Stories indexed with the term ‘Ann Arbor planning commission’

Ann Arbor planning commission meeting (May 21, 2013): A proposed condominium project on North Main and North Fourth Avenue – called Kerrytown Place – won planning commission approval, though some commissioners expressed disappointment with the amount of surface parking on the site.

The development covers four parcels – at 402, 408 and 414 N. Main and 401 N. Fourth, with the Main Street parcels separated from the North Fourth site by a public alley, which runs north-south. The vacant St. Nicholas Church had been located on the North Main property, but was demolished last year.

McKinley Inc.’s headquarters is south of the site on North Main, and the firm holds a permanent easement for 57 parking spaces on the Kerrytown Place land. Those spaces will be provided on the development’s surface parking lots. Developer Tom Fitzsimmons told commissioners that finding a way to accommodate those parking requirements into the design had been “challenging.”

The North Main site will include 16 townhouse units in a building with a central courtyard. A 3-story structure with 8 units will front Main Street, and a 4-story structure on the east side of the parcel will have 8 additional units facing the courtyard. There will be an underground garage, and additional parking in 12 carport spots and 24 surface spaces.

On the North Fourth site – now a surface parking lot, with an entrance across from the Ann Arbor farmers market – the plan calls for constructing a duplex with a 2-car garage for each unit and a 21-space parking lot behind the building, accessed from the alley. Each unit of the duplex would face North Fourth.

The project includes a rezoning request and modifications to the city’s landscaping and setback requirements. Commissioners praised the development, but Bonnie Bona in particular was critical of the surface parking. She was reluctant to compromise on the developer’s request to decrease a 15-foot minimum setback, saying that “when I’m giving up front yard for more asphalt, I’m just not as happy.”

City planning staff pointed out that the parking easement “runs with the land,” meaning that any development would need to accommodate those parking spaces. Ultimately, commissioners unanimously approved all requests related to the project, which will now be forwarded to the city council for consideration.

In other action at the May 21 meeting, commissioners held a public hearing on suggestions related to the city’s master plan, but postponed action until their June 18 meeting. A review is required by the planning commission’s bylaws to be done annually. The hearing drew six speakers on a range of topics, including development in Lowertown, a park in downtown Ann Arbor, and adequate sidewalks, cleared of vegetation, so that kids can walk to school safely.

There is also a list of resource documents that are used to support the master plan. [.pdf of resource document list] Commissioners spent a fair amount of time discussing why the Calthorpe report isn’t included on the list. The commission appeared to reach consensus that it would be worth reviewing the entire list of resource documents.

Also on May 21, the commission held a public hearing to get input on the South State Street corridor plan, as a possible addition to the city’s master plan. Commissioners and staff have been working on this project for more than two years. No one spoke at the hearing, and commissioners voted to add the South State Street corridor plan to the city’s master plan, as an amendment to the plan’s land use element. The city council will also need to vote on this item.

One request that commissioners rejected was rezoning for 2271 S. State St., where owners would like to sell cars. The vote was 1-8, drawing support only from Eric Mahler. Some commissioners had leaned toward approval, saying it would be good to have some kind of use on the long-vacant site, where Pilar’s restaurant had once been located. But others expressed concern that it didn’t fit with the goals of the South State corridor, and that it could set a precedent for other rezoning requests. It would be possible for the owner, Capital Investments, to bring the rezoning request to the city council, even though it did not receive a recommendation of approval by the planning commission.

During public commentary, commissioners heard from three people expressing concerns about development and city services in southeast Ann Arbor, along the Ellsworth corridor. They asked for a moratorium on any zoning changes or high-density housing there, until the area can be further studied. Residents have formed a task force to pursue the issue. [Full Story]

A proposed residential development spanning North Main to North Fourth – on the site of the former St. Nicholas Church – is moving ahead, following action by the Ann Arbor planning commission at its May 21, 2013 meeting.

Commissioners recommended approval of several items for the Kerrytown Place project: (1) rezoning the sites at 414 N. Main and 401 N. Fourth Ave. to D2 (downtown interface), with a “secondary street” building frontage designation; (2) modifying the city’s … [Full Story]

Following advice from city staff, the Ann Arbor planning commission voted to recommend denial of a rezoning request for 2271 S. State St., where owners would like to locate an auto dealership. The vote was 1-8, drawing support only from Eric Mahler. However, the commission did waive an area plan requirement for the site, an action that will allow for a certain amount of auto sales at that location. The waiver was approved on a 7-2 vote, with dissent from Kirk Westphal and Wendy Woods.

The project had previously been on the commission’s Dec. 18, 2012 agenda, when action was postponed.

The 2.24-acre site is located on the east side of South State, across the street from a University of Michigan … [Full Story]

Items related to the city’s master plan were on the May 21, 2013 agenda for the Ann Arbor planning commission.

A public hearing was held during the meeting to get input on any changes that residents might want to see in the city’s master plan. Such a review is required by the planning commission’s bylaws to be done each May. The hearing drew six speakers on a range of topics, including development in Lowertown, a park in downtown Ann Arbor, and adequate sidewalks cleared of vegetation so that kids can walk to school safely.

By way of background, there are seven documents that constitute the city’s master plan: (1) sustainability framework – adopted in 2013; (2) parks and recreation open space … [Full Story]

Ann Arbor planning commission meeting (April 16, 2013): Moving ahead on a project that’s been years in the works, planning commissioners took action at its meeting to adopt a set of changes to the city’s R4C/R2A residential zoning districts.

Commissioners unanimously recommended that the city council adopt the draft changes, and that the council direct the planning staff and commissioners to develop ordinance language that would implement these recommendations.

Eight people spoke during a public hearing on the recommendations, including several who’d served on an R4C/R2A advisory committee. They raised a variety of concerns primarily related to lot combinations, parking requirements, and a proposed “group housing” district.

Related to lot combinations, several speakers urged commissioners to institute a maximum lot size of 6,525 square feet, equal to an allowable density of three units. This had been a recommendation of the advisory committee, in an effort to prevent future projects like the large City Place apartment buildings on South Fifth Avenue.

In contrast, the planning commission’s recommendations call for more flexibility in combining lots, but don’t yet provide much detail about how that approach would work. The approach would require planning commission approval of lot combinations as part of a project’s site plan review. Review standards would still need to be developed, as well as standards for design and massing – to ensure that any new development is compatible with the neighborhood.

The proposed group housing district was another point of concern for speakers during the public hearing, and was the focus for much of the commission’s deliberations. The recommendations designate a new zoning district, located south and west of the University of Michigan’s central campus. It would be roughly an area outlined in the city’s Central Area Plan, but with final boundaries to be determined. [.pdf of Central Area Plan] The idea is to address issues that are somewhat unique to neighborhoods with a large amount of student housing.

In general, the new district is intended to allow for flexibility by putting limits on density, but with premiums provided in exchange for community benefits such as pedestrian-friendly and architectural design standards. For example, parking might be based on a building’s total floor-area ratio (FAR), independent of the number of units in a structure. The recommendations call for details of this new district to be fleshed out in a second phase, after other ordinance changes are made that are seen as more straightforward.

Commissioners discussed the terminology for this proposed district, with some preferring the term “flexible housing” rather than “group housing,” which was the phrase used in the Central Area Plan. Commissioners appeared to reach consensus in directing Matt Kowalski – the city planner who’s taken the lead on this project – to clarify the group housing term as one that’s based on the Central Area Plan. Kowalski intends to make some other minor revisions to the draft report, based on feedback from commissioners, before forwarding it to the city council for consideration.

If the recommendations meet with council approval, the planning staff would then work with the city attorney’s office to develop specific ordinance revisions to implement the recommendations. Those ordinance changes would also be reviewed by the planning commission’s ordinance revisions committee before being voted on again by the full planning commission and then the city council.

Related to this R4C ordinance process, some commissioners are concerned about how that work flow would fit in with the ongoing ZORO (zoning ordinance reorganization) project. At a five-hour retreat on April 23, several commissioners expressed frustration that ZORO seems to be languishing in the city attorney’s office. The ZORO project, which started in 2009, is a comprehensive zoning code review aimed at streamlining the development-related city code, clarifying terminology, and eliminating inconsistencies and outdated material. The commission intends to convey its concerns to the city council, hoping to push the project toward completion.

In other action at their April 16 regular meeting, commissioners recommended approval of two residential annexations on the city’s northwest side, and moved forward a project to replace outdated electrical equipment at the Barton Pump Station. The station pumps raw water from Barton Pond to the city’s water treatment plant about two miles away.

Commissioners also recommended that the city council approve distribution of the city of Ann Arbor’s draft non-motorized plan for feedback from neighboring jurisdictions. [.pdf of staff report and draft non-motorized plan] This is an update of a plan that was initially approved in 2007. It makes policy recommendations as well as specific project proposals, primarily related to pedestrian and bicycle travel. [Full Story]

At their April 16, 2013 meeting, Ann Arbor planning commissioners recommended that the city council approve a set of changes to the city’s R4C/R2A residential zoning districts. The commission also recommended that the city council direct the planning staff and commissioners to develop ordinance language that would implement these recommendations.

Any specific ordinance changes would require separate review by the planning commission and approval by the council. That process is likely to take several months, at least. [.pdf of staff report and R4C/R2A recommendations]

The R4C/R2A recommendations were made by the planning commission’s ordinance revisions committee (ORC), informed by an advisory committee that had made a separate report last year. Planning commissioners had been briefed on the recommendations at their April … [Full Story]

A recommendation to distribute the city of Ann Arbor’s draft non-motorized plan update was unanimously approved by the city’s planning commission at its April 16, 2013 meeting. [.pdf of staff report and draft non-motorized plan]

This is an update of a plan that was initially approved in 2007. It makes policy recommendations as well as specific project proposals, primarily related to pedestrian and bicycle travel.

Planning commissioners had been briefed on the draft update by Eli Cooper, the city’s transportation program manager, at a March 12 working session. The recommendation, which will be forwarded to the city council, calls for the plan’s distribution to adjoining jurisdictions and stakeholders, including the Washtenaw County board of commissioners, DTE Energy, Norfolk-Southern Railroad, the University … [Full Story]

The Ann Arbor planning commission has passed a resolution stating that, aside from one exception, the city’s Barton Pump Station project meets the Ann Arbor standards of private development. The unanimous vote took place at the commission’s April 16, 2013 meeting.

The exception is that the project doesn’t meet the “first flush” detention that’s required for a site with more than 5,000 square feet of impervious surface. Although the city isn’t require to follow its own standards for private development, city projects must be reviewed by the planning commission before being approved by the city council.

The pump house is located on the east side of West Huron River Drive, south of Bird Road. It’s used to draw water from Barton Pond … [Full Story]

The Ann Arbor planning commission recommended annexing two adjacent parcels into the city from Ann Arbor Township, and zoning them for residential use. The action took place in two separate votes at the commission’s April 16, 2013 meeting. Both properties would be located in Ward 1.

The 21,888-square-foot lot owned by Derek & Anna Weller is located at 2119 Victoria Circle, between Springwood Court and Alexandra Boulevard and west of Newport Road. Currently vacant, it would be zoned R1A (single-family residential). The owner plans to build a house on the site. [.pdf of aerial map showing lot location]

The second property at 2121 Victoria Circle, owned by William & Maura Higgins, is a 22,256-square-foot parcel located north of the other lot. … [Full Story]

Changes to parking requirements, lot combinations, and creation of a possible new “group housing” zoning district are among the draft recommendations  that have been presented to Ann Arbor planning commissioners for the city’s R4c/R2A zoning districts. It’s a project that’s been years in the works. [.pdf of staff memo and proposed R4C/R2A draft recommendations]

An April 9, 2013 working session was a first chance for all commissioners to have a look at the recommendations, which will be formally presented at the commission’s April 16 regular meeting.

The commission’s ordinance revisions committee (ORC) has been working on draft recommendations since the summer of 2012. The committee’s work follows a report delivered in May 2012 by an R4C/R2A zoning district study advisory committee that had worked on the issue since December 2009. [.pdf of advisory committee report.

For more background on the issues leading up to this current study – which dates back several decades – see Chronicle coverage: "Planning Group Weighs R4C/R2A Report" and "Effort to Overhaul R4C Zoning Continues"] [Full Story]

Ann Arbor planning commission meeting (April 2, 2013): A new retail project – with plans for a Jimmy John’s restaurant – will now move to the city council for approval, following a recommendation from planning commissioners this week.

Called the State Street Center, the project will be located on a thin strip of land off of South State, just north of Ellsworth and adjacent to a relatively new Tim Hortons. Commissioners recommended approval of the site plan and for rezoning the parcel to C3 (fringe commercial). The Jimmy John’s will face South State. A separate one-story retail building will be located behind the restaurant.

Some commissioners expressed concern that the businesses in the retail building won’t be very visible from South State. Jim Cernuto, the owner’s project manager, noted that the State and Ellsworth corridor is “coming alive” after the opening of Costco, and that there’s strong interest from potential tenants. The proposed C3 zoning is the most inclusive type of non-residential zoning, allowing for a wide range of businesses, including convenience stores, dry cleaners, wholesalers and warehousing.

Also during the meeting, several commissioners brought up items for future discussion. Bonnie Bona noted that the city’s energy commission plans to develop recommendations for the city council regarding future development of the former YMCA site, on William between Fourth and Fifth avenues. She suggested that planning commissioners should discuss whether they also want to make recommendations, laying out what councilmembers should consider in deciding the site’s future. At its March 4, 2013 meeting, the council voted to direct the city administrator to prepare an RFP (request for proposals) for brokerage services to sell the lot.

Sabra Briere raised the issue of a whether the city should develop a “solar blocking” policy. If someone puts solar panels on the roof of their house, she noted, there is no ordinance to protect the home from other buildings that might be constructed nearby and block the sun – even though the city is encouraging this kind of solar energy use. Although she didn’t explicitly mention it, the issue of shading has been an argument against the proposed development at 413 E. Huron. In that case the issue has concerned the impact of building shade on trees, not solar panels. Briere also serves on the city council representing Ward 1. Councilmembers voted on April 1 to postpone action on that project.

Related to the 413 E. Huron project is a recent council directive to the planning commission to review the city’s downtown core (D1) zoning. Also on April 1, councilmembers provided specific guidance for that review, along with an Oct. 1 deadline for the completion of the work. Briere communicated the council’s direction to commissioners at their April 2 meeting, but there was no further discussion about it.

The commission’s regular meeting on April 2 was relatively brief, lasting about an hour. It was followed by a working session, where commissioners got an update from Nathan Voght, project manager for Reimagine Washtenaw. The effort is aimed at improving the Washtenaw Avenue corridor between Ann Arbor and Ypsilanti. Voght works for Washtenaw County’s office of community & economic development, which is overseeing the project. [Full Story]

Ann Arbor planning commissioners have recommended approval of a proposed site plan for State Street Center, near the intersection of State and Ellsworth, as well as rezoning for the site. The unanimous vote took place at the commission’s April 2, 2013 meeting.

The plan calls for demolishing a vacant 840-square-foot house on this site. In its place, the developer plans a one-story, 1,700-square-foot drive-thru Jimmy John’s restaurant facing South State Street. A one-story, 6,790-square-foot retail building … [Full Story]

Following a decision made at its March 18, 2013 meeting to give direction to the city’s planning commission to review zoning in the D1 (downtown core) zoning district, the Ann Arbor city council has now enumerated the areas of inquiry the commission is supposed to pursue:
RESOLVED, That City Council requests the City Planning Commission to specifically address these issues:
(i) whether D1 zoning is appropriately located on the north side of Huron Street between Division and S. State and the south side of William Street between S. Main and Fourth Avenue;
(ii) whether the D1 residential FAR premiums effectively encourage a diverse downtown population; and
(iii) consider a parcel on the south side of Ann St. adjacent to north of city … [Full Story]

Ann Arbor planning commission meeting (March 19, 2013): Planning commissioners reviewed two projects at their most recent meeting: a commercial project near South State and Ellsworth; and a residential development off Traver Road near the Leslie Park golf course.

The commission discussed, but then postponed action on a proposed site plan for State Street Center, just north of Ellsworth near the new Tim Hortons. The project calls for a drive-thru restaurant and separate retail building, with an entrance off of South State.

The planning staff had recommended postponement after discovering that the city’s official zoning map had been incorrectly labeled. It showed the site as zoned C3 (fringe commercial), and the developer had made plans based on that erroneous labeling. But during background research for this proposal, planning staff discovered that the site actually had been zoned as O (office) in 2003. The postponement is intended to allow the developer to submit a rezoning request.

A project that had previously been postponed by commissioners – called Hideaway Lane – was discussed and ultimately recommended for approval on March 19. The proposal is a residential development of 19 single-family houses on a 4.6-acre site off Traver Road, near the city’s Leslie Park golf course and on the edge of Traver Creek. Much of the discussion focused on issues related to the project’s impact on natural features, and how the developer plans to mitigate that impact.

The commission also authorized the reimbursement of expenses for Kirk Westphal – the commission’s chair – to attend the American Planning Association’s National Planning Conference in Chicago from April 13-17. He’ll appear on a panel with city staff to talk about Ann Arbor’s recently adopted sustainability framework. Westphal, a Democrat, recently announced his intent to run for Ann Arbor city council in Ward 2, for the seat currently held by Jane Lumm. [Full Story]

Ann Arbor planning commissioners have postponed action on a proposed site plan for State Street Center, near the intersection of State and Ellsworth. The unanimous vote took place at the commission’s March 19, 2013 meeting.

The plan calls for demolishing a vacant 840-square-foot house on this site. In its place, the developer plans a one-story, 1,700-square-foot drive-thru restaurant facing South State Street and a one-story, 6,790-square-foot retail building behind the restaurant. The driveway off South State … [Full Story]

A proposal to build 19 single-family houses on a 4.6-acre site on Hideaway Lane off Traver Road – near the city’s Leslie Park Golf Course – was recommended for approval by the Ann Arbor planning commission at its March 19, 2013 meeting.

Action on the planned project’s site plan and development agreement had been postponed at the commission’s Feb. 5, 2013 meeting. At that time, the city’s planning staff had cited the need to resolve several outstanding issues, such as determining the project’s impact on … [Full Story]

Ann Arbor planning commission meeting (March 5, 2013): Despite protests by members of the Library Green Conservancy and hesitation by some commissioners, the city planning commission voted unanimously to add the Connecting William Street plan to its list of resource documents that support the city’s master plan. After the vote, Wendy Woods tried to reopen the item for reconsideration, but she was unsuccessful in garnering support from the majority of commissioners, so the initial decision stands.

The Connecting William Street project was undertaken by the Ann Arbor Downtown Development Authority at the behest of the city council. It focuses on recommendations for coordinated development of five city-own sites in the William Street area, on the south side of downtown. By becoming a resource document, the CWS plan carries less weight than it would if it were part of the city’s master plan.

Amber Miller of the DDA gave a presentation during the March 5 commission meeting, similar to those previously given to the council and the DDA board.

Much of the discussion among commissioners focused on the issue of open space. Miller noted that recommendations on that issue have been deferred to a committee of the city’s park advisory commission. That downtown parks committee is in the early stages of its work – it was scheduled to meet earlier in the day on March 5, but that meeting was canceled.

Commentary during a public hearing on the CWS plan also focused on open space, with several members of the Library Green Conservancy advocating for a centrally located park atop the Library Lane underground parking structure. They criticized the DDA’s process for developing the plan, and felt the planning commission had not adequately publicized the fact that a public hearing on Connecting William Street would be held that evening.

Additional public commentary came after the commission’s vote. Woods said her decision to ask for reconsideration of the item was prompted by concerns raised during this final public commentary. She felt it wouldn’t hurt to wait two weeks until the commission’s next meeting, so that more people could have the chance to weigh in, if they wanted.

Sabra Briere, who had expressed strong reservations before casting her original yes vote, said she supported Woods in her effort to reconsider the item, suggesting that postponement would be appropriate. She expressed concern that the commission was deciding to use the CWS plan as a future planning document – which would be referenced when the planning staff and commission make their recommendations to the city council on site plans and other planning and development actions. Given that importance, Briere – who also serves on city council – wanted to be absolutely certain before accepting it.

Other commissioners disagreed. Kirk Westphal, the planning commission’s chair, also served on a DDA leadership outreach committee (LOC) that helped craft the Connecting William Street plan. He said he felt extremely comfortable with the public process that had led to these recommendations. Eric Mahler also argued against reopening the item for another vote, saying the commission needed to bring closure to this long process. He was satisfied that sufficient public notice had been provided.

It’s unclear whether the city council will take any action on the Connecting William Street plan. As to what happens next, Susan Pollay, the DDA’s executive director, told planning commissioners that the DDA will be following the council’s guidance. Councilmembers have already taken a first step related to one of the five parcels – the former YMCA lot. At their meeting on March 4, 2013, councilmembers voted to direct the city administrator to prepare an RFP (request for proposals) for brokerage services to sell the lot. A $3.5 million balloon payment on the property is due at the end of 2013. [Full Story]

The Ann Arbor planning commission has voted to add the Connecting William Street plan to its list of resource documents that support the city’s master plan. It was the main agenda item at the commission’s March 5, 2013 meeting, and was approved unanimously. By adding the CWS plan to the list of resource documents, the planning commission did not alter the city’s downtown plan or the master plan.

However, there was some concern about whether the agenda item had been adequately publicized. Those concerns were voiced by several people during public commentary before and after the vote, which led Wendy Woods to attempt to reopen the item for reconsideration at the end of the meeting. The vote to reopen … [Full Story]

Ann Arbor planning commission meeting (Feb. 21, 2013): Acting under the direction of the city council, Ann Arbor planning commissioners reconsidered the zoning they had previously recommended for a parcel on Ellsworth Road, east of Stone School. Commissioners came to the same conclusion – that it should be zoned R3 (townhouse district).

The vacant lot at 2081 E. Ellsworth Road is the location for the proposed Summit Townhomes project, where the developer wants to build 24 attached residential units in four separate buildings. Because it’s being annexed into the city from Pittsfield Township, the parcel needs to be given a zoning designation. Planning commissioners had recommended R3 zoning (townhouse district) at their Nov. 20, 2012 meeting.

The zoning request was on the council’s Feb. 4, 2013 agenda for final approval, but during a public hearing on the item, several people raised concerns related to increased density in that part of town. So councilmembers voted unanimously to refer the zoning issue back to planning commissioners for another look.

At the commission’s Feb. 21 meeting, planning staff reviewed two other zoning options that would fit with the city’s master plan for that area. But even those options with lower density – for single-family homes – would result in more driveways accessing Ellsworth, causing more traffic concerns. Nor would stormwater management be improved with the other options. So planning staff again recommended the R3 zoning.

Three people spoke to commissioners during a public hearing on the zoning reconsideration, including two residents who live at the nearby Forest Hills Cooperative. They expressed concern about broader issues with the area – including crime and a lack of recreational facilities – as well as the specific proposed zoning and project for that site. Planning manager Wendy Rampson indicated that based on the council’s discussion, city administrator Steve Powers is asking the city’s parks and police staff to look into concerns raised about that area. There is also the opportunity for input on the city’s master plan, she said, when the planning commission holds a public hearing on that topic each May.

In other action at the Feb. 21 meeting, commissioners recommended that the city council approve a site plan for an expansion of the Theta Delta Chi house at 700 S. State St. The historic structure, built in 1922, is located at the southwest corner of State and Monroe, across from the University of Michigan law school. The building had been leased to another fraternity after the Theta Delta Chi chapter at UM became inactive in 1997. The chapter “recolonized” a few years ago, then took possession of the building again in May of 2012. The local architecture firm HopkinsBurns Design Studio has been hired to handle the expansion. It includes making a rear addition to the building, although there are no plans to increase the current occupancy of 33 residents.

The Feb. 21 meeting included another UM connection. Commissioners heard a presentation about Beyond the Diag, a relatively new neighborhood outreach program. It’s a student-initiated effort to build community among students and non-students, and to raise safety awareness on campus and near-campus neighborhoods. One of the program assistants – Matt Lonnerstater, a graduate student in urban and regional planning – also works as an intern with the city’s planning staff. [Full Story]

An expansion of the Theta Delta Chi house at 700 S. State will move forward, following action by the Ann Arbor planning commission at its Feb. 21, 2013 meeting. Commissioners granted a special exception use for the building, and recommended that the city council approved the project’s site plan.

The proposal includes expanding the square footage from 12,386 square feet to 14,752 square feet by making an addition at the rear of the fraternity house, which is located on the southwest corner of Monroe and South State. The property is zoned R2B (two-family dwelling district and student dwelling district), and the size of the lot would allow for occupancy of up to 50 people. However, the fraternity is not proposing to … [Full Story]

Zoning for property at 2081 E. Ellsworth Road – where the Summit Townhomes project is proposed – was back on the Ann Arbor planning commission’s agenda for another look, following a city council directive to reconsider zoning for the residential project. At their Feb. 21, 2013 meeting, planning commissioners voted again to recommend that the site be zoned R3 (townhouse district) – the same zoning they had previously recommended at their Nov. 20, 2012 meeting.

The developer wants to build 24 attached residential units in four separate buildings, with each building between 80 to 160 feet in length. Each of the 24 units would have a floor area of about 1,300 square feet, and an attached one-car garage. The plan … [Full Story]

A sustainability framework has now been formally adopted by both the Ann Arbor city council and the city planning commission, making it a part of the city’s master plan. The council’s vote came at its Feb. 19, 2013 meeting, while the planning commission had taken action at its Jan. 3, 2013 meeting. The vote by the planning commissioners was unanimous, as was that of the city council.

The item had originally been on the planning commission’s Dec. 4, 2012 agenda. Action was postponed at that time, after some commissioners raised concerns regarding a goal for high-performance buildings.

The city has been developing this framework for nearly two years. In June of 2012, the planning commission had recommended approval of the … [Full Story]

In a video posted on YouTube, Wendy Woods – an Ann Arbor planning commissioner who’s also associate director of the Michigan Community Scholars Program at the University of Michigan – leads the MCSP in a Harlem Shake. [Source]

Ann Arbor planning commission meeting (Feb. 5, 2013): The contentious debate about zoning for the north side of East Huron Street – which had appeared to be settled with the 2009 A2D2 (Ann Arbor Discovering Downtown) zoning project – emerged again as the planning commission deliberated the proposed 413 E. Huron development this month.

Following a lengthy discussion and public hearing that drew 33 speakers, commissioners voted 5-3 to recommend approval of the site plan and development agreement for the residential project at the northeast corner of Huron and Division. However, because a recommendation of approval for site plans requires at least six votes, the project will be forwarded to city council with a technical denial.

Voting against the project were Sabra Briere, Ken Clein and Wendy Woods. Voting to recommend the project were Diane Giannola, Bonnie Bona, Tony Derezinski, Kirk Westphal and Eleanore Adenekan. Eric Mahler was absent.

The action at the commission’s Feb. 5 meeting followed an earlier decision on Jan. 15, 2013 to postpone a recommendation, pending input from the Michigan Dept. of Transportation. That meeting also included an extensive public hearing.

The proposal calls for a 14-story, 271,855-square-foot apartment building with 533 bedrooms, marketed primarily to university students. The parcel is zoned D1 – the highest allowable density in the city. The northern edge of the site is adjacent to the Old Fourth Ward Historic District, including historic single-family homes along North Division.

Most speakers during the public hearing were harshly critical of the project, as were most planning commissioners – even those who eventually voted to recommend approval. Diane Giannola, describing herself as a very “design tolerant” person, said that even for her, the building’s design isn’t attractive. Clein, a commissioner who is a principal with Quinn Evans Architects, noted that the building’s design has been dubbed “Death Star Moderne” for its dark, looming style.

Many of the objections related to the design’s insensitivity to the adjacent neighborhood. However, Scott Reed – one of the few speakers who supported the project – argued that if context is an issue, then the context of the surrounding neighborhood should be changed. “Bulldoze it if you have to,” he said. Also supporting the project was Adam Lowenstein – owner of BTB Burrito, Good Time Charley’s and LIVE – who said that downtown business owners welcome the influx of new residents.

Several planning commissioners advocated for starting a review of the A2D2 zoning and of the city’s design review process – echoing the sentiments of several speakers at the public hearing, too. Although the city council had directed such a review to occur one year after the new zoning and design guidelines were approved in 2009, there have been few projects completed during that time and a review has not yet taken place. The planning commission and staff are expected to take up the issue.

At the end of the Feb. 5 meeting, commissioners dealt with another project, voting to postpone action on a proposal to build 19 single-family houses on Hideaway Lane off Traver Road – near the city’s Leslie Park Golf Course. Commissioners were following a staff recommendation that cited the need to resolve several outstanding issues. [Full Story]

A Civic News Ticker reported that the 413 E. Huron project received a recommendation of approval from the Ann Arbor planning commission at its Feb. 5, 2013 meeting. The vote was 5-3 in support of approval. However, six votes are needed for a formal recommendation of approval for a site plan, so the project received a technical denial. We note the error here, and have corrected the original report.

A proposal to build 19 single-family houses on a 4.6-acre site on Hideaway Lane off Traver Road – near the city’s Leslie Park Golf Course – was postponed by the Ann Arbor planning commission at its Feb. 5, 2013 meeting. Commissioners followed a staff recommendation, citing the need to resolve several outstanding issues. The vote to postpone was 5-3, with dissent from Bonnie Bona, Kirk Westphal and Diane Giannola. The item came up late in the meeting – after 11 p.m., following a long discussion and public hearing on the controversial 413 E. Huron project.

The project is located on the site of a development that began in 2005 but was never completed – and the site plan for that earlier … [Full Story]

Following a lengthy discussion and public hearing that drew 33 speakers, Ann Arbor planning commissioners voted 5-3 to recommend approval of the site plan and development agreement for a controversial development at 413 E. Huron, at the northeast corner of Huron and Division. But the vote tally meant that the site plan failed to reach the required six votes to achieve a recommendation of approval. The action at the commission’s Feb. 5, 2013 meeting followed an earlier decision on Jan. 15, 2103 to postpone a recommendation, pending input from the Michigan Dept. of Transportation.

Voting against the project were Sabra Briere, Ken Clein and Wendy Woods. Voting to recommend the project were Diane Giannola, Bonnie Bona, Tony … [Full Story]

A request to zone a 2.95-acre site, just east of Stone School Road, as R3 (townhouse dwelling district) has been referred back to the Ann Arbor planning commission. The city council elected to make the referral at its Feb. 4, 2013 meeting instead of giving the zoning its final approval. The property was recently annexed into the city from Pittsfield Township.

The city’s planning commission had voted to recommend the rezoning at its Nov. 20, 2012 meeting and the city council gave initial approval at its Jan. 7, 2013 meeting.

When the council gave its initial approval, Christopher Taylor (Ward 3) had indicated that while he was voting for the zoning on that occasion, he wanted to alert his council … [Full Story]

Ann Arbor planning commission meeting (Jan. 15, 2013): More than 35 people spoke during various public hearings at the most recent planning commission meeting, but most were on hand to protest a student housing development proposed for the northeast corner of Huron and Division.

Following a public hearing that included some emotional pleas to halt the project, planning commissioners voted to postpone action on a site plan for 413 E. Huron, a 14-story residential development geared to university students. City planning staff had recommended postponement because input on the project hadn’t yet been received from the Michigan Dept. of Transportation, which must weigh in because of the building’s location along a state trunkline – Huron Street.

The design came under harsh criticism during the Jan. 15 public hearing, with some residents – including several from the adjacent Sloan Plaza – calling it a “behemoth,” a “folly” and a “massive student warehouse.” Several people criticized the developer for not being sufficiently responsive to concerns raised by the city’s design review board or feedback from residents.

Planning staff indicated that the item could be on the commission’s next regular meeting agenda, on Feb. 5. When commissioner Eric Mahler noted that the public hearing would continue, someone from the audience called out, “We’ll be back!”

Another 14-story student apartment building – at 614 Church St., on the Pizza House property – was also on the Jan. 15 agenda, and ultimately received a recommendation of approval from commissioners. That decision came despite objections from representatives of the adjacent Zaragon Place apartments at 619 E. University.

Concerns were raised about how Zaragon residents will be impacted by construction at 624 Church. Zaragon opened a few years ago and is marketed to University of Michigan students. The developers of 624 Church intend to market their apartments to the same demographic. Larry Deitch, an attorney who also serves as a UM regent, was on hand to represent the Zaragon owners. He said they didn’t object to the project itself, but were concerned about safety related to the use of a crane during construction, among other issues.

Planning staff indicated that the issues raised by Deitch and other Zaragon representatives would be handled at the building permit stage. The planning commission was being asked to address planning and zoning requirements, and the project was in conformance with those regulations.

In discussing the project, Mahler pointed out that the city had gone through a “robust” discussion about zoning as part of the A2D2 process, and had decided that this area should be zoned D1. Now that D1 projects are coming forward, “we need to get used to that,” he said.

Commissioners dealt with two other items on the Jan. 15 agenda. They recommended approval of the site plan and rezoning for a retail development at 3600 Plymouth Road, just west of US-23 – called The Shoppes at 3600. The project had previously been postponed by the commission on Nov. 7, 2012.

Another item moving forward is a request for annexation of 2925 Devonshire Road, one of several Ann Arbor Township “islands” within the city. Commissioners also recommended approval to zone the 0.66-acre site as R1A (single-family dwelling district). The item prompted a brief discussion about the need for better communication with Ann Arbor Township officials. [Full Story]