This article was written for the October 2022 OHMHA Newsletter
See also the Pros and Cons Article from March 2023
Transit Corridor Type 1 Zoning
Comes to Ann Arbor
and is Considered for Our Area
- By Brad Pritts
October 2022
Background
Our “neighborhood” (specifically Plymouth Road) has been designated for possible application of TC1 zoning. TC1 stands for “Transit Corridor” type 1.. The goal of TC1 zoning is to encourage sustainable development, leveraging public transit. A specific goal is to evolve to a situation where individuals can make all, or most, of their transportation without private cars. This is done with a combination of carrot and stick – some features to encourage use of transit, others to make personal vehicle use more difficult. Related hopes are to encourage “infill” development, and ensure that future development uses architecture which promotes density.
History
The TC1 zoning category was officially introduced with the approval of the City Council in 2020. Plans for the program had been in discussion for several years before that. For perspective, the city’s zoning code includes 29 other categories. For example, in residential zoning alone there are four different categories plus a fifth for hotels.
A summary of TC1 prepared by the City Planning staff reads as follows (undated, no author provided):
This district is intended along existing transit corridors with regular fixed service provided by the Ann Arbor Area Transportation Authority on established commercial and office sites, often with deep front setbacks, vast surface parking lots and lower floor area ratios than the previous zoning designation allowed. This district has been created to facilitate, encourage, and support redevelopment and infill development to realize mixed use developments and achieve mixed use corridors that support and sustain transit service as well as encourage affordable housing, enable more housing choices, more sustainable forms of development, with reduced resource and energy needs. Pedestrian-friendly designs are critically important in this district as all transit users of any mode begin and end their trips as pedestrians. Application of this district will further the goals expressed in all elements of the City’s master plan, particularly the Sustainability Framework, the Land Use Element, the Climate Action Plan, the Transportation Plan and the Nonmotorized Transportation Plan.
Overall the move to greater density and mandatory mixed use is intended to reduce vehicle traffic (and deter vehicle ownership). These goals are there for sustainability; they’re the main point. These are also intended to promote affordability. There are already “premiums” codified in the zoning code that would encourage, though not mandate, development of more affordable housing. Further, by enabling convenient living without needing an automobile total cost of living is reduced. TC1 by itself does not mandate any specific affordability requirements.
TC1 is intended to replace several of the current commercial zoning districts, not residential. Indeed, it would add residential (multifamily) options to current commercial zones.
Only a few neighborhoods have been identified as candidates for TC1, and so far only one has been approved. The State/Eisenhower area was approved with little opposition earlier this year. Currently a proposal to rezone Stadium between Pauline and Dexter is under debate, with mixed opinions expressed by residents and city staff. These led to city staff recommending that the proposal NOT be adopted as originally planned, but rather modified substantially. This proposal goes for an initial Council vote, most likely October 3rd. This first step would not be a final approval but the first formal move in that direction.
Many of the comments raised in this application of TC1 to West Stadium could apply to the Plymouth Road area as well. One interesting note is that complaints about the application of TC1 have come from all sides of the spectrum, both conservative and more liberal. More detail can be found in the documents listed below.
In future newsletters we hope to discuss “pro’s and con’s” in more detail.
Several good sources for details on TC1 are found on the city website. These include:
City Initiated TC1 Rezoning - Stadium Boulevard Area (a2gov.org) provides an overview of the program to date. Prepared by city staff.
214 acres on Ann Arbor’s west side may be rezoned for high-density housing - mlive.com MLive article, June 2022, paywall.
Ann Arbor residents share concerns over rezoning in West side (michigandaily.com) Michigan Daily article, 9/29/22. Provides more details on citizen feedback and specific details about TC1.
City-Initiated TC1 Rezoning - State/Eisenhower Area (a2gov.org) – City Planning department overall plans for TC1, includes list of all areas proposed for TC1 such as Plymouth Road.
See also the Pros and Cons Article from March 2023
Transit Corridor Type 1 Zoning
Comes to Ann Arbor
and is Considered for Our Area
- By Brad Pritts
October 2022
Background
Our “neighborhood” (specifically Plymouth Road) has been designated for possible application of TC1 zoning. TC1 stands for “Transit Corridor” type 1.. The goal of TC1 zoning is to encourage sustainable development, leveraging public transit. A specific goal is to evolve to a situation where individuals can make all, or most, of their transportation without private cars. This is done with a combination of carrot and stick – some features to encourage use of transit, others to make personal vehicle use more difficult. Related hopes are to encourage “infill” development, and ensure that future development uses architecture which promotes density.
History
The TC1 zoning category was officially introduced with the approval of the City Council in 2020. Plans for the program had been in discussion for several years before that. For perspective, the city’s zoning code includes 29 other categories. For example, in residential zoning alone there are four different categories plus a fifth for hotels.
A summary of TC1 prepared by the City Planning staff reads as follows (undated, no author provided):
This district is intended along existing transit corridors with regular fixed service provided by the Ann Arbor Area Transportation Authority on established commercial and office sites, often with deep front setbacks, vast surface parking lots and lower floor area ratios than the previous zoning designation allowed. This district has been created to facilitate, encourage, and support redevelopment and infill development to realize mixed use developments and achieve mixed use corridors that support and sustain transit service as well as encourage affordable housing, enable more housing choices, more sustainable forms of development, with reduced resource and energy needs. Pedestrian-friendly designs are critically important in this district as all transit users of any mode begin and end their trips as pedestrians. Application of this district will further the goals expressed in all elements of the City’s master plan, particularly the Sustainability Framework, the Land Use Element, the Climate Action Plan, the Transportation Plan and the Nonmotorized Transportation Plan.
Overall the move to greater density and mandatory mixed use is intended to reduce vehicle traffic (and deter vehicle ownership). These goals are there for sustainability; they’re the main point. These are also intended to promote affordability. There are already “premiums” codified in the zoning code that would encourage, though not mandate, development of more affordable housing. Further, by enabling convenient living without needing an automobile total cost of living is reduced. TC1 by itself does not mandate any specific affordability requirements.
TC1 is intended to replace several of the current commercial zoning districts, not residential. Indeed, it would add residential (multifamily) options to current commercial zones.
Only a few neighborhoods have been identified as candidates for TC1, and so far only one has been approved. The State/Eisenhower area was approved with little opposition earlier this year. Currently a proposal to rezone Stadium between Pauline and Dexter is under debate, with mixed opinions expressed by residents and city staff. These led to city staff recommending that the proposal NOT be adopted as originally planned, but rather modified substantially. This proposal goes for an initial Council vote, most likely October 3rd. This first step would not be a final approval but the first formal move in that direction.
Many of the comments raised in this application of TC1 to West Stadium could apply to the Plymouth Road area as well. One interesting note is that complaints about the application of TC1 have come from all sides of the spectrum, both conservative and more liberal. More detail can be found in the documents listed below.
In future newsletters we hope to discuss “pro’s and con’s” in more detail.
Several good sources for details on TC1 are found on the city website. These include:
City Initiated TC1 Rezoning - Stadium Boulevard Area (a2gov.org) provides an overview of the program to date. Prepared by city staff.
214 acres on Ann Arbor’s west side may be rezoned for high-density housing - mlive.com MLive article, June 2022, paywall.
Ann Arbor residents share concerns over rezoning in West side (michigandaily.com) Michigan Daily article, 9/29/22. Provides more details on citizen feedback and specific details about TC1.
City-Initiated TC1 Rezoning - State/Eisenhower Area (a2gov.org) – City Planning department overall plans for TC1, includes list of all areas proposed for TC1 such as Plymouth Road.