted abutting an arterial major street, the “back-up” treatment should
be used and a “no-access” strip depicted on those lots adjacent to the arterial street.
G. Boundaries of the subdivision shall be drawn to meet or exceed the required standards.
H. In general, lots shall be as nearly rectangular in shape as practicable.

Page 31 of 48

Staff Recommendation
CASE PS-02-26
Staff finds that the standards for Preliminary Plans have been adequately addressed.
Recommended Actions:
Motion to establish findings of fact that the Preliminary Plan does conform with the standards of the Subdivision Code,
and that waiving of the proposed public water tap-on fees supports the implementation of the Plan in a manner that would
conserve 300,000 gallons of water per year; and to amend Subdivision Principle A. to include that a public sidewalk along
Maple Hill Road would not be required to be constructed due to the lack of connectivity to the north and south and that the
design of the existing road uses a potential sidewalk’s location as stormwater conveyance; and that the Preliminary Plan
does conform with the Zoning Code, and does conform with the Official Comprehensive Plan; and to recommend
approval of the request with the following waivers and conditions:
• Waiver of required form and content of preliminary plan (S. 24-402, Subdivision Code)
o Waiver of water tap-on fees (Chapter 8, Manual of Practice)
o Waiver of sidewalk construction along Maple Hill Road (Chapter 5, Manual of Practice)
• Condition of posting 15 mph speed limits along both sides of all drives

This case will proceed to the July 27, 2026, City Council meeting for review and decision.
Page 32 of 48

Next Meeting
August 6, 2026

Page 33 of 48

For Planning Commission: August 6, 2026
Ward Impacted: City Wide
Subject: Z-05-26 - Public hearing, review, and action on a request initiated by the City of
Bloomington, for the approval of text amendments, modifications and additions to the Zoning
Code of the City of Bloomington, Illinois (Chapter 44 of the Bloomington City Code, 1960),
relating to: 1) Use Permissions in Business Districts, 2) Residential District Bulk and Site
Standards, 4) Off-street Parking and Loading, 5) Accessory Buildings and Uses, and 6)
general administrative corrections.
Recommended Motion: Motion to establish findings of fact that the proposed text
amendments are in the public interest, and a motion to recommend that City Council approve
the proposed text amendments.
Strategic Plan:
Priority Area 1: Infrastructure. Improving and maintaining the City’s infrastructure,
including water, sewer, streets, sidewalks, and other physical assets. This priority includes
identifying and prioritizing maintenance needs, defining service levels in line with City
appropriations, understanding and communicating costs, reducing backlogged
maintenance, and ensuring residents can rely on safe, functional infrastructure.
Priority Area 2: Housing. As a component of community revitalization, this includes
addressing blight, preserving existing housing, supporting rehabilitation, advancing housing
affordability, promoting proactive code enforcement, and improving residents’ sense of
safety and stability in their homes and neighborhoods. The need for additional housing
within the community includes but is not limited to affordable housing, market-rate housing,
and housing for seniors.
Background: Per § 44-1706B, text amendments may be proposed by City Staff. The
following are recommendations for improvements or additions to the existing Zoning Code of
the City of Bloomington (Chapter 44); associated changes to Chapter 29 (Motor Vehicles and
Traffic) are also required.
1. Make infill and intentional small-lot development easier and more consistent by allowing
modifications of District standards under certain conditions.
2. Clarify and clean up language related to parking spaces and driveways in Residential
districts; this section of the Code is frequently a source of difficulty during permitting and
compliance cases due to the lack of clarity and conflict with other sections of City Code.
3. Adjust the B-1 (General Commercial) District uses to more closely align with the District
“Purpose and Intent” (§ 44-501A).
4. Update Accessory Buildings provisions to clarify process and result, protect
drainage/access easements and public infrastructure, and reduce property maintenance
complaints related to difficulty of access.
5. Clarify where you can park trailers and recreational equipment—including RVs, camping
equipment, and boats—make language more clear, common sense, and easier to

Page 34 of 48

enforce.
Community Groups/Interested Persons Contacted: Notice was published in The
Pantagraph on July 9, 2026.
Financial Impact: N/A
Attachments:
1. Staff Report with Attachments 1 & 2

Page 35 of 48

PLANNING COMMISSION
TO:

Planning Commission

FROM:

Development Services Department

DATE:

August 6, 2026

CASE NO:

Z-05-26, Text Amendments

REQUEST:

Public hearing, review, and action on a request initiated by the City of Bloomington, for
the approval of text amendments, modifications and additions to the Zoning Code of
the City of Bloomington, Illinois (Chapter 44 of the Bloomington City Code, 1960),
relating to: 1) Use Permissions in Business Districts, 2) Residential District Bulk and
Site Standards, 4) Off-street Parking and Loading, 5) Accessory Buildings and Uses,
and 6) general administrative corrections.

BACKGROUND
Per § 44-1706B, text amendments may be proposed by City Staff. The following are recommendations
for improvements or additions to the existing Zoning Code of the City of Bloomington (Chapter 44);
associated changes to Chapter 29 (Motor Vehicles and Traffic) are also required.
1) Make infill and intentional small-lot development easier and more consistent by allowing modifications
of District standards under certain conditions. By restricting these allowances to platted conditions
and existing development context the new allowances have been drafted in a way that is applicable
to only new neighborhoods that intentionally choose to develop in an “urban” manner (rear access
for automobiles and homes set closer to the sidewalk), or in older neighborhoods that were already
developed in a similar manner. Addition of language to § 44-404A and § 44-404B, and § 29-104.
2) Clarify and clean up language related to parking spaces and driveways in Residential districts; this
section of the Code is frequently a source of difficulty during permitting and compliance cases due to
the lack of clarity and conflict with other sections of City Code. Reorganization, addition of language,
removal of language in § 44-404C and § 44-1617.
a. Create clarity; reduce math and cross-referencing to determine compliance with driveway and
parking space size and location.
b. Clarify allowance of shared driveways and add “best practice” of requiring a recorded use and
maintenance agreement (create clear public/private compliance boundaries).
c. Requires corrections to “P” Definitions and movement of a “definition” in § 44-1206F to the
“definitions” section, plus reference updates, for related clarification.
3) Adjust the B-1 (General Commercial) District uses to more closely align with the District “Purpose and
Intent” (§ 44-501A). Last year the City began evaluating and initiating large-scale “right zoning” for
some residential neighborhoods; this effort is planned for continuation, including review of some
commercial areas, including a reduction in the amount of B-1 zoned properties. Review and alignment
of District intents and permissions is important prior to any significant change in the zoning map
related to that District. Addition and removal of language in § 44-502B and § 44-1602.
a. Increase focus on using ground-floor for commercial, while increasing allowances for
“commercial” residential options (such as apartments) above commercial uses.
b. Align Health Uses, based upon externalities, specifically ambulance/guest frequency.
Adjusted terminology for easier understanding by the general public.
c. Requires changes to “A” Definitions for related clarification.
Page 1
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4) Update Accessory Buildings provisions to clarify process and result, protect drainage/access
easements and public infrastructure, and reduce property maintenance complaints related to difficulty
of access. Addition and removal of language in § 44-908D.
a. Increase setback to five (5) feet which is a common side/rear utility easement depth and aligns
with Building Code separation requirements for residential structures.
b. Clearly states that structures shall not be located inside easements that require surface
access to retain validity; provides a process for location in utility easements.
c. Increases height allowance in Residential districts to be consistent with other districts (80% of
the district maximum), with requirement that they cannot be taller than the primary structure.
d. Structures within 2-ft of the primary structure are still considered “attached” (think: pergolas).
5) Clarify where you can park trailers and recreational equipment—including RVs, camping equipment,
and boats—make language more clear, common sense, and easier to enforce. Reorganization,
addition of language, removal of language in § 44-1203
a. Increase plain language, reduce double-negatives, re-order for understanding.
b. Requires corrections to “H” Definitions in § 44-1609 to the “definitions” section.
Notice
Notice was published in The Pantagraph on July 9, 2026.
STANDARDS FOR REVIEW
The Planning Commission (PC) shall hold at least one public hearing on any proposed text amendment
and report to the Council its findings of fact and recommendations. Recommendations shall be made
upon the determination that the text amendment is in the public interest and not solely for the benefit of
the applicant, taking into consideration the standards listed in § 44-1706E and discussed below.
1. The extent to which the proposed amendments are consistent with the public interest, giving
due consideration for the purpose and intent of this code as set forth in § 44-1701 herein.
Topic 1) The flexibility provided by allowing modifications to the Residential District Standards—rather
than changing standards across the District(s)—protects the public interest by reducing barriers for
new and infill development, without placing the character of existing subdivisions in the “Stable” areas
of the city at risk. These modifications are akin to a version of Design Criteria, that will help place infill
in appropriate context, as well as allow new small-lot “Single-Family Detached” residential
developments to use intentionally “urban” design.
The protection of tying those modifications to specific land entitlements (platted alleys, no-access
strips, etc.) will provide protection for newer existing subdivisions that were designed in the more
“suburban” format. For example: the modification to allow a reduced front yard, based on platted alley
access, could not be applied in a subdivision designed with front-loaded automobile access and more
privatized space. For most of the existing subdivisions south or east of Veterans Parkway, as well as
many of the interior subdivisions developed after c.1950, the entire structure of the neighborhood
would need to be re-worked and re-platted for a property(s) to be eligible to use this modification.
These modifications provide flexibility for multiple forms of new neighborhoods to exist in the same
single-family “use” context but not necessarily in the same neighborhood, helping to ensure that
everyone can find a home in a neighborhood that makes sense for them, based on their values,
preferences, and resources.

Page 2
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Topics 2 & 5) The public interest is served through the creation of processes and regulations that are
clear, straightforward, and flexible. Colloquial language would almost certainly not result in someone
referring to the garage at their single-family home as a “parking lot,” nor would someone stand in front
of a driveway with a measuring tape to decide whether they can legally park two cars side-by-side;
yet both could reasonably occur under the current Code. The sections related to parking, particularly
for vehicles related to the average person, are frequently called confusing by residents and staff. For
example: guidance on how to treat inoperable vehicles is based on the definition of “Junkyard” to
prevent certain activities, rather than on plain language describing what should be done. Proposed
changes to these sections move the language toward performance-based standards (“vehicles…shall
not overhang…sidewalks or streets.”) and clear directives (“…inoperable vehicles must be stored
indoors, or in…”), with the practicality of application and enforcement in mind.
Topic 3) Adjustments to the B-1 (General Commercial) District permissions are consistent with the
public interest, as they work to “secure for the public, locations for housing, employment, shopping…”
and “to conserve and protect the taxable value of land and buildings” through more closely aligning
the use permissions with the intent of the B-1 District that is designed to accommodate “large volumes
of shoppers” and have “site accessibility [that can accommodate]…high volumes of traffic…”
Properties that are appropriately zoned B-1 have access to large-scale transportation and utility
infrastructure that has required significant public and private investment to create. The use of these
properties primarily for low-traffic, low-customer purposes like solar farms or supply warehouses is
not the highest and best use of the property, nor the public investment that has been made in it.
Properties zoned B-1 that do not have these characteristics or that, for some other reason, would be
more appropriate for lower-traffic uses should be reviewed for rezoning or site modification.
Topic 4) Accessory structures are one of the most frequently interacted-with sections of the Code for
the average resident; sheds, detached garages, pergolas, and pools are all accessory structures.
This section has been reduced in complexity and adjusted to protect public and private infrastructure
and address common property maintenance complications. Permitting triggers have been
coordinated to align with the Building Code (Ch. 10) triggers for permitting. Height concerns
expressed by the public have been addressed by clearly articulating the relationship between primary
and accessory structures to avoid the creation of 2.5-story garages on lots populated by ranch homes,
while still allowing the 2-story carriage homes that are common in older (taller) areas.
2. The extent to which property values are diminished by the proposed particular zoning
restriction.
Property owners in the City will still be able to make reasonable use of their properties after
implementation of the proposed text amendments.
The additional restriction created by the additional accessory structure setback improves the practical
application of the Code in the context of other chapters, including Ch. 10 (Building) and Ch. 24
(Subdivision). However, this additional setback could be viewed as an inconvenience (and therefore
reduction in value) by property owners seeking multiple accessory structures on smaller lots. Some
property owners may feel frustration at having to (more clearly) comply with requirements related to
appropriate parking locations and the management of inoperable vehicles, but this is not a
diminishment of property value.
Some B-1 properties could be slightly diminished in value due to the reduction in potential uses, but
the increased allowance of other uses should compensate, resulting in no net reduction, and should
support the highest and best use of properties in the District.
3. The extent to which the destruction of property values promotes the health, safety, morals, or
general welfare of the public.
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The increase in setback on accessory structures that may cause inconvenience for occasional
property owners is intended to help protect public and private infrastructure, including water, sanitary
sewer, and stormwater conveyance. Every time existing infrastructure is damaged there is a financial
and opportunity cost to the public. The City expects to spend $350 million over the next 10 years on
water infrastructure alone, with tens of millions of dollars spent annually for the repair, improvement,
and maintenance of our public sewer system. Private utility infrastructure costs are borne by the rate
payers of those utilities and damage can result in increases to those rates. The Council and City
residents have invested significant time and energy in the review of Preliminary and Final Plats that
include easements and infrastructure plans; ensuring that our permitting and review processes
protect the function and long-term viability of that infrastructure—to the greatest extent practicable—
promotes the general welfare of the public and the fiscal responsibility we all expect of City
government.
Expected improvements in enforcement efforts by providing clarity can be expected to increase
property values where enforcement issues related to parking and accessory structures are ongoing.
4. Whether a Comprehensive Plan for land use and development exists, and whether the
amendment is in harmony with it.
The proposed amendments support the following Goals, Objectives, or Policies of the 2035 Plan:
• ED-4. (Enhance the image of Bloomington as a business friendly community);
• N-1.2. (Prioritize, with urgency, the revitalization of the neighborhoods in the Regeneration area);
• N-2. (Improve community identity and appearance by celebrating the unique nature and character
of the City’s individual neighborhoods);
• ACH-4. (Identify, conserve, and preserve the City’s heritage resources as a basis for retaining
and enhancing strong community character and a sense of place), Objective ACH-4.1. (Fully
integrate considerations of historic and cultural resources as a major aspect of the City’s planning,
permitting and development activities);
• PS-1.4. (Improve the physical environment to enhance public safety); and
• UEW-1. (Provide quality public infrastructure within the City to protect public health, safety and
the environment), UEW-1.1. (Maintain the existing City operated infrastructure in good condition).
5. Whether the City needs the additional types of uses or development allowed by the proposed
amendment.
The City has a need to reduce hurdles to residential development—particularly high-density and
mixed-use forms, in appropriate locations—to reduce development pressure and slow price increases
in lower-density areas where procedural hurdles are less common.
RECOMMENDATION
Staff recommends that the Commission take the following actions:
Motion to establish findings of fact that the proposed text amendments are in the public interest,
and a motion to recommend that City Council approve the proposed text amendments.
Respectfully Submitted,
The Planning Division
Attachments:
1. Proposed Amendments to (Ch. 44) the Zoning Code of the City of Bloomington, Illinois.
2. Proposed Amendments to Ch. 29 (Motor Vehicles and Traffic) of the City of Bloomington, Illinois.
Page 4
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ATTACHMENT 1
Amendments to (Ch. 44) the Zoning Code of the City of Bloomington, Illinois
(Additions are indicated by underlining; deletions are indicated strikeout.)

§ 44-403. [Ch. 44, 4-3] Residential bulk and site standards.
…
No changes are being made to the permissions for uses or the size of lots/yards.
§ 44-404. [Ch. 44, 4-4] General standards.

A.

On-site development standards.

(1) See Article IX, General Provisions, for various on-site development standards such as
exterior lighting requirements, permitted encroachments, accessory uses and structures.

(2) The bulk and site regulations specified in the foregoing may be modified as specified below.
(a) Lot area and width. Any Lot of record platted prior to 1956, and still consisting of the
original platted Lot, having less area or width than herein required may be used for a
single-family dwelling without requiring a Variance(s) for the Lot Characteristics of the
District.

(b) Alley access. When a public or private platted alley or drive provides vehicular access
to the rear of a property, and no curb cut is or will be provided for vehicular access or
parking in the front of the property, then the required front yard may be administratively
reduced to not less than 15 feet in any Resident District. A “no access” strip shall be
platted along the street frontage for any property developing in this manner. This
provision shall not override Transition provisions designed to increase compatibility
with adjacent residential uses.

(c) Required Yards. The required yards shall be maintained on each side of a dwelling,
but may be reduced by the percentage by which a legally platted Lot of record is
substandard for the District Lot Characteristics. In no instance shall a side yard be
reduced to less than five (5) feet, or a front or rear yard reduced to less than 15 feet.

B.

Transition. In addition to the requirements of Article IX and § 44-403, the following regulations
apply to residential front yards.

(1) Where lots comprising 50% of a block frontage in a residence district are improved with
buildings that are set back further than or less than the required front yard for the District,
the required front yard shall be the average of front yard depths of residences on each
developed site on the block frontage. For the purposes of this section, a traffic control
device, block numbering system or street curve in excess of a 45° angle may be considered
as a line of demarcation.
…

D.

Off-street parking and loading. See Article XII, Off-Street Parking and Loading, for standards
Page 5
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governing off-street parking and loading. In addition to the requirements of Article XII, the
following regulations apply to residential driveways.

(1) Required off-street parking spaces for residential uses shall be located on the same lot as the
use requiring such parking or on an adjoining lot. Except as provided in Subsection C(2)
below, required off-street parking spaces in residence districts shall be located on the same
lot as the use requiring such parking.

(2) Off-street parking spaces and driveways shall be located as follows:
(a) All new and approved off-street parking spaces and driveways shall be located at least
three feet from any side lot line, unless shared with an adjacent property. New shared
driveway approvals shall require a Shared Driveway Agreement, running with the land,
to be recorded against both properties that share the drive.

(b) All legal nonconforming driveways may be reconstructed, but not expanded, at their
existing location.

(c) In the R-1A, R-1B, R-1C, R-1H, and R-2 Districts, no off-street parking shall be
permitted in the front yard except on approved driveways of single-family, two-family,
and attached single-family dwelling units. On driveways leading to only one legal offstreet parking space, the parking of no more than two cars side-by-side is allowed only
under the following conditions:

(d) At no time can more than 50% of the width of the Lot be developed as parking spaces
and/or driveways.

(3) Driveways.
(a) The Driveways must be paved using concrete or asphalt;
(b) The width of the driveway approach and the driveway at the back of the sidewalk must be
a minimum of 16 feet and shall not exceed 24 feet. The required width shall be
maintained to a sufficient length to allow parking of cars on private property. Existing
driveways less than 16 feet wide may be flared to the required width and length without
widening the driveway approach only if plans are approved by the Director of
Development Services.

(c) Vehicles parked on driveways vehicles shall not overhang or extend over public or
private sidewalks, alleys, or streets.

(c) In all other districts, off-street parking spaces shall only be permitted on approved
driveways in the required front yards, unless otherwise provided by this Zoning
Ordinance.

E.

Landscaping. See Article XIII, Landscaping and Screening, for standards regarding
landscaping and screening.

…
§ 44-1617[Ch. 44, 16-17] Definitions "P."
PARKING LOT - An outside area, not on a public right-of-way, exclusive of driveways,
used for the parking of motor vehicles. For purposes of computing the number of parking
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spaces in a lot, all areas used for parking under unified control on the same or contiguous
parcels of land shall be considered as one lot.
PARKING LOT LANDSCAPING - Landscaped areas located in and around a parking lot
in specified quantities to improve the safety of pedestrian and vehicular traffic, guide
traffic movement, improve the environment and improve the appearance of the parking
area and site.
PARKING LOT, COMMERCIAL - Parking space(s) or parking lot, associated with any
business, commercial or industrial use, where such lot is established as the principal use
of a lot.
PARKING LOT, NONCOMMERCIAL - Parking space(s) or An accessory parking lot,
associated with multiple-family residential or group living uses, i.e., multiple-family,
apartments, dormitories, sororities and fraternities, or other noncommercial uses, such as
churches houses of worship or government buildings, which are normally permitted or
permitted as special uses in residential zoning districts.
PARKING SPACE - An area on a parking lot sufficient in size according to the provisions
of this Code, and hardened with an appropriate dust-free surface, to store one passenger
motor vehicle, connected to a street or alley by a driveway or driving area and so
arranged as to permit ingress and egress of the motor vehicle at all times without
maneuvering on a sidewalk and without moving any other motor vehicles parking adjacent
to the parking space.
§ 44-502. [Ch. 44, 5-2] Business Districts - permitted and special uses.
Refer to Article XVII, Definitions, for clarity on the uses listed.
…

B.

Allowed Uses Table.
B-1

B-2

C-1

D-1

D-2

D-3

Reference

P2

P2

P1

P

P1

§ 44-1046

P

§ 44-1046

P

P1
P1

P

P

…
RESIDENTIAL
Household Living
Dwelling, SingleFamily
Dwelling, SingleFamily Attached
Dwelling, Two-Family

S P2

P

S

P

S

Dwelling, MultipleFamily
Live/Work Unit

S P2

P1

S

P2
P2

S P2

P

S

P2

Protective Housing

P

P

P

P

P

P

P

…
INSTITUTIONAL
…
Health
Ambulatory
Surgical

P2

Page 7
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B-1
Treatment
Center or
Medical Center
Hospital or Medical
Center
…

B-2

S

C-1

D-1

D-2

D-3

Reference

P

INDUSTRIAL
Manufacturing and Production, Light
Apparel, Fabrics,
Leather Industries
Commercial Cleaning
and Repair Services
Commercial
Community
Kitchen
Electronics Assembly
Plants
Fabricated Metal
Industries
Furniture and Fixtures
Industries
Trade and
Construction
Services
Storage and
Equipment Yards
Mini Warehouses
Parking Lot,
Commercial
Warehouse

P
P
S

P
S

P

P
P

S

P

S
S
S
PS

P

P

S
S

S

P1 S

S

S

S

S

S

S

S

S

§ 44-1026

P

…
Utilities
Commercial Solar
Energy Conversion
Facilities
Private Solar Energy
Conversion Facilities
Private Wind Energy
Conversion Facilities
…

P4

P4

P4

P4

P4

P4

P

P4

P4

P

§ 44-1031

P

§ 44-1031
§ 44-1036

Notes:
1.

A Special Use is required when the use adjoins a Residential District boundary line.

2.

The use is permitted only when located above the first story above grade.

3.

Maximum permitted height is 45 feet or three stories, whichever is lower.

4.

(Reserved) As accessory to another allowable principal use. Regulations and Use Provisions related to
the use as a principal use shall still apply.
Page 8
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§ 44-1602[Ch. 44, 16-2] Definitions "A."
…
AMBULATORY SURGICAL TREATMENT CENTER - Any institution, place or building devoted
primarily to the maintenance and operation of facilities for the performance of surgical procedures
providing same-day surgical care, diagnostic tests, and preventive procedures where patients return
home within 24 hours. or any facility in which a medical or surgical procedure is utilized to terminate a
pregnancy, irrespective of whether the facility is devoted primarily to this purpose. Such facility shall not
provide beds or other accommodations for the overnight stay of patients; however, facilities devoted
exclusively to the treatment of children may provide accommodations and beds for their patients for up
to 23 hours following admission. Individual patients shall be discharged in an ambulatory condition
without danger to the continued wellbeing of the patients or shall be transferred to a hospital. The term
"ambulatory surgical treatment center" does not include any of the following:
A. Any institution, place, building, or agency required to be licensed pursuant to the "Hospital
Licensing Act" approved July 1, 1953, as amended.
B. Any person or institution required to be licensed pursuant to the 'Nursing Home Care Act',
approved August 23, 1979, as amended.
C. Hospitals or “ambulatory surgical treatment centers” maintained by the State or any department
or agency thereof, where such department or agency has authority under law to establish and
enforce standards for the hospitals or ambulatory surgical treatment centers under its
management and control.
D. Hospitals and “ambulatory surgical treatment centers” maintained by the Federal Government or
agencies thereof.
E. Any place, agency, clinic, or practice, public or private, whether organized for profit or not,
devoted exclusively to the performance of dental or oral surgical procedures.
 Move definition to § 44-1620 [Ch. 44, 16-20] Definitions “S.”
…
§ 44-908. [Ch. 44, 9-8] Accessory buildings and uses other than fences.
On a lot devoted to a permitted principal use, customary accessory uses, and structures are
authorized subject to the following standards and any applicable off-street parking requirements:
…
D. Except for fences, an accessory building or structure hereafter constructed, erected, placed,
structurally altered, enlarged, or moved, except as otherwise permitted in this Code shall be subject
to the following bulk requirements:
(1) Prior to installation of any accessory structure over 120 square feet, a permit shall be
obtained from the Development Services Department. Installation of an associated
foundation or slab shall trigger the requirement for a permit.
(2) Except for roadside markets, no accessory building or structure shall be permitted within
the required front or side yards of a lot, as set forth in each district. Accessory structures
shall be located behind the front face of the primary structure. This restriction applies to
required primary and secondary front yards.
(3) Accessory structures shall not be located in drainage or access easements. Accessory
structures may only be located in utility easements with prior written permission from any
utilities present in such easement.
(4) Accessory buildings and structures shall comply with Table 908. For regulations related to
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fences see § 44-910.
Table 908: Accessory Building and Structures
Districts
Agricultural
Districts
Residential
Districts
Business
Districts
Manufacturing
Districts
Public Interest
Districts

Maximum Height
**
Equal to
permitted height
of district
14 feet
Equal to 80% of
the permitted
height of district
Equal to
permitted height
of district
Equal to
permitted height
of district
Equal to
permitted height
of district

Min. Distance to
Principal
Building Wall
10 feet

Min. Distance to
Rear or Side Lot
Line
3 5 feet

Min. Distance to
Alley Right-ofWay Line
10 feet*

10 feet

3 5 feet

10 feet*

10 feet

3 5 feet

10 feet*

10 feet

3 5 feet

10 feet*

10 feet

3 5 feet

10 feet*

Notes:
*
When the entrance to the accessory building for motor vehicles is parallel to and facing such alley rightof-way line
** Notwithstanding the allowed maximum height in Table 908, an accessory structure may not exceed the
height of the principal structure.

Diagram 908D(2)

(5) The foregoing height limits shall not apply to telecommunication antennas and
telecommunication antenna facilities authorized pursuant to Article IV and X of this Code.

(6) The gross floor area of an accessory building or structure to be constructed in any zoning
district shall not exceed 30% of the rear yard, nor shall it exceed following:
(a) In an agricultural district or residential the R-1A, R-1B, R-1C, R1-H, R-2, or R-4
district, the gross floor area of an accessory building or structure shall not exceed the
ground floor of the principal building or 1,000 square feet, whichever is less.
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(b) In a business district, manufacturing district, public interest district or the R-3A or R3B District, the cumulative gross floor area of an accessory building or structure in
combination with the principal structure(s) shall comply with the gross floor area
regulations for the zoning district in which it is located.
(7) No A manufactured home, mobile home or other similar portable structure or building
shall be used as an accessory building or structure except when may be used incidentally
to and temporarily for construction operations of a principal use., notwithstanding the
following exceptions:
(a) Storage buildings not exceeding 144 square feet in area and a maximum height of
12 feet to the highest point on such building are permitted as accessory buildings.
(8) (b) It shall be unlawful to use any Portable or on demand storage containers or other
similar portable structures are prohibited as an accessory building or accessory structures
when located on any Residential District lot, except when used temporarily during
construction or moving operations of a principal use. Such portable containers or
structures shall be removed from such Residential District lot within 14 consecutive days
after the date of completion of such construction or moving operations.
(9) An accessory building which is attached to, or within 2 feet of, a principal building shall be
considered as a part of the principal building and shall be subject to all regulations
governing the location of principal buildings.
(9) An accessory building which is not attached to a principal building may contain a rooming
unit as an accessory use provided that such rooming unit is occupied by a person who is
related by blood, adoption, or marriage to a member of the family occupying a singlefamily dwelling unit in the principal building or provided that such rooming unit is occupied
by a household servant employed by the family occupying a single-family dwelling unit in
such principal building.
(10) No incinerator shall be hereafter constructed, erected, placed, structurally altered, or
enlarged in or within 2,000 feet of property in a residential district.
(11) Structures or buildings that are accessory to manufactured homes or mobile homes are
not to be considered permanent and shall not have permanent foundations (foundations
40 inches or more below grade). These structures shall be constructed to be freestanding
and not apply any additional loading situations to the manufactured home or mobile home
it is associated with.
…
§ 44-1203. [Ch. 44, 12-3] General provisions.
…
E. Storage of Vehicles.
(1) Required off-street parking spaces, driveways, and areas required for internal access may
not be used for Vehicle Storage.
(2) Unless otherwise permitted by this Code, inoperable vehicles must be stored indoors, or in
an appropriately screened and surfaced outdoor storage area where permitted by the
relevant District regulations.
(3) On properties where a legal Vehicle Sales and Service use is in operation, operable vehicle
inventory may be stored in parking spaces that are not used to fulfill off-street parking
requirements. A parking space used for the storage of vehicle inventory shall comply with
the definition in § 44-1617.
E. F. Storage of camping and recreational equipment and domestic utility trailers. Any owner of
camping and recreational equipment or domestic utility trailer may park or store such camping
and recreational equipment or utility trailer in a Residential District subject to the following
conditions:
(1) At no time shall such parked or stored camping and recreational equipment be occupied or
used for dining, sleeping or housekeeping purposes while parked or stored in a residence
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district except for a period of not to exceed 14 days in one calendar year, provided,
however, that such mobile home, travel trailer, pickup coach, motor-home or camping
trailer may be used for only for sleeping purposes during such fourteen-day period;
(2) During the period From September 15th through April 15th, if the recreational equipment is
parked or stored outside of may be stored in a garage, it shall be parked or stored to the
rear of the front building line of the principal structure on the lot on a hardened or
compacted surface;
(3) If parked From April 16th through September 14th to the front of the front building line of
the principal structure on the property, recreational equipment may be parked to the front of
the front building line of the principal structure, but must be on a hard surface as defined in
§ 44-1609 Article XVI of this Code.
(4) However, such camping and recreational equipment may be parked anywhere on the
premises for loading or unloading purposes for a period not to exceed 24 hours per
episode.
(5) All recreational equipment or domestic utility trailer must be parked a minimum of three feet
from a side or rear yard lot line at all times, except for periods of loading or unloading.
(6) If parked From April 16th through September 14th to the front of the front building line of
the principal structure on the property, recreational equipment may be parked to the front of
the front building line of the principal structure, but must be on a hard surface as defined in
Article XVI of this Code.
(7) If the recreational equipment is a self-propelled vehicle that is not stored on a trailer (such
as a motor-home), it must be parked on a hard surface, as defined by § 44-1609, whether it
is parked to the front or rear of the front line of the principal structure no matter where it is
parked on the property. Double- or single-axle camping trailers, domestic utility trailers,
boats on trailers, and other items of recreational equipment stored on trailers do not require
a hard surface, but need to be stored on a compacted surface, as defined by § 44-1604
Article XVI of this Code, if such recreational equipment is stored or parked to the rear of the
front building line of the principal structure on the property.
F. G. Maintenance.
(1) All parking, loading and circulation areas shall be maintained free of dust, trash,
weeds, and debris. Surfacing, curbs, walkways, light fixtures, signs, and related
appurtenances shall be maintained in good repair and safe condition at all times.
(2) The visibility of pavement markings delineating parking spaces and directional
control shall be maintained.
(3) All off-street parking, stacking, and loading areas required by this article shall be
maintained free of accumulated snow or standing water that prevents full use and
occupancy of the areas, except for temporary periods of heavy rainfall or snowfall not
to exceed five days.
44-1206F. Surfacing requirements.
(1) Parking lots. All off-street parking, stacking, and loading areas shall be constructed using a hard
surface, as defined by § 44-1609. surfaced with asphalt, concrete, brick, stone, pavers, or an
equivalent material as approved by the City Engineer. Surfaces such as pervious asphalt, pervious
concrete, or turf blocks are permitted; subject to the requirements of this chapter and other City
policies pertaining to stormwater management.
§ 44-1609[Ch. 44, 16-9] Definitions "H."
HARD SURFACE Any asphalt, or concrete, brick, or pavers of an approved thickness, or an equivalent dust-free
material as approved by the City Engineer and Development Services Director, surface as required
by Article VII of this Code, but specifically excluding rock, gravel, grass, or dirt.
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ATTACHMENT 2
Amendments to Ch. 29 ((Motor Vehicles and Traffic) of the City of Bloomington, Illinois
(Additions are indicated by underlining; deletions are indicated strikeout.)

§ 29-104[Ch. 29, Sec. 4] Streets, etc., defined.
ALLEY - Those public or private platted thoroughfares less than 20 feet in width and used primarily as
the service access to abutting properties.

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