Stories indexed with the term ‘Ann Arbor planning commission’

Hotel Project Moves Ahead, Condos Delayed

Ann Arbor planning commission meeting (May 20, 2014): Development of a new extended-stay hotel on West Huron and North Ashley received a unanimous recommendation of approval from planning commissioners, following a lengthy discussion and concerns voiced by some residents and business owners at the adjacent One North Main building.

Mike Martin, First Martin Corp., Ann Arbor planning commission, The Ann Arbor Chronicle

Mike Martin of First Martin Corp. answered questions from planning commissioners at their May 20, 2014 meeting. (Photos by the writer.)

Issues included blocked views, noise from rooftop mechanicals, and problems with egress from One North Main’s underground parking. But even people who raised these concerns applauded the project, saying a hotel there would help bring vitality to that part of town. The site on the northeast corner, owned by First Martin Corp., now includes a building that houses the Ann Arbor Convention & Visitors Bureau and the bus depot for Greyhound, which will be relocating next month to the city’s Fourth & William parking structure.

First Martin’s proposal includes a six-floor, 88,570-square-foot building with a ground-floor restaurant or retail space facing Huron and an extended-stay hotel on the upper five levels, with an entrance off of Ashley. The hotel will be operated by Marriott. The bus depot facade – including an iconic art moderne sign – will remain in place.

The project will be forwarded to the city council for consideration.

Also heading to the council with a recommendation of approval is an expansion of the Bank of Ann Arbor’s downtown building at the northeast corner South Fifth and East Washington. The plan involves reorienting the main entrance – moving it from the center of the bank’s South Fifth Avenue side to the corner of Fifth and Washington. A 9,179-square-foot third-floor addition would be constructed over the rear of the building’s east side.

The bank has an existing drive-thru teller window on its north side, which will not be altered. The site’s D1 zoning requires a special exception use for drive-thrus, which the planning commission granted in a separate vote. Because the project is going through a site plan approval process, the requirement for a special exception use was triggered. Special exception uses do not require additional city council approval.

Commissioners amended the special exception use to limit the drive-thru to a financial institution, so that it can’t be used in the future for other businesses – like a pharmacy or fast food restaurant. That amendment, put forward by Sabra Briere, was approved on a 6-2 vote, over dissent from Wendy Woods and Eleanore Adenekan. Briere also proposed an amendment that would restrict the hours that the drive-thru could be open. The concern was that vehicles pulling out from the drive-thru onto Fifth Avenue could cause a threat to pedestrians and bicyclists in the evening. But after discussion – including some comments from Hans Maier, a senior executive for the bank – Briere withdrew that amendment.

Two other special exception use requests were granted during the May 20 meeting – from companies selling seasonal Class C fireworks for the July 4 holiday. Phantom Fireworks will be putting up a tent in the parking lot of the Maple Village Shopping Center, across from Veterans Memorial Park. In previous years the business operated in the parking lot of Colonial Lanes on South Industrial. Patriot Fireworks will be selling fireworks in the parking lot of the Twin Valley shopping center at 2750 Jackson Ave., west of the I-94 overpass. Both special exception uses were amended to limit the sales to fireworks only – not other seasonal items – and to put specific limits on the days of operation.

One item was postponed by commissioners on May 20 – a site plan for Mark Condominiums on West Liberty, brought forward by developer Alex de Parry. The postponement was based on a recommendation from the planning staff, to allow time for a public water system issue to be addressed. City staff determined that the six-inch water main along Liberty needs to be replaced with a 12-inch main. De Parry told commissioners that the development team had just recently been informed about this issue, and they are now analyzing the budget impact and alternatives they might pursue. [Full Story]

Liberty St. Condo Project Postponed

Action on a site plan for new condominiums on West Liberty was postponed by the Ann Arbor planning commission at its May 20, 2014 meeting. The postponement was based on a recommendation from the planning staff, to allow time for a public water system issue to be addressed.

Mark Condominiums, Alex de Perry, Ann Arbor planning commission, The Ann Arbor Chronicle

Rendering of Mark Condominium proposal, as viewed from West Liberty next to the former Moveable Feast building.

The proposal from developer Alex de Parry is to demolish an existing car wash at 318 … [Full Story]

Downtown Hotel Project Heads to Council

The site plan and development agreement for a new downtown hotel at the northeast corner of North Ashley and West Huron is moving to the city council for consideration, following a recommendation of approval from Ann Arbor planning commissioners at their May 20, 2014 meeting.

First Martin Corp., Ann Arbor planning commission, The Ann Arbor Chronicle

Rendering of proposed hotel at the northeast corner of West Huron and Ashley. The One North Main building is visible to the east.

The proposal, brought forward by First Martin Corp., calls for a six-floor, 88,570-square-foot building with a ground-floor … [Full Story]

Bank of Ann Arbor Project Moves Ahead

An expansion of the Bank of Ann Arbor headquarters in downtown Ann Arbor took another step, as Ann Arbor planning commissioners recommended the project for approval at their May 20, 2014 meeting. It will next be considered by the city council.

Commissioners recommended approval of a site plan that involves reorienting the main entrance – moving it from the center of its South Fifth Avenue side to the southeast corner of South Fifth and East Washington. A 9,179-square-foot third-floor addition would be constructed over the rear of the building’s east side. In total, the building would be 32,651 square feet after construction. The project is estimated to cost $4.2 million. [.pdf of staff memo]

The site is zoned D1, which allows … [Full Story]

Downtown Zoning Revisions Move Forward

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

Ray Detter, Hugh Sonk, Christine Crockett

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Next Step Taken in Downtown Zoning Change

Ann Arbor planning commissioners have voted to recommend rezoning a large parcel at the southeast corner of Main and William – another step in a review of downtown zoning that began last year. That vote, taken at the commission’s May 6, 2014 meeting, was unanimous.

The recommendation is to rezone the site at 425 S. Main from D1 (downtown core) to D2 (downtown interface), a lower-density zoning. Currently, a two-story 63,150-square-foot office building – where DTE offices are located – stands on the southern part of that site, with a surface parking lot on the north portion. [.pdf of staff memo on 425 S. Main rezoning]

In a separate action, after considerable discussion during the four-hour meeting, commissioners were unable to … [Full Story]

Rezoning Planned for Public Housing Sites

Three properties that provide public housing are recommended to be rezoned, following action at the May 6, 2014 meeting of the Ann Arbor planning commission. The sites are part of the Ann Arbor Housing Commission’s major initiative to upgrade the city’s public housing units by seeking private investors through low-income housing tax credits.

Rezoning is recommended for the following public housing sites, two of which are currently zoned as public land:

  • Baker Commons: Rezone public land to D2 (downtown interface). The 0.94-acre lot is located at 106 Packard Street, at the intersection with South Main, in Ward 5. It includes a 64-unit apartment building.
  • Green/Baxter Court Apartments: Rezone public land to R4A (multi-family dwelling district). The 2-acre site is located at 1701-1747 Green … [Full Story]

Glenwood Annexation Gets Planning OK

Ann Arbor planning commissioners have recommended the annexation of an 0.22-acre lot at 375 Glenwood Street – currently in Scio Township – and to zone the site as R1C (single-family dwelling district), which matches the zoning of surrounding sites. The action came at the commission’s May 6, 2014 meeting.

The parcel is on the west side of Glenwood, south of Dexter Road. The owners, Kelly Anderson and Victoria Pebbles, also own the adjacent lot. They want to build on the 375 Glenwood site, which is currently vacant. The annexation would allow the site to connect with city water and utility services.

According to a staff memo, the 2014 water improvement charges are $5,345.10 and the 2014 sanitary improvement charges are $8,667.10.

The recommendation … [Full Story]

Main & Summit

Planning staff and commissioners, on a walking tour as part of their retreat, pause to help a stranded motorist push a stalled car at Main & Summit off the street into 721 N. Main – a city site that was part of the tour. [photo] Planning manager Wendy Rampson directs traffic. [photo]

Brigham Home To Get Upgrade, Expansion

Ann Arbor planning commission meeting (April 15, 2014): A revised version of renovations and expansion at 515 Oxford – a house originally designed by architect George Brigham in 1940 – will move to the city council for approval, following action by the city’s planning commissioners.

Robb Burroughs, Ann Arbor planning commission, The Ann Arbor Chronicle

Robb Burroughs, architect for renovations at 515 Oxford. (Photos by the writer.)

At a meeting with a third of the nine-member commission absent, the group voted unanimously to grant a special exception use that will allow the building to be used by the Delta Gamma sorority. It will be limited to 20 residents, and will be used as an annex to the main sorority house down the street.

The commission also recommended approval of a “planned project” site plan, which will now be forwarded to city council for consideration. Unlike a preliminary version of the project – when the architect had been unaware of the building’s historical significance – the current proposal works to preserve the integrity of the original design. The new design keeps the existing structure, but nearly doubles the square footage with an addition in the back.

During deliberations, some commissioners mentioned the relatively large amount of correspondence they’d received about this project, including letters from several preservation groups – a2modern, Detroit Area Art Deco Society, the Michigan State Historic Preservation Board, and the Washtenaw County Historic District Commission. The house is not located in an historic district, and is not protected by any other historic designation.

City planner Jill Thacher, who serves as support staff for the city’s historic district commission, said she appreciated that the renovations are sensitive to the history of the structure, keeping the front design in tact and minimizing the overall visual impact of the rear addition.

This was the only major agenda item in a relatively brief meeting that lasted about an hour. The commission’s next regular meeting is on May 6 and will be held at the county administration building at 220 N. Main. The second floor of city hall, where the commission’s meetings are typically held, will be used by election staff for the May 6 transit millage vote.

Before then, the commission will hold a retreat on April 29 starting at 3 p.m. at the NEW Center, 1100 N. Main. It will likely last until about 8:30 p.m. and will include a walking tour of the area. [Full Story]

Site Plan for Sorority on Oxford OK’d

Ann Arbor planning commissioners acted on two requests related to converting a house at 515 Oxford for use as an annex to the Delta Gamma sorority. The action took place at the commission’s April 15, 2014 meeting.

Delta Gamma, Ann Arbor planning commission, The Ann Arbor Chronicle

Aerial view showing the location of 515 Oxford, south of Geddes and at the eastern end of South University.

First, commissioners granted a special exception use to allow the house to be used as a sorority. The main sorority house is located nearby at 626 Oxford.

In a separate vote, commissioners recommended approval of a “planned project” site plan, … [Full Story]

Sustainability Action Plan Takes Shape

Ann Arbor planning commission and energy commission joint working session (April 8, 2014): Continuing a process that began more than four years ago, members of the city’s planning and energy commissions received an overview of the draft sustainability action plan and gave feedback toward finalizing the document.

Jamie Kidwell, Wayne Appleyard, Ann Arbor energy commission, sustainability, The Ann Arbor Chronicle

Jamie Kidwell, the city’s sustainability associate, and Wayne Appleyard, chair of the Ann Arbor energy commission. (Photos by the writer.)

The action plan identifies steps to implement 16 broad goals in a sustainability framework that was added to the city’s master plan last year. The goals are organized into four categories – resource management; land use and access; climate and energy; and community – that were culled from existing city plans and reorganized into this new framework.

The intent is to track efforts toward achieving the 16 goals, which cover a wide range of issues – from increasing renewable energy use and developing a resilient local economy to eliminating pollutants and maintaining Ann Arbor’s unique sense of place. The action plan includes specific indicators that measure progress in each area.

Jamie Kidwell, the city’s sustainability associate, is taking the lead on this project, and fielded questions from commissioners. Part of the goal is for each of the city’s commissions to incorporate these sustainability efforts into their own work plans, she noted. But the action plan is primarily to guide staff efforts. The action plan is also coordinated with the city’s budget process, tying in to the city council’s budget priorities.

Commissioners expressed interest in more collaboration – both among the city’s various commissions, and with other jurisdictions. One start will be to share their work plans, though not all commissions have those.

Commissioners also discussed the idea of holding an annual joint meeting of multiple commissions, possibly in September. Planning manager Wendy Rampson noted that the kick-off for developing the sustainability framework had begun with a joint meeting – with the planning, energy and environmental commissions – in April 2010. [Full Story]

Council Echoes Planning Commission on Advice to UM

A resolution recommending that the University of Michigan collaborate with the city of Ann Arbor on the future development of the former Edwards Brothers property at 2500-2550 South State Street has been approved by the Ann Arbor city council. The resolution had been put forward by the city planning commission, which also approved the recommendation.

The property in question is located immediately adjacent to existing UM athletic facilities. The university is purchasing the 16.7-acre property, following the Ann Arbor city council’s decision on Feb. 24, 2014 not to exercise its right of first refusal to buy the site.

The city planning commission passed the same resolution at its March 18, 2014 meeting and forwarded it to the city council.

The resolution … [Full Story]

Planning Agenda: Art, Eats, Drive-Thrus

Ann Arbor planning commission meeting (April 1, 2014): Ordinance revisions, site plan approval and a look at proposed artwork for the East Stadium bridge filled the planning commission’s first meeting in April.

Catherine Widgery, Ann Arbor public art commission, Ann Arbor planning commission, The Ann Arbor Chronicle

An image by artist Catherine Widgery for artwork on the East Stadium bridge. This night view shows how the structures would be lit from below, illuminating the images of trees that are etched into louvered glass panels.

John Kotarski and Bob Miller of the city’s public art commission presented images of a revised design for public art on the East Stadium bridge, a $400,000 project that includes columns of louvered glass panels on the bridge as well as underneath it, along South State Street. The artist – Catherine Widgery, who’s based in Massachusetts – had changed her original proposal at the request of a selection committee. The public art commission is seeking feedback on this new design, including at a public forum on Monday, April 21 at the downtown Ann Arbor District Library.

The public art commission likely will vote on a recommendation at its April 23 meeting. The proposal would then be forwarded to the city council for approval.

Also heading to city council is the site plan for a new Ruth’s Chris Steak House, which planning commissioners voted to recommend on April 1. The plan involves major renovations to the existing building at 314 S. Fourth Ave., which most recently housed the Dream Nite Club that closed in 2012. The renovations include adding a second-floor mezzanine level to the front of the building.

Part of the planning commission’s discussion focused on whether there might be outdoor dining in front of the restaurant. The project’s architect, Stephen Fry, indicated that at this point, outdoor seating wouldn’t be appropriate, in part because of bus traffic. The building is located near the Blake Transit Center, a hub for public transportation. “Ruth’s Chris is about a known and consistent dining experience,” Fry said, “and we just don’t feel we can control it out there.”

Fry also reported that the restaurant will likely be using valet parking, with valets positioned in front of the building. “So we’re going to activate the street with humans that are dressed up and looking good,” he said.

Commissioners also reviewed proposed ordinance revisions related to drive-thrus, and recommended that the city council approve the changes. The amendments would add a definition of a “drive-thru facility” to Chapter 55 of the city code. Currently, the term used throughout the code is “drive-in,” which is not explicitly defined in the code.

In addition, the changes would require that drive-thru projects obtain a special exception use from the planning commission, and would be allowed only in the O (office), C2B (business service) and C3 (fringe commercial) zoning districts. Basic layout requirements would also be added to the ordinance. Currently, drive-thrus are allowed in C3 districts without a special exception use. They are allowed as special exception uses in the C2B district.

The changes will give planning commissioners more discretion in approving drive-thru businesses, including restaurants, banks, pharmacies and other types of drive-thrus. [Full Story]

Zoning Changes in the Works for Drive-Thrus

The Ann Arbor planning commission has recommended approval of several amendments to the city’s zoning ordinance related to drive-thrus. The action took place at the commission’s April 1, 2014 meeting.

If approved by the city council, the amendments would add a definition of a “drive-thru facility” to Chapter 55 of the city code. Currently, the term used throughout the code is “drive-in,” which is not explicitly defined in the code.

In addition, the changes would require drive-thrus to obtain special exception use permits, which would be allowed only in the O (office), C2B (business service) and C3 (fringe commercial) zoning districts. Basic layout requirements would also be added to the ordinance. Currently, drive-thrus are allowed in C3 districts without a special exception use. … [Full Story]

Ruth’s Chris Restaurant Moves to Council

The Ann Arbor planning commission has recommended approval of the site plan for Ruth’s Chris Steak House. The action took place at the commission’s April 1, 2014 meeting.

 Ruth's Chris Steak House, Ann Arbor planning commission, The Ann Arbor Chronicle

Proposed facade of Ruth’s Chris Steak House at 314 S. Fourth Ave.

The site plan calls for renovating the single-story building at 314 S. Fourth Ave. and putting up a 1,943-square-foot second-floor mezzanine addition over the front part of the existing building. The current structure is 8,024 square feet, and most recently housed the Dream Nite Club, … [Full Story]

Planning Group Gives Advice to Council, UM

Ann Arbor planning commission meeting (March 18, 2014): The planning commission has weighed in with advice on the use of two publicly owned sites: the city-owned Library Lane in downtown Ann Arbor, and the former Edwards Brothers property on South State that’s being bought by the University of Michigan.

Wendy Woods, Jeremy Peters, Paras Parekh, Ann Arbor planning commission, The Ann Arbor Chronicle

From left: Ann Arbor planning commissioners Wendy Woods, Jeremy Peters and Paras Parekh. (Photos by the writer.)

One day after the Ann Arbor city council took action related to the Library Lane site, planning commissioners made recommendations to the council about how to develop that South Fifth Avenue property. The council’s action on March 17 included asking the city administrator to hire a brokerage service to sell development rights to the Library Lane surface, on top of an underground parking structure. The council also voted, after a long debate, to designate part of the surface for an urban public park.

On March 18, the commission’s advice focused on conditions for developing the site that would garner economic benefits to the city, such as a mixed-use development that generates foot traffic, with an entry plaza or open space and a design that “creates an iconic addition to the skyline.” The recommendations drew on material in several existing documents, including the Connecting William Street report that was completed by the Ann Arbor Downtown Development Authority about a year ago.

After the vote, Sabra Briere – who serves on both the planning commission and the city council – noted that many members of council don’t believe that the Connecting William Street project was successful in its public outreach. She also said that many councilmembers “do not believe that maximizing density, scale and mass of a building on that site is in the public interest.” Briere said she hadn’t raised these issues during the commission’s deliberations because she didn’t want anyone to feel that she was trying to tell the planning commission what to do.

In separate action on March 18, commissioners passed a resolution with recommendations on uses for the Edwards Brothers site on South State Street, which the University of Michigan is acquiring. The intent is to encourage representatives from the city and UM to discuss their mutual interests in that area – weighing the university’s need to expand its facilities against the city’s interest in strengthening its tax base. Issues include the possible private development of the section that fronts South State, impact on the park-and-ride lot in that area, and the extension of Oakbrook Drive from South State to South Main, through UM property. The city council is expected to consider the same resolution at its April 7 meeting.

Further south on the State Street corridor, at the intersection with Eisenhower Parkway, a proposal to renovate the Shell station, tear down the car wash, and add a drive-thru restaurant was recommended for approval by the commission on March 18. The existing convenience store and gas station would remain open during construction. The specific drive-thru restaurant to be located there is still being negotiated, according to the owner.

Some of the discussion on this project related to upcoming ordinance revisions that the commission will consider on April 1 regulating drive-thru restaurants.

Also recommended for approval on March 18 were an expansion to an office on Collingwood near West Stadium Boulevard, and an easement related to a new Belle Tire on West Ellsworth. [Full Story]

Planning Group Gives Advice on Library Lane

One day after the Ann Arbor city council took action related to the city-owned Library Lane site, Ann Arbor planning commissioners weighed in with advice to the council about how to develop that South Fifth Avenue property. Planning commissioners passed a resolution on the item at their March 18, 2014 meeting.

On March 17, the council had passed a resolution directing the city administrator to hire a brokerage service to sell development rights to the Library Lane surface, where an underground parking structure is located. The council also engaged in a lengthy debate – two and a half hours of sometimes heated commentary – over a proposal reserving part of the surface for a publicly owned urban park. That resolution also … [Full Story]

UM Given Advice on Edwards Brothers Site

Ann Arbor planning commissioners have passed a resolution recommending that the University of Michigan collaborate with the city of Ann Arbor regarding the future development of the former Edwards Brothers property at 2500-2550 South State Street, immediately adjacent to existing UM athletic facilities. The university is purchasing the 16.7-acre property, following the Ann Arbor city council’s decision on Feb. 24, 2014 not to exercise its right of first refusal to buy the site.

In introducing the resolution, planning manager Wendy Rampson said she drafted the resolution based on previous discussions at planning commission and city council. The intent is for this resolution to be jointly passed by both entities. [.pdf of resolution as amended at March 18 planning commission meeting]

The … [Full Story]

Shell Station Project on S. State Moves Ahead

An overhaul of a Shell station and a new drive-thru restaurant at 2991 S. State will be moving head, following action at the March 18, 2014 meeting of the Ann Arbor planning commission. The site is located at the northeast corner of the East Eisenhower Parkway and South State Street.

Shell, Ann Arbor planning commission, The Ann Arbor Chronicle

Aerial view of the site for a Shell station and drive-thru restaurant at the northeast corner of South State and East Eisenhower.

Commissioners recommended approval of a site plan and modifications to the city’s landscaping requirements. The plan calls for demolishing the current one-story convenience store and car wash on this site, which total … [Full Story]

Collingwood Site Plan Gets Planning OK

A proposal to expand an office building at 278-280 Collingwood received a recommendation of approval from the Ann Arbor planning commission at its March 18, 2014 meeting.

Ann Arbor planning commission, The Ann Arbor Chronicle

Aerial view indicating location of 278-280 Collingwood Drive.

The site plan calls for removing the existing second floor on the east side of the office building and constructing a 2,451-square-foot second floor over the entire building for office use. A new staircase will be added at the southwest corner of the building. The second floor will overhang the first floor along the front of the building and along part of the north side. An existing curbcut … [Full Story]

Belle Tire Easement Moves to Council

An easement related to a new Belle Tire at 590 W. Ellsworth received a recommendation for approval at the Ann Arbor planning commission’s March 18, 2014 meeting.

Belle Tire, Ann Arbor planning commission, The Ann Arbor Chronicle

Aerial view of a proposed Belle Tire site.

The commission had recommended site plan approval at its Aug. 20, 2013 meeting, and the project subsequently received city council approval on Oct. 7, 2013. The site is located in Ward 4.

A 50-foot-wide right-of-way easement on the front this site was recorded by the city as part of a previously approved land division for this parcel. … [Full Story]

Concordia Takes Step in Campus Upgrade

Ann Arbor planning commission meeting (March 4, 2014): A gym addition at Concordia University in Ann Arbor is moving forward, following action by planning commissioners to recommend approval of the project’s site plan.

Curt Gielow, Concordia University Ann Arbor, Ann Arbor planning commission, The Ann Arbor Chronicle

Curt Gielow (right), campus chief executive for Concordia University Ann Arbor, talks with Ann Arbor planning commission chair Kirk Westphal before the commission’s March 4, 2014 meeting. (Photos by the writer.)

The project signals a larger effort to double the size of the current institution’s enrollment of 740 students and return Concordia – which was near bankruptcy in recent years – to financial stability.

Curt Gielow, Concordia University Ann Arbor’s CEO, told commissioners that because of its distressed financial state, the Ann Arbor campus was absorbed by Concordia University Wisconsin last year. Plans are in place to invest between $10 million to $20 million in the coming years on a variety of improvements, he said.

Gielow estimated Concordia’s economic impact on Ann Arbor is in excess of $10 million annually. “I don’t think anybody wants this university to close.”

The 187-acre campus is located at 4090 Geddes Road, just west of US-23 and north of the Huron River. The Ann Arbor campus is one of the smallest of the 10 Concordias nationwide, which all are owned by the Lutheran Church – Missouri Synod. The LCMS Michigan district offices are located near the Ann Arbor campus, at 3773 Geddes.

The site plan will now be forwarded to the city council for consideration. Planning commissioners also granted a special exception use for the project, because the private university is located on a site zoned R1B (single-family residential district). No additional city council approval is required for that.

In other action, commissioners voted to support a resolution passed by the city’s energy commission and environmental commission, recommending that the city fill a vacant full-time position to focus on implementing Ann Arbor’s climate action plan.

During the March 4 meeting, energy commission chair Wayne Appleyard explained the rationale behind the recommendation, noting that one of two positions in the energy office has been vacant for about two years. While the office has been short-staffed, he said, climate change continues. “Greenhouse gases are cumulative, so the faster we can move to reduce our greenhouse gas emissions, the better off everybody’s going to be.”

Near the end of the meeting, planning commissioner Diane Giannola announced that she and Bonnie Bona would be bringing a resolution forward on March 18 related to the Library Lane site. At recent city council meetings, she noted, there has been discussion about potentially selling the air rights for the Library Lane underground parking structure to a developer. So the resolution would describe the kinds of uses that the planning commission would like to see on top of that site, she said. Giannola likened it to a similar resolution that the planning commission passed prior to the sale of the former Y lot. [Full Story]

Concordia Gym Expansion Moves to Council

A site plan to expand the existing Concordia University gym was recommended for approval by the Ann Arbor planning commission at its March 4, 2014 meeting. The plan also includes reconfiguring nearby parking lots and stormwater management features on the 187-acre site at 4090 Geddes Road, just west of US-23 and north of the Huron River.

Concordia University, Ann Arbor planning commission, The Ann Arbor Chronicle

Aerial view of Concordia University campus, south of Geddes Road and west of US-23.

In a separate vote, planning commissioners granted a special exception use for the project. That’s required because the private university is located on a site zoned R1B (single-family residential district).

The … [Full Story]

Planning Bylaws Clarify Council Interactions

Ann Arbor planning commission meeting (Feb. 20, 2014): Wrapping up a process that began last year, planning commissioners voted to revise their bylaws related to two issues: how city councilmembers interact with the commission; and public hearings.

Eleanore Adenekan, Diane Giannola, Bonnie Bona, Ann Arbor planning commission, The Ann Arbor Chronicle

From left: Ann Arbor planning commissioners Eleanore Adenekan, Diane Giannola and Bonnie Bona. (Photos by the writer.)

Commissioners had debated the proposed revisions at a Feb. 4, 2014 working session. Some of the same issues were raised during the Feb. 20 discussion, which was relatively brief.

One revision clarifies the limitations on a city councilmember’s interaction with the commission. The revised section states: “A member of the City Council shall not be heard before the Commission during the Councilmember’s term in office.” The intent is to prevent undue influence on the commission, and to avoid the possibility of legal action against the city.

Other revisions affect speaking turns at public hearings. The intent is to clarify how many turns the same person can speak at a public hearing, and how public hearings are continued if an item is postponed.

In other action, commissioners recommended rezoning a parcel on the city’s north side to public land (PL). The 2.2-acre site at 3301 Traverwood Drive, donated to the city by developer Bill Martin, is being added to the adjacent Stapp Nature Area, near the Leslie Park golf course. It was originally zoned R4D (multi-family dwelling) and had been part of a larger site that’s being developed with an apartment complex.

During communications, Kirk Westphal reported on a project that the environmental commission is working on: a neighborhood mini-grant program. Volunteers would coordinate a competitive grant program for community groups, who could apply to fund projects that address one of the city’s goals in its sustainability framework. That’s in the planning stages, he said.

Westphal also distributed a copy of a resolution recently passed by the city’s energy commission. It supports a recommendation to hire a full-time employee to focus on projects that help achieve goals in the city’s climate action plan. Westphal indicated that the planning commission’s executive committee would be discussing it. The energy commission would like a supporting resolution from the planning commission.

Commissioners also heard from two Skyline High School students, who spoke during public commentary as part of a class assignment. They talked about the importance of the Huron River and of the Huron River Watershed Council‘s River Up project. The planning commission’s work plan includes looking at how to implement recommendations from city’s North Main Huron River corridor task force. [Full Story]

Planning Commission OKs Change to Bylaws

Revisions to the bylaws of the Ann Arbor planning commission were adopted by commissioners at their Feb. 20, 2014 meeting. The changes relate to two issues: how city councilmembers interact with the commission, and public hearings. [.pdf of staff memo and proposed revisions at start of Feb. 20 meeting]

Commissioners had debated the proposed revisions at a Feb. 4, 2014 working session. Some of the same issues were raised during the Feb. 20 discussion, which was relatively brief.

One revision clarifies the limitations on a city councilmember’s interaction with the commission. The revised section states:
Section 9. A member of the City Council shall not be heard before the Commission during the Councilmember’s term in office.
Other revisions affect speaking turns at … [Full Story]

Donated Land Rezoned for Nature Area

Land that’s been donated to the city by developer Bill Martin is in the process of being rezoned as public land, following action at the Feb. 20, 2014 meeting of the Ann Arbor planning commission. The 2.2-acre parcel is being added to the adjacent Stapp Nature Area, near the Leslie Park golf course.

Land to be donated by Bill Martin to the city of Ann Arbor indicated in red outline.

Land donated by Bill Martin to the city of Ann Arbor indicated in red outline, south of Stapp Nature Area.

Based on advice … [Full Story]

Planning Group Weighs Council Interactions

Ann Arbor planning commission working session (Feb. 4, 2014): Continuing a discussion that began last year, planning commissioners debated two aspects of their bylaws, in preparation for a vote on proposed revisions to those rules at their Feb. 20 meeting.

Eleanore Adenekan, Jeremy Peters, Ann Arbor planning commission, The Ann Arbor Chronicle

Ann Arbor planning commissioners Eleanore Adenekan and Jeremy Peters at a Feb. 4, 2014 working session in the basement of city hall. (Photos by the writer.)

Most of their discussion at the Feb. 4 working session focused on how the city council interacts with the commission. The issue stems from an episode last year when councilmember Chuck Warpehoski (Ward 5) began to speak during a public hearing on a project in his neighborhood. He hadn’t been aware of the bylaws governing whether councilmembers can formally address the commission.

A similar situation occurred at an ordinance revisions committee meeting later in the year, when councilmember Sumi Kailasapathy (Ward 1) started to address the commissioners during public commentary. In both cases, the councilmembers were told that the commission’s bylaws prevented them from speaking.

The current bylaws state: “A member of the City Council shall not be heard before the Commission as a petitioner, representative of a petitioner or as a party interested in a petition during the Council member’s term of office.”

Jack Eaton (Ward 4) weighed in during the council’s Feb. 3 meeting, stating his view that if councilmembers are involved in a petition that would prevent them from voting on the item at the council meeting, they should be allowed to address the planning commission. “When we get elected, I don’t think we give up our right to petition government,” he said. Eaton asked Sabra Briere (Ward 1), who serves on the planning commission, to convey his point to commissioners as part of their discussion.

During the working session on Feb. 4, some commissioners expressed concern that any time a councilmember addresses the commission, it can be an undue influence on the process. Another concern is whether councilmembers, by forecasting their view in advance of a council vote, could put the city at legal risk. But at least one commissioner had a different view on the issue of constraining councilmembers from addressing the commission. Eleanore Adenekan told commissioners: “It’s like somebody telling me that ‘You can’t walk into this room because you’re black.’”

There seemed to be general consensus that the current bylaws are unclear, and a proposed revision is intended to simplify the issue: “A member of the City Council shall not be heard before the Commission during the Councilmember’s term in office.”

Briere advocated for additional training of councilmembers, regarding what’s appropriate in these contexts. When the council takes up ethics issues later this year, she said, the issue of communicating with city boards and commissions will be one of the topics. “I call it How to Behave in Public,” Briere said.

Commissioners also discussed revisions to the bylaws related to public hearings. Some of the changes relate to whether someone can speak more than once at the same public hearing, when it is continued over multiple meetings. This situation arose last year during a public hearing on the downtown zoning review. Bonnie Bona cautioned other commissioners against changing the bylaws in ways that are “just making ourselves look more closed.” Some commissioners countered that the bylaws also allow for a majority vote to modify or waive the limitations, if necessary. [.pdf of current planning commission bylaws] [.pdf of Feb. 20 staff memo and proposed revisions]

The commission’s Feb. 20 meeting – held on a Thursday, rather than the typical Tuesday, because of scheduling due to the Presidents Day holiday – has a light agenda. In addition to the bylaws, the only other action item is a proposed rezoning of 2.02 acres at 2225 Traverwood Drive, adjacent to the Stapp Nature Area. Developer Bill Martin is donating the land to the city, and the proposal would rezone it to public land. [Full Story]

Planning Commission Bylaws Still Delayed

Approval of a change to the Ann Arbor city planning commission’s bylaws has again been postponed by the city council at its Feb. 3, 2014 meeting.

The changes relate to the order of agenda items, and the length of time required for special accommodations. The change would require additional lead time so that special accommodations, including a sign language interpreter, can be made for people with disabilities, when requested at least two business days in advance of a meeting. The current bylaws specify just a one-day advance request.

The planning commission had given approval to changes in its bylaws about six months ago – at its July 16, 2013 meeting.

The bylaws changes were considered but postponed twice by the city council … [Full Story]

Rezoning for Delta Gamma Moves to Council

Ann Arbor planning commission meeting (Jan. 23, 2014): Only one project was on the agenda for consideration by the planning commission on Jan. 23: rezoning and an area plan for a house that the Delta Gamma sorority wants to convert into a residential annex.

Delta Gamma, Robb Bourroughs, Ann Arbor planning commission, The Ann Arbor Chronicle

Members of the project team for 515 Oxford, which will be an annex to the Delta Gamma sorority. (Photos by the writer.)

The 515 Oxford property is near the main sorority house at 626 Oxford, and is currently split into three apartment units. Planning commissioners recommended approval of the request to rezone the parcel from R4A (multi-family dwelling) to R2B (two-family dwelling and student housing).

Additional approvals for the project itself will be required before the project’s construction work can begin.

The proposal for a renovation would accommodate a maximum of 20 residents, including a required resident manager. A special exception use will also be required to allow for a sorority use. That request will be made to the planning commission at a later date, along with a more detailed site plan.

The house was designed by architect George Brigham and built in 1940 as his home and studio. He designed over 40 houses in Ann Arbor, including many in Arbor Hills and Barton Hills. Planning staff reported that they were contacted about this site by a2modern, a group created to highlight mid-century modern architecture in Ann Arbor. On Jan. 23, the group posted a “statement of concern” about the proposal on its website.

At the planning commission meeting, Robb Burroughs, the project’s architect, said that until they were alerted by a2modern, the design team hadn’t been aware of the site’s history. They’ve now done research at the Bentley Historical Library and have met with a representative from a2modern, and are working on the site plan to preserve to the greatest extent possible the exterior view of the house.

The rezoning request and area plan, which commissioners also recommended for approval, will now be considered by the city council.

In other action on Jan. 23, commissioners voted to recommend that the city council reappoint Kirk Westphal as the planning commission’s representative to the environmental commission. Westphal, who chairs the planning commission, did not participate in the vote, and vice chair Wendy Woods led the meeting as the commission acted on that item.

During communications time, planning manager Wendy Rampson noted that the city council had passed a resolution at its Jan. 21, 2014 meeting regarding the downtown zoning review. The council has directed the planning commission to develop ordinance language that would enact the commission’s recommendations for zoning revisions, with a deadline of Oct. 20, 2014. The commission’s ordinance revisions committee will meet on Feb. 4, before the regular planning commission meeting, to start figuring out how to implement these council directions.

In other communications, Bonnie Bona reported that the energy commission plans to propose a commercial energy disclosure ordinance for the city council’s consideration. They’d like the planning commission to consider a resolution in support of that. An energy disclosure ordinance would require owners of certain properties to report how much energy their buildings use. [Full Story]