ANN ARBOR CITY NOTICE ORDINANCE NO. ORD ZONING AND OFF-STREET PARKING

Transcription

1 AN ORDINANCE TO AMEND SECTION Th City of Ann Arbor ordains: ANN ARBOR CITY NOTICE ORDINANCE NO. ORD ZONING AND OFF-STREET PARKING Sction 1. That Sction 5:10.20 of Chaptr 55 of Titl V of th Cod of th City of Ann Arbor b amndd to rad as follows: 5: Downtown charactr ovrlay s. (1) Intnt. Th purpos of ths ovrlay s is to supplmnt th rgulations for s in th downtown to rflct th divrsity of historical and built nvironmnts within th downtown. Ths charactr ovrlay s account for diffrncs in th xisting strt pattrn, dnsity, massing and dsign faturs that xist throughout th downtown, in addition to th intnt of th city for th futur dvlopmnt of ach ara. (a) South Univrsity. Th South Univrsity charactr lis along th southastrn dg of th Univrsity of Michigan Cntral Campus, which sparats it from th othr mixd us s of downtown. This is an ara charactrizd by a mix of building typs and sizs, with rtail uss at th strt lvl and rlativly narrow lot widths. Th intnt for this is to maintain a varity in scal, with dsign that rflcts th small-scal widths and hights of buildings in th ara at th strtwall and locats tallr portions toward th intrior of th lot. Th south univrsity D2 charactr lis just outsid th DDA boundaris, adjacnt to narby rsidntial nighborhoods. Th intnt for this is to maintain a varity of small-scal commrcial and rtail ntrpriss mixd with som rsidntial uss, minimizing th impact on narby rsidntial strts. (b) Stat Strt. Th Stat Strt charactr frams th northwst cornr of th Univrsity of Michigan cntral campus and dfins th dg of th commrcial cor. This ara is charactrizd by a mixtur of ntrtainmnt and rtail uss with strong connctions to th campus. Th intnt for this is prsrvation of th intgrity of th historic proprtis and th ovrall historic charactr of th ara, with dsign that includs faturs of th traditional commrcial storfronts at th sidwalk's dg. (c) Librty/Division. Th Librty/Division charactr is locatd in th cor of downtown, yt rtains a small-scal rsidntial charactr. A significant portion of this coincids with th East William Historic District, and for this rason, prsrvation of th intgrity of ths rsourcs is a high priority, as is th rtntion of th ovrall sns of scal. Whil incrasd building mass can

2 b accommodatd in this, it is th intnt to maintain th traditional scal and rhythm of rsidntial buildings. (d) East Huron 1. Th East Huron 1 charactr is locatd on th north sid of East Huron Strt including North Fifth Avnu and South Stat Strt, on a major transportation corridor through downtown and th addrss of many civic buildings, institutions and wll-known landmarks of th downtown skylin. Most of its proprtis hav fr-standing buildings surroundd by opn spac, or hav front courtyards or plazas, svral of which ar opn to th public. Thr is a significant contrast btwn th massing and scal of th structurs within this charactr and th rsidntial scal of th structurs within this charactr and th rsidntial scal of th adjacnt historic nighborhoods which surround th on th north, ast and wst sids. East Huron 1 lis btwn th Old Fourth Ward, Division Strt and Ann Strt historic s and a businss loop. This contxt is its dfining fatur and, thrfor, calls for a highr dgr of snsitivity in dsign and massing to strik a balanc btwn th downtown cor and adjacnt historic rsidntial nighborhoods. () East Huron 2. Th East Huron 2 charactr is locatd on th south sid of East Huron Strt btwn South Division and North Stat strts, on a major transportation corridor through downtown. From ast to wst, this block's charactr movs from campus-lik sttings with iconic, fr-standing buildings surroundd by lawns sn "in th round" to historic, utilitarian commrcial buildings at th sidwalk dg, matching th charactr 's placmnt btwn th Univrsity of Michigan Cntral Campus and downtown's civic cor. North of this charactr lis its sistr charactr ara, East Huron 1. To th south, East Huron 2 parallls an ara of downtown's cor that rtains a smallscal rsidntial charactr. (f) Main Strt. Th Main Strt charactr is th traditional hart of downtown, with a rgional ntrtainmnt and businss focus. Th cntr of th contains th Main Strt historic, and prsrvation of ths rsourcs is a high priority. Th intnt for this is dsign that maintains th traditional rhythm of xisting storfronts along th strt dg and varying parapt lins. (g) Midtown. Th Midtown charactr is framd on all sids by othr downtown charactr s and contains th Fifth Avnu civic corridor. At prsnt, this lacks a strong sns of idntity and is a plac whr cration of a nw contxt should occur. Th intnt for this is highr dnsity dvlopmnt with a strongly dfind strt dg and activ opn spacs. (h) Krrytown. Th Krrytown charactr frams th north nd of downtown and is charactrizd by a mix of small-scal commrcial buildings and houss that hav bn adaptd to diffrnt uss. Th astrn part of th is part of th Old Fourth Ward historic, whil th southast cornr of th is locatd in th Fourth/Ann historic. Th intnt for this is rtaining

3 traditional xisting building pattrns, with lowr-scal building moduls and rsidntial shaps. (i) First Strt. Th First Strt charactr runs north-south along th Ann Arbor Railroad and Alln Crk floodplain. This ara is charactrizd by oddlyshapd blocks and a mixtur of commrcial storfronts, industrial buildings and singl-family homs. Many of ths buildings ar locatd in th Old Wst Sid historic, which maks up much of th charactr ara. Th intnt for this is for infill dvlopmnt that prsrvs historic buildings' assts, supports downtown activitis, and provids nonmotorizd connctions through prsrvation of a systm of public and common opn spacs. Nw dvlopmnt along th Alln Crk floodplain should b sitd to provid grnspac on sit and b locatd in such a way that it will connct with grnspac of abutting proprtis. (2) Rlationship to D1 and D2 downtown s. Th downtown charactr ovrlay s shall provid additional rgulations to th D1 and D2 s. Unlss othrwis spcifid in this chaptr, rgulations idntifid for both th downtown and th applicabl downtown charactr ovrlay shall apply. (3) Building massing standards. (a) Buildings and additions constructd aftr th ffctiv dat of this sction (Dcmbr 26, 2009) on lots zond D1 or D2 in th downtown charactr ovrlay s shall comply with th building massing standards in Tabl 5:10.20A, as applicabl. (b) Th following dfinitions shall apply in th application of building massing standards: 1. Bas: Th portion of a building locatd btwn th strt grad and th strtwall hight (s Figur 1).

4 Figur 1 - Bas, Lowr Towr and Uppr Towr 2. Massing articulation: Th way in which a building wall surfac is brokn down into vrtical moduls, sub-parts or major lmnts, which ar distinguishd by changs in matrials, txtur or surfac plan (s Figur 2). Figur 2 - Massing Articulation 3. Maximum Diagonal: Th longst horizontal dimnsion of a building or towr, as masurd from cornr to cornr of a story (s Figur 3). Figur 3 - Maximum Diagonal 4. Offst: Th distanc that th xtrior wall of a towr or uppr storis of a building is st back from th strtwall or th xtrior wall of th bas (s Figur 4). For purposs of this dfinition, unnclosd balconis ar not considrd to b part of th xtrior wall of a towr.

5 Figur 4 - Offst 5. Strtwall: Th xtrior fac of a building that fronts a public strt btwn th strt grad and th strtwall hight (s Figur 5). Figur 5 - Strtwall and Strtwall Hight 6. Strtwall hight: Th hight of th strtwall portion of th building, as masurd in storis abov th strt grad (s Figur 5). 7. Towr: Any portion of th building that riss abov th bas. Towrs oftn includ a lowr towr sction and an uppr towr sction (s Figur 1). (c) Th minimum rquird offst at th top of th strtwall shall b masurd from xtrior fac of th building at th top of th strtwall to th closst point of th xtrior fac of th towr. For cornr parcls with a lot siz of lss than 5,000 squar ft, no offst is rquird. (d) For purposs of applying th rquird avrag offst at th top of th strtwall, a total surfac ara gratr than or qual to th product of th width of th building bas multiplid by th rquird offst shall b providd btwn th xtrior fac of th building at th top of th strt wall and th xtrior fac of th towr.

6 Tabl 5:10.20A - Downtown Charactr Ovrlay Zoning Districts Building Massing Standards (Additional Rgulations for th D1 and D2 Districts) Ovrlay Zoning District Strtwall Hight Offst at Top of Strtwa ll Max. Building Hight Max. Building Hight Massing Articulatio n Maximu m Towr Diagano l Sid and Rar Stback s Max. High t Min. High t Rquir d Avrag D1 District D2 District Maximum Building Modul Lngth (Horizonta l Dimnsio n) Minimu m Distanc

7 South Univrsity 3 stori s 2 5 ft 150 ft 60 ft 45 ft For D1, a minimum 30 foot stback from a lot lin abutting any R. For D2, a minimum 40 foot stback. This stback shall b masur d from th rar and sid xtrior walls of th building to any R boundar y on th sam block as th building. Stat Strt ft 180 ft Not applicabl Non Not applicabl

8 Librty/Divisi on 3 stori s 2 5 ft 180 ft 60 ft 40 ft (in D2 only) 5 foot stback from a sid or rar lot lin abutting any R East Huron Non 3 storis, xcpt 120 ft in any ara xtndin g 150 ft from th East Huron Strt proprty lin Not applicabl Non 130 ft For D1 and D2, th following stbacks shall b masur d from any xtrior walls of th building: A minimum of 30 ft to any R boundar y A minimum of 10 ft to any O boundar y

9 In no

10 cas shall th rquird stback rduc th width or dpth of a lot suitabl for building to lss than 25 ft. East Huron ft 180 ft Not applicabl Non Not applicabl Midtown ft 180 ft Not applicabl Non Not applicabl

11 Main Strt ft 180 ft 60 ft, xcpt 120 ft in any ara xtndin g 150 ft from th East William Strt proprty lin Non For D1, non For D2, a minimum 30 foot stback shall b masur d from th xtrior walls of th building to any R boundar y on th sam block as th building

12 Krrytown 3 stori s 2 stori s 5 ft Not applicabl 60 ft 40 ft 10 foot stback from a sid lot lin abutting any R 20 foot stback from a rar lot lin abutting any R First Strt 3 stori s 2 stori s 5 ft Not applicabl 60 ft 66 ft 15 foot stback from a sid lot lin abutting any R 20 foot stback from a rar lot lin abutting any R

13 10 foot offst from a sid lot lin abutting any R (4) Building frontag standards. (a) Intnt. Ths building frontag dsignations, in coordination with th downtown charactr ovrlay s, ar dsignd to support th pdstrian-scal charactr of downtown strts. 1. Primary Strt: Lot frontag whr placmnt of buildings at th front proprty lin is dsird. 2. Scondary Strt: Lot frontag whr a rang of building stbacks from th front proprty lin is accptabl. 3. Front Yard Strt: Lot frontag whr a stback from th front proprty lin is dsird. (b) Buildings and additions constructd aftr th ffctiv dat of this sction (Dcmbr 26, 2009) on lots zond D1 or D2 in th downtown charactr ovrlay s shall comply with th building frontag standards in Tabl 5:10.20B, as applicabl. Tabl 5:10.20B - Downtown Charactr Ovrlay Zoning Districts Building Frontag Standards (Additional Rgulations for th D1 and D2 Districts) Dsignation at Right-ofWay Lin Rquird Front Stback Additional Rquirmnts and Excptions Minimum Maximum

14 Primary strt Scondary strt 0 ft 1 foot at th strtwall 0 ft 10 ft at th strtwall (1) Up to 20% of th building frontag may xcd th maximum front stback rquirmnt for ntry court or plaza ara, xcpt in th Main Strt Ovrlay Zoning District. (2) Th maximum front stback may b xcdd up to a maximum of 16 ft from th back of curb to allow for pdstrian circulation. (3) Vhicl accss shall b providd from a public ally, if accssibl. (4) Rcsss and alcovs on th lvl of th adjacnt strt to accommodat ntry ways, display windows, plantrs, or similar faturs shall not b considrd as stbacks, providd th strtwall of uppr storis complis with th maximum rquird front stback. (5) Up to 20% of th building frontag may xcd th maximum front stback rquirmnt for ntry court or plaza ara. Front yard strt 15 ft Non (6) Th avrag of th stablishd front stback of buildings within 100 ft may b usd, if lss than 15 ft. (7) Unnclosd porchs may ncroach 8 ft into th rquird front opn spac. (5) Building Dsign Rquirmnts on Primary and Scondary Strts. (a) Buildings and additions constructd aftr th ffctiv dat of this sction ([adoption dat]) on lots zond D1 or D2 that hav primary or scondary strt frontags shall comply with th following building dsign rquirmnts: 1. Th following matrials ar prmittd on facads visibl from primary or scondary strts: glass, brick, cut ston, cast ston or high quality, finishd mtal, such as architctural grad cast or machind stl. 2. Th following matrials ar prohibitd on facads visibl from primary and scondary strts: aluminum or vinyl siding, or an xtrior insulation finishing systm, xcpt for minor dsign accnts ight ft abov th lvl of th adjacnt sidwalk.

15 3. Othr matrials may b prmittd if rcommndd by th Dsign Rviw Board and approvd by th Planning Commission for inclusion in a sit plan (b) Buildings and additions constructd aftr th ffctiv dat of this sction ([adoption dat]) on lots zond D1 that hav primary or scondary strt frontags shall comply with th following additional building dsign rquirmnts: 1. Th hight of th strt-lvl story, from its floor to th nxt floor abov, shall b a minimum of 15 ft. 2. A minimum of 60% of th strt-lvl facad shall b transparnt windows or glazing. Glass shall not b mirrord, rflctiv or darknd and shall b considrd transparnt if it has a transparncy highr than 80% and xtrnal rflctanc of lss than 15%. Th transparnt windows or glazing shall offr visibility into th insid of th building, maning that th ara insid th building within 4 ft from th surfac of th window glass (from th bottom of th window to 8 ft abov th floor) is at last 75% opn to prpndicular viw. 3. Th bottom of all windows on th strt-lvl story shall not b mor than 2.5 ft abov th lvl of th sidwalk adjacnt to a primary or scondary strt. (c) Buildings and additions in historic s ar xmpt from th rquirmnts of this sction, to th xtnt that th Historic District Commission has grantd a Crtificat of Appropriatnss or Notic to Procd for th work. Sction 2. That Sction 5:68 of Chaptr 55 of Titl V of th Cod of th City of Ann Arbor b amndd to rad as follows: Articl V. PLANNED PROJECTS 5:68. - Statmnt of intnt. Th intnt of this sction is to provid an addd dgr of flxibility in th placmnt, dsign and intrrlationship of th buildings within th plannd projct and to provid for prmannt opn spac prsrvation within plannd projcts. Modifications of th ara, hight, placmnt and dsign rquirmnts, and lot sizs, whr usd for prmannt opn spac prsrvation, of this chaptr may b prmittd if th plannd projct would rsult in th prsrvation of natural faturs, additional opn spac, gratr building or parking stback, nrgy consrving dsign, prsrvation of historic or architctural faturs, highr quality dsign, xpansion of th supply of affordabl housing for lowr incom housholds or a bnficial arrangmnt of buildings. A

16 plannd projct shall maintain th prmittd uss and rquirmnts for maximum dnsity, maximum floor ara and minimum usabl opn spac spcifid in this chaptr for th (s) in which th proposd plannd projct is locatd. Sction 3. That Sction 5:70 of Chaptr 55 of Titl V of th Cod of th City of Ann Arbor b amndd to rad as follows: 5:70. - Standards for approval. (1) Basd upon complianc with th following standards, th Planning Commission may rcommnd approval, and City Council may approv modifications of th ara, hight and placmnt and dsign rgulations of th chaptr in th form of a plannd projct sit plan: (a) Th lot or lots includd in th plannd projct must mt th minimum gross lot siz rquirmnt of th in which thy ar locatd. In rsidntial s, th minimum gross lot siz shall b th combind total of th minimum gross lot sizs for ach dwlling on a parcl. Howvr, th following xcptions may apply. 1. For purposs of this sction, zro lot lin duplx or townhous dvlopmnt shall man a dvlopmnt containing attachd singl-family units on individual lots. If a plannd projct for a zro lot lin duplx or townhous dvlopmnt provids affordabl housing for lowr incom housholds, th minimum gross lot siz and width rquirmnts may b rducd. Th numbr of dwlling units prmittd shall not xcd th maximum prmittd dnsity in th in which th proposd dvlopmnt is locatd. 2. In any rsidntial allowing 3 or fwr dwlling units pr acr, whn 20% or mor of th total ara of a dvlopmnt is st asid for prmannt opn spac prsrvation, th gross lot siz may b rducd blow th minimum lot ara pr dwlling unit and width rquirmnts for th in which it is locatd, as providd in this sction. (b) Th proposd modifications of rquirmnts must provid 1 or mor of th following: 1. Usabl opnopn spac in xcss of th minimum rquirmnt for th. Whr no minimum usabl opn spac standard is rquird by th, a minimum usabl opn spac standard shall b stablishd by th approval of th plannd projct. 2. Building or parking stback(s) in xcss of th minimum rquirmnt for th. Whr no minimum building or parking stback is rquird by th, a minimum stback standard shall b stablishd by approval of th plannd projct. 3. Prsrvation of natural faturs that xcds ordinanc rquirmnts, spcially for thos xisting faturs prioritizd in th land dvlopmnt rgulations as bing of highst and mid-lvl concrn.

17 4. Prsrvation of historical or architctural faturs. 5. Solar orintation or nrgy consrving dsign. 6. An arrangmnt of buildings which provids a public bnfit, such as transit accss, pdstrian orintation, or a rducd nd for infrastructur or imprvious surfac. 7. Affordabl housing for lowr incom housholds. 8. A rcordd consrvation asmnt or similar binding instrumnt providing for prmannt opn spac of 20% or mor of th plannd projct, in any rsidntial allowing 3 or fwr dwlling units pr acr. 9. In th D1 and D2 s, building placmnt, architctural dsign or us of building matrials that maximizs th xtnt that a building satisfis th Downtown Dsign Guidlins that could not b achivd in strict conformity with th dsign rquirmnts of Sction 5:10.20(5). (c) Th plannd projct shall b dsignd in such a mannr that traffic to and from th sit will not b hazardous to adjacnt proprtis. (d) Th proposd modifications shall b consistnt with th propr dvlopmnt and us of adjacnt land and buildings. () Rquird off-strt parking and landscaping must b providd in accordanc with th provisions of Chaptrs 59 and 62. (f) Th standards of dnsity, allowabl floor ara and rquird usabl opn spac for th (s) in which th projct is locatd must b mt. (g) Thr shall b no uss within th proposd projct which ar not prmittd uss in th (s) in which th proposd projct is to b locatd. (h) In any rsidntial allowing 3 or fwr dwlling units pr acr and whr 20% or mor of th total ara is proposd for prmannt opn spac, projcts shall mt th following standards: 1. Th minimum gross lot siz of th parcl proposd for th plannd projct shall b 2 acrs. Th siz and shap of th portions of th plannd projct dsignatd for opn spac prsrvation shall b rviwd and approvd in conjunction with a plannd projct sit plan, a plannd unit dvlopmnt sit plan, or a plat, in rlation to natural faturs or charactristics spcific to that sit. 2. Th ara of ach rsidntial building lot or limitd common ara of a condominium dvlopmnt shall b 10,000 squar ft or gratr, xclusiv of th prmannt opn spac. Minimum lot width and stback rquirmnts shall mt or xcd standards of th R1B rsidntial. 3. Prmannt opn spac ara shall b in, and shall continu to b in, an undvlopd, natural stat prsrving and consrving natural rsourcs, natural faturs, scnic or woodd condition, or naturally occurring watr

18 surfacs. It may also provid an undvlopd grnway of contiguous or linar opn spac that includs habitats or corridors for wildlif, or links parks, natur rsrvs, cultural faturs or historic sits with ach othr for passiv rcration or for consrvation purposs. 4. Land in prmannt opn spac may b, but is not rquird to b, ddicatd to th us of th public. 5. Prior to th issuanc of any prmit, th prmannt opn spac shall b protctd by a rcordd consrvation asmnt or similar binding instrumnt containing provisions for ownrship and ongoing maintnanc of th prmannt opn spac by a rsponsibl party such as, but not limitd to, a homownr's association, an indpndnt agncy or trust stablishd for such purposs, or a municipality for opn spac prsrvation. Such prmannt opn spac shall constitut 20% or mor of th total ara of a dvlopmnt. 6. Th option of utilizing a consrvation asmnt or plat ddication for opn spac prsrvation for not lss than 20% of th total ara may b xrcisd only 1 tim on a parcl of land. (2) Th Commission or Council may add conditions to th approval of th plannd projct to achiv conformity to ths standards. Sction 4. That this ordinanc shall tak ffct on th 30th day following lgal publication. I hrby crtify that th forgoing ordinanc was adoptd by th Council of th City of Ann Arbor, Michigan, at its rgular sssion of Sptmbr 18, Jacqulin Baudry, Ann Arbor City Clrk Christophr Taylor, Mayor Publishd: 9/25/17 in th Washtnaw Lgal Nws