A major overhaul is in the works for a document that helps set the future character of downtown Kalamazoo. At a regular meeting of the Kalamazoo City Commission this past Monday, City Planner Christina Anderson detailed proposed changes to the city code that will introduce a concept called form-based zoning to the city. A public hearing on the proposed changes is scheduled to take place this coming Monday.

Form-based code is finding considerable traction among those who set best practice standards in city planning. It is a system that adds detail to code language that sets the types of buildings that can go up in a particular district, with the intent of helping buildings to fit in with their surroundings and promote uses and activities that are compatible with the adjacent neighborhood.

Proponents of form-based code say it helps to undo decades worth of damage to social and economic vitality in downtowns done by broad, general code language that restricts the kind of well-planned, mixed uses that often bring life and activity to city blocks and districts where they are permitted. The system also often provides clearer definition to the way new buildings fit into the areas in which they are built, encouraging new development that works with its surroundings. This, proponents say, drives more widespread and sustainable activity by virtue of cohesion.

The proposed changes to Kalamazoo’s ordinance include a map change that redivides the downtown area into new districts that better reflect and represent the character of different sectors of the city, as well as language changes that provide for more nuanced building definitions, forms, and a wider mixture of uses to promote economic and civic activity.

A substantial part of the proposed language adoptions would codify current downtown design guidelines that have been in place for years, converting them from a series of guiding principles for approval by a review committee into an enforceable, ordinance driven part of the city’s code. If approved, the new zoning map will divide the current Commercial Central Business District (CCBD) into three new districts, with transition districts around the perimeter of the three clustered districts.

District One would consist of an entertainment, dining, and shopping core. It would emphasize construction of street-level storefront facades promoting the most active uses along downtown sidewalks. Only on the rear facades and upper floors would more passive uses like residences and institutional functions be permitted. The idea, Anderson said, is to “support active areas by connecting ground floor uses.”

The Downtown Two district would permit more flexibility on the first floors of buildings, including civic, residential, and institutional options. Other façade types in addition to storefronts will be permitted on ground-level, street facing parts of buildings, although front entrances will still be required, as will a minimum number of windows.

To provide for transition into residential neighborhoods, the Downtown Three district will provide for a wide range of commercial and residential development types, including so-called “missing middle” housing types. The “missing middle” term represents housing types that are often left out of the most popular types of residential developments, which can emphasize low-income, assisted living, or very high-end development. “Missing middle” includes housing types like rowhomes and low-rise apartments.

Form-based code in the Downtown Three district will still emphasize some urban features like downtown building forms, rear parking, and specific building setbacks, but will also allow for appropriate scale.

In the surrounding blocks will be several smaller Live/Work neighborhood districts that permit the code to reflect the mixture of housing and commercial space that is generally present in the existing neighborhoods.

Within each of the new districts, further distinctions are made regarding building types and uses, as well as other features like scale and setbacks. The type of street where a building is located can affect uses. Different uses can be permitted on different floors of a building depending on where it is located.

Anderson, not to be confused with Kalamazoo Mayor David Anderson, said the first half of the public engagement process during development of the changes was spent on developing the map updates. The second half was spent on changes to the code language that defines permissible building characteristics and features in the new districts.

Discussed at length during the process of developing the language was how marijuana businesses would fit into the changes. Within the districts, there are different rules for such businesses depending on whether they conduct retailing and provisioning activities, provide for consumption, or serve as testing laboratories. Many rules regarding how they can be placed with respect to other facilities like parks and schools are already established in other parts of the city code that have to do with the licensure of marijuana businesses.

One commenter during last Monday’s public comments period asked that an exception be made to the buffer distance around Arcadia Festival Park, since the nature of nearby streets and other landscape features provides a starker transition that makes commercial lots within the buffer zone function as if they are further away. Anderson said the Planning Commission discussed the issue in its conversations around the new language. However, she said they “chose not to pick that item up,” likely because the area is being evaluated for possible redesign that would render moot any changes made presently.

During public comments at last Monday’s meeting, four out of seven commenters came to speak about how the code addresses building heights around Bronson Park, bounded by Rose, Park, Academy, and South Streets. All four commenters said they supported a rigid, four story height limit on buildings surrounding the park as a means to preserve the openness and historic character of the space and avoid limitations on sunlight.

Current zoning language specifies no height limit for downtown, but the design review process guidelines provide for an exception to that in the area of Bronson Park. One commenter said she was assured that a four-story limit would make it into the new zoning language.

Anderson said the way the new language addresses height around Bronson Park is by providing that new buildings can be no more than two stories taller than the tallest building within 200 feet. On one side of the park the tallest existing building within that radius is nine stories high, she said, so a new building would be permitted to be no more than 11 stories tall. In another area, Anderson said the nearest building is six stories tall, so a new building would have to remain within an eight-story limit.

That arrangement, Anderson said, permits more flexibility in the types of development that can happen in the city. Another issue, Anderson said, is that some lots that face Bronson also face other streets that warrant taller building heights.

“I would put forth that four stories is a little conservative,” as well as blunt, Anderson said, given that there are already buildings near the park that are taller. “If the concern is blocking light or creating a tunnel effect, I think we can come up with a thoughtful study and process to better manage and calibrate height.” Anderson said she has spoken with the Kalamazoo Historic Preservation Commission (HPC), and said if there are concerns about light and other impacts, “there are other tools we can consider and study that would impact the code in the future.”

That notwithstanding, Anderson said some elements that are currently determined under the downtown design review process will remain there rather than being incorporated into the new zoning language. Those elements include things like signage, lighting, and streetscape elements. However, she said those items could be included in new code language in future updates.

Mayor Anderson and several other city commissioners thanked Anderson for her work in putting together and presenting the proposed changes. Commissioner Eric Cunningham said, “typically, we have a lot of reactive zoning.” Cunningham said he is glad to see steps being taken to develop a more proactive approach to the issue. “We still have time until we have to vote on this,” Cunningham said. He encouraged community members to “please provide input.”

Commissioners voted to permit a first reading and public hearing to take place this coming Monday, November 2. The City Commission meeting takes place virtually that evening at 7 p.m., and meetings are streamed live on the city’s YouTube channel. Public comments are taken in advance through the City Manager’s office.

Dave Vago is a writer and columnist for Watershed Voice. A Philadelphia native with roots in Three Rivers, Vago is a planning consultant to history and community development organizations and is the former Executive Director of the Three Rivers DDA/Main Street program.