Hart Planning Commission reviews City Center Overlay draft to guide downtown redevelopment

Chair Betty Root called the Hart Planning Commission to order Aug. 1 and the commission reviewed draft language for a proposed City Center Overlay District intended to guide downtown redevelopment.

The draft cites authority under Section 125.3503 of the Michigan Zoning Enabling Act (P.A. 110 of 2006) and lays out two primary regulatory elements: a Regulating Plan that locates recommended building heights, streets and primary frontages, and a Form‑Based Code that prescribes building, site and district design standards. The commission discussed using those tools to shape a pedestrian‑oriented, mixed‑use downtown.

Under the draft, the Overlay would implement a vision for the City Center and would apply in conjunction with the Hart Zoning Ordinance, with the Overlay’s rules taking precedence if conflicts arise. The document names underlying zoning districts that remain in effect (including A, A‑1, A‑2, B‑1, B‑2, C‑2, D‑1, D‑2, M‑1 and PUD) and gives the Planning Commission authority to interpret and, in limited cases, modify standards to keep projects consistent with the overall vision.

Key development standards flagged during the review include provisions for streets and access, temporary access allowances when planned streets are not yet constructed, and required street furniture in park and plaza areas where pedestrian activity is anticipated. The draft sets a minimum of 5% of the gross floor area of all stories of proposed buildings to be provided as public open space and describes greenspaces, corner plazas (typical example 25 by 25 feet), and park/playground siting near residential perimeters.

The commission examined thresholds for building expansions: additions equal to or less than 10% of existing gross floor area are exempted; additions greater than 10% and up to 25% must meet site plan review; additions over 25% must comply with the full Overlay requirements. Commissioners discussed the practical implications for existing commercial properties and transitions to adjacent residential neighborhoods.

Streetscape standards in the draft call for sidewalks a minimum of 5 feet wide (7 feet on Primary Frontages), street trees with irrigation access, decorative pedestrian‑level lighting with poles approximately every 30 feet to meet illumination standards, and accessible connections between parking areas and building entrances. The draft also contemplates temporary access measures, required easements, and recorded deed restrictions to ensure future street construction and removal of temporary features when permanent streets are built.

The draft proposes mechanisms for coordinated construction of public improvements, allowing developers to make payments in lieu of on‑site construction, contribute to a dedicated fund, or participate in a special assessment district to cover streets, streetscaping, parking, open space and required landscaping. Commission members discussed the need for estimated cost verification by the City’s engineer when payments are proposed.

The commission did not adopt final edits or take a vote on the Overlay language at the Aug. 1 meeting; staff and the Planning Consultant from McKenna will continue refining the draft for future consideration by the Planning Commission and possible recommendation to the City Council.