Proposed Code Changes

A2D2 Downtown Plan and Zoning Amendment Updates

7/2/09 Update:

At its meeting of June 15, 2009, City Council approved the amended Downtown Plan, as adopted by the Planning Commission (see 6/12/09 update below for link to the approved plan).

In approving the Downtown Plan, City Council directed staff to revise the proposed downtown zoning map to be make it consistent with the approved Downtown Plan. City Council also requested that the proposed downtown zoning amendments, which originally had been scheduled for a public hearing and 2nd reading on July 6th, be brought back to Council for 1st reading instead.

The revised downtown zoning map and ordinance changes are now scheduled for 1st reading at City Council on Monday, July 6, 2009 (7 pm, Council Chamber, City Hall). The revised materials may be viewed at the City's Legislative Information Center.

The change to 1st reading postpones the public hearing and 2nd reading of the ordinance. The public hearing is now tentatively scheduled for the City Council meeting of August 6, 2009

On June 15, 2009, City Council also approved a contract with Winter & Company for consulting services to revise the draft downtown design guidelines. The link to the proposed scope of work is provided below:

Winter & Company Design Guidelines Revisions Project (pdf)

6/12/09 Update:

City Council will hold a public hearing on the amended Downtown Plan, as adopted by the Planning Commission, on Monday, June 15, 2009 (7 pm, Council Chamber, City Hall). City Council will consider approval of the plan at this meeting. Links to the Council transmittal and Downtown Plan are provided below:

Council Transmittal and Attachments - June 15, 2009
Downtown Plan (3 MB pdf) - As adopted by Planning Commission on May 19, 2009

City Council also will consider approving a contract with Winter & Company at its June 15, 2009 meeting. This contract will provide consulting services to revise the draft downtown design guidelines document in response to comments from the A2D2 Steering Committee and the public. The contract also will cover revisions to the draft historic preservation design guidelines document.

5/17/09 Update:

Materials for May 19, 2009 Planning Commission public hearing on Downtown Plan amendments:

Staff Report (pdf) - May 15, 2009
Draft Downtown Plan (3MB pdf) - May 15, 2009

5/8/09 Update:

Staff report to the Planning Commission for the May 12th working session:

Additional Amendments to Downtown Plan (pdf)

4/24/09 Update:

On April 20, 2009, City Council sent the Downtown Plan back to the Planning Commission with recommended revisions. The revised review schedule is:

May 12, 2009 (7 pm) - Planning Commission working session discussion on Downtown Plan revisions
May 19, 2009 (7 pm) - Planning Commission public hearing and action on Downtown Plan revisions
June 15, 2009 (7 pm) - City Council public hearing and action on Downtown Plan
July 6, 2009 (7 pm) - City Council public hearing and action on downtown zoning and parking amendments (Second Reading)

Staff reports and the revised plan and ordinance drafts will be posted on this page as they become available.

4/10/09 Update:

City Council reviewed the draft A2D2 amendments at First Reading on April 6, 2009 and made the changes listed below. Second Reading of the Revised Draft Amendments (pdf) is tentatively scheduled for July 6, 2009.

Map changes

The South University area outside of DDA boundary was changed from D1 to D2 zoning: South University Map (pdf)
The East Huron character overlay district was subdivided into East Huron 1 and East Huron 2: East Huron Map (pdf)
The building frontage designations for portions of Washtenaw Avenue and Forest Avenue area were changed: Washtenaw/Forest Map (pdf)
The D2 boundary was extended to include 322 E. Kingsley.

Text changes

Height limits were added or changed in several character overlay districts (Tables 5:10.20A and C) , as follows:

East Huron 1 – 150 feet maximum
East Huron 2 – 180 feet maximum
Liberty/Division – 180 feet maximum
Main Street – 180 feet maximum
Midtown – 180 feet maximum
South University – 150 feet maximum
State Street – 180 feet maximum

A 40-foot rear and side setback requirement from residential was added to the South University character overlay district for the newly identified D2 zoning (Table 5:10.20C).
A description of the D2 area was added to the South University Character Overlay District in Section 5:10.20(1)(a).
The maximum building diagonal requirements were deleted (Tables 5:10.20A and C).
The “active use” requirements for street-level uses on retail streets were deleted from Section 5:10.19 (2)(b) and Table 5:10.19A.
Massing standards for the newly identified East Huron 1 character overlay district were added, as follows:

Table 5:10.20A – Downtown Character Overlay Zoning Districts Building Massing Standards (Additional Regulations for the D1 Districts)
Overlay Zoning District	Streetwall Height		Offset at Top of Streetwall	Max. Building Height	Side and Rear Setbacks
	Max. Height	Min. Height	Required Average		Minimum Distance from Lot Line Abutting R Zoning District
East Huron 1	3 stories	2 stories	None	150 feet	Rear or side exterior wall of the tower shall be located no further than 150 feet from the East Huron property line and no closer than 30 feet to a lot line abutting a residential zoning district. In no case shall the required setback reduce the width or depth of a lot suitable for building to less than 25 feet.

Section 5:40(1)(f) was revised to remove gender-specific references.
The penalty formula for failure to achieve the LEED certification commitment was revised in Section 5:65(2)(c).

Zoning and Parking Amendments

Note: See 4/10/09 Update above for changes made at First Reading

The Planning Commission held a public hearing on the A2D2 zoning and parking amendments on February 19, 2009 and recommended approval of the proposal, with some changes, on March 3, 2009. A link to the memorandum summarizing the Commission's responses is provided below.

Memorandum to City Council (pdf) - March 3, 2009

The draft amendments revise fourteen sections of the Zoning Ordinance (Chapter 55) and two sections of the Off-Street Parking Ordinance (Chapter 59). Links to the draft amendments and the Planning Commission staff report are provided below.

Zoning and Parking Amendments - (pdf) - March 4, 2009 Draft
Staff Report on Draft A2D2 Amendments (pdf) - February 13, 2009

The proposed zoning map amendments create two downtown zoning districts, eight downtown character overlay zoning districts and three building frontage designations for downtown properties. Links to the proposed zoning maps are provided below:

D1 and D2 Base Zoning Districts (pdf) - March 24, 2009 Draft

Character Overlay Zoning Districts (pdf) - March 24, 2009 Draft

Building Frontage Map (pdf) - March 24, 2009 Draft

Proposed Zoning Districts with Historic Districts and Floodplain (pdf)

Existing zoning (pdf maps)

Downtown Plan Amendments

Note: See 6/12/09 Update above for revised review schedule

The Planning Commission held a public hearing and adopted the amended Downtown Plan on February 19, 2009. On April 20, 2009, City Council sent the Downtown Plan back to the Planning Commission for further revisions.

On May 19, 2009, the Planning Commission held a public hearing and adopted amendments in response to City Council comments. A link to the plan adopted by the Planning Commission is provided below.

Downtown Plan (3 MB pdf) - May 19, 2009

Updated July 2, 2009