Stories indexed with the term ‘master plan’

Kingsley Condo Project Takes Next Step

Ann Arbor planning commission meeting (July 15, 2014): Commissioners unanimously recommended approval of a new condo project near downtown – 121 Kingsley West, at Kingsley and Ashley. But because recommendations of approval require six votes – and only five commissioners were present – the development will be forwarded with a recommendation of denial.

Wendy Woods, Ann Arbor planning commission, The Ann Arbor Chronicle

Only five members of the nine-member Ann Arbor planning commission were present on July 15, so Wendy Woods was alone on her side of the table. She was later elected chair of the commission, and moved to a different seat to preside over the meeting. (Photos by the writer.)

Developer Tom Fitzsimmons and his partners Peter Allen and Mark Berg were assured that the city council would be informed of the circumstances under which the vote was taken.

The plans call for 22 condos in two new structures and an existing building. The request is for approval of a site plan, development agreement and rezoning – from a planned unit development (PUD) to D2 (downtown interface district). The PUD, which has expired, was for a larger development on that same site that was never built – Peter Allen’s Kingsley Lane.

The tallest building at 121 Kingsley West would be 58.4 feet high – just under the 60-foot height limit for D2 zoning.

In other action on July 15, commissioners elected new officers for the coming fiscal year, which began on July 1. Wendy Woods was unanimously elected to serve as the commission’s chair, replacing Kirk Westphal. She has served as vice chair for the past two years. Ken Clein, who has served as secretary, was elected vice chair, replacing Woods in that position. Westphal reported that Jeremy Peters had expressed interest in serving as secretary, though he did not attend the July 15 meeting. Peters was unanimously elected to that position. None of the officer elections were contested.

Planning commissioners also unanimously adopted a master plan resolution and list of resource documents used to support the master plan. This is part of an annual evaluation of the master plan that’s required by the commission’s bylaws. There are no significant changes. Separately, they voted to approve the FY 2015 work program, which planning manager Wendy Rampson characterized as ambitious. [Full Story]

Annual Review of Master Plan Approved

At its July 15, 2014 meeting, the Ann Arbor planning commission unanimously adopted a master plan resolution and list of resource documents used to support the master plan. This is part of an annual evaluation of the master plan that’s required by the commission’s bylaws. There are no significant changes. [.pdf of master plan resolution]

Seven documents constitute the city’s master plan: (1) sustainability framework, adopted in 2013; (2) parks and recreation open space (PROS) plan, as adopted in 2011; (3) land use element, as adopted in 2013 to add the South State corridor plan; (4) downtown plan, as adopted in 2009; (5) transportation plan update, as adopted in 2009; (6) non-motorized transportation plan, adopted in 2007; and (7) natural features … [Full Story]

Downtown Zoning Revisions Move Forward

Ann Arbor planning commission meeting (May 6, 2014): A four-hour meeting was dominated by two topics: revisions to downtown zoning, and the rezoning of land used for public housing.

Ray Detter, Hugh Sonk, Christine Crockett

From left: Ray Detter, Hugh Sonk and Christine Crockett. At the planning commission’s May 6 meeting, they all spoke against a 100-foot height limit for the 425 S. Main site. (Photos by the writer.)

Commissioners voted unanimously to recommend rezoning a large parcel at the southeast corner of Main and William – another step in a review of downtown zoning that began last year under direction from the city council. The recommendation is to rezone the site at 425 S. Main from D1 (downtown core) to D2 (downtown interface), a lower-density zoning. Currently, a two-story 63,150-square-foot office building – where DTE offices are located – stands on the southern part of that site, with a surface parking lot on the north portion.

In a separate action, commissioners were split on adding new requirements to the Main Street character district, where 425 S. Main is located – but that recommendation was approved. The commission voted 6-3 to recommend changes that include setting a maximum height of 100 feet for properties in that district that are zoned D2, and requiring upper story stepbacks from any residential property lines. That maximum is 40 feet taller than the 60-foot height limit specified for D2 zoning elsewhere in the downtown. Dissenting were Sabra Briere, Ken Clein and Jeremy Peters. Briere serves as the city council’s representative to the planning commission.

During deliberations on May 6, Briere pointed out that the 60-foot maximum height had been cited specifically in the city council directive, and she opposed raising that height limit. The 425 S. Main property would be the only D2 site in the Main Street character district, if the city council approves the rezoning recommendation. Because the requirements would apply to just one site, it seemed like spot zoning to Briere.

Neighbors and others had previously raised concerns that D1 zoning – which allows the highest level of density downtown – would result in a negative impact to that part of town, and had supported downzoning to D2. Several neighborhood advocates attended the May 6 meeting and again supported D2 rezoning, but strongly opposed the 100-foot maximum height.

Andy Klein, one of the property owners of 425 S. Main, also attended the meeting, saying that the site would be unbuildable with D2 zoning and a 60-foot height limit, and that the property’s value would be destroyed. He supported the 100-foot maximum.

Members of the commission’s ordinance revisions committee – which brought forward the proposal – defended it, saying that the combination of D2 zoning with a taller height would allow for more flexible design and less massive structures.

At this time, no new development has been proposed for this site. The recommendations approved on May 6 will be forwarded to the city council for consideration. In the coming months, the planning commission’s ordinance revisions committee will tackle other aspects of the council’s downtown zoning directive.

The other major item on the May 6 agenda related to the Ann Arbor Housing Commission, as part of its major initiative to upgrade the city’s public housing units by seeking private investors through low-income housing tax credits. Planning commissioners recommended rezoning for three AAHC properties: (1) Baker Commons, at the southeast corner of Main and Packard, from public land to D2 (downtown interface); (2) Green/Baxter Court Apartments, at the northwest corner of Green and Baxter roads, from public land to R4A (multi-family dwelling district); and (3) Maple Meadows at 800-890 S. Maple, from R1C (single-family dwelling district) to R4B (multi-family dwelling district).

AAHC director Jennifer Hall explained that PL (public land) zoning doesn’t allow housing to be built on it. As AAHC seeks private funding to rehab its properties, it needs to ensure if a building burns down, for example, it could be rebuilt. In general that’s why the rezoning is being requested. It’s also being requested to align the zoning with the current uses of the property. Hall stressed that the highest priority properties to be rezoned are Baker Commons, Green/Baxter and Maple Meadows, because investors have already been found to renovate those sites.

Two other properties were also on the agenda for rezoning: Mallett’s Creek Court, at 2670-2680 S. Main; and 805-807 W. Washington, on the southwest corner of Washington and Mulholland. About a dozen neighbors of Mallett’s Creek Court spoke about concerns that the vacant part of the parcel, adjacent to Cranbrook Park, would be sold or developed. Hall assured them that there’s no intent to sell, and in fact federal regulations that govern pubic housing prevent such a sale. She said AAHC hadn’t been aware that the vacant land, which includes a wooded area, was part of the parcel until they started the rezoning process. There are no plans to develop that side of the parcel.

Neighbors of the West Washington property are concerned about the amount of impervious surface on that site, and chronic flooding problems in that area.

Action on West Washington and Mallett’s Creek Court properties was postponed by the commission. AAHC and city staff will continue to evaluate these two properties, which will likely return to the planning commission for consideration at a later date.

In other action, planning commissioners recommended the annexation of an 0.22-acre lot at 375 Glenwood Street – currently in Scio Township – and to zone the site as R1C (single-family dwelling district), which matches the zoning of surrounding sites. It’s located on the west side of Glenwood, south of Dexter Road.

And commissioners held a public hearing on a master plan update, as part of an annual review process. Only one person – Changming Fan – spoke during the hearing, asking the commission to include his company’s technology in the master plan.

The master plan resolution that commissioners will vote on at their next meeting, on May 20, will highlight work that the commission intends to undertake in the coming year that’s related to master planning efforts. That work includes the Washtenaw Avenue and North Main corridor plans; helping the Ann Arbor Downtown Development Authority develop a streetscape framework; and helping implement the city’s sustainability action plan. [Full Story]

Planning Commission Reviews 2014 Priorities

Ann Arbor planning commission working session (Jan. 7, 2014): At a thinly attended working session – the first of the year – planning commissioners reviewed the status of their 2013-2014 work plan, and discussed priorities for the next six months of the fiscal year.

Wendy Rampson, Kirk Westphal, Ann Arbor planning commission, The Ann Arbor Chronicle

City planning manager Wendy Rampson and Kirk Westphal, chair of the Ann Arbor planning commission, at a Jan. 7, 2014 working session in the basement of city hall. (Photos by the writer.)

Planning manager Wendy Rampson gave the mid-year update, reporting on items that were moving ahead, delayed or stalled. Some projects – like the downtown zoning review – had taken more time than anticipated, she reported. That meant some other projects didn’t get as much attention. [.pdf of work plan status report]

Two projects on the work plan have been completed: (1) an update to the city’s non-motorized transportation plan, and (2) the second-year update to the capital improvements plan (CIP). Other work – like the years-long effort to reorganize the city’s zoning ordinances, known as ZORO, continues to languish. That project is being overseen by the city attorney’s office, with support from planning staff.

Based on feedback from the four commissioners at the working session, as well as input from other commissioners via email, some items on the work plan will be tweaked.

City staff have drafted an action plan to implement goals of the city’s sustainability framework, which was approved last year. Planning commissioners are interested in moving that forward.

Commissioners also expressed interested in forming a new committee to explore the impact of pending changes to mandated floodplain insurance, with a cross-section of representatives from planning, the Washtenaw County water resources commissioner’s office, the city’s historic district commission and local creekshed groups.

In addition, Rampson was asked to explore the possibility of forming a joint planning commission with representatives from the four jurisdictions along the Washtenaw Avenue corridor – the cities of Ann Arbor and Ypsilanti, Ypsilanti Township and Pittsfield Township. A right-of-way report for that corridor will be completed soon, which will be reviewed by the commission.

Commissioners also directed Rampson to develop a list of pros and cons for eliminating drive-thrus as a by-right option in certain zoning districts, and instead requiring developers to seek a special exception from the planning commission in order to build one. Some commissioners think that drive-thrus – especially for fast food restaurants – make an area less pedestrian-friendly. Also of concern are the emissions generated from idling vehicles.

More immediately, the commission’s ordinance revisions committee will be reviewing recommendations from an advisory committee on R4C/R2A residential zoning. There will also likely be work on ordinance revisions for downtown zoning, depending on what direction is given by the city council. A set of recommendations already approved by planning commissioners is on the council’s Jan. 21 agenda. [Full Story]

Ann Arbor Non-Motorized Plan Update: Postponed

Action on an update to Ann Arbor’s non-motorized transportation plan – which is part of the city’s master plan – has been postponed by the city council. The council’s decision to postpone consideration of adopting the plan took place at its Nov. 7, 2013 meeting. The planning commission had adopted the plan at its Sept. 10, 2013 meeting. [.pdf of draft 2013 non-motorized transportation plan update]

[Full Story]

Planning Commission OKs Non-Motorized Plan

Ann Arbor planning commission meeting and work session (Sept. 10, 2013): Planning commissioners acted on a change to the city’s master plan, by approving an update to the non-motorized transportation plan.

Ken Clein, Ann Arbor planning commission, The Ann Arbor Chronicle

Architect and Ann Arbor planning commissioner Ken Clein shows evidence of his non-motorized transportation – his bicycle helmet. In the background is commissioner Diane Giannola. (Photos by the writer.)

Items in the city’s master plan must receive approval from both the planning commission and the council, so councilmembers will be asked to vote on the update as well. [.pdf of draft 2013 non-motorized transportation plan update]

The 79-page document includes sections on planning and policy, as well as recommendations for short-term and long-term projects, such as bike boulevards, crosswalks, sidewalks and larger efforts like the Allen Creek greenway and Border-to-Border Trail. An additional document – over 100 pages – outlines the update’s public participation process, including emails and comments received during public meetings.

Eli Cooper, the city’s transportation program manager, briefed commissioners on this update, and much of their discussion centered on how to prioritize and implement the items in the plan – especially the funding for sidewalk “gaps.”

Cooper pointed out that implementation relies on including these projects in the city’s capital improvement plan (CIP), which the planning commission reviews and recommends for approval each year. City planning manager Wendy Rampson suggested that the commission could reconvene its CIP committee to talk about these issues.

In its other item of business, commissioners unanimously recommended approval of a proposed expansion to the U-Haul business at 3655 S. State St., south of the I-94 interchange. It will be forwarded to the city council for consideration.

The relatively short meeting – lasting about 90 minutes – was followed by a working session focused on Michigan’s “Redevelopment Ready Communities” program, in which the city of Ann Arbor is participating. [.pdf of program overview]

Rampson described the program as a tool to help communities put in place elements that would allow redevelopment to happen. Those things include master plans that are clear about what community expectations are for new developments, and zoning needs to reflect those expectations in a very specific way. It means that when developers look at a specific property, they’ll be able to know exactly what they can do.

If the city completes the state’s evaluation successfully, Rampson said, then it would be certified as a “Redevelopment Ready” community. This is a relatively new program, but the state has indicated that communities with this certification could receive priority points on grants from the Michigan Economic Development Corp. and the Michigan State Housing Development Authority (MSHDA).

Before the staff can proceed, Rampson explained, the city council must pass a resolution stating that the city can participate. On Oct. 14, the issue will be on the agenda for a joint city council and planning commission working session, although the main topics will be the current downtown zoning review and R4C/R2A zoning revisions.

Commissioners discussed how this program might be received by the community, with Sabra Briere – who also serves on the city council – pointing out that for some people “redevelopment ready” sounds like “tear down all the old stuff.” She noted that development is a very sensitive topic right now.

The issue of development also arose during a brief update from Rampson about the ongoing downtown zoning review. The consultants who are leading this effort – Erin Perdu and Megan Masson-Minock – have put together a workbook that they’ve been presenting at public forums. [.pdf of workbook] The same information is part of an online survey that’s underway through Sept. 17. A final public forum to review all of the feedback gathered so far will be held on Thursday, Sept. 19 starting at 7 p.m. at Workantile, 118 S. Main in downtown Ann Arbor.

The goal is to review the consultants’ recommendations at an Oct. 8 planning commission working session, and then take action on those recommendations at the commission’s Oct. 15 regular meeting. At that point, the recommendations will be transmitted to the council, Rampson said. [Full Story]

Update to City’s Non-Motorized Plan Approved

An update to the city of Ann Arbor’s non-motorized transportation plan, which is part of the city’s master plan, got approval from the planning commission at its Sept. 10, 2013 meeting. The commission also recommended that the plan be approved by the city council. Items in the city’s master plan must receive approval from both the planning commission and the council. [.pdf of draft 2013 non-motorized transportation plan update]

non-motorized transportation plan, The Ann Arbor Chronicle

Map identifying geographic areas for improvements for pedestrians and bicyclists, as noted in the 2013 non-motorized transportation plan update.

The 182-page update will be an amendment to the main non-motorized transportation plan, … [Full Story]

Planning Group: No Duplex on Packard

Ann Arbor planning commission meeting (Aug. 7, 2013): A light agenda for the planning commission led to two straightforward decisions on rezoning requests for parcels outside the downtown, well away from the area that has generated ongoing controversy. The decisions were both unanimous, with opposite outcomes.

Zoning Map City of Ann Arbor

The red circles indicate the general locations of the parcels that the Ann Arbor planning commission was asked to consider for rezoning at its Aug. 7, 2013 meeting. Other colors designate various zoning categories. (Data from the city of Ann Arbor mapped in Google Earth.)

The planning commission heard a request to rezone 3325 Packard from R1C (single-family dwelling) to R2A (two-family dwelling) – and voted unanimously to deny that request. A house had burned on the lot, which sits at the corner of Fernwood and Packard. The economics of rebuilding a single-family house and trying to sell or rent it out weren’t realistic, owner Steve Weaver told the commission.

A duplex, Weaver argued, could help stem the commercial creep coming from the west at Packard and Platt, and provide a “thumb in the dike” to preserve the residential character of that stretch.

But planning commissioner Bonnie Bona reflected the view of commissioners and planning staff that the decision was a “no-brainer” in the context of the city’s master plan, which clearly designates the area for single-family houses. They were reluctant to engage in “spot zoning.”

In voting unanimously to deny the rezoning request, commissioners encouraged Weaver to work with neighboring property owners with the idea of bringing forward a request to rezone an entire blockface.

Weaver has said he will exercise his option to make his rezoning request directly to the city council, even without the planning commission’s support.

The other rezoning request on the commission’s Aug. 7 agenda was to designate some city-owned property on 3875 E. Huron River Drive as PL (public land). The move was characterized as a housekeeping step for the planning commission. During the public hearing on the question, one person addressed the commission indicating support, but with some concern about the range of activities that would be promoted there.

One idea mentioned at the meeting was the possibility that the parcel – sold to the city in 2010 by former U.S. Congressman Wes Vivian – could become the headquarters for the city’s natural area preservation program (NAP). Commissioners encouraged nearby residents to work with the park advisory commission (PAC) as that group helps decide the parcel’s eventual use within the park system.

The commission also heard remarks from the representative of a neighbor opposed to a requested land division on Traver Street. But the decision on that item will be made by planning staff, not the planning commission or the city council. [Full Story]

Council OKs South State Corridor Plan

The Ann Arbor city council has voted to adopt the South State Street corridor plan as part of the city’s master plan.

The city planning commission had voted unanimously to adopt the plan at its May 21, 2013 meeting. More commonly when the planning commission votes on a matter, it’s to recommend action by the city council. For the city’s master plan, however, the planning commission is on equal footing with the council: both groups must adopt the same plan. The council’s action came at its July 15, 2013 meeting.

Planning commissioners and staff have been working on this project for more than two years. [For additional background, see Chronicle coverage: "State Street Corridor Study Planned," “Sustainability Goals Shape Corridor ... [Full Story]

South State Street Corridor Plan Delayed

The addition of the South State Street corridor plan to Ann Arbor’s master plan has been postponed by the city council. The action to postpone took place at the council’s July 1, 2013 meeting.

The city planning commission had voted unanimously to adopt the plan at its May 21, 2013 meeting. More commonly when the planning commission votes on a matter, it’s to recommend action by the city council. For master plans, however, the planning commission is on equal footing with the council: both groups must adopt the same plan.

Planning commissioners and staff have been working on this project for more than two years. [For additional background, see Chronicle coverage: "State Street Corridor Study Planned," “Sustainability Goals Shape ... [Full Story]

Planning Group Highlights Pedestrian Issues

Ann Arbor planning commission meeting (June 18, 2013): The desire to make a proposed Hampton Inn more accessible to pedestrians and bicycles resulted in a unanimous vote by planning commissioners  to postpone the project, located on Jackson Avenue near Weber’s Inn.

Tony Derezinski, Eric Mahler, Ann Arbor planning commission, The Ann Arbor Chronicle

From left: Tony Derezinski and Eric Mahler attended their last meeting as planning commissioners on June 18. Mahler has been appointed to the board of the Ann Arbor Transportation Authority. Derezinski was not re-appointed to the commission, and is expected to be replaced by Jeremy Peters. Mahler’s replacement is Paras Parekh. (Photos by the writer.)

Commissioners had been asked to recommend approval of a “planned project” site plan, amended development agreement and modifications to the city’s landscaping requirements. This kind of project requires a public benefit, and commissioner Bonnie Bona argued strongly that the benefit should be a site that’s pedestrian- and bicycle-oriented. It’s especially important given Ann Arbor’s standing as one of the top 10 cities in the country for bicycle use, she said, and given that demand for pedestrian amenities will only increase. But as designed, sidewalks are an afterthought and their configuration within the site doesn’t make sense, Bona said. “There has got to be a better way.”

Bona said she couldn’t support this project unless the site plan addressed that design deficit. She proposed postponing it so that modifications could be explored, and other commissioners agreed – despite urging from the design team to recommend approval.

The meeting’s other main agenda item entailed adopting a master plan resolution and list of resource documents used to support the master plan. This is part of an annual evaluation of the master plan that’s required by the commission’s bylaws. Commissioners had held a public hearing on suggestions related to the master plan at their May 21, 2013.

Bona again brought forward a pedestrian-oriented issue, proposing to amend the list of resource documents to include the Allen Creek Greenway task force report from 2007. Commissioners unanimously approved that addition, along with two others: (1) the Downtown Vision and Policy Framework (known as the Calthorpe study), adopted in 2006; and (2) the Huron River Impoundment Management Plan (HRIMP), as adopted in 2009. [.pdf of resource document list]

In other action, commissioners approved a work plan for the fiscal year starting July 1, identifying short-term as well as long-range projects. [.pdf of FY 2013-14 work plan] One high-priority project is the review of A2D2 zoning as directed by the city council, with a deadline of Oct. 1 to deliver recommendations to the council. The primary focus of that directive is the downtown D1-D2 zoning – especially in light of the controversial 413 E. Huron development, which the council recently approved. The plan is to bring in a consultant to manage that zoning review.

June 18 was the last meeting for planning commissioners Tony Derezinski and Eric Mahler. Mahler has been appointed to the board of the Ann Arbor Transportation Authority, and attended his first board meeting for that group on June 20, 2013. Commissioners praised the two attorneys, citing their combination of practicality and forward thinking. “I feel like our ballast is leaving,” Bona said.

Mahler will be replaced by Paras Parekh, who was confirmed by the city council at its May 20, 2013 meeting. Parekh attended the planning commission’s June 18 meeting as an observer, and will be joining the group after July 1. Jeremy Peters has been nominated to replace Derezinski, and is expected to be confirmed by the council on July 1. Peters works in creative licensing and business affairs with Ghostly Songs. [Full Story]

Planning Commission Reviews Master Plan

At its June 18, 2013 meeting, the Ann Arbor planning commission unanimously adopted a master plan resolution and list of resource documents used to support the master plan. This is part of an annual evaluation of the master plan that’s required by the commission’s bylaws.

Seven documents constitute the city’s master plan: (1) sustainability framework, adopted in 2013; (2) parks and recreation open space (PROS) plan, as adopted in 2011; (3) land use element, as adopted in 2013 to add the South State corridor plan; (4) downtown plan, as adopted in 2009; (5) transportation plan update, as adopted in 2009; (6) non-motorized transportation plan, adopted in 2007; and (7) natural features master plan, adopted in 2004.

There is also a list … [Full Story]

Ann Arbor to Distribute Non-Motorized Plan

The Ann Arbor city council has taken another step toward incorporating an update to the city’s non-motorized transportation plan into the city’s master plan.

On June 3, 2013, the council approved distribution of the plan to adjoining jurisdictions and stakeholders, including the Washtenaw County board of commissioners, DTE Energy, the University of Michigan, the Ann Arbor Transportation Authority, and the Ann Arbor Public Schools. These entities will have 42 days to submit comments.

A recommendation to distribute the city of Ann Arbor’s draft non-motorized transportation plan update had been 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 … [Full Story]

Kerrytown Place Praised, Despite Parking

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.

Kerrytown Place, McKinley, Ann Arbor planning commission, The Ann Arbor Chronicle

A reserved parking spot on the site of the future Kerrytown Place development. The view is looking north toward an empty lot where the St. Nicholas Church was formerly located. Cars along Main Street are seen on the left. (Photos by the writer.)

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]

Planning Group Weighs Master Plan Changes

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]

Ypsilanti: Master Plan

WEMU reports on a clash between an update to Ypsilanti’s master plan regarding the long-vacant Water Street site, and a possible Washtenaw County recreation center, which has been proposed for the northwest corner of the property. From the report: “The design team that’s taking public input and converting it into recommendations for council recommends locating the proposed recreation center further south on the parcel, mostly due to the building’s large size and parking requirements.” [Source]

Planning Group Acts on Connecting William

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]

Site Plan Moratorium: Commentary, No Action

Ann Arbor city council meeting (Feb. 19, 2013): Land use was the predominant theme of the meeting, linking several different agenda items – but the council chambers were filled mostly with people interested in just one of them.

Orange Almonds

The architecture of councilmember snacks at the Feb. 19, 2013 meeting provided a nutritional buffer against zoning out during the meeting: a stacked configuration of units for fruit and nuts. (Photos by the writer.)

The item drawing that interest was a proposed six-month moratorium on site plan review by the city for projects in the D1 (downtown core) zoning district. After holding a nearly one-hour closed session to review written legal advice from the city attorney’s office, the council decided to postpone the issue until March 4, its next regular meeting.

Exceptions to the proposed moratorium are provided for projects that have already received a recommendation of approval from the city’s planning commission. While that exception applies to a large residential project at 624 Church St., it does not exempt a larger project at 413 E. Huron. Planning staff had concluded that the East Huron project meets all the zoning requirements. But the planning commission’s vote on 413 E. Huron was only 5-3 in favor of recommending approval – one vote short of the six it needed. Ordinarily developers can, on their own initiative, bring a site plan to the city council for action, even without the planning commission’s recommendation.

If the resolution is enacted, then during the period of the moratorium, the planning commission would be directed to review the D1 zoning standards against site plans submitted since 2009, when new zoning regulations were established. The commission would be asked to make recommendations by June 4, its first meeting in June. The postponed resolution states that the council is supposed to take any action by Aug. 19, its second meeting in August.

Legal counsel for the 413 E. Huron developer addressed the council, intimating that if a moratorium were enacted, then a lawsuit would be filed against the city. Attorney Susan Friedlaender expressed skepticism about a provision in the postponed resolution that provided a way for an aggrieved party to have a hearing before the council. The council will take up the moratorium again on March 4.

Also postponed was a related resolution to reconvene the design guidelines task force, which would be asked to recommend improvements in the design review process. That resolution also will be taken up on March 4.

In another item related to downtown land development, the council completed an accounting step – establishing a project budget – in connection with roughly $9 million of bonds recently sold by the city. Those bonds are funding the public parking deck portion of the private City Apartments project now under construction at First and Washington. The Ann Arbor Downtown Development Authority will be making the bond payments.

Another land use issue postponed by the council was the proposed purchase of a parcel immediately adjacent to the Bluffs Nature Area. The postponement was based on council questions about the need for additional access from the west side of the nature area, and the price to be paid out of the city’s open space and parkland preservation millage. Related to that same millage, the council approved applying to the USDA Farm and Ranch Land Protection Program (FRPP) for matching funds to acquire development rights on two farms as part of the city’s greenbelt program.

In other land zoning issues, the council gave final approval to the owner-requested rezoning of some residential properties in the Arbor Hills neighborhood. The council also gave initial approval to a rezoning that would allow a retail project called The Shoppes to be built near the junction of Plymouth and US-23.

The council took action related to city-owned land at 721 N. Main, approving a $30,000 physical study of the main building on that former maintenance yard, to see if it can be re-used. At least part of that site is slated to become part of an Allen Creek greenway.

Across the street from 721 N. Main stands a collection of vacant houses that were supposed to be demolished to make way for the Near North affordable housing project. With that project now defunct, the city is moving to demolish the houses as nuisances. The council’s action on Feb. 19 was to accept about $96,000 in additional federal funds through a community development block grant, which can be used only for demolition of houses on the former Near North site.

In other action, the council formally adopted a sustainability framework that now will be part of the city’s master plan. And related to sustainability, the city council authorized the issuance of up to $1 million in bonds for the property assessed clean energy program (PACE). The PACE program provides low-interest loans for owners of commercial properties to invest in energy saving improvements.

Changes to the city’s living wage ordinance also were on the Feb. 19 agenda. The council had previously contemplated but ultimately postponed those changes. This time around, they were tabled. That means the issue will not come back, unless the council proactively decides to take up the proposal again in the next six months.

Also as a result of council action on Feb. 19, the municipal airport will get new fencing. [Full Story]

Sustainability Added to Ann Arbor Master Plan

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]

Ypsi: Community Values

The Shape Ypsilanti website is soliciting input on community values to help guide development of the city’s master plan. From one of the responses: “City SUSTAINABILITY* is the priority in economic, energy, transportation and other matters. … Sustainability is NOT the ability to carry out endless growth & development.” [Source]

Two More Residential Projects Move Forward

Ann Arbor planning commission meeting (Jan. 3, 2013): In action that somewhat paralleled their last meeting of 2012, planning commissioners approved two more residential projects – one relatively small building near downtown, and one larger townhome development on the city’s outskirts. Both projects had been previously postponed by the commission.

515 N. Fifth, Ann Arbor planning commission, The Ann Arbor Chronicle

This current house at 515 N. Fifth, just south of Beakes, will be demolished to make way for a new four-unit residential development. (Photos by the writer.)

The site plan for 515 N. Fifth calls for demolishing the current house – which has three apartments – and building a three-story structure with four two-bedroom units. Two of those units will be condos, with the other two rented out as apartments. Although the building’s design had previously received harsh criticism from Christine Crockett, president of the Old Fourth Ward Association, and Ray Detter of the downtown citizens advisory council, no one spoke against the project on Jan. 3 and the commission’s discussion was brief.

Also moving forward was a site plan for Summit Townhomes, a residential project at 2081 E. Ellsworth Road, between Stone School and Platt roads. That project proposes 24 attached residential units in four separate buildings. The planning commission and city council have already approved annexation of the site from Pittsfield Township, although that process still awaits authorization at the state level.

In other action, commissioners took steps on two major planning projects that have been years in the making. They recommended that the city council distribute a draft of the South State Street corridor plan to neighboring jurisdictions and other stakeholders, including the University of Michigan, the Ann Arbor Public Schools, and the Ann Arbor Transportation Authority. It’s the next step toward adopting the corridor plan’s recommendations into the city’s master plan.

Commissioners also voted to adopt a sustainability framework as an element of city’s master plan, and recommended that the city council take the same action. The sustainability framework will become the seventh element in the master plan, which is used to guide decision-making in a variety of ways. Other elements are: (1) land use; (2) downtown plan; (3) transportation plan; (4) non-motorized plan; (5) parks and recreation open space (PROS) plan; and (6) natural features master plan.

Related to that effort, planning manager Wendy Rampson highlighted a series of sustainability forums hosted by the city. The first one is on Wednesday, Jan. 9 and focuses on “sustainable systems,” looking at how weather changes might impact the community and the city’s infrastructure. All forums, held monthly through April, begin at 7 p.m. at the downtown Ann Arbor District Library, 343 S. Fifth Ave.

The hour-long Jan. 3 meeting was relatively short, but commissioners are anticipating a much longer session on Jan. 15. That’s when two major residential projects will be on the agenda: a 14-story building on the northeast corner of Huron and Division, with 216 apartments; and a 13-story addition to the Pizza House building on Church Street, with 76 apartments. Both projects, especially the controversial proposal at 413 E. Huron, are expected to draw significant public commentary. [Full Story]

Ann Arbor Master Plan to Add Sustainability

In a unanimous vote, Ann Arbor planning commissioners adopted an ambitious sustainability framework as an element of city’s master plan. In a separate vote taken at the commission’s Jan. 3, 2013 meeting, they recommended that the Ann Arbor city council also adopt the framework.

The item had been on the commission’s Dec. 4, 2012 agenda. Action was postponed at that time after some commissioners raised concerns regarding a goal for high-performance buildings. On Jan. 3, the goal was amended to this: “Sustainable Buildings – Reduce new and existing buildings’ energy use, carbon impact and construction waste, while respecting community context.” Planning staff had worked with commissioner Ken Clein, an architect with Quinn Evans, to revise the language so that it … [Full Story]

Planning Group Postpones Vote on Sustainability

The Ann Arbor planning commission voted to postpone adoption of a new sustainability framework – including a set of 16 goals – into the city’s master plan. The postponement will allow the staff to work with commissioners on fine-tuning language related to the energy efficiency of existing buildings. The action was taken at the commission’s Dec. 4, 2012 meeting. The commission will take up the item in January of 2013, when it will also vote on recommending that the city council also approve adopting the goals into the master plan.

The city has been developing this framework for nearly two years. In June, the commission had recommended approval of the 16 overarching sustainability goals, which are organized into four … [Full Story]

Sustainability Goals Shape Corridor Study

Ann Arbor planning commission meeting (Sept. 18, 2012): Two projects converged at the most recent planning commission meeting: A draft report of a South State Street corridor study, and next steps toward incorporating the city’s new sustainability goals into its master plan.

Ann Arbor planning commission work session

The Sept. 18, 2012  Ann Arbor planning commission work session focused on South State Street – an aerial map of the corridor is spread out on the table. To the right is Kristin Baja, who provided staff support for the project. She’ll be leaving the city to take a job in Baltimore, and was praised by commissioners for her work. (Photos by the writer.)

Eric Mahler recalled that both projects had been highlighted at a planning commission retreat two years ago, and that in some ways their completion marked a new era in city planning. The corridor study is the first project that incorporates the sustainability goals. The study’s recommendations are organized into the four main sustainability categories: resource management; land use and access; climate and energy; and community.

The recommendations themselves cover a wide spectrum of issues, from traffic and walkability to public art and zoning. [.pdf of draft report] Planning commissioners spent nearly two hours reviewing the recommendations in a working session immediately following their regular Sept. 18 meeting. They’ll likely address the project again before it’s forwarded to city council.

Also during the Sept. 18 meeting, planning manager Wendy Rampson reviewed highlights from an annual report of planning activities for the fiscal year 2012, which ended June 30, 2012. The report reflected an increase in development activity within the city. As one example, there were 28 site plans submitted during the year, up from 13 in FY 2011.

Several University of Michigan students attended the commission’s regular meeting on Sept. 18. Responding to a query from Tony Derezinski, they reported that they are graduate students in urban planning, taking a class from professor Dick Norton. Coming to this meeting had been part of a class requirement. [Norton had also been a speaker on some of the panel discussions related to the city's sustainability efforts.] [Full Story]

City’s Sustainability Framework Disseminated

Ann Arbor’s sustainability framework – an ambitious project that began in early 2011 – will be distributed to neighboring jurisdictions as the next step toward incorporating these goals into the city’s master plan. At its Sept. 18, 2012 meeting, the Ann Arbor planning commission recommended that the city council take this action. The commission had previously recommended approval of the 16 overarching sustainability goals, which are organized into four categories: resource management; land use and access; climate and energy; and community. [.pdf of sustainability document]

State law requires that changes to a community’s master plan must be communicated to adjacent jurisdications and other stakeholders to allow the opportunity for feedback. The sustainability framework will be distributed to these entities: the … [Full Story]

Council: Sustainability Goes in Master Plan

At its July 2, 2012 meeting, the Ann Arbor city council voted to direct the city planning commission to start a process to adopt 16 sustainability goals as part of the city’s master plan. While that master plan review process is underway, the council’s resolution directs the city administrator to apply the 16 goals in staff work. [.pdf of 16 sustainability goals] [File was updated after initial publication to replace an earlier draft of the goals]

The sustainability goals are divided into four categories: resource management; land use and access; climate and energy; and community. By way of illustration, from the land use and access category, one of the goals is: “Establish a physical and cultural environment that supports and … [Full Story]

Planning Group OKs Master Plan Review

Completing an annual requirement, the Ann Arbor planning commission voted at its June 19, 2012 meeting to approve the city’s master plan resolution. The planning commission’s bylaws require that the group review the city’s master plan each May. At its May 1 meeting, the commission held a public hearing on the item – though no one attended – and postponed action until after it held a  planning retreat on May 29.

The resolution approved by commissioners affirmed the existing master plan, which consists of (1) Land Use Element (2009); (2) Downtown Plan (2009); (3) Transportation Plan Update (2009); (4) Non-motorized Transportation Plan (2007); (5) Parks and Recreation Open Space Plan (2011); and (6) Natural Features Master Plan (2004). These documents can be … [Full Story]

Planning Group OKs Sustainability Goals

A set of 16 sustainability goals could be incorporated into the city’s master plan, if the Ann Arbor city council follows a recommendation made unanimously by the planning commission at its June 5, 2012 meeting.

The commission voted to recommend sustainability goals in four categories: resource management; land use and access; climate and energy; and community. The goals were culled from more than 200 already found in existing city planning documents, as part of a project that began in early 2011. It’s been funded by the Home Depot Foundation grant. [.pdf of sustainability goals]

This work by city staff was initially guided by volunteers who serve on four city advisory commissions: park, planning, energy and environmental. Members from those groups met at … [Full Story]

Final Forum: What Sustains Community?

The fourth and final forum in a series on sustainability in Ann Arbor focused on community, touching on topics that contribute to a stronger social fabric – quality of life, public safety, housing, and parks.

John Seto, Eunice Burns

Interim Ann Arbor police chief John Seto talks with Eunice Burns, a longtime activist who attended an April 12 sustainability forum at the Ann Arbor District Library. Seto was a panelist at the forum, which focused on building a sustainable community. (Photos by the writer.)

Community is one of four categories in a framework that’s been developed over the past year, with the intent of setting sustainability goals for the city. Other categories – which have been the focus of three previous forums this year – are resource management; land use and access; climate and energy; and community.

At the April 12 forum on community, Wendy Rampson – the city’s planning manager, who moderated the discussion – told the audience that 15 draft goals have been selected from more than 200 already found in existing city planning documents. The hope is to reach consensus on these sustainability goals, then present them to the city council as possible amendments to the city’s master plan. The goals are fairly general – if approved, they would be fleshed out with more detailed objectives and action items. [.pdf of draft sustainability goals]

Rampson said that although this would be the final forum in this year’s series, there seems to be interest in having an annual sustainability event – so this would likely not be the last gathering.

The forum was held at the Ann Arbor District Library’s downtown building, and attended by about 50 people. Panelists were Dick Norton, chair of the University of Michigan urban and regional planning program; Cheryl Elliott, president of the Ann Arbor Area Community Foundation; John Seto, Ann Arbor’s interim chief of police; Jennifer L. Hall, executive director of the Ann Arbor Housing Commission; Julie Grand, chair of the city’s park advisory commission; and Cheryl Saam, facility supervisor for the Ann Arbor canoe liveries.

Several comments during the Q & A session centered on the issue of housing density within the city. Eunice Burns, a long-time local activist and former Ann Arbor city councilmember, advocated for more flexibility in accessory apartments.

Doug Kelbaugh, a UM professor of architecture and urban planning, supported her view and wondered whether the city put too high a priority on parks, when what Ann Arbor really needs is more people living downtown. He said a previous attempt to revise zoning and allow for more flexibility in accessory units was shot down by a “relatively small, relatively wealthy, relatively politically-connected group. I don’t think it was a fair measure of community sentiment.”

Also during the Q & A period, Pete Wangwongwiroj – a board member of UM’s student sustainability initiative – advocated for the concept of gross national happiness to be a main consideration in public policy decisions.

The April forum was videotaped by AADL staff and will be posted on the library’s website – videos of the three previous sessions are already posted: on resource management (Jan. 12); land use and access (Feb. 9); and climate and energy (March 8). Additional background on the Ann Arbor sustainability initiative is on the city’s website. See also Chronicle coverage: “Building a Sustainable Ann Arbor,” “Sustaining Ann Arbor’s Environmental Quality” and “Land Use, Transit Factor Into Sustainability.[Full Story]

Planning Group Revisits Huron River Report

Ann Arbor master plan revisions committee meeting (March 8, 2012): At the request of planning commissioner Kirk Westphal, a committee charged with reviewing changes to the city’s master plan is looking at a recommendation related to land near the Huron River.

Ann Arbor master plan revisions committee

Members of the Ann Arbor planning commission, from left: Eleanore Adenekan, Kirk Westphal and Diane Giannola. At the right is Wendy Rampson, head of the city's planning staff. Commissioners were attending the March 8, 2012 meeting of the master plan revisions committee. (Photos by the writer.)

The Huron River and Impoundment Management Plan, known as HRIMP, was completed in 2009. But in large part because of controversy related to Argo Dam – centered on whether or not the dam should be removed – none of the 30 other recommendations were implemented.

Only one of the HRIMP recommendations relates to land use, and is therefore in the purview of the planning commission. That recommendation calls for limited commercial development – such as a restaurant or other publicly-used entity – in the Broadway bridge/Argo area.

Much of the discussion at the March 8 committee meeting centered on the property now owned by MichCon, a subsidiary of DTE Energy, located north of Broadway Street, between the Huron River and the railroad tracks that run past the Amtrak station. A state-supervised cleanup effort is underway at that site, but its future use – including the possibility that it could be acquired by the city and turned into a park – is unclear.

Remediation of the MichCon site was also a topic at the March 12, 2012 Ann Arbor city council work session, where the property’s potential future use was discussed. That presentation also included an update on a whitewater river feature that DTE Energy is paying for. The whitewater section to be built in the Huron River was originally part of the same project as the city’s Argo Dam bypass reconstruction. The bypass, which has been recently named the Argo Cascades, is nearly complete.

This article includes a summary of the council working session related to the MichCon cleanup, as well as a report on the master plan revisions committee meeting. Based on discussions at that committee meeting, it seems likely that a proposal will be forwarded to the full planning commission to add the HRIMP recommendation to the city’s master plan. Any changes to the master plan would also require city council approval. [Full Story]