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Consultant outlines "Zone GR" zoning rewrite, schedules May community launch
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Summary
Consultant Leslie Oberholtzer presented a directions report for Zone GR, describing a modular rewrite that emphasizes context-sensitive building types, a split MX/GX mixed-use scheme, and public engagement beginning May 12. Commissioners asked for follow-ups on design details and implementation timing.
Leslie Oberholtzer, the consultant lead from Codometrics, presented the directions report for the Zone GR zoning-ordinance rewrite to the Grand Rapids Planning Commission on April 23, describing the project's goals, timeline and an early structure for the draft ordinance.
Oberholtzer said the rewrite will be carried out in modules: Module 1 for zones, building form and uses; Module 2 for design and development standards; and Module 3 for procedures and relief mechanisms. She said staff and a technical advisory committee will review drafts before a consolidated public review draft is released. "We will take our draft of Module 1 to the TAC in August," she said, and the team plans a community launch and outreach starting May 12 on the ZoneGR publicinput.com site.
The directions report groups the rewrite around six priorities: context-sensitive development character, housing-supportive rules, business-friendly corridors, vibrant and walkable streets, green and healthy elements (tree canopy and durable materials), and predictable, illustrated regulations. Oberholtzer described a proposed reorganization that would convert the current floating neighborhood classifications into six clearer neighborhood zones (keeping TN, MCN, MON prefixes) and would split mixed-use districts into MX (storefront-required) and GX (general mix) types to better map storefront nodes and allow residential or office uses where appropriate.
The consultant also proposed a building-type approach that links a zone to a set of building-type tables (storefront, general building, row building, traditional house, lane house, house court). Those tables would present envelope rules, parking and facade requirements with illustrations so property owners and developers can quickly see what is expected for a parcel. Oberholtzer told commissioners the goal is to "increase the level of predictability for what can happen on your next-door neighbor's site."
Commissioners probed how the rewrite would enforce "context-sensitive" limits and whether that would restrict architectural styles. In response, Oberholtzer emphasized that the rewrite focuses on scale, height, setbacks and facade relationships rather than stylistic control: "What we're talking about in terms of context usually is about scale," she said, noting relief mechanisms will allow for unique civic or exceptional buildings.
The consultant said early public engagement will include a May 12 community launch, ward meetings and a community-connector program to gather feedback before staff and TAC review Module 1 in August. The commission asked for clarifications on how overlays and multi-building sites will be handled; Oberholtzer said some overlays may be folded into base zones and that multi-building site layouts will be addressed in later modules.
Next steps: staff will proceed with public outreach in May and return with Module 1 materials for technical review and subsequent commission workshops. Commissioners signaled general support but asked staff and the consultant to provide additional work sessions on specific zone maps, mapping methodology and how the proposed building types will be applied to existing parcels.
