Commission examines zoning map consolidations, a mixed-density overlay and housing rules after public comment

At its April 29 work session, the Bay City Planning Commission and consultant Joe Tangary reviewed the draft zoning map that consolidates multiple districts and adds a residential mixed-density overlay.

Joe Tangary explained that the draft consolidates R1 and R2 into a single R1 district, folds RM1 and O1 into a single MU (mixed use) district for certain corridors, and draws a hatched residential mixed-density overlay from the future land-use map to encourage small-scale multi-family forms where appropriate. Tangary said the map largely reflects the city92s adopted future land-use plan but preserves some higher zoning where current parcel zoning warranted it.

During review, commissioners asked whether consolidations would be implemented as rezones or as part of the ordinance adoption (Tangary said they will be part of the ordinance adoption and the map is included in the ordinance). Commissioners and staff agreed to provide parcel-level map layers and a web parcel lookup so residents can see whether their property92s designation changes.

Public commenters urged more mixed-use corridors and questioned a multi-unit land-area table. Paul Kleinau argued the table92s "land area per unit" numbers (the draft referenced two-thousand square feet per unit in the multi-unit table) make typical Bay City infill impractical by ignoring vertical construction; he recommended the commission consider incentives for smaller unit footprints, cottage homes and tiny units on artery streets. Mary Larkin asked that neighborhood small businesses be grandfathered and encouraged more mixed-use flexibility in R1 corridors.

Commission members asked staff to circulate the new map versions (including historical and parcel-address layers) and to verify that the consolidated districts align with the adopted future land-use map. The commission also discussed whether the MU designation is a rezoning or simply a consolidated label; staff said it would be represented on the adopted map and that notice requirements for a city-wide new ordinance differ from notice for individual rezonings.

Next steps: staff will package the layered maps and highlight parcels affected by consolidation and overlay changes in advance of the public hearing.