Downtown Zoning Evaluation Options Focus Group Goal and Agenda 1. - - PowerPoint PPT Presentation

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Downtown Zoning Evaluation Options Focus Group Goal and Agenda 1. - - PowerPoint PPT Presentation

Nov 20, 2022 322 likes •867 views

Downtown Zoning Evaluation Options Focus Group Goal and Agenda 1. Welcome and brief introduction 2. Overview of the options 1. Ann St. Site 2. William St. Site 3. Huron St. Site 4. Premiums 3. Lets hear from you! Survey, Q&A 4.

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Downtown Zoning Evaluation

Options Focus Group

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Goal and Agenda

  • 1. Welcome and brief introduction
  • 2. Overview of the options

1. Ann St. Site 2. William St. Site 3. Huron St. Site 4. Premiums

  • 3. Let’s hear from you! Survey, Q&A
  • 4. Where do we go from here?
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Evaluation: Our Task

  • Whether D1 zoning is appropriately located on the north side
  • f Huron Street between Division and S. State and the south

side of William Street between S. Main and Fourth Avenue

  • Whether the D1 residential FAR premiums effectively

encourage a diverse downtown population

  • Consider a parcel on the south side of Ann St. adjacent to

north of city hall that is currently zoned D1 to be rezoned to the appropriate zoning for this neighborhood

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Zoning Map

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Zoning Map

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Character Districts

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Relationship of Zoning, Character Overlay and Design Guidelines

Zoning Districts (D1 and D2)

The “base” zoning” Basic height, setback, lot coverage, and use regulations. Premiums for certain amenities

Character Overlays

Another layer

  • f detail based
  • n existing

build environment Setbacks, heights, massing standards

Design Guidelines

Design, architecture, materials administered by the Design Review Board. Not part of the zoning ordinance

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SLIDE 8
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Premiums

  • Residential Use
  • Affordable Housing
  • Green Building
  • Historic Preservation
  • Pedestrian Amenity
  • Public Parking
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THE SITES

Images and Options

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Ann St. lot Adjacent to City Hall

Current Conditions

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Ann St. lot Adjacent to City Hall

Current Conditions

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Ann St. lot Adjacent to City Hall

Current Conditions

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Ann St. lot Adjacent to City Hall

Current Zoning – D1 with Premiums 700% FAR, Maximum Height 180 ft.

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Ann St. lot Adjacent to City Hall

Current Zoning – D1 with Premiums 700% FAR, Maximum Height 180ft.

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Ann St. lot Adjacent to City Hall

Option 1: Rezone to D-2 (FAR 400% with Premiums, Max Height 60ft.)

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Ann St. lot Adjacent to City Hall

Option 1: Rezone to D-2 (FAR 400% with Premiums, Max Height 60ft.)

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Ann St. lot Adjacent to City Hall

Option 2: Leave D1, but increase setbacks, stepbacks, diagonals

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Ann St. lot Adjacent to City Hall

Option 3: Leave D1 but eliminate premiums (400% FAR, Max. Height 180 ft.)

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Ann St. lot Adjacent to City Hall

Option 3: Leave D1 but eliminate premiums (400% FAR, Max. Height 180 ft.)

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Ann St. lot Adjacent to City Hall

Option 4: Rezone to Office

Office

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South Side of William between Main and Fourth

Current Conditions

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South Side of William between Main and Fourth

Current Conditions

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South Side of William between Main and Fourth

Current Conditions

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South Side of William between Main and Fourth

Current Zoning D1, with Premiums 700% FAR, Max. Height 180ft.

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South Side of William between Main and Fourth

Current Zoning D1, with Premiums 700% FAR, Max. Height 180ft.

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South Side of William between Main and Fourth

Current Zoning D1, with Premiums 700% FAR, Max. Height 180ft.

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South Side of William between Main and Fourth

Option 1: Rezone to D2, 400% FAR with Premiums, Max Height 60ft.

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South Side of William between Main and Fourth

Option 1: Rezone to D2, 400% FAR with Premiums, Max Height 60ft.

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South Side of William between Main and Fourth

Option 1: Rezone to D2, 400% FAR with Premiums, Max Height 60ft.

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South Side of William between Main and Fourth

Option 2: Leave D1 but increase setbacks on residential side

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South Side of William between Main and Fourth

Option 3: Leave D1 but eliminate premiums

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North Side of Huron between Division and State

Current Conditions

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North Side of Huron between Division and State

Current Conditions

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North Side of Huron between Division and State

Current Conditions

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North Side of Huron between Division and State

Current Zoning: D1 with Premiums, FAR 700%, Maximum Height

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North Side of Huron between Division and State

Current Zoning: D1 with Premiums, FAR 700%, Maximum Height

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North Side of Huron between Division and State

Current Zoning: D1 with Premiums, FAR 700%, Maximum Height

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North Side of Huron between Division and State

Option 1: Rezone to D2 (FAR 400% with Premiums, Max Height 60ft.)

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North Side of Huron between Division and State

Option 1: Rezone to D2 (FAR 400% with Premiums, Max Height 60ft.)

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North Side of Huron between Division and State

Option 1: Rezone to D2 (FAR 400% with Premiums, Max Height 60ft.)

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North Side of Huron between Division and State

Option 2: Leave D1 but increase setbacks, stepbacks, diagonals

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North Side of Huron between Division and State

Option 3: Leave D1 but eliminate premiums

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North Side of Huron between Division and State

Option 3: Leave D1 but eliminate premiums

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North Side of Huron between Division and State

Option 3: Leave D1 but eliminate premiums

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North Side of Huron between Division and State

Option 4: Create a new district, such as D1.5

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North Side of Huron between Division and State

Option 4: Create a new district, such as D1.5 Possible location for D1.5 District (courtesy of Douglas Kelbaugh)

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PREMIUMS

Options

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The Current Situation

  • A premium allows a developer to increase the floor area ratio of the

project

  • Premiums are allowed on property zoned C1A, C1A/R, D1 & D2, if the

property is located entirely outside the historic district and/or the floodplain.

  • To receive a premium, the construction of any new floor area of a building

MUST comply with the energy efficiency standards:

– Minimum of two points under USGBC LEED credits – Compliance documented and verified using industry standard software energy modeling

  • Premiums are available for:

– Residential Use (D1 & D2) – Affordable Housing (D1 & D2): – Green Building (D1 & D2): LEED Silver (lower premium) to LEED Platinum (higher premium) – Historic Preservation (D1 & D2): Preserve a historic resource – Pedestrian Amenity/Open Space (D1, C1A & C1A/R) – Public Parking (D1)

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What we have heard

  • Are the premiums resulting in a diverse range
  • f housing? No, only student housing built

– Opinions vary on whether premiums should be revised, made harder to get, or eliminated all together

  • There are other types of premiums we may

want to consider:

– Protection of landmark trees/urban forest – Energy efficiency other than LEED

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Options for Premiums

  • Limit the types of residential that will qualify for

premiums (less than 3 bedrooms)

  • Eliminate residential premiums except for affordable

housing

  • Require conformance to design guidelines to qualify for

premiums

  • Include other premiums (energy efficiency other than

LEED and protection of urban forest/landmark trees)

  • Make premiums discretionary (not by-right)
  • Eliminate premiums
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SURVEY, Q&A

Now, tell us what you think!

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Other ways to participate:

  • www.a2gov.org/downtownzoning

– This survey available online also

  • Facebook: The City of Ann Arbor
  • Community Coffee: Thursday 9/19, 8am-10am,

Espresso Royalle State St.

  • Public Meeting: Sept. 19th, 7pm, Workantile

Exchange

  • Contact: Erin Perdu, erin@enp-associates.com