EASTERNMARKETMKT Zoning
DONCastJuly 18, 2022
WWW.DETROITMI.GOV/EASTERNMARKETA REFRESHER….
THE BEGINNING WHY THIS FRAMEWORK?
This neighborhood framework builds on
the strategy put forward by the Eastern
Market Partnership’s 2025 Strategy for
growth of food related business in Detroit.
Keeping and growing Eastern Market as ajobs center for all Detroiters.
Making Detroit the Great Lakes regional
hub of the food industry.

Fulton Street Market, Chicago 2020

NEIGHBORHOODFRAMEWORKE WARRENJOSEPH CAMPAUSTUDY AREA
LIMITSGEMCORE
MARKETST AUBIN

MACKGRANDYDEQUINDRE

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SUPERIORNEIGHBORHOODFRAMEWORK The FRAMEWORK began in January 2018 andQUALITY ofLIFE

was completed in November 2019 to respondto the 2011 Food Safety Modernization ActJOBS

 ENGAGEMENT included 7 Roundtable

Discussions (20-70 participants each); 5
Public Meetings (collectively over 700 inattendance). Numerous community
stakeholder meetings as needed in various
formats such as needed, neighborhood bikerides, and canvassing with businesses andneighbors

 THREE GOALS AND OBJECTIVES – JOBS For

Detroiters, IMPROVE QUALITY OF LIFE, KEEPTHE AUTHENTICITY AND FUNCTION of theMarket

AUTHENTIC

THEFRAMEWORKFRAMEWORKTHE

GEM– –20+20+YEAR
YEARFULLFULLBUILDOUT
BUILDOUT
GEM

Potentialto Create 1,500
Jobs over 20 Years

MVVAWhat is Zoning?

ZONING is how cities divide up
land by zones to regulate the usesthat can take place on a property

Residential

RetailBusinessIndustrial“R” ZONES“B” ZONES“B” ZONES“M” ZONESCities use ZONES to designate atype and use of an area of land
On a Zoning Map aresidential zone is listed hereas R1, for example, this zone
specifies a particular area ofland where people will live
and build their homes……MKT would be a new zone
created just for the area ofEastern Market that we arehere to discuss today

LANDUSEPERMISSIBILITYTERMS(R) By-right.
(C) Conditional.

Requires aPublicHearing(BLANK) Prohibited.
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Detroit Administration of Zoning
City Planning Commission (CPC) Zoning text amendments
 Rezonings
Buildings & Safety Engineering Environment Department (BSEED) Conditional land use public hearings
 Permit review and approval Code enforcement
Board of Zoning Appeals (BZA) Dimensional variance zoning code appeals
 Non-conforming uses
 Hardship relief cases
Planning & Development Department (P&DD)
 Neighborhood plans and Master Plan
 Historic review
 Concept plan review

WHY SHOULD I CARE?
(How Zoning can HELP me)
Zoning regulates what is and is
not permitted on land and it can:▪ Preserve your area’s unique character toachieve the community’s vision for thefuture▪ Delineates parks, recreational and openspace▪ Prevent incompatible uses in aneighborhood•

ADJUSTMENTS OF INTENSITY AND DIMENSIONAL STANDARDS ARE ALLOWEDUP TO 10% BY BSEED WITHOUT A PUBLIC HEARING• VARIANCES OF DEVELOPMENT, INTENSITY, AND DIMENSIONAL STANDARDSGO TO THE BZA, WHICH TRIGGER A NOTICE FOR A PUBLIC HEARING.

Proposed Zoning

OVER 50 ZONING ENGAGEMENT MEETINGS TO DATE

35+13+

Residential
stakeholder
Meetings
Grassroots, KBC,
East Canfield, Farnsworth

1Preliminary
CPC Meeting
July 23, 2020

2819

Business/Developer
Stakeholder
Meetings

2

Focus Group
Meetings

3Public
Meetings

Businesses/ Residents

Core Market, GEM

2GovDelivery
Registrants
As of July 5, 2022

CPC Hearings
Nov 19, 2020
*Apr 15, 2021

OVER5kAug 20, 2020
Nov 11, 2020
Mar 31, 2021

Mailed notices
community
meetings andhearings
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CURRENT ZONING

GEM, CORE MARKET, GRATIOTCORRIDOR

M3 – General Industrial
M4 – Intensive Industrial
B4 – General Business

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B6 – General Services
R2 – Two-Family Residential
R3 – Low-Density Residential
PD – Planned Development
SD2 – Special District

18

PROPOSED ZONING
GEM, CORE MARKET, GRATIOTCORRIDORMKT – Market & Distribution
SD1 – Special District (Map Addition)

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SD2 – Special DistrictBUILDINGHEIGHT
LIMIT
AREA

PD – Planned Development
R3 – Low-Density Residential

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SETBACKS AND
SCREENING

SUPERIORALEXANDRINELELAND

ST. AUBIN 25’ off Superior Street between

ILLINOISST JOSEPH

CHENE

In setback area, new developments
must have a minimum side setback(shown in dark green) of:
MACK

DUBOIS

St. Aubin and Chene 10’ from the Dequindre Cut
 50’ from residential and SD2HALE

SCOTT

PIERCEzoning

ERSKINE 40’ from streets
In the setback area, vegetation must
be planted near the street or R2 andSD2 zoning that will be 10’ tall and

75% opaque*developers may not seek a waiver for this requirement

WATSONWILKINS
Vacated Street or Easement

10’ Setback

Live/WorkHousing
Street and ResidentialSetbacks

Potential Landscape/SWM Areas

NegotiatedNegotiated Developer’s
Setbacks
Agreement Areas

Parking Apron

Food Business

Map not to scale

EASTERN MARKET ZONING UPDATES
Changes to support the desired character of Eastern Market

MAP CHANGE
Core Market:• Rezone commercial andindustrial districts to MKT.

•Rezone Dequindre Cut to SD2
to support new housing andretail

GEM• Rezone to MKT to allow forfood production job center.

•Rezone to SD1/2 support newhousing and retail along Cheneand St. Aubin

Gratiot Corridor• Rezone to SD2 for mixed
use development

TEXT CHANGE• Create a market-specific zoning•• Generally, incorporate• Encourage adaptive reuse

district, MKT

existing uses from B6• Update uses to remove thoseno longer desired, particularly
the heavy industrial• Create setback andscreening requirements toseparate new foodproduction developmentfrom residential in the GEM

Support food production overother uses in Core Market

through additional by-right uses
specified for rehabs only

• Allow 10-day review period fordemolition (separate ordinance) Chapter 8 City Code• Spacing between regulated
uses (bars/ brewpub) to beremoved• Remove parking requirements inthe Market Core to encourage
new investment

PROPOSED MAP AND TEXT AMENDMENTS AND USE PERMISSIBILITY TABLE ARE
POSTED ON THE PDD WEBSITE: WWW.DETROITMI.GOV/EASTERNMARKET/RESIDENTIAL AND COMMERCIAL
LAND USESMKT conditional, may include

 New construction office (rehab orrehab + limited expansion by right) New construction mixed-use(residential and retail) Non-food related services, such asveterinary clinic, fitness club,medical clinic
 Parking structure with ground floor
retailHenry the Hatter, Eastern Market, Detroit

 Cabarets

RESIDENTIAL AND COMMERCIAL
LAND USESMKT by-right, may include Renovation for residential (lofts)
 Office in a renovated building of anysize + expansion of 200% of groundfloor area All retail shops up to 15K SF in size
 Restaurants Art gallery or museum

Henry the Hatter, Eastern Market, Detroit

 Only Animal Grooming, Barber or
Beauty Shop (conditional if in 1-storybuilding), Nail Salons above 1st Floor

FOODPRODUCTION
IncentiveTimeline

NOTE:• Restaurants are allowed by-rightthroughout the MKT zoning; however,restaurants would not trigger the foodproduction height bonus• If an owner is unable to provide a foodproduction use, they may apply to BZA toseek a height waiver in Mkt Core Area
CURRENT CPC APPROVEDMARCH 2021

August 2020
45 FeetORIGINAL HEIGHT LIMITBASE OF CUPOLA

November 2020
55 FeetEXTENDED HEIGHT 10’
TO TOP OF CUPOLA80 Feet

FOOD PRODUCTION INCENTIVEBY RIGHT UP TO 80’-0
WITH GROUND FLOOR
FOOD PRODUCTION USE

WHY ARE WE DOING THIS?
 To offer clear and consistent regulations
throughout the Eastern Market
 Allow for the expansion and of businessto the GEM and to attract new foodproduction uses to the area
 Prevent harmful industrial uses in thearea, support food production
 Support mixed-use development along
Dequindre Cut (JLG) and in residential
neighborhoods
 To offer some protection against market
forces that will transform the area awayfrom traditional food uses

SUMMARY OF MKT ZONING
 Allows for the expansion of business to the GEM
 Supports mixed-use development along Dequindre
Cut (JLG) and in GEM residential areas Adds more food production uses and removes heavyindustrial uses Eliminates all parking requirements in the MarketCore
 Removes spacing regs between bars/ brewpubs
 Limits building height around Sheds to 55’ unlessfood production use is provided or BZA obtained Limits retail to 15K sq ft in size
 New construction residential and office are madeconditional (adaptive reuse by-right)
 Allows 10 day review period for demolition (Chapter 8of City Code)UPDATED MKT ORDINANCE
Updated Ordinance per PED Committee direction:
Site Plan Review (SPR) Language
For the Core Market, the ordinance language is changed to trigger SPR ONLY for newdevelopment with 20k+ sf of gross floor area, consistent with normal SPR criteria of Sec.
50-3-113 that applies city wide. (GEM area, all development still goes through SPR to review
for setbacks.)
Cabaret Use Added
This use was omitted and is being added to the ordinance to accommodate an existingcabaret.
Barber or Beauty Shop Use Added
The original MKT ordinance currently limited the barber/beauty shop use to the upper
stories of a multi-story building in order to encourage uses that maintain the character ofthe market at the pedestrian scale. However, a one-story building would not have thisoption, so the updated ordinance permits this use conditionally in a one-story building.

UPDATED MKT ORDINANCE
Housekeeping Items
1. Correct text in the submitted ordinance to strike “Special District Review” from thecode by removing “Special District Review” from the proposed text amendment
Sec. 50-2-51. Powers and duties.
(6) Special district review. To participate in the review of permit applicationsin the PC, PCA, MKT, SD4 and SD5 Districts when site plan review is nototherwise required (See Section 50-11-66 and Section 50-11- 96 of this Code)
2. Chapter 8 Amendment (PHS Committee)
Revision of Demo Permit Process in MKT to allow 10-day Review Period
This amendment will come before PHS Committee, complimentary to theMKT zoning amendment

Community
Engagement

Provide more
opportunities forresidential and retaildevelopment

Limit industryand other harmful
uses in the area

Protect ourneighborhoods andexisting residentialareas

Let me buy sidelots near me

We want to be apart of the growthin our community

How do we getjobs in ourcommunity

NEIGHBORHOOD PARTNERSHIPS
Neighborhood grouprepresentation on Eastern MarketDevelopment Corporation(EMDC) Board

We want to be a part ofgrowth in ourcommunity

City/DEGC/EMC
to continue meet with residents andneighborhood groups to mitigate concernswith truck traffic on a project by projectbasis

EMDC to provide accesstechnical assistance regarding
community space andorganizational development

EMDC will provide
event space forcommunitygatherings
EMDC will develop
MOUs with community
organizations to identify
ways to collaborate

ACCESS TO JOBS!

Future food-related development projects
locating in the GEM will include job access toarea residents:
 Application enrollment period is encouraged
to be made available to nearby residents first All new employment positions will be posted
in collaboration Detroit at Work
 Detroit at Work will work with employers toprioritize City of Detroit Residents
 Job postings will be shared with Eastern
Market Partnership, Council President
Sheffield, and District 5 Department ofNeighborhoods and job fairs
 Background friendly hiring will be
encouraged for all new development
projects

detroitatwork.com

CONTINUED COMMUNITY ENGAGEMENTA COMMITMENT TO ENGAGEMENTON EACH PROJECT




Development Team
Proposed Use of the Development
Site Plan and Design
Number Of Jobs To Be Created,
Anticipated Pay, Job Application Process
Traffic Plan And Truck Counts
Noise, Smell Mitigation
Construction Timeline
Other Development Specifics, Concerns

We want to be apart of growth inour community

THANK YOU!

Q&A