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Planning commission advances broad zoning rewrite on ADUs, PUDs and housing standards; public hearing set
Summary
Staff presented a comprehensive zoning rewrite to implement master-plan housing goals, including formal ADU definitions, removing a 3-acre PUD minimum, new Inland Lakefront Residential district rules, and updated design and density standards; the commission agreed to hold a public hearing next month.
Members of the public and planning staff pressed the Planning Commission Feb. 5 as it reviewed a large zoning rewrite that would expand where accessory dwelling units (ADUs) are allowed, change planned unit development (PUD) rules and adjust dimensional and design standards across several districts.
Nicole Larabille, a Ferrysburg resident, opened public comment with concerns about reductions to minimum lot widths, increases in lot coverage to 60% from 35%, and a perceived lack of mailed notice for zoning hearings. "Please keep the 3 acre minimum and enforce it every time," Larabille said, urging more transparency and neighborhood engagement on large ordinance changes affecting shoreline lots.
Staff member David walked commissioners through a tracked package affecting roughly 60 pages of the zoning code: adding a formal definition for ADUs (including a clarified sleeping-area rule), eliminating an internal-connection requirement so ADUs may have external access, removing a one-floor ADU limitation so living space may span mezzanines, and proposing that ADUs be permitted rather than special land uses in certain commercial and industrial districts. On size, staff proposed a cap for ADU livable space (600 sq ft or 50% of the principal dwelling in some cases) and suggested not counting ADU square footage against lot-coverage limits to ease feasibility of detached backyard units.
On PUDs, staff recommended striking the fixed 3-acre minimum and relying instead on clearer approval standards and PUD review criteria; "I have no issues with no minimum lot size for PUDs," staff said, while noting council retains authority and that safeguards in standards should prevent abuse. Commissioners and residents urged caution and better public engagement before sending the full package to council.
Other elements include new Inland Lakefront Residential (ILR) district language tailored to existing small waterfront lots, lowered thresholds for architectural articulation in core commercial areas (to improve façade variety), easing of parking and landscaping requirements for infill multiunit projects, and a possible density bonus of up to 20% for proposals that demonstrably meet multiple city housing goals.
Commissioners debated the minimum dwelling-unit size. Staff proposed 650 sq ft as a baseline for single-unit dwellings while noting Ottawa County small-footprint prototypes include units as small as roughly 400'100 sq ft. Several commissioners asked staff to flag the most consequential 8'10 items for further study prior to a public hearing. The commission agreed to schedule an initial public hearing next month to gather broader comment before forwarding recommendations to City Council.
