The Madison Transportation Commission unanimously recommended approval of amendments to the city's Transit‑Oriented Development (TOD) overlay, staff said, a package referred to the Plan Commission for further review and ultimately the Common Council.

City planner Colin Punt, presenting legislative ID 25016, told commissioners the TOD overlay is intended to implement the city's comprehensive plan by concentrating pedestrian‑oriented, mixed‑use development near high‑frequency transit. "Transit Oriented Development is a specific type of overlay district and Transit Oriented Development, is pedestrian oriented, compact, mixed use development that's centered on quality public transit," Punt said.

Why it matters: staff said the TOD overlay—adopted in January 2023—covers about 17% of Madison's land area but has accounted for roughly 42% of new dwelling units approved since 2023. The proposed changes aim to align zoning rules with the city's goals for housing and transit investments while limiting auto‑oriented forms that conflict with pedestrian‑oriented design.

What the ordinance would do: the draft ordinance would allow three‑ and four‑unit buildings as permitted uses in residential districts within the TOD overlay; tighten rules for new drive‑through facilities so they must be in or on buildings at least three stories tall and cover at least 60% of lot area; prohibit new standalone surface parking lots, new car washes, and new auto‑sales uses inside the overlay; and, as an amendment included in the Commission recommendation, treat auto‑rental/car‑share uses differently from auto sales so rentals could remain allowed while sales would be prohibited.

Staff emphasized the change does not force redevelopment: "any redevelopment would be up to the property owner to initiate," Punt said.

Historic‑district amendment under consideration: Alders have proposed several amendments outside the base version before the Commission. One suggested change, described by staff as coming from Alder Tishler, would make the University Hill/Hill Farms National Register historic district subject to conditional‑use review for three‑ and four‑unit buildings rather than treating them as permitted uses. Zoning Administrator Katie Bannon noted a key distinction: "it doesn't have the oversight that a local historic district does," she said, referring to the national‑register status of that district.

Questions and process: Commissioners asked whether the version before the Transportation Commission included those suggested alder amendments; staff clarified the Commission was reviewing version 1 (without the not‑yet‑introduced amendments) but that members could include reference to amendments in a recommendation. Several commissioners raised questions about how car‑sharing services (for example, Zipcar or small rental offices) would be treated; enforcement and vacancy rules for drive‑thru uses; and the policy rationale for the 60% minimum lot coverage threshold for drive‑thru buildings.

Motion and outcome: Commissioner Chris McHale moved that the Transportation Commission recommend approval of the proposed changes to the TOD overlay "including the proposed amendment allowing car rentals." Barbara Harrington McKinney seconded. The chair called for unanimous consent and the motion carried.

Next steps: the Commission's recommendation will be forwarded to the Plan Commission; if approved there, the matter will go to the Common Council for final action. Staff noted several alder‑sponsored amendments remain under consideration by the attorney's office and would need to be formally introduced for inclusion in the legislative text.