Detroit committee advances major zoning amendments to expand by‑right housing

The Detroit Economic Development Standing Committee voted on Oct. 23 to send a proposed zoning overhaul known as Zone Detroit (line item 6.4) to formal introduction and to set a public hearing after city presenters said the changes are intended to speed housing production and make it easier for small local developers to build in neighborhoods.

City officials framed the package as an effort to unlock infill development on a large inventory of vacant land. "We must utilize perhaps our most valuable asset, which is the 143,000 vacant parcels of privately or publicly owned land within the city of Detroit," Julie Schneider, director of the Housing and Revitalization Department, told the committee. Presenters said recent funding streams are sunsetting and that changes to the zoning code would help preserve the housing pipeline.

The administration described six principal proposals: expand the types of housing allowed by-right in R2 to include triplexes, quads and townhouses; increase by‑right unit allowances in some R2 locations (with neighborhood hearings for larger projects); authorize accessory dwelling units (ADUs) in R2–R6; permit residential apartment buildings on major commercial corridors; relax lot-width and coverage requirements to permit rebuilding and infill; and lower the parking requirement for multifamily developments from 1.25 to 0.75 spaces per unit to reduce construction costs.

“ The first proposal is to expand the types of housing that can be built in Zone R2,” Josh Robinson, deputy director of the Department of Neighborhoods, said while outlining the changes. Presenters showed maps and data they said demonstrate that, under the proposed standards, a far higher share of currently vacant R2 parcels would be eligible for duplexes and small multifamily infill.

Officials also offered concrete figures. Schneider said the city has produced about 10,000 market-rate and 3,000 affordable units over the last decade, with roughly 1,800 affordable units currently under construction. She warned that some grant funding and other supports are ending and emphasized the need to act now to build a pipeline. Presenters said constructing a parking space costs about $8,000 and that lowering parking minimums would reduce project costs and free land for housing.

Committee members pressed the administration on several points during extended questioning. Councilmember Leticia Johnson asked whether changes would encourage more single‑bedroom "micro" units rather than larger family homes needed by long-term Detroit residents. The administration replied that the code changes are intended to remove legal barriers that have prevented larger family‑sized homes and that the city is working on incentives, preapproved designs and financing tools to support those outcomes.

Members also raised preservation and infrastructure concerns. Presenters repeatedly noted that historic districts retain review authority; ADUs would be limited by setback, size and height rules (presenters said a typical cap would be 1,200 square feet or 60% of the primary house, capped at 25 feet). Johnson said she remained concerned about stormwater capacity and the need for a clearer plan for neighborhoods with high vacancy, and she registered the single recorded objection when the committee voted to send 6.4 to formal for introduction and a public hearing.

The motion to send the item to formal passed with one objection recorded. Committee members and administration representatives emphasized that additional community meetings, public hearings and technical follow-up (on stormwater, unit mix, incentives and predevelopment support) would take place before any final vote.

What happens next

The committee moved 6.4 to formal with a recommendation to introduce and set a public hearing; a hearing date was not finalized at the committee meeting. Staff said public engagement will continue and that the administration is preparing preapproved design work and other support to reduce predevelopment costs for smaller developers.

Authorities referenced in discussion included the existing zoning ordinance and prior Zone Detroit consultant recommendations; the item will return to committee and to public hearing for further testimony before any final ordinance change.