Title
An Ordinance to Amend Chapter 55 (Zoning), Rezoning of 1.15 Acres from TWP (Township) to PUD (Planned Unit Development District), Hickory Way III PUD Zoning and Supplemental Regulations, 1146 South Maple Road (CPC Recommendation: Approval - 8 Yeas and 0 Nays) (ORD-25-04)
Memorandum
Approval of this ordinance will zone this property PUD (Planned Unit Development) to allow 39 affordable housing units with a 20 space surface parking lot. Approval of this ordinance will also create supplemental regulations for the new PUD district. Supplemental regulations create the standards and requirements, as well as regulating the uses, for the corresponding PUD District.
A proposal to rezone a 1.15-acre site from TWP (Township) to PUD (Planned Unit Development), and to construct a four-story, 39 unit affordable housing apartment building with a 20 space surface parking lot.
Petition Summary:
An area plan, or site plan is required when an amendment to the City Zoning Map is proposed [Chapter 55 5.29.7]. In this case, the petitioner has proposed amending the City Zoning Map from TWP to PUD, Planned Unit Development District with a site plan. The site plan will be presented for approval with the second reading of the zoning.
The site plan proposes a four story, 39 unit 100% affordable housing apartment building. The apartments will be one-bedroom units. Parking is provided in a 20 space parking lot.
The project site is adjacent to multi-family residential zoning, and the 2009 Comprehensive Plan's Land Use Element recommends multi-family development for this area.
Public Benefits provided by the project include:
Affordable Housing: To address the City’s desire to increase affordable housing options available within the City, more than the standard requirement for affordable housing is proposed.
Sustainability Features: To address the City's desire to increase housing sustainability by obtaining National Green Building Standards (NGBS) Certification, or comparable green standard.
There are eight standards for PUD zoning district approval set forth in Section 5.29.11 of the Unified Development Code. Each standard is presented with analysis beginning on page 5 of the November 19, 2024 Planning Staff Report, attached.
Staff find the use, physical characteristics, design features or amenities proposed have a beneficial effect for the City, one of the eight standards for approval.
Staff find the beneficial effects could not be achieved under any other zoning classification.
A PUD offers the petitioner more flexibility on setbacks. Reducing the side setback to 10 feet within a PUD would allow retaining the parking required by the Michigan State Housing Development Authority and flexibility for additional units, which would be difficult to include at this scale without the reduced side setback.
Increasing affordable housing availability is a priority for the city and is also an explicit purpose of PUD District (5.13.9 UDC).
The City Planning Commission, at its meeting of November 19, 2024, recommended approval of this request.
Attachments: 1146 S Maple PUD Rezoning Site Plan Staff Report 2024-11-19
Ordinance 1146 S Maple Road PUD Supplemental Regulations
November 19, 2024 Planning Commission Minutes
Staff
Prepared By: Julia Shake, City Planner
Reviewed By: Brett Lenart, Planning Manager
Derek Delacourt, Community Services Area Administrator
Approved By: Milton Dohoney Jr., City Administrator
Body
(See Attached Ordinance)