Zoning: Some information

I have attempted to summarize information from several emails.  This is not complete zoning information, just a start at understanding future tools, or obstacles.  See R4B below.  Please add information or corrections in Comments below.  Lynn

     From Wendy Rampson, AICP, Planning Manger, A2 Community Services:  The property has been zoned for multiple-family development for many years, and in fact, Hillside Terrace had a site plan approved for an assisted living expansion about 20 years ago that was never built.

     Answers from Susan Bowers (contact person for petitioner/developer):  Q:  How many units?  A:  The City of Ann Arbor Zoning Ordinance would allow the owner to develop 38 units.  But the Owner is only going to build 16 units.  Q:  How tall with the buildings be?  A:  The buildings are single story and some have daylight basements.  The mid point of the roof is 17'-6"

     From Sue P.:  The majority of the property is zoned R4B (multiple family dwelling), and has been for many years (25 or more?).  A small portion of the southern most property, which contains the present two rental homes (one behind the other), is zoned R1D (single family dwelling).  Here is a good site to view our zoning map, and give a good perspective of all the different types of zoning within our area.  (I zoomed to 1600% to see the detail I wanted).  http://localannarbor.files.wordpress.com/2009/10/zoning_map_all.pdf

Here is an excerpt from the city zoning ordinances as it pertains to R4B zoning:  “Section 5:10.8. Intent: The multiple-family dwelling districts are intended to permit dwelling units to be arranged one above the other or side by side.  The R4B multiple-family dwelling district should be located in intermediate areas of the City, situated on small tracts of land in established areas for in-fill purposes or medium sized tracts of land for moderate-sized developments.”

     From E. Potts (former Zoning Appeals Board member):  It is hard to find out when a parcel was zoned.  Most zoning is assigned at the time of annexation to the City, or if the land owner asks for a rezoning, for development purposes.  Once zoned, the zoning goes with the land, whoever the owner or whether or not it's developed, until an owner requests another zoning.

R1 is single family zoning, R2 is 2-family duplex, on up to R4 which is multi-family = apartments.  The added A, B, C, etc. designates where such zoning is suitable.  Each variation of zoning has different requirements for setbacks, lot size, open space, etc.

R4B zones are located away from the center of the city, for in-fill purposes or on medium sized tracts of land. This (Glendale Project) meets those standards.  Minimum gross lot size must be 14,000 sq.ft., 120 ft. in width.  Minimum lot area per dwelling unit is 2,900 sq.ft., with minimum open space of 55% of lot area and 300 sq. ft. of active open space per dwelling unit.  This tells you how many dwelling units can be built on a land parcel.  Required setbacks from lot lines - 25 ft. in front, 12 ft. each side, 30 ft. rear.

R4B also permits less dense development, such as single family or duplex structures, using single family or 2 family requirements.  (Emphasis added by Lynn.)

Site Plans:  The drawings the developer shows you should have these dimensions marked.  If not, they are omitting essential information.  If they don't tell you all of these dimensions, ask!  Look for the plan with contour lines showing steep and flat places, to orient yourselves as to what is where.  Ask to see the plan BEFORE the planned grading and the plan AFTER grading.  And the landscape plan -- it may all be one, for such a small project.

     From Sabra B.:  The ordinance on parking requires 2 parking spaces per dwelling unit for R4B.  (It also requires 1 bike space per 5 dwelling units, so expect a minimum of 32 parking spaces and 3-4 bike spaces.).  The site plan required for this proposed project will have to include storm water control measures.

     From R.Beane:  The one thing about the zoning that's been nagging at me from the start is that it was originally assigned when the parcel was part of Hillside Terrace and had Jackson Ave access.