Planning & Zoning

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The Planning and Zoning Division of PACE provides technical and professional advice to the City Council, Planning Commission, Board of Zoning Appeals, Historic Preservation Commission, City Manager, PACE Director, Director of Engineering and Water, and Director of Parks and Recreation regarding city planning, zoning, subdivision planning, planned unit developments, historic preservation/rehabilitation, and sign regulation activities in order to promote and accomplish coordinated, continuous, and comprehensive urban planning for the future growth and development of the City of Bloomington and its environs.

This division also answers questions concerning annexation agreements, zoning, land use planning, historic preservation districts and historic preservation planning and historic preservation review procedures, planned unit development review procedures, subdivision review procedures and city maps.

For questions or concerns related to the Americans with Disabilities Act, please contact Robert Coombs, at 309-434-2447.

Zoning Ordinance
Because it controls the use of land, the zoning ordinance is probably the single most effective means of implementing a community's land use plan. The City's current zoning ordinance was adopted in 1979. Orderly development of the City is guided by zoning districts which designate certain uses as permitted or restricted.

City of Bloomington Zoning Map



The zoning map illustrates the land use plan and is reviewed and updated to reflect the current plan. There are zoning districts for agricultural, residential, office, business, and manufacturing uses. There are special districts for airport, university, and public uses such as parks.

Overlays have requirements in addition to the zoning district that they affect. For example, the airport noise impact overlay serves to restrict the development of noise sensitive uses in areas with unique noise impacts emanating from aircraft operations. Historic preservation overlay requires a review by the Historic Preservation Commission before altering exterior features of a historic structure.

Click here for the current zoning map.


Annexation Issues
The City of Bloomington is concerned about several issues related to the cost of growth and
development. In particular, the City is interested in exploring the following issues/questions:

  • What type of land uses should be incentivized?
  • How has the City fared in the sharing of risk in development/annexation agreements?
  • What are the costs associated with annexations?
  • What is an appropriate return on investment period?

Before undertaking a consulting effort to address these issues, Tischler-Bise was retained to conduct a
feasibility study. This feasibility study is intended to provide direction and recommendations as to what
type of analysis should be conducted given Bloomington’s situation and desired outcomes. This analysis
and the recommendations presented herein are based on onsite interviews with key City personnel and
feedback from City Council members. The report concludes with a summary of findings from our onsite
interviews. These conclusions are based on our national experience, having conducted over 600 fiscal
impact analyses around the country, more than any firm.

See the June 2010 Study Here

Historic Preservation Commission
The City of Bloomington Historic Preservation Program was created in 1983 by City Ordinance. The program is administered by the Bloomington Historic Preservation Commission. The Commission is a volunteer citizen board whose goal is the protection of the City's architectural and historical environment. Seven residents or property owners form the Commission and are appointed by the Mayor.