Stories indexed with the term ‘residential development’

A proposed residential development at 624 Church St. in downtown Ann Arbor – a 13- or 14-story, 83-unit apartment building with approximately 181 beds – will be able to provide 42 spaces of required parking by contracting for the spaces in the public parking system. That’s instead of building the spaces on site as part of the project.

The authorization to work out the arrangement came on a vote taken at the Oct. 3, 2012 meeting of the Ann Arbor Downtown Development Authority board. The DDA manages the city’s public parking system under a contract with the city.

Ann Arbor’s “contribution in lieu of parking” program was authorized by the city council on April 2, 2012. That program allows essentially two options: (1) … [Full Story]

The site plan and rezoning request for a residential project on Catherine Street has received final approval from the Ann Arbor city council. Approval for the three-story townhouse with five housing units at 922-926 Catherine St. came at the council’s Oct. 1, 2012 meeting. The initial approval of the rezoning request had been given at the council’s Sept. 4, 2012 meeting. That rezoning request had been recommended for approval at the July 17, 2012 meeting of the Ann Arbor planning commission.

The two vacant parcels are on the south side of Catherine between Ingalls and Glen, across from the University of Michigan School of Nursing building. The lots are located in the Old Fourth Ward historic district.

The development – which according … [Full Story]

Proposals for residential buildings in downtown Ann Arbor – including a 14-story building at the northeast corner of Huron and Division – were filed with the city’s planning unit on Sept. 26 for consideration by the design review board.

The 27-page proposal for 413 E. Huron calls for 213 apartments, about 3,000-square-feet of street-level retail space, and 163 on-site underground parking spaces. [.pdf of 413 E. Huron proposal to the design review board] The complex would consist of two main towers and an “inset upper level garden and pool courtyard,” according to the proposal. [.pdf of site rendering] The project would target young professionals, graduate students and upper classmen, with apartment sizes ranging from one to four bedrooms. The … [Full Story]

In a letter sent to Ann Arbor councilmembers and other government officials, Avalon Housing‘s senior developer Michael Appel has announced that the Near North affordable housing project will not move forward. The development team has determined that the project, which was to include 39 new affordable housing units, 16 of them as supportive housing, is not feasible as planned. [.pdf of letter from Michael Appel]

A change to the FEMA flood maps is highlighted in Appel’s letter as a crucial factor in the inability of the project to move forward. The new maps, adopted in 2012, show an expanded floodway, which cuts across the corner of the parcel. That mean that federal funds – part of the project’s financing … [Full Story]

Ann Arbor planning commission meeting (July 17, 2012): Two projects – one public, one private – dominated discussion at the most recent planning commission meeting.

Commissioners reviewed a site plan for the new Blake Transit Center (BTC), the main downtown hub for the Ann Arbor Transportation Authority. A new two-story transit center will be constructed on the same parcel as the existing center, midblock between Fourth and Fifth avenues, north of William and south of the federal building. But the new building will be located on the east side of that site – near Fifth Avenue, opposite its current location – and the direction of the current bus lane will be reversed. Buses will enter Fourth Avenue into an eastbound lane that exits onto Fifth.

Commissioners voiced a variety of concerns and feedback, centered on improving the pedestrian experience and the appearance of the building and landscaping. They elicited the fact that although zoning would allow for a structure up to 180 feet tall – about 16 stories – the foundation for the new BTC is planned to accommodate only four stories, with a two-story structure to be built initially.

Kirk Westphal said he’d been a bit surprised by news that the AATA is interested in buying the adjacent Fifth & William lot from the city. That possibility was mentioned as part of a design review committee report. He urged AATA’s CEO, Michael Ford, to talk with the Ann Arbor Downtown Development Authority about the AATA’s plans for Fifth & William, and to see if the DDA might be interested in collaborating to increase the footings and allow for a taller structure in the future. He noted that the DDA’s Connecting William Street effort, focused on plans to possibly develop certain city-owned sites, includes the Fifth & William lot.

As a public entity, the AATA does not have to follow the process for site plan approval that is required of private-sector property owners. The process is being conducted for review and input only. However, the planning commission did take a vote, unanimously affirming that the project does meet city requirements for private development, except for interior landscaping and driveway width. It will next be reviewed by the city council.

Another project that drew discussion is a private development proposed by Tom Fitzsimmons, for a three-story townhouse with five housing units at 922-926 Catherine St. During public commentary, several neighbors – including residents of the adjacent Catherine Commons condominiums – spoke in support of the project. However, some of them raised concerns about backups in the stormwater system, which is already a problem along Catherine Street. Staff indicated that those issues are likely tied to design flaws on the site of Catherine Commons. Members of the development team for the new project told commissioners that an underground stormwater detention system on their site could improve the situation along the street, and at the least would not make it worse.

Also at the July 17 meeting, three projects that had previously been considered by commissioners were back for various reasons. A site plan for a Speedway gas station at the northeast corner of North Maple and Miller had been postponed at the commission’s June 5 meeting, but was approved on July 17. Also approved by commissioners was a revised site plan for 2161 W. Stadium Blvd., where a Noodles & Co. restaurant is planned. Commissioners had signed off on the original project at their March 6, 2012 meeting – the revision involves shifting the building’s location 21 feet to the north. The former Sze-Chuan West restaurant there has already been demolished.

And parking for the Chalmers Place retail center on Washtenaw Avenue emerged again at the July 17 meeting. Commissioners approved a plan to increase the number of parking spaces on the center’s site from 88 to 112. A different parking plan had been rejected by the planning commission on May 1, after several neighbors spoke against it. There was no opposition to the new proposal. [Full Story]

The rezoning and site plan for a three-story townhouse with five housing units at 922-926 Catherine St. was recommended for approval at the July 17, 2012 meeting of the Ann Arbor planning commission. The two vacant parcels are on the south side of Catherine between Ingalls and Glen, across from the University of Michigan School of Nursing building. The lots are located in the Old Fourth Ward historic district.

The development – which according to the owner, Tom Fitzsimmons, will be marketed to students, UM employees, young homebuyers, and empty nesters – entails rezoning the parcels from PUD (planned unit development) to R4C (multi-family residential). The PUD zoning is tied to a previous development that was approved but never built. The … [Full Story]

At its July 16, 2012 meeting, the Ann Arbor city council approved the site plan for the Maple Cove development located on 2.96 acres at 1649 N. Maple, north of Miller Road between North Maple and Calvin Street on the city’s west side.

The plan calls for combining two sites – 1649 N. Maple and 1718 Calvin – and demolishing an existing single-family home and detached garages there. Two 3-story apartment buildings would be built with a 64-space parking lot and eight bike spaces. The project also includes building a private street to serve seven new single-family houses near Calvin Street, but with an entrance off of North Maple. According to a staff memo, there will be no access to Calvin Street, which “is … [Full Story]

A hearing is set for Aug. 1, 2012 to get public input on a brownfield financing plan for a residential development at 618 S. Main St. in Ann Arbor. The hearing will take place at the Aug. 1 meeting of the Washtenaw County board of commissioners. The vote to set the hearing was made at the board’s July 11 meeting.

Previously approved by the Ann Arbor city council on June 18, the project’s brownfield tax increment finance (TIF) plan works in conjunction with a $650,000 TIF grant (paid over a period of four years) awarded by the Ann Arbor Downtown Development Authority board at its June 6, 2012. Both the brownfield TIF and the DDA TIF work in a similar … [Full Story]

Ann Arbor planning commission meeting (June 19, 2012): A proposal to build townhomes on a parcel along Ellsworth Road drew harsh criticism from nearby residents, who argued that this part of Ann Arbor already has more housing units than the city’s services and infrastructure can support.

The annexation request for the site of the Summit Townhomes project was recommended for city council approval by the planning commission. However the planning commission postponed action on a related zoning and area plan proposal.

The 2.95-acre site at 2081 E. Ellsworth Road, east of Stone School Road, is currently located in Pittsfield Township. The developer wants to remove an existing single-family home and detached garage, and build 24 townhomes in four, two-story buildings, with attached single-car garages for each unit. The plan calls for R3 (townhouse dwelling district) zoning.

Several residents from the nearby Forest Hills Cooperative townhouse complex came to the June 19 meeting to speak in opposition to the project. They argued that this area is already densely developed, with several major housing developments and a lack of services, like places for children to play. Traffic along Ellsworth was also a concern, especially in light of the soon-to-open Costco on that road, west of South State Street.

In part based on that feedback, commissioners unanimously voted to postpone the zoning and area plan proposals, and asked city planning staff a range of questions that they’d like to have answered before considering those requests. The concerns related to zoning options, traffic volume, the location and amount of parkland in that area, and the capacity of utilities to handle increased density. However, the annexation request will move forward to be considered by the Ann Arbor city council. It was recommended for approval on a 6-1 vote, with Erica Briggs dissenting. Eric Mahler and Wendy Woods were absent.

Briggs also dissented on another request considered by the the planning commission at its meeting – to approve the rezoning and site plan for an expansion of Knight’s Market, and Spring and Miller. The proposal – which had been originally discussed, but ultimately postponed, at the planning commission’s May 15, 2012 meeting – won approval from the other six commissioners, and will be forwarded to the city council for their consideration. Several commissioners expressed concerns, but felt comfortable enough to approve the rezoning and site plan. Briggs said the potential for future commercial expansion and other issues made it impossible for her to support the project.

In other action, the commission unanimously approved their annual work plan, as well as a resolution affirming the city’s master plan. Both actions are required annually under the planning commission’s bylaws.

It was the final meeting for Briggs, who is ending her term this month. She did not request reappointment. Her colleagues on the commission praised her work, with Bonnie Bona saying: ”You may not realize it, but you’ve had a strong influence on all of us.” Ken Clein – a principal with Quinn Evans Architects – has been nominated to replace her and will likely receive city council confirmation at the council’s July 2 meeting. [Full Story]

An annexation request for the site of the Summit Townhomes project was recommended for approval by the Ann Arbor planning commission on a 6-1 vote, with dissent from Erica Briggs. But the group unanimously voted to follow staff advice by postponing action on a related zoning and area plan. The votes came during the commission’s June 19, 2012 meeting.

The 2.95-acre site at 2081 E. Ellsworth Road, just east of Stone School Road, is currently located in Pittsfield Township. The developer wants to remove an existing single-family home and detached garage, and build 24 townhomes in four, two-story buildings, with attached single-car garages for each unit. The plan calls for R3 (townhouse dwelling district) zoning. The developer is Shawn Barrow of Orlando, Fla.

The development … [Full Story]

At its June 5, 2012 meeting, the Ann Arbor planning commission recommended approval of a site plan for the Maple Cove Apartments & Village development. The project is located on 2.96 acres at 1649 N. Maple, north of Miller Road between North Maple and Calvin Street on the city’s west side.

The plan calls for combining two sites – 1649 N. Maple and 1718 Calvin – and demolishing an existing single-family home and detached garages there. Two 3-story apartment buildings would be built with a 64-space parking lot and eight bike spaces. The project also includes building a private street to serve seven new single-family houses near Calvin Street, but with an entrance off of North Maple. The apartment complex would … [Full Story]

Ann Arbor planning commission meeting (May 1, 2012): A nearly 3.5-hour meeting was devoted in large part to public commentary – hearings on two projects drew two dozen speakers.

About half of those speakers came out to oppose a parking project for the Chalmers Place Retail Center on Washtenaw Avenue, located next to Paesano restaurant in the former Arbor Dodge lot. The owner – Len Nadolski of Howell – asked to rezone a vacant parcel behind the center to P (parking), from its current single-family residential zoning. He said the center has been unable to lease all of its stores because tenants are concerned about a lack of parking.

Commissioners expressed sympathy for the owner, but voted against recommending the rezoning. The majority of commissioners did not feel that the situation warranted overriding the master plan, which calls for that property to be zoned residential. Erica Briggs said the situation added urgency to plans to make the Washtenaw Avenue corridor more safe and amenable to walking and biking.

Eric Mahler cast the lone vote in favor of rezoning. He said he normally wouldn’t support a proposal that was essentially “spot zoning,” but in this case he voted for the plan because he didn’t see any viable alternatives for the owner.

Another project that drew public commentary had previously been recommended for approval by the commission: Maple Cove Apartments & Village development, located on North Maple near Miller Road. The commission had approved the project at its March 20, 2012 meeting. But that vote was rescinded when it was discovered that Scio Township residents on Calvin Street had not been included in an original public notice mailed out for the commission’s March meeting.

Nearby residents voiced several concerns about the project – including density, flooding, aesthetics, traffic and a lack of sidewalks from North Maple back to the seven houses. Those issues were echoed by some of the commissioners, who also complained about the lack of responsiveness from the property owner, Muayad Kasham of Dynasty Enterprises. He has not attended the commission’s meetings to address concerns.

But it was the two proposed entrances off of North Maple – separate entrances for the apartments and the single-family homes – that prompted the most discussion among commissioners, and ultimately the move to postpone. Wendy Woods pointed out that the city’s traffic engineer had advised that a single entrance would be preferable. The city code allows for two entrances, however, based on the property’s lineal frontage. The owner has indicated a commitment to two entrances in order to market the apartments and single-family homes separately, and the city code allows for two entrances based on the property’s lineal frontage.

No date has been set for when the project will next appear on the planning commission agenda.

The commission also approved the city’s 2013-2018 capital improvements plan (CIP), with only minor modifications from the previous year. But commissioners voted to postpone action on a master plan update – they’re expected to discuss it at a retreat set for Tuesday, May 29.

The final item of the meeting was dispatched quickly, as commissioners recommended rejecting a proposed revision to the city’s medical marijuana zoning ordinance. The proposal – recommended by the medical marijuana licensing board – was to strike one sentence from the zoning ordinance: “Medical marijuana dispensaries and medical marijuana cultivation facilities shall be operated in compliance with the MMMA (Michigan Medical Marijuana Act).” Commissioners expressed caution about the implications of eliminating the sentence, with Mahler stating that the change would authorize illegal uses, and would have severe consequences for the city. [Full Story]

At its May 1, 2012 meeting, the Ann Arbor planning commission rescinded its previous action regarding a site plan for the Maple Cove Apartments & Village development and reconsidered the proposal. The reconsideration resulted in a postponement, to get more information from the traffic engineer about whether the proposed two separate entrances to the property created a health, safety and welfare hazard. The vote to postpone was 7-1, with dissent from commission chair Eric Mahler. Bonnie Bona was absent.

The commission had previously approved the project at its March 20, 2012 meeting. But that vote was rescinded because Scio Township residents on Calvin Street had not been included in an original public notice mailed out for the commission’s March meeting. There were no changes … [Full Story]

Ann Arbor planning commission meeting (March 20, 2012): After raising a series of concerns about a new residential development on North Maple Road, a majority of planning commissioners recommended it for approval on a 6-2 vote.

The Maple Cove Apartments & Village development is proposed on nearly 3 acres at 1649 N. Maple, north of Miller Road on the west side of North Maple. It would consist of a small court with seven single-family homes, as well as two 3-story apartment buildings each with 18 one-and two-bedroom apartments. There will be two separate entrances off of North Maple – one for the houses, and another for the apartments. This was one of the issues raised by commissioners, as several of them preferred a single entrance to minimize conflicts between pedestrians and vehicles.

Pedestrian safety was also a concern for the drive into the single-family housing section of the development – there are no plans for a sidewalk on that street. Another concern raised by a neighbor during the public hearing – and echoed by some commissioners – was the potential for crime at the apartments, and whether crime data from nearby complexes should be requested to help evaluate the Maple Cove project. Tony Derezinski, a city councilmember who also serves on the planning commission, called using crime data as one of the criteria for approval a “slippery slope” and advised against it.

The possibility was floated to postpone action on the project until some of these concerns could be addressed, but no one made a formal motion to that effect. Brad Moore, a representative for the developer, pointed out that the project as proposed conforms with the city’s zoning ordinances.

Voting against the project were Bonnie Bona and Eric Mahler. The site plan will now be considered by the city council for approval.

Commissioners dispatched a second project on the agenda relatively quickly. After posing a few minor questions, they unanimously recommended approval of a new pump station at the city’s water treatment plant, on Sunset east of Newport Road. [Full Story]

The site plan and development agreement for 618 S. Main – a major new residential project in downtown Ann Arbor – received a unanimous recommendation of approval from the Ann Arbor planning commission at its Jan. 19, 2012 meeting. The project now will be forwarded to the city council for consideration.

The planned project is located at the site of the former Fox Tent & Awning building, north of Mosley between Main and Ashley. It borders properties in the Old West Side historic district, but is not in the district itself. The proposal calls for demolishing two existing structures and erecting a 7-story, 153,133-square-foot apartment building with 190 units for 231 bedrooms.

The building would contain 70 studio apartments, 70 one-bedroom units, 42 … [Full Story]

Residents gathered in the sewing room of the former Fox Tent & Awning building on Friday night for the first public meeting about 618 S. Main – a proposed apartment building that fronts Main, Mosley and Ashley streets.

That part of town is perhaps best known for the local landmark Washtenaw Dairy, located less than a block away from the proposed development. At Friday’s meeting, donuts from the shop were offered as refreshment, next to a wall of drawings and maps of the project. Washtenaw Dairy owner Doug Raab was among the 50 or so residents who attended.

The building – a six-story structure, with additional apartments on a penthouse level – will consist of about 180 studio, one-bedroom and two-bedroom apartments, with rents likely in the $950 to $1,400 range. Two levels of underground parking are planned, with about 140 spaces. The project targets young professionals in their mid-20s to mid-30s, developer Dan Ketelaar told the group on Friday – people who are interested in an urban lifestyle, within walking distance of the downtown and University of Michigan campus.

Ketelaar hopes the project will transform that section of Main Street and perhaps encourage the Ann Arbor Downtown Development Authority to make improvements in that area, as it’s doing now along Fifth and Division.

Because the project as designed is about 80 feet at its highest point – 20 feet taller than what zoning would allow – it will be submitted to the city as a “planned project.” Planned projects allow for some flexibility in height or setbacks, in exchange for public benefits. They don’t allow as much flexibility, however, as a planned unit development (PUD). Ketelaar cited a large courtyard along Ashley as a benefit to the neighborhood. Another benefit he cited was the provision on site of double the amount of required parking.

Parking was among several concerns mentioned by residents during a Q&A on Friday with Ketelaar and his project team, which includes a landscape architect who also helped design the new plaza and rain garden in front of city hall. Several residents said parking and traffic are already an issue in that neighborhood.

City councilmember Mike Anglin – who represents Ward 5, where the project is located – urged Ketelaar to work toward narrowing Main Street south of Packard from four to two lanes, to slow speeds along that stretch. Ketelaar had mentioned the idea of improving that part of Main Street earlier in the meeting. He said he could suggest narrowing the road, but noted that it’s up to the city to make that decision.

Other issues discussed at the meeting include the need to integrate the development with the neighborhood, the project’s financing, and details of the building’s design. Environmental issues covered at the meeting included: the site’s brownfield status; stormwater management; and relation to the floodplain.

This is the second project to go through the city’s new design review process. The first project to be reviewed in this way – The Varsity Ann Arbor – had been approved by city council the previous night. The design review board will meet at 3 p.m. on Wednesday, Nov. 16 at the former Fox Tent & Awning building at 618 S. Main. That meeting, which is open to the public, will be followed by another community forum on Tuesday, Nov. 22 from 5-7 p.m. at the same location. Ketelaar has previously met with local business owners and members of the Old West Side Association board to discuss the project.

The project is expected to be formally submitted to the city later this month. After review by the city planning staff, it will be considered by the planning commission, which will make a recommendation to the city council. Construction could begin in the fall of 2012. [Full Story]

Ann Arbor planning commission meeting (March 15, 2011): Commissioners spent more than 90 minutes on Tuesday discussing a project that could transform the site of the former Georgetown Mall, which has been sitting vacant for well over a year.

Despite concerns raised by some commissioners, as well as residents who spoke during a public hearing, the planning commission ultimately voted to recommend approval of the site plan and development agreement for Packard Square, a complex off of Packard Street. The plan calls for 230 apartments and 23,790-square-feet of retail space in a single building.

The commission also recommended approval of two other site plans: (1) at 630 Oxford, between South University and Hill, where the University of Michigan chapter of Phi Kappa Psi plans to convert a rental duplex  into a fraternity house for up to 24 occupants; and (2) at 215 N. Fifth, where owners want to tear down the former Bessenberg Bindery building and construct a two-story, single-family house.

All votes were unanimous. The three site plans will now be considered by the Ann Arbor city council for final approval. [Full Story]

At its Feb. 7, 2011 meeting, the Ann Arbor city council approved an amendment to a contract with Village Green to develop a 244-space parking deck as the first two stories of a 9-story, 99-foot-tall building, City Apartments – a 156-unit residential planned unit development (PUD) at First and Washington. Among other items, the amendment clarifies the ability of the Ann Arbor Downtown Development Authority and the city to provide oversight to the construction process.

Once the parking deck portion of the building is completed and issued a certificate of occupancy, the city of Ann Arbor has agreed to issue $9 million worth of bonds to purchase the deck, and the Ann Arbor DDA has agreed to make the payments on those bonds. The DDA board approved its part of the contract amendment at its Feb. 2, 2011 meeting.

The contract amendment comes in the context of a series of milestones that were put in place last year, when the council extended Village Green’s option to purchase the parcel at First and Washington, where City Apartments would be built. That most recent extension came at the the council’s Aug. 5, 2010 meeting, and provides a purchase option through June 1, 2011. The $3 million from the transaction would be put towards the construction fund for the city’s new municipal center, which is now largely complete and partly open for business. If the $3 million transaction does not go through, the city has said it would borrow money to cover the construction shortfall, a step that would require city council approval.

This brief was filed from the boardroom in the Washtenaw County administration building, where the council is meeting due to renovations in the city hall building. A more detailed report will follow: [link] [Full Story]