Bay City adopts citywide zoning rewrite aimed at becoming "redevelopment-ready"

Bay City commissioners voted to adopt a comprehensive rewrite of the city zoning code on Aug. 10, approving a citywide reclassification that officials and consultants say will make the city "redevelopment-ready" and more competitive for funding.

The adoption, moved by Commissioner Cubitt and seconded by Commissioner Tenney, follows a year-plus rewrite process guided by the 2024 master plan. Planning director Adam told the commission the new code modernizes permitted and special uses across districts and is intended to reduce discretionary barriers for development. "Being redevelopment ready means we become eligible for a lot more funding, grant opportunities, technical assistance," Adam said.

Commissioners debated how the rewrite affects specific parcels—most notably two small parcels (listed in the planning presentation as 406 Ionia and 409 Mundy) that would shift from medium-density residential (RM-1) to Mixed Use under the new map. Adam said some uses would remain special uses requiring public hearings, while other uses would be permitted if they meet objective standards. "Several of the uses are special uses, and there would be opportunities for input," Adam said when asked about neighborhood input on new permitted uses.

Opponents in the audience expressed concern that permitted uses (like hotels or bars) could proceed without a formal public hearing; commissioners and staff replied that parking standards, floodplain constraints, and parcel size will limit many larger uses. Commissioner DeWitt, who said he walked the neighborhood and met with staff, urged follow-up work to address the particular Germania Street area after adoption rather than block the entire rewrite.

The roll call showed a majority in favor and one dissent; Commissioner Zanetti cast the lone no vote. The ordinance was declared adopted. The commission and staff said amendments to the new code remain possible and that the planning commission could revisit specific uses as needed.

The rewrite is intended to match the community's direction in the master plan and to improve Bay City's competitiveness for federal and state redevelopment grants.