Council narrows ADU approach, approves zoning text amendment allowing accessory units via special use

The Bloomington City Council on Sept. 8 approved a zoning text amendment that removes minimum lot-area-per-dwelling restrictions that have hindered accessory dwelling units (ADUs) from being built, while adding a requirement that ADUs be permitted through the cityspecial-use process rather than as a by-right use.

Deputy City Manager Tice and Planning staff said the change is intended to let smaller properties legally host ADUs while preserving neighborhood oversight: ADU proposals would go to the zoning board of appeals and then to council for final approval. Planning manager Alyssa Pemberton told the council existing ADU standards (owner-occupancy requirement, a maximum of 800 square feet for some provisions and a limit on rear-yard coverage) would remain in place.

The amendment passed after residents from multiple neighborhoods, particularly Old Farm Lakes, urged council to slow or narrow changes and raised concerns about infrastructure, parking and property values. Residents argued the Opticos studythe related city consultant report on "missing middle" housinghad been interpreted as endorsing blanket, citywide zoning changes. Several residents said Old Farm Lakes is functionally single-family and not walkable to centers the report identified as suitable for missing middle housing. Several speakers asked for neighborhood-specific review before any by-right changes.

Supporters of the text amendment said ADUs provide options for aging-in-place and small-scale housing choices. Julia Sutherland, a resident and organizer, told the council she plans an ADU for her elderly mother and said ADUs historically existed as carriage houses and small dwellings. "ADUs will provide that kind of home to my mother," Sutherland said.

Planning staff said ADU applications still must meet development and stormwater standards; the code continues to require an additional off-street parking space for an ADU. Staff also said the special-use path adds a site-specific review that allows council and neighbors to weigh infrastructure and traffic impacts.

The ordinance was adopted on a council vote; the clerk announced the motion passed with two nays (Council members Montney and Lee).

What’s next: Planning staff will accept ADU applications under the updated code and route special-use petitions to the zoning board of appeals and council; staff advised the public the special-use process includes standards that address traffic, stormwater and neighborhood compatibility.