100 North Fifth Avenue, P.O. Box 8647, Ann Arbor, Michigan 48107-8647 CITY OF ANN ARBOR, MICHIGAN Administration (734) 794-6210 Community Development Services (734) 622-9025 Parks & Recreation Services (734) 794-6230 Planning & Development Services - Building (734) 794-6267 Planning & Development Services - Planning (734) 794-6265 www.a2gov.org Community Services Area April 20, 2009 Noah Hall Executive Director Great Lakes Environmental Law Center Subject: Freedom of Information Act Request dated March 27, 2009 09-067 Hall Dear Mr. Hall: I am responding to your request under the Michigan Freedom of Information Act, dated March 27, 2009, received March 30, 2009 and extended April 2, 2009, for "all records relating to the City Council's Resolution to Approve South Fifth Avenue Parking Garage and Street Improvements Site Plan (319 South Fifth Avenue), Enactment No: R-09-061, passed February 17, 2009, along with all records relating to the bonding and financing of the proposed South Fifth Avenue Parking Garage." The information you have requested has been granted in part and denied in part. The information has been denied to the extent that the following redactions have occurred: 1. Information of a personal nature if public disclosure of the information would constitute a clearly unwarranted invasion of an individual's privacy. MCL 15.243(1 )(a) 2. Documents and portions of documents that constitute communications from attorneys in the City Attorney's Office to City staff and/or Council members. These documents are subject to the attorney-client privilege and/or work product privilege. MCL 15.243(1 )(g), (h) 3. Communications and notes between City staff that are of an advisory nature to the extent that they cover other than purely factual materials and are preliminary to a final agency determination of policy or action and for which the public interest in encouraging frank communication between officials and employees of public bodies outweighs the public interest in disclosure. MCL 15.243(1 )(m) The City does not warrant or guarantee the accuracy of the information provided. Rather, it provides the documents only to comply in good faith with the Michigan Freedom of Information Act, and not for any other purpose. If you receive written notice that your request has been denied, in whole or in part, under Section 10 of the Act, you may, at your option either: (1) submit to the City Administrator a written appeal that specifically states the word "appeal" and identifies the reason(s) for reversal of the disclosure denial; or (2) file a lawsuit in the circuit court to compel the City's disclosure of the record. If after judicial review, the circuit court determines that the City has not complied with the Act, you may be awarded reasonable attorneys' fees and damages as specified under the Act. The Michigan Freedom of Information Act specifically provides that a public body may charge a fee for searching for and copying a public record. The cost for copying the records is $ payable to the City of Ann Arbor. The breakdown of the copying costs is as follows: Upon receipt of this amount, the documents will be released to you. Your documents may be picked up in the Community Services Office (Sixth Floor, City Hall), Monday through Friday, between the hours of 8:30 a.m. and 4:30 p.m., or alternatively, if requested, the documents will be mailed to you upon receipt of the stated cost plus postage (include additional cost of $6.50 for postage). Please mail your check to Steve Bartha at the address noted above. If you have any questions concerning this response, please contact Steve Bartha, City FOIA Coordinator, (734)794-6210, ext. 42198. 81/2"x11"copies 81/2"x14"copies 11" x 17" copies Staff-time 464 pgs @ .05/page 6 pgs @ .07/page 1 pg @ .25/page 7hrs @$12.02/hr $23.20 $ 0.42 $ 0.25 $84.14 $108.81 Sincerely, Jayne S. Miller Community Services Administrator City of Ann Arbor 100 N. Fifth Avenue Ann Arbor, Ml 48104 www.a2gov.org Master File Number: 09-0002 File ID: 09-0002 Version: 1 Type: Resolution Reference: File Name: 2/17/09 South Fifth Avenue Parking Structure NOI for GO Capital Improvement Bonds Status: Passed Controlling Body: City Council File Created Date : 02/17/2009 Final Action: 02/17/2009 Title: Resolution Authorizing Publication of Notice of Intent to Issue General Obligation Parking Facility Capital Improvement Bonds (South Fifth Avenue Parking Deck Project) (Not To Exceed $55,000,000.00) Notes: Sponsors: Attachments: Drafter/Contact: Matthew Horning * Admin/Mgr: Tom Crawford, CFO History of Legislative File Version: Acting Body: Date: Action: Sent To: Due Date: Return Date: Result: 1 City Council 02/17/2009 1 City Council 02/17/2009 Amended Pass 1 City Council 02/17/2009 Approved as Amended Pass Enactment Date: 02/17/2009 Enactment Number: R-09-063 Hearing Date: Effective Date: Text of Legislative File 09-0002 Resolution Authorizing Publication of Notice of Intent to Issue General Obligation Parking Facility Capital Improvement Bonds (South Fifth Avenue Parking Deck Project) (Not To Exceed $55,000,000.00) Recommended to Council is the publication of a notice of intent to issue general obligation capital improvement bonds in the maximum principal amount of $55,000,000 (with a currently anticipated bond issue size of $48,050,000), for the purpose of financing the construction of a 777 space, four story underground parking structure. The project includes a new street running west to east on the north side of the Ann Arbor Public Library, utility improvements under Fifth Avenue and Division Street, and a new downtown alley. The footprint of the project will be from the west side of Fifth City of Ann Arbor Page 1 Printed on 4/6/2009 Master Continued (09-0002) Avenue to the west side of Division Street and under Fifth Ave from the northern edge of the current parking lot to William Street. The parking structure will be built in a manner to allow future construction of an up to 25-story building on the site. The cost of construction is being funded 15% by Downtown Development Authority reserves and 85% by bond proceeds. Debt service on the bonds is expected to be paid from revenues of the City's public parking system and tax increment revenues collected by the Downtown Development Authority. The bonds are to be secured as a limited tax general obligation of the City. The City's bond counsel, Dykema Gossett, prepared the notice with further review by the City Attorney. Prepared by: Tom Crawford, Chief Financial Officer Reviewed by: Mary Joan Fales, Senior Assistant City Attorney Approved by: Roger Fraser, City Administrator CITY OF ANN ARBOR County of Washtenaw, State of Michigan RESOLUTION AUTHORIZING PUBLICATION OF NOTICE OF INTENT TO ISSUE GENERAL OBLIGATION CAPITAL IMPROVEMENT BONDS (south fifth avenue PARKING DECK project) Minutes of a regular meeting of the City Council of the City of Ann Arbor, County of Washtenaw, State of Michigan held on Tuesday, February 17, 2009, at 7:00 o'clock p.m. Eastern Standard Time. PRESENT: Councilmembers Teall, Hohnke, Anglin, Smith, Briere, Derezinski, Rapundalo, Greden, Taylor, Mayor Hieftje, 10; ABSENT: Councilmember Higgins, 1. The following preamble and resolution were offered by Councilmember Greden and supported by Member Smith: WHEREAS, the City of Ann Arbor, County of Washtenaw, State of Michigan (the "City") intends to issue and sell general obligation capital improvement bonds, pursuant to the Revised Municipal Finance Act, Act 34, Public Acts of Michigan, 2001, as amended ("Act 34"), in one or more series in an aggregate principal amount not to exceed Fifty-Five Million Dollars ($55,000,000.00) (the "Bonds") for the purpose of paying part of the costs of acquiring and constructing an approximately 677 space, four level, underground public parking structure in the City and related improvements, including a new street running west to east on the north side of the Ann Arbor Public Library, utility upsizing under Fifth Avenue and Division Street and a new downtown alley (the footprint of such project being from the west side of Fifth Avenue to the west side of Division Street and under Fifth Avenue from the northern edge of the current parking lot to the southern boundary of the lot), with the parking structure to be built in a manner to allow future construction of an up to 25-story building on the site. The project will also include the construction of streetscape improvements on Fifth Avenue and City of Ann Arbor Page 2 Printed on 4/6/2009 Master Continued (09-0002) Division Streets from Beakes to Packard including improved crosswalks, new streetlights, trees, sidewalks, bike lanes, and curb; and, WHEREAS, a notice of intent to issue bonds and of the right to petition for referendum thereon must be published at least 45 days before the issuance of the aforesaid Bonds in order to comply with the requirements of Section 517 of Act 34. NOW, THEREFORE, BE IT RESOLVED THAT: 1. The City Clerk is hereby authorized and directed to cause a notice of intent to issue bonds to be published and prominently displayed once in The Ann Arbor News, of Ann Arbor, Michigan, a newspaper of general circulation in the City. Said notice of intent shall be published as a one-quarter (1/4) page display advertisement in substantially the following form: NOTICE OF INTENTION OF THE CITY OF ANN ARBOR TO ISSUE GENERAL OBLIGATION PARKING FACILITY CAPITAL IMPROVEMENT BONDS AND OF RIGHT TO PETITION FOR REFERENDUM THEREON TO ALL ELECTORS AND TAXPAYERS OF THE CITY OF ANN ARBOR: PLEASE TAKE NOTICE that the City Council of the City of Ann Arbor, Washtenaw County, Michigan, intends to issue and sell General Obligation Capital Improvement Bonds, pursuant to Act 34, Public Acts of Michigan, 2001, as amended, in one or more series in an aggregate principal amount not to exceed Fifty-Five Million Dollars ($55,000,000.00) (the "Bonds"), for the purpose of paying part of the costs of acquiring and constructing an approximately 777 space, four level, underground public parking structure in the City. The project includes a new street running west to east on the north side of the Ann Arbor Public Library, utility improvements under Fifth Avenue and Division Street, and a new downtown alley. The footprint of the project will be from the west side of Fifth Avenue to the west side of Division Street and under Fifth Ave from the northern edge of the current parking lot to the southern boundary of the lot. The parking structure will be built in a manner to allow future construction of an up to 25-story building on the site. The project will also include the construction of streetscape improvements on Fifth Avenue and Division Streets from Beakes to Packard including improved crosswalks, new streetlights, trees, 'Sidewalks, bike lanes, and curb. SAID BONDS will be payable in annual installments not to exceed thirty (30) in number and will bear interest at the rate or rates to be determined at public or negotiated sale but in no event to exceed seven percent (7%) per annum on the balance of the Bonds from time to time remaining unpaid. FULL FAITH AND CREDIT AND TAXING POWER OF THE CITY OF ANN ARBOR WILL BE PLEDGED NOTICE IS FURTHER GIVEN that the Bonds will be general obligation bonds of the City. The full faith and credit of the City will be pledged to the payment of principal of and interest on the Bonds. Pursuant to such pledge of its full faith and credit, the City will be obligated to levy such ad valorem taxes upon all taxable property in the City as shall be necessary to make such payments of principal and interest, which taxes, however, will be subject to applicable statutory, constitutional and charter City of Ann Arbor Page 3 Printed on 4/6/2009 Master Continued (09-0002) limitations on the taxing power of the City. RIGHT to petition for REFERENDUM NOTICE IS FURTHER GIVEN to the electors and taxpayers of the City of Ann Arbor to inform them of their right to petition for a referendum on the question of issuance of the Bonds. The City intends to issue the Bonds without a vote of the electors thereon, but the Bonds shall not be issued until 45 days after publication of this notice and until final approval by the City Council. If, within such 45-day period, a petition for referendum requesting an election on the issuance of the Bonds, signed by not less than 10% or 15,000 of the registered electors of the City, whichever is less, has been filed with the City Clerk, the Bonds shall not be issued unless and until approved by a majority of the electors of the City voting thereon at a general or special election. This notice is given by order of the City Council. Further information may be obtained at the office of the City Clerk, 100 North Fifth Avenue, Ann Arbor, Michigan 48107. As Amended by Ann Arbor City Council on February 17, 2009 City Clerk, City of Ann Arbor 2. The City Council does hereby determine that the foregoing Notice and the manner of publication directed is the method best calculated to give notice to the City's electors and taxpayers of the City's intent to issue the Bonds, the purpose of the Bonds, the security for the Bonds, including the full faith and credit pledge to be issued by the City, and the right of referendum relating thereto, and the newspaper named for publication is hereby determined to reach the largest number of persons to whom the notice is directed. 3. All resolutions and parts of resolutions insofar as they conflict with the provisions of this resolution be and the same hereby are rescinded. AYES: Member NAYS: Member RESOLUTION DECLARED ADOPTED. , City Clerk I hereby certify that the foregoing is a true and complete copy of a resolution adopted by the City Council of the City of Ann Arbor, County of Washtenaw, State of Michigan, at a regular meeting held on February 17, 2009, and that said meeting was conducted and public notice of said meeting was given pursuant to and in full compliance with the Open Meetings Act, being Act 267, Public Acts of Michigan, 1976, and that the minutes of said meeting were kept and will be or have been made available as required by said Act. _, City Clerk February _, 2009 City of Ann Arbor Page 4 Printed on 4/6/2009 Master Continued (09-0002) City of Ann Arbor Page 5 Printed on 4/6/2009 PLANNING AND DEVELOPMENT SERVICES STAFF REPORT For Planning Commission Meeting of October 21, 2008 SUBJECT: South Fifth Avenue Underground Parking Garage and Street Improvements Public Project Review (319 South Fifth Avenue) Fiie No. SP08-015 The Ann Arbor City Planning Commission hereby approves the following resolution: WHEREAS, the City Administrator is directed to obtain comments and suggestions from the appropriate City departments with regard to certain City projects meeting private development regulations prior to recommending that City Council approve funding for them; and WHEREAS, such projects are to be reviewed by the City Planning Commission prior to City Council approval; RESOLVED, that the Ann Arbor City Planning Commission finds that the South Fifth Avenue Underground Parking Garage adheres to City private development standards, with the following exception: • The Fifth Avenue roadway geometry (horizontal alignment) does not meet Public Services Standard Specifications. STAFF RECOMMENDATION Staff recommends that the Planning Commission approve the motion above regarding this public project because it generally complies with local, state and federal laws and regulations to the greatest extent feasible, and would not cause a public or private nuisance or have a detrimental effect on the public health, safety and welfare. LOCATION The site is located between South Fifth Avenue and South Division Street, between East William Street and East Liberty Street (Central Area). This site is in the Allen Creek Watershed. DESCRIPTION OF PETITION The South Fifth Avenue Underground Parking Garage Public Project includes construction of a four-story underground garage housing 785 parking spaces. In addition, the surface of the site will be improved to include 38 surface parking spaces, stairs and elevators serving the underground garage and a new public street and right-of-way (Library Lane), extending from the west side of Fifth Avenue through to Division Street for a total of 823 parking spaces. Five open stairways located throughout the site will allow light to penetrate into the lower levels with South Fifth Avenue Underground Parking Garage Page 2 light wells located along the north side of Library Lane which will permit natural light into the pedestrian pathway within the garage. Along the proposed street Library Lane, street trees are provided along with special paving materials, bike hoops and pedestrian lighting. Additional bike hoops are proposed along the interior of the site and along Fifth Avenue. Transformers, generators and a dumpster with recycling are proposed along the north property line. The proposed underground garage will have a vehicular ramp on Library Lane at the east end of the site. This one-way ramp allows for entry only into the garage. Another vehicular ramp will be located along Fifth Avenue leading directly into the garage. The main entrance to the garage will be located in the interior of the surface parking lot and accessed from Library Lane. Two 30-foot tall vertical chambers are proposed under South Fifth Avenue to detain a 100-year storm event. Discharge of the storm water will go to the public storm sewer in South Fifth Avenue by a multiple-stage pumping system. This storm water system meets the minimum requirements of Chapter 63, Storm Water Management. County Drain Commissioner approval is not required for this site. No natural features are impacted by this proposal. COMPARISON CHART EXISTING PROPOSED PERMITTED/REQUIRED Zoning P (Parking District) P P Gross Lot Area 34,988 sq ft (0.8 acres) 34,988 sq ft (0.8 acres) None Minimum Lot Width 65ft-S. Division 225 ft-S. Fifth 65ft-S. Division 225 S. Fifth None Maximum Usable Floor Area in Percentage of Lot Area None 3,498 sq ft* None Setbacks Front 20ft-S. Fifth 20ft-S. Division 10ft-S. Fifth 10ftMIN Side 5ft 18ft 2.5ftMIN Rear NA NA 2.5ftMIN Parking - Automobiles 194 spaces 6 spaces - Motorcycle 785 underground spaces 38 surface spaces None Parking - Bicycles 2 spaces - Class A 14 spaces-Class B 33 spaces - Class C NONE Required in DDA * Estimate of the maximum total area in the garage that could be considered usable (Republic offices, maintenance office, etc.). South Fifth Avenue Underground Parking Garage Page 3 SURROUNDING LAND USES AND ZONING LAND USE ZONING NORTH Retail and Residential C2A/R (Commercial Residential District) EAST Residential C2A/R SOUTH Library, bank and Residential PL (Public Land) and C2A/R WEST Post Office PL PROJECT HISTORY Per the City Polk Directory, this site was used as a municipal parking lot since 1941-43. Before this, three residential houses were located on the site. PLANNING BACKGROUND The Central Area Plan identifies this site as having significant development potential and would provide opportunities for large-scale residential or mixed-use projects. The Downtown Plan calls for parking expansion opportunities at this site, while encouraging underground construction as part of larger private developments. The property is currently zoned P (Parking District) and is bordered by C2A/R (Commercial/Residential District) to the north and east and PL (Public Land) to the south. In the proposed A2D2 rezoning guidelines, this project will be located within the D-1 Core District and be located in the proposed Midtown Character District. The design of the parking garage includes structural capacity for many possible development opportunities above grade for future building development, civic open space or surface parking. Information about public input was provided by the Downtown Development Authority (DDA) and is listed below: Spring 2008 • Presentation to AADL board • Presentation to Commission on Disabilities (see attached response from the Commission) • Shared on-line survey with AADL - 6,000 responses (see attached summary) Spring, Summer & Fall 2008 • Monthly design updates to MSAA, SSAA and Downtown Area CAC members and to Jesse Bernstein/A2Chamber • May 13 City Planning Commission work session • May 21 Public Meeting on preliminary project design • May 22 Presentation to WCA • Aug 12 City Planning Commission work session • Oct 15 Open House on DDA approved project design (see attached feedback compilation) South Fifth Avenue Underground Parking Garage Page 4 This content was on the DDA website and was updated throughout the design process. Also, a survey generated a 1,000-person email mailing list, which was used to send meeting notices/reminders of website updates. COMMENTS PENDING, DISMISSED OR UNRESOLVED Traffic - The geometry of the roadway and speed ramp is still undesirable. The speed ramp location was improved and the traffic shift reduced but still is not a practical roadway design. The horizontal curves are of such small radius and length they are inconsequential. The AASHTO green book states in general controls for horizontal alignment that" the 'broken back' or 'flat back' arrangement of curves (with a short tangent between two curves in the same direction) should be avoided except where very unusual topographical or right-of-way conditions make other alternatives impractical..." The original traffic impact study did not address the impact to the closure of Fifth Avenue during construction. Supplemental information was provided on traffic modeling for the closure but all the assumptions were not provided so a comprehensive review was not possible. However, the information provided indicated acceptable levels of service could be achieved. The geometry of some intersection modifications and the proposed signal phasing needs to be further studied to ensure it is feasible. Engineering - The sanitary sewer mitigation calculations for the proposed garage were reviewed and approved (3 FDD) based on the proposed plans. The dimensions of the structure under South Fifth Avenue are such that it is anticipated that this structure will need to be classified as a bridge under the definition by the Federal Highway Administration (FHWA), which will result in a need to have the structure inspected by the City on a biennial basis. This will be researched by Public Services staff, and if confirmed the detailed arrangements for this inspection will need to be documented for the benefit of the City and the DDA. Forestry - Associated fees that must be paid prior to issuing permits for the proposed plan total $2,739.75. Land Development Coordinator - The following comments are recommendations for providing a preferred storm water management system that would reduce the amount of storm water discharged into the public storm and eliminate the need for reliance on pumps for draining the system. Within the Rules of the Washtenaw County Drain Commissioner, there is a hierarchy of preferred best management practices. Under the preferred hierarchy of structural site controls infiltration is listed first as the most effective form of storm water management. The proposed site plan utilizes a below-grade detention system made up of vertical tanks that allow for no infiltration. The Fox Sandy Loam soil at this site is suitable for infiltration. Given the urban nature and soils, this site is an excellent candidate for infiltration. As the P4 level of parking is at or slightly above the estimated ground water elevation and the parking under the South Fifth Avenue and Library Lane go only down to P3, there appears to be sufficient area available above the groundwater elevation to install perforated pipes/chambers for infiltration. A concrete wall or other barrier could be installed between the infiltration system and the side walls of the P4 parking area to prevent saturated soils against vertical wall structures. If the P4 level can South Fifth Avenue Underground Parking Garage Page 5 tolerate saturated soils just below the floor (groundwater), it seems feasible that the P3 levels could tolerate saturated soils a few feet below the floor (simulated perched groundwater). In an effort to eliminate some or all of the pumping necessary for the storm water detention, consider finding storage locations that can gravity drain to the public storm sewer, or that utilize 100 percent infiltration with a gravity-fed emergency overflow connected to the public storm. Planning - The City Planning Commission is required to review all public projects before City Council approval if the project costs are more than $250,000 (see attached resolution). The petitioner has indicated the cost of this project is approximately $56.4 million. Approximately 75 percent of said sum is estimated to be the costs related to building underground parking spaces and 25 percent of the costs are related to supporting other benefits including area redevelopment opportunities. Per the Calthorpe Plan and subsequent A2D2 Guidelines, it is preferable to minimize surface parking in the downtown in favor of more intensive site development that is typical in urban settings. When well designed, this is the essence of pedestrian oriented urban planning. The Central Area Plan identifies this site as having significant development potential and would provide opportunities for large-scale residential or mixed-use projects. The construction of this parking garage allows for future expansion above ground. Staff applies the City's private development standards for the review of public projects for the purpose of striving to adhere to these standards as close as practical. However, it is acknowledged, due to the characteristics of these projects, that the private standards are often not directly applicable. Staff generally supports this proposal as this proposal adheres to the city's private development standards. Prepared by Christopher Cheng Reviewed by Connie Pulcipher and Mark Lloyd jsj/10/16/08 Attachments'. Zoning/Parcel Maps Aerial Photo Site Plan Landscape Plan Elevations Response from Commission re: Presentation to Commission on Disabilities Summary of On-Line Survey with AADL Feedback Compilation on October 14 Open House on DDA approved Project Design DDA Public Project Resolution City Council Resolution c: Owner: City of Ann Arbor 100 North Fifth Avenue Ann Arbor, Ml 48107 Petitioner's Agent: Adrian Iraola Washtenaw Engineering Company 3250 W. Liberty Rd. Ann Arbor, Ml 48106 Systems Planning File No. SP08-015 Fifth Avenue Underground Parking Garage -Zoning Map- Copyright #08 Cky of Ann ArbOR Michigan Maps available online: hit p: / / glsweb.ewashtenaw.org/ website/ mapwashtenaw/ Ho part oftNs product thai be reproduced or trarwnKed in any fcno or by an* meant, decBonic or mecharical, for a«y porpwe, without prior written permtolon from the Cfcf of Am Artec Ihb map compiles with National Hap Accuracy aandards for mapolnaatllnch MOOFa*. Tha City of Ann Arbor and b Jpping cortmctor* a»ume ro lepl representation for the content and/or irwppmpriata vte of Information on this map. Fifth Avenue Underground Parking Garage -Aerial Map- Maps available online: hUp://gisweb.ewashtenaw.org/website/mapwashtenaw/ Copyright 2008 City of Ann Arbor, Michigan No part of tWt product shaH be reproduced or transmitted in any form or by any meant, electronic or mechanical, for any purpose, without prior written permission from the City of Ann Arbor. This map compnet with Naborwl Map Accuracy Standards for mapping at 1 Inch ¦ 100 Rat The City of Ann Arbor «ndi» mapping contractor! auume no \tgal representation for the content and/or inappropriate uie of inromubon on this map. 827 1 i i i i i i i - . . ._ \ Wh tap - 'in i wiua Luckenbach Ziegelman Architects FLLC City of Ann Arbor1 !South Fifth Ave. Underground (Parking Garage and Street Improvements jAnn Altar. MfdWgaa SPA-12 o 0 86"-0" Jttt AVE NGHT CT »»r tl'-ff PI IP obi r MCW ir *AKR ! I li Sth AVENUE SECTION - FACING NORTH VM'-r-c sih avc section ar uaRArr .....«M*-. — HIMV Pafklnc VVVVBBDNDVHr wmmkh* Planning E»o!n*»rine RNlMlgn ^-J^" ¦aW>a "' SOUTH FIFTH AVE. UNDERGROUND PARKING GARAOE AND STREET IMPROVEMENTS CTTY OF ANN ARBOR, Ml 09-24-2008 to.-. *<:t no N1-2008-604 ^CAie 3/32"-r-o- ?wavvi*k> no SPA-R1 i© © poo© o © © ©o H f=3 t- > O G> © G O Q OG -e o © ;© © p © © © © e o CO© ©O© 0©3 Q0OOSO©© LEVEL P3 PLAN FUNCTIONAL -e © © poo© ooo © © i......_______________ i © © © DO© © G U5VB..P2 PLAN FUNCTIONAL o e (O © 0 © 0. © ©O© D © © O © O © ' J JL ..is City of Ann Arbor South Fifth Ave. Underground Parking Garage and Street Improvements Ann Arftor, Michigan SPA-13 Response from Commission re: Presentation to Commission on Disabilities 3/26/08 Topic 1: Library Lot Questions, Thoughts, Concerns and Suggestions *Brand new construction is the best and only time to fully consider complete legal and pragmatic access and usability issues, cheaper, easier and more effective than a retrofit. *ln addition to legal and pragmatic access to the structure and surface lot, this project provides a perfect opportunity to improve access to the adjacent public library. What provisions have been considered regarding loading and unloading at the library0 (coordination with forthcoming library redesign for passenger loading away from busy-streets, vehicle standing area to wait for passengers, interior route from structure to library, adequate width for standing/moving/loading vehicles, permanence of increased library access even if use of surface is changed etc.) ""Structure should be designed and built so that accessible and van-accessible spaces can be designated throughout the structure (unlike Maynard where side slope prevents first floor accessible spots). *The Commission is involved in discussions regarding the City's A2TPU directions. How does this substantial new downtown parking align with proposals for demand-management via decreased downtown parking^ Any impact on transit has an impact on the disability community ?Lighting considerations for a broad spectrum of visual acuities. How to maintain lighting during emergency/power failure9 *Emergency power and emergency evacuation considerations (emergency power to elevators, accessible egress routes if elevators are non-functional, personal egress routes not shared with vehicles, lots of access points to accessible routes etc ). "Clear ingress/egress signage for vehicles and pedestrians, including which routes and elevators go to which entrances/exits (walking distances). Summary of On-Line Survey with AADL South Fifth Avenue Underground Parking Garage and Street Improvements Activities Online project overview www.A2DDA.org May 2008 survey, 6016 respondents Open community meeting Council member, city staff interviews Planning Commission working session Development Review Committee Meeting V-'". | 3#i Values Safety Environmentally friendly design Easy pedestrian links Alternative transport support Fast in and out Flexible design Smooth traffic flow S. Fifth Ave. Underground Parking Structure _Open House Feedback October 14, 2008_ 15 responses We value your input, and would appreciate your help answering the following questions. 1. From your perspective, how well does the proposed underground parking design support these valued elements? Very Well Well Moderately Poorly Very Poorly Not sure/no answer Sense of safety and security 9 3 3 0 0 0 Environmentally friendly design 5 6 4 0 0 0 Easily accessed pedestrian links 7 5 2 1 0 0 Fast in and out 9 3 1 0 0 2 Below grade access to library 8 4 1 0 0 2 Pedestrian amenities 5 3 5 1 1 0 A welcoming environment 6 3 5 0 1 0 Bicycle accommodations 4 1 4 2 0 4 2. What did you like most in what you saw or heard tonight? Straight forward design The designers responded to parking structure concerns The consideration given to lighting (natural and other) and to a sense of safety. The underground design is very open and bright in comparison to other underground structures. Underground structure (finally). Trying to balance cars with peds/bikes/transit The power point and other graphics and modules with presenters at stations. Presenters were very knowledgeable and friendly. Openness on all issues Underground parking is a very good idea Environmentally friendly and good lighting Underground! Good planning for uses on the site. Light/natural light use is good. I like the connection to the library underground. 3. Do you have questions or concerns about the project? Deliveries, trash pickup etc for Seva What would be added in the future When will public concerns for the above/ground space be ask for? Yes, it usurps the last, best potential site for a central urban park - not necessarily a green grassy park but a place for cultural events, political gatherings, & demonstrations - and for people to meet in passing. We need that in this space. Concern with Library Lane, possibility of fast moving traffic because it is a thru-street. What will be on top? I'm very disappointed that the plaza area along 5 has been sacrificed for another surface lot. Plaza also needed to better relate to new AATA station across 5th. Why is surface parking needed when so much parking will have been created underground? This creates a barrier to pedestrians, not an amenity. Also, need to make more pedestrian "friendliness" at the mid-block alley next to Seva. Need more color underground. How much queuing space on Library Lane? LED lighting? Disappointed no public green space (sacrificed for parking lot). Need public art, more color Pull-up and drop-off lane for library entrance on P1 separate from thru traffic lane. Better use of surface lots. Not necessarily green space, but definitely not parking. That Library Lane will become a speedway. I think traffic calming measures need to be emphasized. I would like to see a public plaza on the ground level. Always. Another gloomy garage Not clear on bike parking 4. Suggestions or additional thoughts to share? Well-planned & thought out to future use. Thanks. Take a survey for surface space, as DDA did for parking. Please, no additional structures above ground on this block Green space is a necessity. Could the new library be built on top of the structure and a public place where the old library is? Make sure accessible and inviting for future development of "Y" site. Great meeting. This project along with bus station & former Y & Library should have a master plan that relates to Allen Creek watershed, as well as pedestrian amenities Can we open up garage to surface light? Can the top be more of a plaza with a water feature to attract people day & night? I think a green (like grass & trees) plaza needs to be incorporated into whatever is built on top of the structure. Perhaps across from the "table" on Library Lane. City of Ann Arbor Legislative File Number 08-0107 (version 1) ..Title Resolution Authorizing the Downtown Development Authority to Design and Construct an Underground Parking Garage on the City-Owned South Fifth Avenue Parking Lot ..Memorandum Whereas, The Ann Arbor Discovering Downtown ("A2D2") Parking Strategies Task Force Report demonstrated the immediate need to increase public parking in the Ann Arbor downtown area; Whereas, The Mayor and City Council adopted Resolution R-260-6-07 on June 18, 2007, to approve the recommendations for Parking Policies and Actions developed by the A2D2 Steering Committee, and directed staff to provide a schedule for implementation of the recommended actions including creating additional public parking; Whereas, The Mayor and City Council adopted Resolution R-07-517 on November 5, 2007, requesting the Downtown Development Authority ("DDA") to issue a recommendation to the City Council regarding construction of an underground parking garage on the City-owned parking lot on S. Fifth Avenue between Liberty and William Streets (the "South Fifth Avenue lot"); Whereas, The DDA prepared a written report, and delivered a presentation to the City Council on January 14, 2008, recommending that the City construct an underground parking garage with at least 500 parking spaces on the South Fifth Avenue lot; Whereas, The Ann Arbor District Library ("AADL") is developing plans to renovate and expand its main library branch located immediately to the south of the South Fifth Avenue lot, and its Director, speaking on behalf of the AADL Board of Trustees, has expressed support for construction of an underground parking garage on the South Fifth Avenue lot because it will help draw larger audiences to the main library branch; Whereas, Construction of an underground parking garage on the South Fifth Avenue lot would provide short-term and long-term parking options to downtown businesses, residents, and visitors in the State Street, Main Street, and center city areas; Whereas, The land above an underground parking garage on the South Fifth Avenue lot could be used in the near future to support new residential, retail, and/or office development and open space for public use, thus increasing the number of downtown residents, employees, and visitors, increasing the tax base, creating jobs, and enhancing the experience of being downtown; and Whereas, The DDA has a history of successfully engaging the public when designing and constructing large public projects; THEREFORE, BE IT RESOLVED, That the DDA is authorized to design and construct an underground parking garage under the South Fifth Avenue lot with at least 500 parking spaces, subject to approval by the City Council of the project site plan; BE IT FURTHER RESOLVED, That the site plan shall include pedestrian and vehicular circulation between Fifth Avenue and Division Street, along the south property line of the South Fifth Avenue lot, and the underground parking garage shall be designed to support above ground, in the short-term, surface public parking, and in the long-term, development which could include, but is not limited to, a residential, retail, and/or office building(s) and a public plaza; BE IT FURTHER RESOLVED, That the DDA is authorized to negotiate with landowners adjacent to the South Fifth Avenue lot regarding possible acquisition of land for the underground parking garage; BE IT FURTHER RESOLVED, That the DDA shall develop and implement a process for public engagement and shall consult with the Director of the AADL in preparing the design and site plan for the underground parking garage; and BE IT FURTHER RESOLVED, That the DDA shall submit its proposed site plan to the City's Planning and Development Services Unit on or before October 27, 2008, for review and action by the City Council; shall submit to City Council for review and action any proposals to acquire land adjacent to the South Fifth Avenue lot; shall submit to City Council its plan to finance construction of the underground parking garage; and is encouraged to begin accumulating funds to pay for this project. ..Staff Councilrnembers Leigh Greden, Margie Teall, and Stephen Kunselman RESOLUTION REQUIRING HAT MAJOR CITY IMPROVEMENTS BE REVIEWED BY CITY DEPARTMENTS AND THE CITY PLANNING COMMISSION Whereas, Many public improvements undertaken by the City and other governmental units strive to meet private development standards; even though they are not required to meet some of the standards that are required of private developments; Whereas, It-is desirable to have public improvements adhere as close as" "practical to the same development standards that are required of private developers; Whereas, The City and other governmental units can set a positive example for the private development community when it constructs nev or expanded public facilities; Whereas, It is recognized that adopted standards do not exist for some projects, such as road re-construction, which makes it impossible to compare public and private projects; RESOLVED, By City Council that the City Administrator is directed to obtain comments and suggestions from the appropriate City departments with regard to City projects meeting private development regulations prior to recommending that the city Council approve funding for them, and that if the following City improvements cost more than $250,000 they are to be reviewed by the City Planning Commission prior to Council approval: 1) nev or reconstructed streets which change the streets geometric configuration or operations; 2) new or expanded public buildings which would normally require site plan review; and, 3) new or expended parking lots or structures which would normally require site plan review. RESOLVED, That in making a recommendation to the City Council the City Administrator shall indicate which private development regulations are not being net and indicate projects which do not have existing comparable private standards; RESOLVED, That a copy of this resolution be sent to other governmental units that own property in the City with the request that they also obtain City review and comments regarding their proposed major improvements; and, RESOLVED, That as a policy. City Council may proceed to construct public projects, which do not meet all existing private development regulations when budget limitations prevent meeting such requirements. DB:RAO:dcs- APPROVED BY COUNCIL MAR 201989 W. N0RTHCR0SS CITY CLERK Z?0 G-9 OCTOBER 21. 2008 PLANNING COMMISSION MINUTES b. Public Hearing and Action on South Fifth Avenue Underground Parking Garage and Street Improvements Public Project Review, 0.80 Acre, 319 South Fifth Avenue. A proposal to construct a 785-space parking structure extending four levels below grade and 38 surface parking spaces with stairs and elevators serving the underground garage and a new public street extending east from Fifth Avenue to Division Street - Staff Recommendation: Approval Cheng explained the proposal and showed photographs of the property. Roger Hewitt, chair of the DDA Operations Committee, stated that this proposal was the direct result of a City Council resolution last winter requesting the DDA to design and construct an underground parking structure on this property. He said the resolution further requested the DDA to design a pedestrian and vehicle connection along the south side of the lot between Division Street and Fifth Avenue, as well as a short-term design on top of the underground parking structure to for surface parking and a long-term design that would support future buildings and/or a plaza. He said Council asked the DDA to work closely with the Public Library, integrating the designs so the library's proposed future expansion could be connected to the parking. Council also asked that the DDA plan for public engagement and submit the final proposal to Planning and Development Services by October 27, he said, noting that the design team of Carl Walker (parking specialist) and Luckenbach Ziegelman (architect) was then hired. He said they had a public meeting in the spring to solicit input from the public and participated with the library on an online survey to see what people looked for in a library and parking. Some of the important points from the survey, he said, involved safety, pedestrian friendliness, energy efficiency, and a clear connection with the library. He stated that they held a public open house last week to further receive comments from the public. He went on to discuss the design of the project, stating that the concept of Library Lane was to break up the largest block in the downtown. He stated that small lots were important for downtown vitality and the new Library Lane would provide a new front door for the library, one that faced a pedestrian-oriented street rather than a vehicular-oriented street (Fifth Avenue). He stated that the entire design of Library Lane was done as pedestrian friendly as possible, adding that it would be a private street subject to DDA approval. During the public review session, he said, there was a great deal of discussion regarding what to put on top of the underground parking. He said it has been designed to support a variety of different uses, but that it would initially contain surface parking, at the direction of City Council. He was available to answer questions. David Chun, 322 East Liberty Street, understood that the DDA has gone through a great expense to design this project and he understood the need for additional downtown parking, but he thought there was a time when the City should balance the need for surface parking and green space. He referred to the green space of Boston Commons in Massachusetts and underground garages with plazas on top in Atlanta. He thought this was a perfect opportunity for Ann Arbor to design a public plaza in front of the public library, rather than more asphalt parking spaces, stating that Ann Arbor had very few green spaces in the downtown. It was a quality of life issue, he said, and encouraged the Planning Commission to consider that. John Haynes, 322 East Liberty Street, stated that his residence bordered this site. He expressed concern about the construction phase during the project and said he would like more of an understanding about noise, work hours, dirt, dust, and traffic. He did not know how to provide input about the construction phase and protection existing residents. He also expressed concern about the proposed surface of the underground garage, stating that he was opposed to the surface parking as designed, it would be helpful to him, he said, to know what criteria the Planning Commission would use to consider what the final surface would be. He would like more understanding about the process. Most of the people he had talked with seemed to support the underground parking and a park on the surface, he said. Steve Geddes, 417 Eighth Street, said he attended the public meeting last spring and the DDA presentation last week. He was in favor of a plaza on the surface of the underground parking. With regard to the new Library Lane, he stated his opposition to a new pedestrian-oriented road, stating that he did not see the need for a new road through this block. What he saw a need for was a creative design for drop-off and pick-up at the library and encouraged that the development on this site be supportive of the A2D2 zoning. He thought the City could come up with better solutions for active use at the street level to serve as a model for future development. Gwen Nystuen, 1016 Olivia, said she agreed with the last three speakers on almost everything. She liked the underground parking and had faith in the Luckenbach Ziegelman design, but recalled the strong public support during the Calthorpe planning process for a more green downtown. Even though the surface parking was proposed to be temporary, she said, this was a central location that so many people looked at and to propose surface parking over a large underground parking structure was disturbing to her. She thought it was appropriate to put either a public plaza or a building with nice green space on this site, even if only temporary. She did not think the design looked pedestrian; rather, to her it looked vehicular. Ali Ralawi, 248 South Seventh, stated that he operated Jerusalem Garden. When this was first brought to his attention last summer, he said, he remembered thinking that it would be good to add something to the vitality of the community. He felt strongly that this was the best community in Michigan and he would like to see it stay that way. He would like to see something nice added to the downtown instead of a generic parking structure. This was a great opportunity to improve the City, he said, stating that what was needed was something that would bring people and families to the downtown. He suggested a plaza or green space or outdoor amphitheater that could be transformed into an ice rink in the winter. This would increase the property values in the downtown, he said. He said the vagrancy concern has been raised and discussed and he did not think this should be a reason to not provide a public space. Kathy Gorris, 1726 Charlton, stated that plan looked very automobile friendly, not pedestrian friendly. She suggested that perhaps Library Lane be designed as a pedestrian access, not a vehicular access. She questioned who would park in the proposed surface lot. Paul Lambert, 201 West William Street, expressed concern about starting a project like this during the banking crisis that has arisen, stating that it could become very problematic. He strongly supported the vitality of the downtown, but thought the cost of these parking spaces over the life of the structure was roughly comparable to a house in Barton Hills, which he thought would be a drag on the City's economy as a whole. He preferred the City do something with this property that was more people-friendly and more with the future in mind. Margaret Parker, co-owner of Downtown Home and Garden, said they have designed a portion of their property with peach trees, a fence and a hedge. People loved to visit it, she said. She thought it was great that the subject site would be used for underground parking, as it eliminated the City from becoming full of parking structures, but said it was important to remember the Allen Creek watershed here and the use of the watershed when digging deeper into the ground. She stated that this was one of the last open spaces in the downtown and people really wanted a central place to gather. She thought this property deserved long-term master planning, because of its proximity to the library, the old YMCA site and the bus station. She was a member of the Commission for Art in Public Places and recalled a recent speaker saying that the City should not be mitigating for storm water everywhere, but developing a master plan to address the problem. She hoped the City would not pass up that chance. She stated that plazas that worked well existed in many other cities, states and countries, and she thought Ann Arbor could do the same. Kim Katchedorian, a resident of Ann Arbor, stated that when she parked in the downtown, she wanted to feel safe. She said she would not be parking in this parking structure because of safety reasons, noting that more and more parking structures were becoming automated. There would be no one in the parking structure making sure she and other patrons were safe, she said. She also noted that there was no safe drop-off zone on Fifth Avenue in front of the library and was surprised that there had not yet been a fatality. She would like to see her concerns addressed, she said. Laura Rubin, 625 Fountain Street, director of the Huron River Watershed Council, commended the City for putting most of the parking spaces underground. She noted that this was an excellent opportunity to look at the issues of storm water and public art. With regard to storm water, she said, this property was part of the Allen Creek watershed and the City currently was looking at ways throughout the creekshed with regard to holding water back and cleaning it. She believed there was an opportunity here to integrate the underground water into a plaza structure, retaining on-site water and infiltrating it to reduce imperviousness on the site. She also thought there was an opportunity here for the City to help people understand how they could be part of a solution and highlight how wonderful public art could be in a public space. George Bacalis, 322 East Liberty, stated that he first came to Ann Arbor in 1950 as a student. He thought the DDA had done a nice job on its mission and commended the placement of the parking underground. He stated that he was a founding member of the AATA in the 1960's and a suggestion at that time was to remove cars from the downtown and make it more pedestrian friendly. This was contrary to that view from 1968, he said. He favored the underground parking but was disappointed with the plans for its surface. He thought it could be improved. He stated that there would be 785 parking spaces underground and questioned why 38 additional parking spaces were needed on the surface. Unless someone could produce a feasibility study recommending the 38 additional spaces, he thought there was room to do something better on the surface of this site. A plaza would be nice, he said, stating that they could be found all over the world. If a plaza were out of the question, he suggested a one-story building with a park on the second story. He was strongly opposed to the footings and foundation of this structure supporting a 15-story building and asked why the City would want to commit to those kinds of funds. It removed many different options, he said. Janice Clander, 322 East Liberty, stated that her residence backed up to proposed structure. She supported underground parking here but asked the City to seriously think about what would be placed on the surface. She questioned why 38 additional parking spaces were needed when there was a great opportunity for public art and/or something that would welcome people to the downtown and make them want to spend time here. Ray Detter, speaking on behalf of the DDA Citizens Advisory Council (CAC), stated that the CAC was involved in the process back in 1991 to try and develop underground parking on this library lot. Over the years, he said, he has watched while the DDA took over alternative transportation commitments to avoid having to build anymore parking structures in the downtown. He said the CAC has attended all meetings on this issue and has listened to discussions about natural lighting, entrances and exits, historic preservation, parking numbers, what to put on the surface, Library Lane. On more than one occasion, he said he emphasized the CAC's desire to maximize the parking so no further structures would be necessary. They wanted to build for the future, he said. He said the CAC supported the proposed 785-space structure and the library's plans for replacement, as well as eventual placement of a building with a public plaza on the surface of the structure. He said they would like to see the plaza designed so it could extend into Library Lane whenever the space needed to be enlarged. He said they wanted this to be done right because it would be around for a long time and at a great amount of money. He encouraged storm water reuse if possible, as well as public art. Linda Beraurer, 421 Third Street, was pleased to see the parking underground and expressed her disappointment about the surface parking spaces. It was not clear to her why 38 additional spaces were needed aboveground. She stated that the Planning Commission heard very good comments this evening about this prime opportunity and one of the last chances to do a really futuristic type of visioning for the surface of this property. She thought the plans for a 15-story building were misleading and saw no reason to provide the footings and foundation for that. She hoped the Planning Commission would move forward with the commentary this evening and consider all the issues that were discussed during the Calthorpe planning. Jan Onder, 2671 Apple Way, a member of the Ann Arbor Public Art Commission, encouraged the City to consider a vision for this property and think about bringing more people to the downtown. She owned and operated a store on Main Street for 20 years and noted that the City was now experiencing the loss of retailers. The types of uses that appealed to people to bring them to the downtown needed to be considered, she said. Other cities have amenities like a shallow water feature for children in the summer, she said, that could then be used for something desirable in the winter. She really thought this was what would bring people to the downtown. Barbara Copi, 1601 Cambridge, liked the idea of underground parking, as it was needed, and agreed that a plaza would be the most desirable for the surface. She questioned what the plans were for the old YMCA site, which presently was a surface parking lot. The reason she raised this question was because she is believed that site was more appropriate for a tall building.. Joan Martin, 5530 Warren Road, thought an underground parking structure was an excellent idea for this site. She stated that the idea of a plaza on this site was so exciting and it seemed terribly important to her to not finalize the design of the parking structure before the plaza suggestion has been considered and discussed. She worked for the Huron River Watershed Council, she said, and people needed to be more aware of Allen Creek and the water issues involved with the underground parking. She hoped both the parking and plaza could be designed together. Noting no further speakers, Bona declared the public hearing closed. Moved by Lowenstein, seconded by Potts, that the Ann Arbor City Planning Commission hereby approves the following resolution: WHEREAS, The City Administrator is directed to obtain comments and suggestions from the appropriate City departments with regard to certain City projects meeting private development regulations prior to recommending that City Council approve funding for them; and WHEREAS, Such projects are to be reviewed by the City Planning Commission prior to City Council approval; RESOLVED, That the Ann Arbor City Planning Commission finds that the South Fifth Avenue Underground Parking Garage adheres to City private development standards, with the following exceptions: • City Code Chapter 47, Section 4:20, states that one-way driveway opening widths shall be between 15 and 20 feet; turning radii shall be between five and 15 feet; and maximum curb cut widths not exceed 60 feet. Two-way driveway opening widths shall be between 24 and 30 feet. The site plan does not meet these requirements. • The Public Services Standard Specifications call for public street rights-of-way to have a minimum width of 66 feet. The site plan does not meet this requirement. • The intersection of Library Lane with South Fifth Avenue and South Division Street does not meet the Public services Standard Specifications, including minimum intersection radii, sidewalk ramps, road grades, etc. Bona pointed out that the City Council resolution authorizing the DDA to design the underground parking garage contained a directive that pedestrian and vehicular circulation between Fifth Avenue and Division Street be contained in the site plan, as well as the parking garage being designed to support surface parking in the short term and long-term development to include, but not be limited to, "residential, retail, and/or office building(s) and a public plaza." She asked staff to speak to the issue of noise, dust and working hours during construction. Cheng stated that the City Code contained requirements for noise, dust and hours of operation during construction projects. Bona added that anyone could contact Planning and Development Services to follow up on that. Potts said she felt well-informed about this project, stating that she attended several of the presentations and the working session. She thought this was an exceptionally well-designed parking structure with a maximum of natural lighting and public safety. Her main concern was the surface of the parking structure. The Council resolution contained possibilities of what could be done on the surface, she said, providing the DDA with the option of negotiating the addition of adjacent land with surrounding property owners. She said she would like to add to the Planning Commission motion the fact that no private land parcels were acquired for this project, which would assist her in voting for this, as well as a clause stating that the design surface was subject to future public input and review. She thought assurance was given at the public meeting last week that development of the surface would be open to a different process and that nothing would be finalized until there was extensive public comment and review. She was counting on that, she said. She stated that her vote on this would have to be with the condition that the design of the surface would include review and comment by the public and that no private or public land would be acquired to enlarge this lot. These were two crucial issues to her. Lowenstein stated that she was a member of the City Council and DDA and has been a part of all of the discussions on this. She stated that it did not matter if the Planning Commission voted in favor or against this, as the Commission's action was advisory and this property was public land. She clarified that this was a public parcel owned by the City, likely the City's most valuable parcel. Last night, she said, the City Council voted in favor of the 601 Forest proposal, which was approximately the same size of the potential development for this parcel. She noted that the 601 Forest property sold for over $10 million and the proposal did not contain a public plaza. She stated that the subject property was being prepared to be sold and what was put on the surface of the site would be only temporary. The reason City Council directed a surface parking, she said, was because it would be a temporary use until the property was sold. Coordination between the development of this property and the old YMCA property was a possibility, one which she hoped would happen. This was partly why the parking was going below Fifth Avenue, she said, so when something was built on the old YMCA site, access to the underground parking would be available. She noted that this would make the property more valuable. She stated that the subject site was a very valuable piece of property for the City and she stated that it would not become a park. She added that the development that would go on this site would include the public space that was there. For those who lived on Liberty Street who wanted a park, she said, there was a park a block away called Liberty Plaza. She stated that this issue was discussed a great deal by the City Council before providing direction to the DDA. One of the reasons the Library Lane was proposed, she said, was because of the library's plans to change the public orientation so it was no longer on Fifth Avenue, where it posed dangerous situations. She said there were numerous pedestrian changes/amenities occurring in this area, stating that it would become a lively area, partly because of the library's reconstruction project. The library was what brought people to this area, she said, adding that what would continue to bring people was not more parks but activities, such as the library, retail space and art space. She asked someone from the design team to speak to amenities of the parking structure, particularly responding to safety issues. Mike Ortley, stated that when they began the design of the parking structure, the primary feature was safety and security. One of goals was to make the structure more open, he said, stating that natural light was a key element of security. He described the natural light features and stated that the primary parking for the library would be on the first level of the underground structure. He showed the different parking levels, the pedestrian pathway and the stair tower. He stated that another element of security was the human element, be it attendants or ambassadors of the parking system. The connection with the library would result in people going back and forth, he said. He discussed both pedestrian and vehicular ingress/egress. Another element of design was to maintain services and access for neighbors adjoining the property, he said, noting that a one-way service alley along the north side of the site was included for deliveries and garbage pick-up for adjacent neighbors. Carlberg asked for explanation of how the 785 parking spaces were intended to function for the downtown as a whole. Hewitt stated that during the A2D2 process, a transportation consultant conducted a parking study to examine system needs and make recommendations. He said they found that the parking system was at capacity, which was 85 percent usage during the day. He said a number of alternative transportation concepts was recommended, many of which were currently being used. This was to create flexibility in the system, he said, so demand management practices could be instituted that would help encourage alternative transportation. Currently, he said, they were unable to meet the new parking demands of new businesses in the downtown. This new structure, he said, essentially would get them out of the situation of operating at capacity. If car usage were to decrease and alternative transportation were being used, he said, the first thing to go would be surface parking lots in the downtown, as they would be more appropriate for buildings. Older parking structures might even be removed in the future, he said. It was their hope that this would be the last parking structure to be built in the downtown, he said, adding that that the structure being placed underground and in a central location was a good solution. Carlberg asked if this parking structure were being planned to meet the parking needs of future residential units in the downtown, so each development would not have to provide all of its parking. Hewitt replied yes. Carlberg asked if it were the expectation that a development on the old YMCA site would contain underground parking. Hewitt replied yes, stating that this project was designed so when the old YMCA site was developed, it could be attached to this new structure. This eliminated the need for space-demanding ramps, he said. Carlberg asked what could be done to Library Lane to allow water infiltration and not require use of the storm water system. Adrian Iraola, of Washtenaw Engineering, representing the petitioner, stated that their preferred method of handling storm water was infiltration; however, he said this would conflict with the foundations of the parking garage. He said they would endeavor to find alternative methods, noting that the engineers have proposed some solutions that would be discussed with staff. Pratt stated that this project was not before the Planning Commission this evening for approval or denial. It was the charge of the Planning Commission, he said, to determine whether or not it adhered to City development standards. He stated that the input received was welcome, adding that there has been a lot of discussion about plazas in the past. He said many of the people who wanted a plaza in this location did not use the existing Liberty Plaza a short distance away, speculating that another plaza in this location also would get used. The plaza space was provided for, he said, although it may not be the green space people would like to see. He asked about the total parking currently in the system. Pollay stated that the entire public parking system, including on-street meters, consisted of 6,600 spaces. Pratt asked how many parking spaces currently existed on this subject site. Pollay replied just under 200 spaces. Pratt noted that the surface parking was going from 200 to 38 for short-term spaces. Pollay noted that this would be a temporary surface parking lot and that the first floor of the deck would be for the casual library user. Pratt stated that what he has continued hearing from people was that surface parking helped. It seemed like a good idea for short-term parking, he said. Every single development that was proposed in the downtown, he said, has raised concerns about parking. He was supportive of this project and knew that it was addressing demand management, but it seemed obvious that something could be done to free up some of the spaces. He hoped this would be the last time a parking structure had to be built in the downtown, but the City may find in the future that it was not. He was concerned about doing a better job of identifying the construction schedule, stating that contractors would need specificity about the work schedule. He wondered how long Fifth Avenue would be out of service and how this would affect people getting around town. Iraola stated that a traffic plan had been presented to staff, but that an overall detour had not yet been specifically approved. He said there were issues that still needed to be discussed with neighbors. With regard to construction schedules, he said, they have always followed City ordinance requirements and were very mindful of noise and dust control. He said they expected two years for the construction along Fifth Avenue. Westphal asked for a review of the footprint where a building would go on the surface of this property. Ortley stated that they reviewed the size of building that could be accommodated on this site, taking into account different requirements, such as setbacks. He said the eastern half of the site would be appropriate for a high density, medium-rise structure, with a lower-rise structure on the western side. He identified area for a civic space along the western half of the site. Westphal asked if the structural elements would support a taller building on the western half of the site. Ortley said it support up to a four-story structure. Westphal asked if there were a significant difference in the cost of the structural elements between lower and higher rise buildings. Ortley replied yes, because additional columns would be required for a higher rise structure. The addition of columns could also impact parking and safety/security, he said. Westphal asked if anything would need to be done design-wise to accommodate a change to electric vehicles. Ortley replied that it would be fairly easy to provide power for electric vehicles. In addition, he said, if the size of cars were reduced, the size of parking spaces could also be reduced. Borum stated that he was very supportive of this project for all of the reasons that had been stated, noting that the garage design was amazing. He reiterated that 38 temporary surface parking spaces on this site was a lack of imagination as far as what could be put here. He did not think green space or permanent open space should go here, noting that the University's Diag on campus represented for him truly amazing green space that most cities of Ann Arbor's size did not have. Because the surface would have a temporary use, he thought something that normally was not considered and/or something that would involve a risk, such as a skateboard park, might be appropriate. There were countless examples, he said, stating that small, intense vital spaces played large roles. He stated that there were a number of architectural students in town who would pay money to enter a competition to design something for this site. Woods echoed the thoughts of others. She also was disappointed that the surface space wasn't something more like a plaza, even though it would be temporary. She was glad to see underground parking being put here and the overall parking system being addressed. She asked if there were a reason why more lower levels were not proposed. Ortley stated that cost and the underground water table were major factors, noting that cost started to accelerate exponentially. He said the next level down was likely too expensive. Cheng stated that a revised motion was prepared today and distributed this evening. He said the motion was revised to remove the three standards that were not met for public streets because the DDA has determined that Library Lane would be a private street. Bona asked staff if there were any concerns with Library Lane being a private street. i Craig Hupy, of the City's Systems Planning Services Unit, stated that staff supported what the DDA was trying to achieve with the pedestrian focus, raised sidewalk, landscape elements, etc, which would keep traffic speeds to a minimum. The vehicle to deliver that was a private street, he said, noting that the problem with the public street standards was that they worked against what the DDA was trying to achieve. Moved by Borum, seconded by Westphal, to amend the main motion by removing the three bullet points. Bona clarified that since the street was going to be private, the three bullet items were no longer an issue. A vote on the amendment showed: YEAS: Bona, Borum, Carlberg, Lowenstein, Potts, Pratt, Westphal, Woods NAYS: None ABSENT: Mahler Motion carried. Potts moved to add the following two Whereas clauses to the motion: "Whereas, no private land parcels were acquired for this project" and "Whereas, the tentative design of the lot surface is subject to future public input and review." There was no second for this motion. Potts stated that because this project contained a surface design in which the public had not been extensively involved, and because there was assurance that the public would have input, she would not be able to vote in favor of this. A vote on the main motion as amended showed: YEAS: Bona, Borum, Carlberg, Lowenstein, Pratt, Westphal, Woods NAYS: Potts ABSENT: Mahler Motion carried, reads as follows: Moved by Lowenstein, seconded by Potts, that the Ann Arbor City Planning Commission hereby approves the following resolution: WHEREAS, The City Administrator is directed to obtain comments and suggestions from the appropriate City departments with regard to certain City projects meeting private development regulations prior to recommending that City Council approve funding for them; and WHEREAS, Such projects are to be reviewed by the City Planning Commission prior to City Council approval; RESOLVED, That the Ann Arbor City Planning Commission finds that the South Fifth Avenue Underground Parking Garage adheres to City private development standards. City of Ann Arbor Master File Number: 09-0139 100 N. Fifth Avenue Ann Arbor, Ml 48104 www.a2gov.org File ID: Version: ' File Name: 09-0139 Type: Resolution/Public Hearing Status: Passed 2 Reference: Controlling Body: City Council File Created Date : 02/17/2009 2/17/09 South Fifth Avenue Parking Structure Site Plan Final Action: 02/17/2009 Title: Resolution to Approve South Fifth Avenue Parking Garage and Street Improvements Site Plan (319 South Fifth Avenue) Notes: Sponsors: Attachments: Fifth Ave Parking Structure.doc ,5th Ave Parking Staff Report.pdf Drafter/Contact: Steve Bartha * Admin/Mgr: Jayne Miller, Area Administrator Enactment Date: 02/17/2009 Enactment Number: R-09-061 Hearing Date: Effective Date: History of Legislative File Ver- Acting Body: sion: Date: Action: Sent To: Due Date: Return Date: Result: 1 City Council 02/17/2009 Held and Closed Notes: A public hearing was conducted on the proposed Resolution to approve South Fifth Avenue Parking Garage and Street Improvements Site Plan, located at 319 South Fifth Avenue. Notice of public hearing was published February 10, 2009. The following people spoke in opposition of the proposed underground parking structure: LuAnn Bullington expressed concern with the proposed site plan and questioned the City's future plans for the former YMCA lot. Thomas Partridge spoke in opposition of the proposed site plan. The following people spoke in support of the proposed underground parking structure: Roger Pothus, owner of Renaissance clothing store on Liberty Street Bill Siezer, Manager of Renaissance clothing store Rich Ballas, store owner in Nickels Arcade Bob Livingston, Sr. Minister of First Congregational Services Bob Descola, State Street business owner, spoke in support of more downtown parking Timothy Seaver City of Ann Arbor Pagel Printed on 4/6/2009 Master Continued (09-0139) Ray Detter, member of the Downtown Area Citizens Advisory Council Joan Lowenstein, Downtown Development Authority member Newcomb Clark, 340 Maynard Janice Glander, 322 E. Liberty, said that she was not opposed to underground parking, however she did have concerns regarding any future plans for a building on the site above the underground parking. Steven Bean, 810 S. Main, asked that the matter be postponed to allow the Council more time to study the data. He stated he is not sure this structure would serve the State Street area. 1 City Council 1 City Council 1 City Council There being no further comment, the Mayor declared the hearing closed. 02/17/2009 02/17/2009 Amended 02/17/2009 Approved as Amended Pass Pass Text of Legislative File 09-0139 Resolution to Approve South Fifth Avenue Parking Garage and Street Improvements Site Plan (319 South Fifth Avenue) Attached is a resolution requesting approval of the above site plan for the construction of a four-story underground garage housing 785 parking spaces. In addition, the surface of the site will be improved to include 38 surface parking spaces, stairs and elevators serving the underground garage, and a new public street and right-of-way (Library Lane), extending from the west side of Fifth Avenue through to Division Street, for a total of 823 parking spaces. On October 21, 2008, the City Planning Commission passed a resolution finding that the above project adheres to City private development standards. Attached are the minutes from the Planning Commission meeting and the Planning staff report. Prepared By: Steve Bartha, Management Assistant Reviewed By: Mark Lloyd, Planning and Development Services Manager Jayne Miller, Community Services Administrator Approved By: Roger W. Fraser, City Administrator Whereas, The Downtown Development Authority has requested site plan approval in order to allow the construction of a four-story underground garage housing 785 parking spaces at 319 South Fifth Avenue; Whereas, The Ann Arbor City Planning Commission, on October 21, 2008, reviewed said request; Whereas, The contemplated development will comply with all applicable state, local and federal law, ordinances, standards and regulations; City of Ann Arbor Page 2 Printed on 4/6/2009 Master Continued (09-0139) Whereas, The development would limit the disturbance of natural features to the minimum necessary to allow a reasonable use of the land, applying criteria for reviewing a natural features statement of impact set forth in Chapter 57; and Whereas, The development would not cause a public or private nuisance and would not have a detrimental effect on the public health, safety or welfare; and Whereas, The portion of the parking garage located under Fifth Avenue between the southern edge of the current library parking lot and the western edge of William Street, consisting of approximately 100 parking spaces, (the "Southern Section") may provide future benefit to the city; RESOLVED, That City Council approve the South Fifth Avenue Parking Garage and Street Improvements Site Plan with the condition that the site plan be amended to show that construction of the Southern Section will be deferred; and RESOLVED, That City Council directs the Downtown Development Authority to construct the South Fifth Avenue Parking Garage and Street Improvements Site Plan in a manner that facilitates the future construction of the Southern Section upon approval by City Council. As amended by Ann Arbor City Council on February 17, 2009. City of Ann Arbor Page 3 Printed on 4/6/2009 -MEMORANDUM- TO: Chris Cheng, Planning & Development Services FROM: Brad Ruppel, Land Development Review, Planning & Development Services DATE: September 11, 2008 SUBJECT: Fifth Avenue Underground Parking Garage Site Plan File Number SP08-015 We have reviewed the Site Plan dated 8/29/08 with the following comments: Natural Features - General Comments 1. Per the Land Development Regulations (attached to Chapter 57) Section 1:4(18) a site plan must include a complete natural features inventory. As such, please identify the location, species, critical root zone and health condition of the landmark 30" Elm tree on the plan. The tree is located east of the carriage house. 2. Per Chapter 57, Section 5:128(l)(b)(ii) barrier fencing to protect the existing landmark tree must be placed at the perimeter of the critical root zone [see definition 5:120(2)]. When intrusions into the critical root zone are allowed (justified within the alternatives analysis), the barrier fence must be located at least 10 feet from the trunk of the landmark tree at all points. Additionally per Chapter 57, Section 5:128(l)(e) please provide a detail of the barrier fence on the plan. If it is not possible to provide the full 10 feet of undisturbed area adjacent to the landmark tree (which is likely the case here), it will be necessary to provide tree replacement per Chapter 57, section 5:127(l)(d)(i). Note that mitigation trees may not be placed within roof-top planters, as this would limit the size of the replacement trees and be counter to the intent of mitigation. Landscape and Screening 3. The planting details on Sheet SPA-8 of the plans do not reflect the planting restrictions for roof-top plantings as shown on Sheet SPA-10. Please update the planting diagrams on Sheet SPA-8. Soil Erosion and Sedimentation Control 4. Per Chapter 63, Section 5:658(5)(c) proposed grading limits should be inclusive of all proposed soil disturbance. This is the same requirement as the "limits of soil disturbance" required by the Land Development Regulations, Section 1:4(18)(a). Please revise the proposed grading limits and soil erosion and sedimentation controls to accommodate the soil disturbance caused by the creation of parking under South Fifth Avenue. 5. The City now requires silt sack (positive collection type) filters within the public catch basins. Per Chapter 63, Section 5:658(6), please provide a construction quality detail on the plans and update the SESC Plan. Catch basin filters must be provided in all public catch basins in and adjacent to the construction area, due to the large amount of soil hauling activities. Please update the Soil Erosion Control Plan accordingly. 6. The foundation excavation may require pumping prior to a storm water management system being in place. Please provide a method of removing sediment from dewatering operations prior to discharging to the public storm sewer. The text and/or detail should be shown on the grading plan, per Chapter 63, Section 5:658(6). Four levels are proposed below grade. As such, it is expected that significant pumping will be required during CITY OF ANN ARBOR - PLANNING & DEVELOPMENT SERVICES 100 N. FIFTH AVE., P.O. BOX 8647, ANN ARBOR, Ml 48107-8647 TEL: (734) 994-2711 FAX: (734) 994-8460 construction to keep the excavation dry. The discharge location and treatment of this pit water is of concern. Please provide additional information on the Soil Erosion Control plan that shows an appropriate discharge location (before and after the installation of the storm water management system - if different), and a method for containing pit-water sediment prior to discharge into the public storm sewer system. 7. Per Chapter 63, Section 5:658(7) and (8) please provide erosion control cost estimates on the site plan. 8. Per Chapter 63, Section 5:658(9) please provide an estimate of the amount of excavation and fill involved on the site plan. Storm Water Management 9. A runoff coefficient of 0.25 has been used for the landscape areas within storm water detention calculations on Sheet SPA-6, but the majority of landscape planters are on the rooftop of the structure and are directly drained to the detention tanks. As such, the normal runoff coefficient for landscape areas does not apply, as excess water is piped to the public storm sewer rather than sent to ground water. As such, please provide justification for a selected runoff coefficient for the rooftop planters, or claim them (through calculations) as detention volume based on the difference between the soil matrix normal and saturated water carrying capacity. 10. The garage structure under Fifth Avenue is indicated not to be captured by the storm water detention system, per the Drainage Area Plan on Sheet SPA-6. Please provide storm water management for the entire parking structure. 11. Pre-treatment of the storm water is required prior to discharge. As a sediment forebay is not applicable for this project, please utilize another method, such as separation chamber, to pre-treat the storm water prior to discharge. 12. Within the Rules of the Washtenaw County Drain Commissioner there is a hierarchy of preferred best management practices. Under the preferred hierarchy of structural site controls infiltration is listed first as the most effective form of storm water management. The proposed site plan utilizes an underground detention system made up of tanks, which allow for no infiltration. The Fox Sandy Loam soil at this site is suitable for infiltration. Given the urban nature and soils, this site is an excellent candidate for infiltration. Please consider incorporating infiltration into the storm water management system. Perforated pipes, wells or chambers appear to be feasible. 13. In an effort to eliminate some or all of the pumping necessary for the storm water detention, please consider finding storage locations that can gravity drain to the public storm sewer. Potential locations include pipes within the ceiling areas of parking level PI, stacked pipes or chambers north of the building and under the alley, and perforated pipes or chambers underneath the structure that utilize 100% infiltration with an emergency overflow connected to the public storm. TO: Chris Cheng Planning and Development Services Unit FROM: Kerry Gray, Urban Forest and Natural Resource Planning Coordinator DATE: September 12, 2008 SUBJECT: Site Plan: Fifth Avenue Underground Parking Garage Location: 319 South Fifth Avenue Plans dated: August 29, 2008 Project Number: SP08-015_ I have reviewed the proposed site plan and have provided the following comments: Associated fees that must be paid prior to issuing permits for the proposed plan are $2739.75. Please make check payable to: City of Ann Arbor and mail or deliver in person to Elaine Bater at 4251 Stone School Rd., Ann Arbor, MI 48108. Street Tree Escrow In accordance with Chapter 57 Attachment C, developers are required to pay a street tree escrow fee for the purpose of maintaining trees on the public street right-of-way abutting the new development. The street tree escrow rate is $1.30 per linear foot of street frontage. The street frontage for this project was calculated along the entire length of Fifth Avenue from Liberty Street to Williams Street (east and west sides of the street), Library Lane (north and south sides of the street) and a small portion on Division Street (71.5 feet-west side of street). The entire length of Fifth Avenue from Liberty Street to Williams Street was included in the street tree escrow calculation because according to the plan the project would impact this entire right of way. If this is incorrect, please list the areas of Fifth Avenue that should not be included in the street tree escrow calculation and justification for why they should be excluded. Based on the 2107.5 feet of street frontage on this project the requirement for this site is $2739.75. This amount must be paid prior to issuing building permits. Request for the refund of the street tree escrow must be submitted in writing to Forestry, 4251 Stone School Rd., Ann Arbor, MI 48108, or Fax 734-971-0270. Please refer to the project name and project number. The refund will be processed after satisfactory site inspection for long-term survival of planted trees. Please note that trees growing outside of the right-of-way and protected viable established trees may satisfy all or part of tree requirements. Street Trees 1. There is concern about the space available for the trees to root on this site because they will be constricted both horizontally and vertically. It is strongly recommended that structural soil be used in the tree planting pits and containers to allow for adequate rooting of the trees and to ensure their long term survival. See attached for structural soil and planting detail information from Cornell University. 2. It is unclear on the site plan if the trees along South Fifth Avenue (both east and west sides) will be removed or protected. Please revise the plans accordingly. If the street trees are to be removed a canopy loss fee will be assessed. The canopy loss fee is determined by subtracting the total caliper inches of replacement street trees from the total DBH (diameter at breast height) inches of trees removed, multiplied by the average tree replacement cost per inch ($147/inch for shade trees; $127/inch ornamental trees. The canopy loss fee must be paid prior to issuing permits. 3. Since it is unclear the status of the existing street trees, it is not clear if the trees shown on the landscape plan along Fifth Avenue are new trees or existing trees. If they are new trees, please revise plan to include the species proposed to be planted along Fifth Avenue. If trees will remain, please provide information on the tree protection measures that will be used. 4. On page SPA-2 the legend has a tree grate symbol, but that symbol is not used on the plan. Please revise plan to address this issue. 5. The trees planted along Library Lane (and potentially those proposed along Fifth Avenue) are spaced too close together. For large deciduous trees, like the Honeylocust (Gleditsia triacanthos) and Ginkgo (Gingko biloba) proposed, a spacing of 45' should be maintained, this is the average space required for one tree. To meet this spacing requirement every other proposed tree needs to be removed, please revise plan accordingly. 6. With the removal of every other tree we recommend increasing the size of the individual tree planting pits or consider creating a continuous tree planting pit (using structural soil for either option) along Library Lane and Fifth Avenue. This will help to provide adequate rooting space for the trees. 7. The tree planting detail did not provide the depth of the tree planting pit or tree planter. Please revise plan to provide this information. 8. On page SPA-8 a maintenance plan is provided, we have the following questions/concerns regarding this plan: a. Who is responsible for completing the outlined maintenance activities? b. What are the trees/shrubs being sprayed with on a monthly basis? The City practices integrated pest management (IPM) and does not spray/treat trees without first applying IPM principles and practices. c. Why are trees/shrubs being fertilized on a monthly basis? d. Who will maintain the irrigation lines along the public streets? 9. The planting detail/ specifications do not meet industry standards, or Ann Arbor Forestry requirements. Specifically: • trees do not need to be staked unless in heavy clay soil, the site is windy, the tree diameter is 3" or greater or the tree has a large crown. • if staking is necessary... o the guying material proposed to be used damages trees, please choose alternative guying materials, o remove staking/guying material after one year Please refer to the attached Ann Arbor Tree Planting Detail. Landscape Trees 1. There is concern with the species of trees proposed to be planted in the landscape islands on the street level floor of the parking deck. Tulip tree (Liriodendron tulipifera) is too large of a shade tree for this site. There is also concern over the roots of the tree and the underlying structure. Katsura trees (Cercidiphyllum japonicum) can be a serious surface rooters, which may have future impacts on the surrounding hardscape. It is recommended that alternative species be selected for this area that take into consideration mature height and the root area constraints of the site. Some species to consider include Goldenrain tree (Koelreuteria paniculata), Red Oak (Quercus rubra), River Birch (Betula nigra), Hardy Rubber Tree (Euccomia ulmoides), European Hornbeam Fastigiata (Carpinus betulus 'Fastigiata'), Japanese Tree Lilac (Syringa reticulata) or Japanese Zelkova (Zelkova serrata 'Green Vase'). These species would also be suitable for street tree plantings. 2. Structural soil is strongly recommended for use in the landscape islands due to the rooting area constraints of this site. TO: Chris Cheng Planning and Development Services Unit FROM: Kerry Gray, Urban Forest and Natural Resource Planning Coordinator DATE: October 1, 2008 SUBJECT: Site Plan: Fifth Avenue Underground Parking Garage Location: 319 South Fifth Avenue Plans dated: September 24, 2008 (revised) Project Number: SP08-015_ Below are my original comments for the site plan, I have indicated in bold and italics whether my original comments have been addressed and if I have additional comments on the revised plan. Associated fees that must be paid prior to issuing permits for the proposed plan are $2739.75. Please make check payable to: City of Ann Arbor and mail or deliver in person to Elaine Bater at 4251 Stone School Rd., Ann Arbor, MI 48108. Street Tree Escrow In accordance with Chapter 57 Attachment C, developers are required to pay a street tree escrow fee for the purpose of maintaining trees on the public street right-of-way abutting the new development. The street tree escrow rate is $1.30 per linear foot of street frontage. The street frontage for this project was calculated along the entire length of Fifth Avenue from Liberty Street to Williams Street (east and west sides of the street), Library Lane (north and south sides of the street) and a small portion on Division Street (71.5 feet-west side of street). The entire length of Fifth Avenue from Liberty Street to Williams Street was included in the street tree escrow calculation because according to the plan the project would impact this entire right of way. If this is incorrect, please list the areas of Fifth Avenue that should not be included in the street tree escrow calculation and justification for why they should be excluded. Based on the 2107.5 feet of street frontage on this project the requirement for this site is $2739.75. This amount must be paid prior to issuing building permits. Request for the refund of the street tree escrow must be submitted in writing to Forestry, 4251 Stone School Rd., Ann Arbor, MI 48108, or Fax 734-971-0270. Please refer to the project name and project number. The refund will be processed after satisfactory site inspection for long-term survival of planted trees. Please note that trees growing outside of the right-of-way and protected viable established trees may satisfy all or part of tree requirements. Street tree escrow has been noted and will be paid prior to permits being issued. Street Trees 1. There is concern about the space available for the trees to root on this site because they will be constricted both horizontally and vertically. It is strongly recommended that structural soil be used in the tree planting pits and containers to allow for adequate rooting of the trees and to ensure their long term survival. See attached for structural soil and planting detail information from Cornell University. Comment addressed. Revised plan includes use of structural soil in both tree planting pits and raised planters. 2. It is unclear on the site plan if the trees along South Fifth Avenue (both east and west sides) will be removed or protected. Please revise the plans accordingly. If the street trees are to be removed a canopy loss fee will be assessed. The canopy loss fee is determined by subtracting the total caliper inches of replacement street trees from the total DBH (diameter at breast height) inches of trees removed, multiplied by the average tree replacement cost per inch ($147/inch for shade trees; $127/inch ornamental trees. The canopy loss fee must be paid prior to issuing permits. Comment addressed, Fifth Avenue will be reconstructed under a separate project.. 3. Since it is unclear the status of the existing street trees, it is not clear if the trees shown on the landscape plan along Fifth Avenue are new trees or existing trees. If they are new trees, please revise plan to include the species proposed to be planted along Fifth Avenue. If trees will remain, please provide information on the tree protection measures that will be used. Comment addressed. 4. On page SPA-2 the legend has a tree grate symbol, but that symbol is not used on the plan. Please revise plan to address this issue. Tree grate symbol was removed on page SPA-2 (Overall Site Plan) but now trees are completely absent from this page. Why were trees excluded from legend on SPA-2? 5. The trees planted along Library Lane (and potentially those proposed along Fifth Avenue) are spaced too close together. For large deciduous trees, like the Honeylocust (Gleditsia triacanthos) and Ginkgo (Gingko biloba) proposed, a spacing of 45' should be maintained, this is the average space required for one tree. To meet this spacing requirement every other proposed tree needs to be removed, please revise plan accordingly. Comment addressed, the number of trees proposed in the previous plan will remain the same and now structural soil will be used which will allow for a larger planting pit and more rooting area for tree. 6. With the removal of every other tree we recommend increasing the size of the individual tree planting pits or consider creating a continuous tree planting pit (using structural soil for either option) along Library Lane and Fifth Avenue. This will help to provide adequate rooting space for the trees. Comment addressed, proposed using structural soil which will allow for a larger planting pit and rooting area for tree. 7. The tree planting detail did not provide the depth of the tree planting pit or tree planter. Please revise plan to provide this information. Comment addressed, planting pit and planter depths provided. 8. On page SPA-8 a maintenance plan is provided, we have the following questions/concerns regarding this plan: a. Who is responsible for completing the outlined maintenance activities? Comment addressed. b. What are the trees/shrubs being sprayed with on a monthly basis? The City practices integrated pest management (IPM) and does not spray/treat trees without first applying IPM principles and practices. Comment addressed, new maintenance plan provided. c. Why are trees/shrubs being fertilized on a monthly basis? Comment addressed, new maintenance plan provided. d. Who will maintain the irrigation lines along the public streets? According to plan DDA contractor will maintain irrigation lines for the first year and then maintenance will be turned over to City. Please provide an irrigation system detail for review by the City's Public Services Field Operations Unit. Their review will determine if they have the available resources to undertake the irrigation maintenance. 9. The planting detail/ specifications do not meet industry standards, or Ann Arbor Forestry requirements. Specifically: • trees do not need to be staked unless in heavy clay soil, the site is windy, the tree diameter is 3" or greater or the tree has a large crown. • if staking is necessary... o the guying material proposed to be used damages trees, please choose alternative guying materials. o remove staking/guying material after one year Please refer to the attached Ann Arbor Tree Planting Detail. Page SPA-10 (Site Details) still refers to guy wires on the tree planters. Will trees in the planters be staked? In the plan dated 08.29.08, the staking/guying materials did not meet City specifications- the City's tree planting detail provided along with the previous comments provides guying/staking materials that are acceptable to the City. Please update plan to indicate whether trees will be staked. If staking, provide staking detail and describe the type of staking/guying materials that will be used. Landscape Trees 1. There is concern with the species of trees proposed to be planted in the landscape islands on the street level floor of the parking deck. Tulip tree (Liriodendron tulipifera) is too large of a shade tree for this site. There is also concern over the roots of the tree and the underlying structure. Katsura trees (Cercidiphyllum japonicum) can be a serious surface rooters, which may have future impacts on the surrounding hardscape. It is recommended that alternative species be selected for this area that take into consideration mature height and the root area constraints of the site. Some species to consider include Goldenrain tree (Koelreuteria -paniculata), Red Oak (Quercus rubra), River Birch (Betula nigra), Hardy Rubber Tree (Euccomia ulmoides), European Hornbeam Fastigiata (Carpinus betulus 'Fastigiata'), Japanese Tree Lilac (Syringa reticulata) or Japanese Zelkova (Zelkova serrata 'Green Vase'). These species would also be suitable for street tree plantings. Comment addressed using acceptable species. 2. Structural soil is strongly recommended for use in the landscape islands due to the rooting area constraints of this site. Comment addressed using structural soil. -MEMORANDUM- TO: Chris Cheng, Planning & Development Services FROM: Brad Ruppel, Land Development Review, Planning & Development Services DATE: October 10, 2008 SUBJECT: Fifth Avenue Underground Parking Garage Site Plan File Number SP08-015 We have reviewed the Site Plan dated 9/24/08 with the following comments: Storm Water Management The storm water management system meets the minimum code requirements of Chapter 63. The follow comments are recommendations for providing a more preferred storm water management system that would reduce the amount of storm water discharged into the public storm and eliminate the need for reliance on pumps for draining the system. Within the Rules of the Washtenaw County Drain Commissioner there is a hierarchy of preferred best management practices. Under the preferred hierarchy of structural site controls infiltration is listed first as the most effective form of storm water management. The proposed site plan utilizes a below-grade detention system made up of vertical tanks, which allow for no infiltration. The Fox Sandy Loam soil at this site is suitable for infiltration. Given the urban nature and soils, this site is an excellent candidate for infiltration. Please consider incorporating infiltration into the storm water management system. As the P4 level of parking is at or slightly above the estimated ground water elevation, and the parking under the S Fifth Ave and Library Lane go only down to P3, there appears to be sufficient area available above the groundwater elevation to install perforated pipes/chambers for infiltration. A concrete wall or other barrier could be installed between the infiltration system and the side walls of the P4 parking area to prevent saturated soils against vertical wall structures. If the P4 level can tolerate saturated soils just below the floor (groundwater), it seems feasible that the P3 levels could tolerate saturated soils a few feet below the floor (simulated perched groundwater). In an effort to eliminate some or all of the pumping necessary for the storm water detention, please consider finding storage locations that can gravity drain to the public storm sewer, or that utilize 100% infiltration with a gravity fed emergency overflow connected to the public storm. CITY OF ANN ARBOR - PLANNING & DEVELOPMENT SERVICES 100 N. FIFTH AVE., P.O. BOX 8647, ANN ARBOR, Ml 48107-8647 TEL: (734) 994-2711 FAX: (734) 994-8460 MEMORANDUM DATE: Octobber 14, 2008 TO: Chris Cheng Planning and Development Services FROM: Patrick Cawley, P.E., Sr. Project Manager Project Management RE: Fifth Avenue Underground Parking Garage File No. SP08-015 I have reviewed the revised plan for Fifth Avenue and the supplemental traffic information and have the following comments: 1. The geometry of the roadway and speed ramp is still undesirable. The speed ramp location was improved and the traffic shift reduced but still is not a practical roadway design. The horizontal curves are of such small radius and length they are inconsequential. 2. The AASHTO green book states in general controls for horizontal alignment that" the 'broken back' or 'flat back' arrangement of curves (with a short tangent between two curves in the same direction) should be avoided except where very unusual topographical or right of way conditions make other alternatives impractical..." 3. The original traffic impact study did not address the impact to the closure of Fifth Avenue during construction. Supplemental information was provided on traffic modeling for the closure but all the assumptions were not provided so a comprehensive review was not possible. However the information provided indicated acceptable levels of service could be achieved. The geometry of some intersection modifications and the proposed signal phasing needs to be further studied to ensure it is feasible. PC:pc (C:\Documents and Settings\pcawley\My Documents\Site Plan Rvws\fifth ave parking garage2.doc) C: Cresson S. Slotten, P.E., Senior Project Manager Alison Heatley, Senior Project Engineer Troy Baughman, P.E., Project Engineer Leszek Sipowski, P.E., Senior Project Manager MEMORANDUM DATE: October 16, 2008 TO: Chris Cheng Planning and Development Services 0- FROM: Alison Heatley, Senior Project Engineer Cresson Slotten, P.E., Senior Project Manager Public Services Area - Systems Planning RE: DDA - South Fifth Avenue Parking Structure for Public Project Review 319 South Fifth Avenue File No. SP08-015 Review #2 Based on our review, this petition should not be scheduled for Planning Commission action until the items noted have been addressed: 1. Sheet SPA - 2: Clearly identify and dimension existing and any proposed public rights-of-way. While we understand this is noted on the Layout Plan, this is the Overall Site Plan, and only sheet providing a full overview of South Fifth Avenue. 2. Sheet SPA-2A: A demolition plan was provided, but is incomplete. The plans do not show the demolition proposed on South Fifth Avenue. 3. SPA-3: a. Clearly identify and dimension the public right-of-way lines for South Fifth Avenue and South Division Street, similar to how it was provided for Library Lane. b. It is noted that as a dedicated public street, it is the logical extension that Library Lane would become an Act 51 liability for maintenance. As a private street, this could become a liability of the parking system and allow for greater design flexibility. c. City Code Chapter 47, Section 4:20 states that one-way driveway opening widths shall be between fifteen and twenty feet; turning radii shall be between five and fifteen feet; and maximum curb cut widths not exceed sixty feet. Two-way driveway opening widths shall be between twenty-four and thirty feet. The site plan does not meet these requirements. d. Minimum acceptable lane widths for vehicular travel and bicycle lanes shall be determined by the Traffic Engineer. e. The Public Services Standard Specifications call for public street rights-of-way to have a minimum width of sixty-six feet. The site plan does not meet this requirement. f. The Public Services Standard Specifications require minimum intersection radii of thirty feet. The site plan does not meet this requirement. 4. SPA-7: a. The Fire Marshal shall determine if fire hydrant coverage is met and adequate for the below grade parking structure. b. Public water main pipes shall not be located within a building structure as shown. The Public Services Standard Specifications requires water main be located in the ground at a typical depth of 5.5 feet and no closer than twenty feet to a building, unless otherwise approved. The site plan does not meet this requirement. c. Staff is considering options for the water main system layout, including an alternative for eliminating the full run of 12" water main in South Fifth Avenue and relocating this main in South Division and cross-lots. We look forward to meeting with the design team to come to a satisfactory solution. The following items have been acknowledged by the petitioner and/or require no further action at this time: 1. The City of Ann Arbor Geodetic Reference System (AAGRS) Coordinate Transformation Worksheet has been approved. Once the site plan is approved, the applicable CAD layer information must be submitted to Project Management Services Unit in compliance with notes 1 - 4 on the CAD Layer Legend for Digital Data Submission sheet. 2. The dimensions of the structure under South Fifth Avenue are such that it is anticipated that this structure will need to be classified as a bridge under the definition by the Federal Highway Administration (FHWA), which will result in a need to have the structure inspected by the City on a biennial basis. This will be researched by Public Services staff, and if confirmed, the detailed arrangements for this inspection will need to be documented for the benefit of the City and the DDA. 3. It is noted that all designs will include a minimum six feet of unobstructed, walkable area for all pedestrian sidewalks. 4. Sidewalks constructed in the public right-of-way shall meet all requirements and guidelines as set forth in the ADA Standards for Accessible Design. Detailed construction plans for new sidewalk, including both longitudinal and transverse grades, and specifically information concerning ramps, must be submitted to Project Management Services Unit for review and approval at the construction plan stage. 5. SPA-3: A detailed review of the materials proposed for the project will be performed at the construction plan and permit stage of the project. 6. Staff has reviewed the sanitary sewer flow rates and mitigation calculations and concurs that three footing drain disconnections are required. CITY OF ANN ARBOR, MICHIGAN 111 North Fifth Avenue d Ann Arbor, Michigan Phone: (734) 794-6961 ? Fax: (734) 994-8814 http://www.a2 gov.org SITE PLAN REVIEW COMMENTS PLANNING STAFF: FILE NO.: PROJECT NAME: PROJECT TYPE: REVIEW: DATE: COMMENTS: Project Name: Zoning: Details: Chris Cheng SP08-015 319 S Fifth Ave Site Plan Doug Warsinski, Fire Inspector, 734-794-9608 x 4608 30 October 2008 Fifth Ave. underground Parking Structure Not indicated Construction of an underground parking structure with 4 levels below grade Construction Type: Not Indicated Site Access: Acceptable per IFC 2005 and Appendix D Addressing: 4" numbers required (IFC 2003, 505.1) Hydrant coverage: Acceptable per IFC 2003, C 105.1 Hydrant access: Acceptable per IFC 2003, 508.5.1 Flow Requirements: Available fire flow must be a minimum of 1500 gpm per table B 105.1 Fire Department Connection (FDC): There must be a fire hydrant within 100 feet of the fire department connection per NFPA 14, 2003 edition, 6.3.5.4. 7. The proposed connection to the existing sanitary sewer may be made at a manhole or at a new tee cut into the sewer main with sewer repair joints, per the Public Services Standard Specifications. Whichever method is chosen, the work is to be performed by the petitioner's contractor, with the connection being permitted and inspected by the Public Services Area. 8. The city has recently revised City Code language requiring payment of improvement charges for a property's initial sanitary sewer service and water service connections. Staff is reviewing how these code requirements may apply to this development. CSS:ah (S:\Project Management\Private Development\Comments\Alison\Site Plans\DDA - South Fifth Ave Parking Structure 2.doc) C: Craig Hupy, P.E., Systems Planning Manager (Via Email) Troy Baughman, P.E., Senior Project Engineer (Via Email) Leszek Sipowski, P.E., Senior Project Manager (Via Email) Pat Cawley, P.E., P.T.O.E., Project Engineer (Via Email) Connie Pulcipher, Senior City Planner (Via Email) Beverly Selvig, Management Assistant (Via Email) Mike Bergren, Field Operations (Via Email) Denny Zink, Field Operations (Via Email) Kirk Pennington, Field Operations (Via Email) Kathleen Chamberlain, Fire Marshal (Via Email) Fire Protection, Alarm & Detection Systems: Must comply with MBC 2006, 903.2, 907.2 and 903.5 Knox Box: Buildings with automatic fire alarms including waterflow monitoring require a knox box for rapid entry for fire fighting purposes, IFC 2003, 506.1. Location subject to Fire Department approval. Construction Sequencing: 1. Hydrants must be in service and approved during renovation/demolition phase of any existing structures. 2. Hydrants providing protection coverage for the building must be in service and approved by both Engineering and Fire Departments before Fire Department will support Permit issuance for new construction phase and before combustible material is placed of the job site. 3. Storage area for construction materials must be approved so as not to interfere with fire/emergency site access. 4. If site access is to be restricted during demolition/construction, KB locking for gates is to be provided. September 24, 2008 Mr. Chris Cheng, City ot Ann Arbor Planning & Development Services 100 Fifth Avenue Ann Arbor Ml 48104 RE: Fifth Avenue Underground Parking Garage and Street Improvements Responses to Planning Department Comments, received @ Meeting on 9/12/08 Carl Walker Project No. N 1-2008-504.02 Dear Mr. Cheng: The Fifth Avenue Underground Parking Garage and Street Improvements design team has reviewed the compiled Planning & Development Services review comments presented on September 12, 2008. We appreciate the thorough review, as well as your willingness to assist our team during this process. We have responded to each of the review comments in this letter. We have also attached revised 24" x 36" drawings titled: South Fifth Avenue Underground Parking Garage and Street Improvements, City of Ann Arbor Site Plan Submittal, dated September 24, 2008 (Resubmittal). Drawings include cover sheet, and Drawing SPA-1 thru SPA-13 (17 sheets). A. Chris Cheng Comments, September 12, 2008: 1. Future Connection: How is the below grade parking proposed to be connected with the old YMCA site? Is this at Level PI only or are there additional connections? Design Team Response: The underground parking structure is to be designed to accommodate future expansion into the YMCA site. Connections at one (PI) to three (PI, P2, P3) levels are being considered. 2. Speed Ramps: It appears the speed ramp located on South Fifth Avenue is blocking existing curb cuts. How will this location impact ingress/egress for businesses along South Fifth Avenue? Design Team Response: Refer to Drawing SPA-2 Overall Site Plan, dated September 24 for clarification. The speed ramp location along South Fifth Avenue was positioned between the two northerly Federal Building drive approaches. The speed ramp has been decreased in length, and moved to the west curb line of Fifth Avenue to allow for alignment with the travel lanes to accommodate transitions. The speed ramp has also been redesigned to allow for less impact to ingress/egress for businesses. 2 5136 Lovers Lane, Suite 200 Kalamazoo, Ml 49002 P. 269.381.2222 F.269.349.0782 www.carlwalker.com ' Parking VlfellCiGr* Plannflj Engineering Restoration Mr. Chris Cheng September 24, 2008 3. Library Lane: Is Library Lane being designed to accommodate future development on or above the Lane? Design Team Response: Development on or above Library Lane is not anticipated. 4. Lighting: Library Lane and parking lot lighting must be designed so the illumination is evenly distributed and it doesn't glare or shine into any premises used for residential purposes per Chapter 59, 5:168 (9). Design Team Response: We will include revisions that will result in illumination levels that conform to the intent of the ordinance. Existing street lighting within the City typically does not use shielded fixtures. B. Brad Ruppel, Land Development Review, Planning & Development Services Comments, doted September 11, 2008: Notural Features - General Comments 1. Per the Land Development Regulations (attached to Chapter 57) Section 1:4(18) a site plan must include a complete natural features inventory. As such, please identify the location, species, critical root zone and health condition of the landmark 30" Elm tree on the plan. The tree is located east of the carriage house. Design Tegm Response: The 30" Elm indicated on the survey lies on the adjacent property. It has been reviewed and determined to be a 30" White Mulberry, which is considered an invasive species by the City of Ann Arbor standards. As such, the proposal will be to remove it should the project disturb its roots at the time of construction. Please refer to sheet SPA-1 Existing Conditions Plan, dated September 24 for clarification. Coordination will be needed with the adjacent property owner for tree removal. 2. Per Chapter 57, Section 5:128(l)(b)(ii) barrier fencing to protect the existing landmark tree must be placed at the perimeter of the critical root zone [see definition 5:120(2)]. When intrusions into the critical root zone are allowed (justified within the alternatives analysis), the barrier fence must be located at least 10 feet from the trunk of the landmark tree at all points. Additionally per Chapter 57, Section 5:128(1 )(e) please provide a detail of the barrier fence on the plan. If it is not possible to provide the full 10 feet of undisturbed area adjacent to the landmark tree (which is likely the case here), it will be necessary to provide tree replacement per Chapter 57, section 5:127(1 )(d)(i). Note that mitigation trees may not be placed within roof-top planter, as this would limit the size of the replacement trees and be counter to the intent of mitigation. Design Tegm Response: Please refer to response #B1 Natural Features comment above. -2- "Parking XtKfstMUiGr Planning Engineering Restoration Mr. Chris Cheng September 24, 2008 Landscape and Screening 3. The planting details on Sheet SPA-8 of the plans do not reflect the planting restrictions for roof-top plantings as shown on Sheet SPA-10. Please update the planning diagrams on Sheet SPA-8. Design Team Response: Please refer to sheet SPA-8 Landscape Plan, dated September 24 for clarification. The planting details have been updated. The tree planting detail is shown in more detail on SPA-10. A note on the tree detail on SPA-8 references the detail on SPA-10 for more information. Soil Erosion and Sedimentation Control 4. Per Chapter 63, Section 5:658(5) (c) proposed grading limits should be inclusive of all proposed soil disturbance. This is the same requirement as the "limits of soil disturbance" required by the Land Development Regulations, Section 1:4(18)(a). Please revise the proposed grading limits and soil erosion and sedimentation controls to accommodate the soil disturbance caused by the creation of parking under South Fifth Avenue. Design Tegm Response: Please refer to sheets SPA-4 and SPA-5 Grading Plan and Soil Erosion and Sedimentation Control Plan, dated September 24 for clarification. The grading limit lines have been extended to include Fifth Avenue. 5. The City now requires silt sack (positive collection type) filters within the public catch basins. Per Chapter 63, Section 5:658(6), please provide a construction quality detail on the plans and update the SESC Plan. Catch basin filters must be provided in all public catch basins in and adjacent to the construction area, due to the large amount of soil hauling activities. Please update the Soil Erosion Control Plan accordingly. Design Tegm Response: Note number 9 has been added to sheet SPA-5 requiring the contractor to include inlet protection on all storm structures in the vicinity of the project that are impacted by this project. Additionally, a detail for the silt sack filter has been substituted for detail 3 on SPA-5. 6. The foundation excavation may require pumping prior to a storm water management system being in place. Please provide a method of removing sediment from dewatering operations prior to discharging to the public storm sewer. The text and/or detail should be shown on the grading plan, per Chapter 63, Section 5:658(6). Four levels are proposed below grade. As such, it is expected that significant pumping will be required during construction to keep the excavation dry. The discharge location and treatment of this pit water is of concern. Please provide additional information on the Soil Erosion Control Plan that shows an appropriate discharge location (before and after the installation of the storm water management system - if different), and a method for containing pit-water sediment prior to discharge into the public storm sewer system. -3- Mr. Chris Cheng September 24, 2008 Design Team Response: Please refer to sheet SPA-5 Soil Erosion and Sedimentation Control Plan note numbers 7 & 8, dated September 24 for clarification. 7. Per Chapter 63, Section 5:658(7) and (8) please provide erosion control cost estimates on the site plan. Design Tegm Response: Please refer to sheet SPA-5 Soil Erosion and'Sedimentation Control Plan note number 10, dated September 24 for clarification. 8. Per Chapter 63, Section 5:658(9) please provide an estimate of the amount of excavation and fill involved on the site plan. Design Tegm Response: Please refer to sheet SPA-5 Soil Erosion and Sedimentation Control Plan under the notes section, note number 11, dated September 24 for clarification. Storm Water Management 9. A runoff coefficient of 0.25 has been used for the landscape areas within storm water detention calculations on Sheet SPA-6, but the majority of landscape planters are on the rooftop of the structure and are directly drained to the detention tanks. As such, the normal runoff coefficient for landscape areas does not apply, as excess water is piped to the public storm sewer rather than sent to ground water. As such, please provide justification for a selected runoff coefficient for the rooftop planters, or claim them (through calculations) as detention volume based on the difference between the soil matrix normal and saturated water carrying capacity. Design Tegm Response: Please refer to sheet SPA-6 Storm Water Management Plan, dated September 24 for clarification. The runoff coefficient of 0.25 has been removed from the calculations. The average runoff coefficient for the entire site has been assigned a paved value of 0.95. 10. The garage structure under Fifth Avenue is indicated not to be captured by the storm water detention system, per the Drainage Area Plan on Sheet SPA-6. Please provide storm water management for the entire parking structure. Design Team Response: Please refer to sheet SPA-6 Storm Water Management Plan, dated September 24 for clarification. The area under Fifth Street occupied by the parking garage has been compensated for in the detention calculations by detaining additional runoff from onsite and offsite areas. 11. Pre-treatment of the storm water is required prior to discharge. As a sediment forebay is not applicable for this project, please utilize another method, such as separation chamber, to pre-treat the storm water prior to discharge. Design Tegm Response: Please refer to sheet SPA-6 Storm Water Management Plan, dated September 24 for clarification. Aqua Swirl Manholes will be supplied for sediment collection for the storm sewer entering the detention tanks. -4- Parking VXfellcCSr Planning Engineering Restoration Mr. Chris Cheng September 24, 2008 2. Within the Rules of the Washtenaw County Drain Commissioner there is a hierarchy of preferred best management practices. Under the preferred hierarchy of structural site controls infiltration is listed first as the most effective form of storm water management. The proposed site plan utilizes an underground detention system made up of tanks, which allow for no infiltration. The Fox Sandy Loam soil at this site is suitable for infiltration. Given the urban nature and soils, this site is an excellent candidate for infiltration. Please consider incorporating infiltration into the storm water management system. Perforated pipes, wells or chambers appear to be feasible. Design Team Response: It is not desirable to allow the storm runoff to infiltrate under the parking structure and within close proximity of the foundations. Jerry Hancock with the City has indicated they do not want infiltration within 10' of adjacent properties. Much of the parking deck is within 10' of the adjacent properties and the parking structure occupies much of the site. No infiltration is proposed. 3. In an effort to eliminate some or all of the pumping necessary for the storm water detention, please consider finding storage locations that can gravity drain to the public storm sewer. Potential locations include pipes within the ceiling areas of parking level PI, stacked pipes or chambers north of the building and under the alley, and perforated pipes or chambers underneath the structure that utilize 100% infiltration with an emergency overflow connected to the public storm. Design Tegm Response: The ceiling of parking level PI will be located below the available gravity outlet for the storm sewer. The alley contains an existing utility easement and is not considered available for detention. Infiltration is not desired under the parking structure, near the footings or within 10' of the adjacent parcels. A significantly large quantity of pipes is needed to detain the required volume. The pump chamber option remains the choice for detention. Kathleen Chamberlain Email Review Response: Briefly, from what I remember of the proposal, I have concerns that we have adequate access to the site. Fire needs to be able to make the turning radius onto the connecting proposed street, between Fifth and Division. Care must also be taken for No Parking Fire Lane signs to facilitate access. Hydrant placement and FDC locations in relation to the structure access will be an important design consideration. Overall, I foresee a dry hydrant system with connection at strategic location. All of this should be accomplishable with cooperative communication, which seems to already have been forthcoming. Design Tegm Response: Please refer to: 1) Sheet SPA-3 Layout and Materials Plan under the notes section number 11, dated September 24 for clarification; 2) Sheet SPA-7 Utility Plan for hydrant and FDC locations. A FDC has been proposed on the east side of Fifty Avenue on the north side of the site. A new hydrant is located near the FDC. A new hydrant is also proposed mid block on Library Lane; and 3) Sketch SPA-4, Fire Truck Access Plan (Attachment A). Parking W^Ell l