Title
An Ordinance to Amend Chapter 55 (Zoning), Section 5:10.20.A Downtown Character Overlay Zoning Districts Building Massing Standards (CPC Recommendation: Approval - 6 Yeas and 3 Nays) (Ordinance No. ORD-14-12)
Memorandum
Approval of these revised zoning amendments will establish maximum height and minimum side and rear setback requirements for D2 (Downtown Interface base zoning district) parcels in the Main Street character overlay district.
Council amended the proposed language at first reading on June 16, 2014, reducing the proposed maximum height limit from 100 feet to 60 feet. Action on second reading was postponed on July 21, 2014 and September 15, 2014 so that the Planning Commission's Ordinance Revisions Committee (ORC) could work with staff and the property owner of 425 South Main to identify potential revisions.
The ORC and Planning staff reviewed two different conceptual presentations of zoning scenarios offered by the property owner at meetings in September and October 2014. Based on the provided information, the ORC recommends allowing a tower up to 120 feet at the north end of the site and a 60-foot height limit for remaining, southern portion. In addition, the ORC recommends adding a 30 foot setback from residential district boundary anywhere on the same block. In the case of 425 S. Main, this requirement would result in a 30-foot total separation from the rear property line of the residential properties on Fourth Avenue, or, in other words, a 14 foot setback from the edge of the 16-foot wide public alley.
The proposed revisions are consistent with an option presented in the ENP Downtown Zoning Evaluation Report that called for a taller element at the key gateway corner of Main Street and William. The committee used this recommendation to develop the proposed compromise, which will allow the property owner of 425 S. Main the flexibility of building a taller building on the north end of the site, consistent with the established building pattern to the west and north, while limiting massing and shading impacts on the residential neighborhood to the east. It should be noted that the proposed D2 zoning for this site will limit the overall size of the building to 400% FAR with premiums, compared to the current D1 zoning, which would allow a 700% FAR with premiums.
Staff
Prepared by: Alexis DiLeo, City Planner
Reviewed by: Wendy L. Rampson, Planning Manager and Sumedh Bahl, Community Services Area Administrator
Body
ORDINANCE NO. ORD-14-12 REVISED
First Reading : June 16, 2014 Approved: January 5, 2015
Public Hearing: July 21, 2014 Published: January 12, 2015
Effective: January 22, 2015
Downtown Character Overlay Zoning Districts
Building Massing Standards
(CHAPTER 55 ZONING)
AN ORDINANCE TO AMEND SECTION 5:10.20.A OF TITLE V OF THE CODE OF THE CITY OF ANN ARBOR
The City of Ann Arbor ordains:
Section 1. That Section 5:10.20.A of Chapter 55 of Title V of the Code of the City of Ann Arbor is amended as follows:
Table 5:10.20A - Downtown Character Overlay Zoning Districts Building Massing Standards (Additional Regulations for the D1 and D2 Districts) |
Overlay Zoning District |
Streetwall Height |
Offset at Top of Streetwall |
Max. Building Height |
Massing Articulation |
Side and Rear Setback |
|
Max. Height |
Min. Height |
Required Average |
D1 District |
D2 District |
Maximum Building Module Length (Horizontal Dimension) |
Minimum Distance from Lot Line Abutting R Zoning District |
South University |
3 stories |
2 stories |
5 feet |
150 feet |
60 feet |
45 feet |
For D1, a minimum 30 foot setback from a lot line abutting any R zoning district. For D2, a minimum 40 foot setback. This setback shall be measured from the rear and side exterior walls of the building to any R zoning district boundary on the same block as the building. |
|
|
|
|
|
|
|
|
State Street |
3 stories |
2 stories |
5 feet |
180 feet |
Not applicable. |
None |
Not applicable. |
Liberty/ Division |
3 stories |
2 stories |
5 feet |
180 feet |
60 feet |
40 feet (in D2 only) |
5 foot setback from a side and or rear lot line abutting any R zoning district |
East Huron 1 |
3 stories |
2 stories |
None |
150 feet |
Not applicable |
None |
Rear or side exterior wall of the tower shall be located no further than 150 feet from the East Huron property line. Rear or side exterior wall of the base and the tower shall be located 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. |
East Huron 2 |
4 stories |
2 stories |
5 feet |
180 feet |
Not applicable |
None |
Not applicable |
Midtown |
4 stories |
2 stories |
5 feet |
180 feet |
Not applicable |
None |
Not applicable |
Main Street |
4 stories |
2 stories |
5 feet |
180 feet |
Not applicable 60 feet, except 120 feet in any area extending 150 feet from the East William Street property line
|
None |
Not applicable For D1, none. For D2, a minimum 30 foot setback shall be measured from the exterior walls of the building to any R zoning district boundary on the same block as the building.
|
Kerrytown3 stories2 stories5 feetNot applicable60 feet40 feet10 foot setback from a side lot line abutting any R zoning district 20 foot setback from a rear lot line abutting any R zoning district |
|
|
|
|
|
|
|
First Street |
3 stories |
2 stories |
5 feet |
Not applicable |
60 feet |
66 feet |
15 foot setback from a side lot line abutting any R zoning district 20 foot setback from a rear lot line abutting any R zoning district 10 foot offset from a side lot line abutting any R zoning district |
Section 2. That this ordinance shall take effect and be in force on the tenth day following legal publication.
C E R T I F I C A T I O N
I hereby certify that the foregoing ordinance was adopted by the Council of the City of Ann Arbor, Michigan, at its regular session of, January 5, 2015.
Jacqueline Beaudry, City Clerk
Christopher Taylor, Mayor
I hereby certify that the foregoing ordinance received legal publication in the Washtenaw Legal News on January 12, 2015.
Jacqueline Beaudry, City Clerk