TRADITIONAL ZONING
TRADITIONAL ZONING CAN TRADITIONAL ZONING ACHIEVE OUR GOALS FOR DOWNTOWN ANN ARBOR? A dense, mixed use core with flexible land uses A range of housing types and costs A walkable, pedestrian-oriented environment
TRADITIONAL ZONING WHAT IS TRADITIONAL ZONING? IT S WHAT ANN ARBOR HAS. Regulates the use of private land for the common good (public health, safety and general welfare) Implements adopted master plan policies Establishes zoning districts Establishes uniform regulations within each district Permitted, conditional and special approval uses Development density Minimum lot size and building coverage Building placement, height, massing Parking Landscaping and Screening Signs
TRADITIONAL ZONING CRITICISMS OF TRADITIONAL ZONING: Separates, rather than mixes land uses Sets minimum (or maximum) standards/requirements, rather than promoting desired outcomes Doesn t address important urban design and quality issues Doesn t address the public realm (streets, street/building interface, open spaces) Isn t user-friendly (unwieldy organization; few illustrations)
TRADITIONAL ZONING FLOATING ZONES: Flexibility Negotiated Time consuming Outcomes can be unpredictable organization Ann Arbor affordable housing requirement
TRADITIONAL ZONING OVERLAY ZONES: Build on underlying zoning Establish additional or stricter standards
OVERLAY ZONES
OVERLAY ZONES CITY OF GRAND RAPIDS HEIGHT OVERLAY MAP
OVERLAY ZONES IF THE UNDERLYING ZONE IS WRONG AN OVERLAY ZONE CAN T FIX IT.
INCENTIVE ZONING INCENTIVE ZONING: Offers added building height or density for a public amenity or good Ann Arbor s premiums: Residential Use Pedestrian Amenities Arcade Inner arcade Plaza Other bonus items: Ground floor retail Affordable housing Structures/below grade parking Public art Day care facilities Cyclist locker rooms
INCENTIVE ZONING CALTHORPE REPORT INCENTIVES Bonus Item FAR Bonus Affordable housing (10%) 100% Ground floor retail 100% Open space/ pedestrian amenities 50% Tower design 100% TDR 200% Underground parking 100% Green buildings???
ANN ARBOR ZONING
C2A ZONING DOES C2A SEPARATE RATHER THAN MIX LAND USES? C2A (and C2A/R) Permitted Uses Retail sales Business and personal services Office Residential incentive offered Hotel/motel Theaters, assembly halls, entertainment
C2A ZONING DOES C2A SET MINIMUM REQUIREMENTS, RATHER THAN PROMOTING DESIRED OUTCOMES? C2A Area, Height and Placement Regulations Density (in units/acre or floor area ratio) 400% 600% w/premiums Setbacks from front, side, rear property lines At grade None, except abutting residential Upper stories 1 for every 10 in height above 3rd story for side and rear walls Maximum building heights None Minimum lot size None Building coverage None
FAR VS. HEIGHT LIMITS SETBACKS VS. BUILD-TO ZONES FAR 1.0 or 100% street street street
SETBACKS VS. BUILD-TO ZONES SETBACKS VS. BUILD-TO LINES/ZONES street street street Build-to Line 0 setback Build-to Zone 10 max. setback Minimum Building Frontage
C2A ZONING PARKING Ann Arbor: As of right building area is parking exempt Parking required for bonus square footage (PC and Council can reduce) Residential: 1 space per 1,000 SF Non-residential: 1 space per 500 SF Other options: Payment in lieu Active ground floor frontage on pedestrian streets
C2A ZONING DOES C2A ADDRESS OTHER IMPORTANT URBAN DESIGN ISSUES? Design Guideline Standard 1 Standard 2 Building and street Unobstructed building Building entrance facing orientation access street Pedestrian orientation Limit blank walls Bottom floor architectural detail Building facades Building frontage and Corner building detail setback Lighting/Signage Exterior lighting plan Safety and visibility Contextual design Preserve historic facades Green building design?
HYBRID ZONING CAN TRADITIONAL ZONING BE MODIFIED TO ADDRESS THESE URBAN DESIGN ISSUES? GRAND RAPIDS DID IT WITH HYBRID ZONING.
HYBRID ZONING TRADITIONAL BUSINESS DISTRICT Main entry faces the primary street Buildings located on front property line Traditional storefront design required; no blank walls Horizontal and vertical elements 50-foot bays Materials Transparency requirement Roofline Awnings and overhangs Signs
HYBRID ZONING COULD HYBRID ZONING ACHIEVE OUR GOALS FOR DOWNTOWN -- EITHER ON ITS OWN OR AS THE BASE DISTRICT WITH AN OVERLAY FOR BUILDING HEIGHTS AND WITH APPROPRIATE INCENTIVES?