City planning manager Wendy Rampson talks with developer Mike Martin of First Martin Corp. prior to the Ann Arbor planning commission’s Sept. 17, 2013 meeting. (Photos by the writer.)

Traverwood Apartments is a proposed complex of 16 two-story buildings and 216 one- and two-bedroom units on nearly 22 acres off of Traverwood Drive, north of Plymouth Road. It’s one of the first large residential developments in the last few years that’s come forward outside of downtown Ann Arbor. For part of the site, a rezoning would be required – from ORL (office, research and light industrial) to R4D (multi-family residential).

Developer First Martin Corp. is making the proposal. In response to a query from commissioner Bonnie Bona, Mike Martin explained that although the site would allow for denser development – taller buildings and more units – the cost of construction would have been high, and they didn’t think they’d be able to charge the amount of rent necessary to make a larger project feasible.

The site is east of the city’s Leslie Park golf course, and south of Stapp Nature Area – created on land that First Martin sold to the city in 2003. Some of the discussion on Sept. 17 centered on pedestrian connections between those parks and the apartment complex, which will include a path running along the west side of the site, next to Leslie Park.

During a public hearing on the project, resident Paul Bruss supported the concept of that kind of public trail. He described a vision he shares with others, of a trail that would start at Stapp and loop south then west around the Leslie Park golf course, going north all the way to the Dhu Varren Woods Nature Area. “If we could figure out a way to connect all that as a necklace around Leslie golf course, this would be one of the premium trails in Ann Arbor,” Bruss said.

Commissioners Bona and Ken Clein advocated for more of a pedestrian focus within the complex. Calling First Martin and the architect firm Hobbes + Black “kind of the dream team for developing in Ann Arbor,” Clein – a principal with Quinn Evans Architects – expressed disappointment at the “cookie cutter” site design.

Depending the outcome of a staff review, the apartment project might be on the planning commission’s agenda for consideration as early as Oct. 1.

The other action item on Sept. 17 was authorizing two planning commissioners – Paras Parekh and Sabra Briere, who also serves on city council – to attend the Michigan Association of Planning annual conference, held this year from Oct. 2-4 in Kalamazoo. Their expenses will be paid for out of the city’s training budget for planning staff and related commissions.

Also during the meeting, planning manager Wendy Rampson gave a brief update on the work of consultants who are developing recommendations as part of a downtown zoning review. The consultants – Erin Perdu and Megan Masson-Minock – plan to present their report at the planning commission’s Oct. 8 working session, with commissioners considering the recommendations at their Oct. 15 regular meeting.

Traverwood Apartments

On the Sept. 17 agenda were items related to Traverwood Apartments, a proposed complex of 16 two-story buildings on the west side of Traverwood Drive, north of Plymouth Road. [.pdf of staff memo]

The project – being developed by Ann Arbor-based First Martin Corp. – requires site plan approval and rezoning, as well as approval of a wetland use permit. The site is east of the city-owned Leslie Park golf course and south of the city’s Stapp Nature Area and the Traverwood branch of the Ann Arbor District Library.

Aerial view of proposed Traverwood Apartments site at 2225 Traverwood Drive, north of Plymouth Road.

The total 21.8-acre site, which is currently vacant, is made up of two parcels: a 17.96-acre lot that’s zoned R4D (multi-family residential), and an adjacent 3.88-acre lot to the south that’s currently zoned ORL (office, research and light industrial). The smaller lot would need to be rezoned R4D. The property is located in Ward 1.

The project, estimated to cost $30 million, would include 16 two-story buildings for a total of 216 one- and two-bedroom units – or 280 total bedrooms. Eight of the buildings would each have 15 units and 11 single-car garages. An additional eight buildings would each have 12 units and 8 single-car garages.

The complex will include a 6,150-square-foot community building near the center of the site, with a leasing office, meetings rooms, a small kitchen and an exercise facility. An outdoor pool with patio will be located adjacent to the building. There will also be a play area with playground structures and benches.

The project likely will be constructed in phases, with the first phase consisting of 11 buildings on the southern portion of the site, and the community center. The complex will include 336 parking spaces – 152 spaces inside garages and 184 surface parking spaces.

According to a staff memo, the property has several significant natural features, including 196 landmark trees. The higher-quality native woodland, located on the northern portion of the site, will not be disturbed, but about 40 landmark trees will be removed for construction in other parts of the property. An additional 165 trees will be planted on the site to mitigate the trees that will be removed. The owner will also put in a woodchip path connecting to the adjacent Stapp Nature Area to the north. That nature area was created when First Martin sold eight acres to the city in 2003.

Matt Kowalski, in giving the planning staff report, said there will be an extensive sidewalk system looping through the interior of the site, with connections to Traverwood Drive and to the nature area. There will be two new curbcuts onto Traverwood. The apartment complex’s drive will also be connected to an existing drive off of Traverwood that currently serves the office complex to the south and east.

There are three main wetlands on the site, including a natural pond with a wetland fringe, and a large regional detention pond built in the late 1990s as part of a broad stormwater management effort. One smaller wetland area will be removed. The owner must secure a wetland use permit from the city and a permit for wetland disturbance from the Michigan Dept. of Environmental Quality. The project also requires approval from the Washtenaw County water resources commissioner.

Although the city typically requests a parks donation for projects like this, Kowalski noted that such a donation has been satisfied because First Martin had reduced the cost of the city’s 2003 purchase of the natural area that’s now the Stapp Nature Area. [According to minutes of the Aug. 4, 2003 city council meeting, the city purchased the 8.1 acres for $650,000.]

The city’s parks staff is requesting a formal easement for a public path on the property, which will be included in the development agreement.

The city’s planning staff had recommended postponing action on the Traverwood Apartments proposal. Outstanding issues relate to utilities, natural features, connections from the site to adjacent properties, and wetland mitigation.

Kowalski reported that the owner had submitted revised plans on Sept. 16, but the planning staff didn’t have sufficient time to review those plans before the Sept. 17 meeting.

Traverwood Apartments: Public Hearing

Mike Martin of First Martin Corp. spoke briefly, introducing himself as well as Earl Ophoff of Midwestern Consulting and architect James Sharba of Hobbes + Black. He said they were there to answer any questions.

Paul Bruss, a nearby resident of the proposed Traverwood Apartments.

Paul Bruss also spoke, telling commissioners that he’s a runner who frequently runs through the property down to Leslie Park. “I’ve got buddies who do the same,” he said, and they wanted to ensure that the public path would run next to Leslie Park, and not through the apartment complex.

They’d prefer to keep the running trail as natural as possible, Bruss said. Some people have a fantasy, he added, that one of the amenities on the city’s northeast side could be a connector trail that allows you to go from Stapp Nature Area along the western side of the proposed Traverwood Apartments, and through Leslie Park. It would involve a bridge over the railroad, he noted, allowing you to go from the southern edge of Leslie Park golf course and into Black Pond Woods Nature Area. From there, you could go north through the Traver Creek Nature Area and Dhu Varren Woods Nature Area. There are wonderful ridges in Dhu Varren Woods, Black Pond Woods, Leslie Park Woods Nature Area – south of the golf course – and even in Stapp, he said.

“If we could figure out a way to connect all that as a necklace around Leslie golf course, this would be one of the premium trails in Ann Arbor,” Bruss said. It would actually be more stunning than running along the Huron River through Gallup Park. “Runners are looking for beauty, but we’re also looking for up and down,” he noted, “to keep our hearts in shape, I suppose.”

Bruss indicated an intent to talk to the Ann Arbor park commission about this idea, too.

Traverwood Apartments: Commission Discussion – Project Size, Design

Bonnie Bona noted that the staff report indicated that the project had been revised several times, in response to issues raised by citizens and staff. She asked how the plan had evolved.

Earl Ophoff of Midwestern Consulting reported that there had been seven alternative site plans, which are included in the staff report because they were presented at the mandated citizens participation meeting. Originally the development team was looking at larger buildings – on the order of seven to nine stories high, he said. Residents had given a lot of feedback about the trails as well as the native forest on the north end of the site, he reported. That feedback led the developer to rethink the location of the buildings, as well as the intensity of use.

Ann Arbor planning commissioner Bonnie Bona.

The result is that the project is proposing smaller buildings – only two stories – and smaller units of one and two bedrooms, Ophoff said. The total number of units also declined, from about 260 apartments in the previous iteration, to 216 units in the proposed version.

Bona noted that it’s unusual to see a developer propose a project with significantly fewer units than the city would allow. She wondered why that was the case.

Mike Martin fielded that query. He said it became obvious that in this particular setting, given the site’s topography, it wasn’t economically feasible to put larger buildings on the property. Originally, he said, they thought there was a market that wasn’t being served in that area, and that larger buildings might appeal to a particular demographic.

But they ultimately decided that while tall buildings might work downtown, it was more challenging in that northeast Ann Arbor location. “Frankly, [taller buildings] were very, very expensive,” Martin said, and people in that part of town don’t expect to pay rents that they might pay in a more urban location.

So it was a combination of the cost of construction, he said, as well as an assessment that they wouldn’t be able to charge the amount of rent necessary to make the project feasible.

Sabra Briere recalled that that at the citizens participation meeting, the developer had indicated there were two types of people who might be attracted to the new apartments: young families, and empty nesters. She wondered how the developer would define the demographic for the current version of the project.

Martin replied that prospective renters would be typical for the demographic on the north side of town. The apartments aren’t designed for student housing, he said. Other large apartment complexes in that area – like Windemere or Ironwood – get a mix of graduate students and families. He expects the Traverwood Apartments would get a good cross section, including people who work at the nearby University of Michigan North Campus Research Complex (NCRC) and the EPA lab, both located on Plymouth Road. “We’ve tried to set up units to be as attractive to as large a cross section as we can,” Martin said.

Kirk Westphal asked about the materials of the buildings. James Sharba of Hobbes + Black replied that the buildings will be brick, cast stone, and almond-colored HardiePanel siding. The roof will be shingled, with standing seam metal.

Westphal also asked for clarification about the project’s phased development. Ophoff said the intent is to start development in the south, where the existing sanitary sewer main is located. If the timing, financing and marketing is such that it makes sense to pause after building the first phase, then that’s what they’ll do, he said.

Traverwood Apartments: Commission Discussion – Pavement, Paths, Pedestrians

Ken Clein wondered how much of the site is being paved. Matt Kowalski replied that he didn’t have that information at hand, but it could be provided. Kowalski also indicated that a photometric plan has been submitted, and is acceptable.

Earl Ophoff of Midwestern Consulting.

Clein also asked for clarification about where the public path would be located.

Ophoff described the location, running along the property’s west side next to Leslie Park golf course. The final layout will be designed in coordination with the city’s parks staff, he noted, in order to ensure connections with adjacent park paths.

Westphal asked about public access for this path. Kowalski replied that details are still being worked out with the parks staff, but it will likely entail a permanent easement of some kind, which will include requirements for maintaining the path.

Bona asked about the internal traffic circulation, specifically regarding pedestrians and bicycle traffic. Typically in apartment complexes, you feel like you’re driving through a parking lot, she said – “it’s just a lot of pavement and cars parked everywhere.”

The site plan for this project looks different, she said. Her interest in asking about this related to the dominance of vehicles compared to the comfort of pedestrians and bicyclists. She asked for more information about how the drives will be constructed. Bona also wanted more information about the sidewalks that are internal to the complex. It’s clear where the path is on the west side of the site, she said, but what about people who were entering the site from the east, perhaps walking in from the nearby office complexes?

Ophoff described how the main drive will loop through the complex. As much as they could, the developer’s team wanted to create a “street experience,” he said. For pedestrians, there will be a 10-foot-wide path along Traverwood Drive, with connections to sidewalks along the sides of the complex’s internal drive. The sidewalks also will be connected to the trails on the west and north sides of the property.

Responding to another query from Bona, Ophoff indicated that the locations of crossings for pedestrians will be clearly marked. Bona asked that when the project returns to the planning commission for consideration, it would be helpful to have a site plan showing the sidewalks in color, so that the location would be easier for commissioners to see.

Sabra Briere wanted to know whether the city or the developer would be responsible for plowing snow on the drives, and whether the drives will be wide enough for snowplows. Ophoff replied that these will be private drives that will be maintained by First Martin, not the city. Snow storage areas are indicated on the landscaping plans.

Planning commissioner Ken Clein, a principal with Quinn Evans Architects.

Clein echoed Bona’s request for a more clear depiction of the pedestrian walkways. He said he recognized the challenges of developing a large site like this, with significant natural features and unusual shapes, and he understood the goal of making good economic use of the site. However, he said, it’s disappointing that this project is designed around the roadway, with the buildings filled in around it. In that regard, it’s like most other projects of this type, he noted, and it results in a lot of pavement. Clein added that he understands the argument for it – that people will be driving in and out of the site. But there have been successful developments that have a lot less pavement and a lot more pedestrian-friendly design.

Clein described First Martin, Hobbes + Black, and Midwestern Consulting as “kind of the dream team for developing in Ann Arbor,” so it’s disappointing that the project isn’t more unique. It’s a “cookie cutter” kind of layout. He said he isn’t naive about the economics of development, but “we hope to get more than that. And sometimes we do, sometimes we don’t. Anyway, that’s my soapbox.”

Paras Parekh noted that the development has more bicycle spaces than the number required by city code. He asked about where those would be located. Ophoff noted that because there are so many garages and each garage includes a bicycle space, that alone exceeds the city’s requirements. Additional spaces are provided outside the apartment buildings and at the community building.

Traverwood Apartments: Commission Discussion – Natural Features

Paras Parekh asked how the developers will mitigate the small wetland that will be removed. Kowalski explained that right now, the wetland area – a former sedimentation basin for stormwater management, which has evolved into a wetland – is choked with vegetation. The developer recently submitted plans that detail how the removal will be mitigated, Kowalski said, but the city staff haven’t had time to review that proposal. That’s one of the main reasons why staff have requested postponement.

Jeremy Peters asked for a description of the part of the property that was previously used for farming. Kowalski referred commissioners to the aerial view of the site that was part of their meeting packet. Most of the site south of the native woodland area was used for farming, he said.

Planning commissioner Jeremy Peters.

Peters expressed concern about soil quality, given that farming had occurred prior to the 1960s when there was less stringent regulation of chemicals that could be used. He wondered if any soil testing had been done.

Ophoff confirmed with Peters that the concern was about whether there had been an intensive use of pesticides, or whether there had been orchards that had been sprayed. Ophoff noted that no farming has taken place there for decades. Even by the 1940s, not much farming was taking place there, based on historic photos, he said. An environmental study was done, but soil samples weren’t taken as part of that. Ophoff indicated that no problems were identified.

Regarding trees, Westphal wondered if the site would essentially be clear cut, aside from the northern native woodlands that will be preserved. Ophoff replied that only one of the larger trees will be saved on the rest of the site, next to the community building. The topography of the site requires significant earth work and regrading, he noted.

Although it’s not required, Westphal said commissioners value any attempt to leave some of the vegetation in place as a buffer, to soften the appearance of a development. Ophoff pointed out that a hedgerow adjacent to the golf course will remain, as will trees on the south edge of the site.

Traverwood Apartments: Commission Discussion – Zoning

Westphal noted that the general area where this project is located is part of the city’s northeast area plan, which was developed during a lengthy planning process and is part of the city’s master plan. Zoning for that area had been part of that plan, he noted, but the Traverwood Apartments project is now requesting that a portion of the site be rezoned. He asked Kowalski for some insight as to why rezoning might be desirable, and what the alternatives might be if parcel weren’t rezoned.

Kowalski reported that residential uses were also considered appropriate on that site, and that the northeast area plan’s recommendations for that site are almost identical to the project that’s being proposed. Providing public access to the site was seen as a crucial element, he noted, and that’s why the proposed paths on the site are important.

Westphal asked Kowalski to comment on the intensity of use – comparing R4D to ORL zoning. Kowalski replied that he wasn’t a traffic engineer so he couldn’t speak to that issue, though he noted that the developer had completed a traffic study that was acceptable. Peak times would be different for residential use compared to office use, he noted, with residential traffic being more dispersed throughout the day.

Outcome: Planning commissioners voted unanimously to postpone action on the Traverwood Apartments project.

After the vote, Ophoff asked if there was a date for the project to be reconsidered. Planning manager Wendy Rampson said the next available meeting is Oct. 1. If all of the outstanding issues are resolved by then, the project would be on the Oct. 1 agenda. If not, the next meeting after that is Oct. 15.

Michigan Association of Planning Conference

At their Sept. 17 meeting, planning commissioners considered a resolution to authorize two planning commissioners to attend the Michigan Association of Planning annual conference, held this year from Oct. 2-4 in Kalamazoo.

Planning commissioners Paras Parekh and Sabra Briere, who also serves on city council, will be attending the October conference of the Michigan Association of Planners in Kalamazoo.

The resolution also authorized the reimbursement of eligible expenses from the city’s planning services conference and training budget.

Planning manager Wendy Rampson noted that the commission’s bylaws require approval for the use of training funds. Commissioners Paras Parekh and Sabra Briere would be attending, although they won’t be attending the entire conference, she noted.

Bonnie Bona reported that she had served as planning commission chair when the commission voted to make this authorization a part of its bylaws. It was done about five years ago, she said, when the city was struggling to overcome budget deficits. Rather than recommend that the training budget be removed, the commission thought it would be good to be more intentional about deciding whether to use those funds, she said. So they amended the bylaws to make authorization a requirement.

The issue is addressed in this section of the bylaws:

Article IV Membership
…
Section 2. Members of the Commission shall serve without compensation. Commission members attending meetings for the benefit of the Planning Commission, the Planning and Development Services Unit, or for Ann Arbor planning in general shall be reimbursed for expenses incurred. Reimbursements shall receive prior approval by the Commission at a regular meeting.

Parekh asked whether the resolution would still pass, if he and Briere did not vote. Rampson replied that the resolution required a simple majority vote.

Ken Clein noted that he attended the MAP conference last year, and that as a new commissioner at the time, he had found it very educational. He recommended that Parekh and Briere “soak up everything you can – planning-wise, that is.”

Outcome: The authorization passed unanimously on a 5-0 vote. Parekh and Briere did not cast votes. Eleanore Adenekan and Wendy Woods were absent.

After the meeting, Rampson told The Chronicle that the training budget for planning staff and various planning-related commissions is $8,000. That budget covers the planning commission, historic district commission, and zoning board of appeals. MAP conference fees, lodging, transportation and other expenses are expected to be $500-$600 per person.

Communications & Commentary

During the meeting there were several opportunities for communications from staff and commissioners, as well as two general public commentary times. Here are some highlights.

Communications & Commentary: D1 Zoning Review

Planning manager Wendy Rampson gave a brief update on the work of consultants who are developing recommendations as part of a downtown zoning review. The consultants – Erin Perdu and Megan Masson-Minock – plan to compile results from the most recent public survey as well as from a public forum held on Sept. 19. They’ll be preparing a report to present at the planning commission’s Oct. 8 working session, with commissioners considering the recommendations at their Oct. 15 regular meeting.

For more background, see Chronicle coverage: “Priorities Emerge in Downtown Zoning Review” and ”Downtown Zoning Review Moves Forward.”

Communications & Commentary: North Main Huron River Task Force

In her update from the city council, Sabra Briere reported on the work of the North Main Huron River Corridor task force, which has submitted its final report. The report includes a recommendation that the planning commission look at “river district” zoning. There is no such zoning currently in the city, but other communities have enacted this type of zoning along the riverfront, with attention to massing, height, and transparency of buildings for this gateway into the city. That’s something that might come before the planning commission in the future, she said.

Extended Absence of Adenekan

Because of health issues, planning commissioner Eleanore Adenekan has not attended a commission meeting or working session since May 21, 2013. The planning commission’s bylaws state:

Article IV Membership
…
Section 8. Members are expected to attend regularly scheduled meetings and to notify the Chair and the Planning and Development Services Unit in advance if they expect to be tardy or absent. The Planning and Development Service Unit shall maintain attendance records and shall report to the Chair if an attendance problem appears to have developed. If a member misses more than three (3) regularly scheduled meetings in a row or four (4) or more meetings in a sixteen (16) month period, the Chair shall notify City Council. The Commission officers may discuss the matter with the member in question and if sufficient improvement in attendance does not occur within a reasonable time, the Chair may recommend to City Council that the member be removed.

Responding to a query from The Chronicle after the Sept. 17 meeting, planning manager Wendy Rampson said that mayor John Hieftje has been notified of Adenekan’s extended absence, but there is no indication that he intends to replace her on the commission. Adenekan recently contacted Rampson, and indicated her intent to resume attending meetings soon. The commission’s next regular meeting is on Oct. 1.

Present: Bonnie Bona, Sabra Briere, Ken Clein, Diane Giannola, Jeremy Peters, Kirk Westphal, Paras Parekh. Also: City planning manager Wendy Rampson.

Absent: Eleanore Adenekan, Wendy Woods.

Next regular meeting: Tuesday, Oct. 1, 2013 at 7 p.m. in the second-floor council chambers at city hall, 301 E. Huron St., Ann Arbor. [Check Chronicle event listings to confirm date]

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A public hearing sign posted at the site of the proposed Maple Cove residential development on North Maple, north of Miller Road on the city's west side. The project includes seven single-family homes and two apartment buildings. (Photos by the writer.)

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

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

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

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

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

Maple Cove Apartments & Village

Commissioners were asked to consider the site plan for the Maple Cove Apartments & Village development. The project is located on 2.96 acres at 1649 N. Maple, north of Miller Road between North Maple and Calvin Street on the city’s west side.

Project area for Maple Cove is shown outlined in black. (Image links to higher resolution .pdf files)

City planner Matt Kowalski gave the staff report. The plan calls for combining two sites – 1649 N. Maple and 1718 Calvin – and demolishing an existing single-family home and detached garages there. Two 3-story apartment buildings would be built with a 64-space parking lot and eight bike spaces. The project also includes building a private street to serve seven new single-family houses near Calvin Street, but with an entrance off of North Maple. According to a staff memo, there will be no access to Calvin Street, which “is a private street with a checkered history regarding access rights.” The apartment complex would have a separate entrance, also off of North Maple.

Each apartment building would contain a total of 18 one-and two-bedroom apartments ranging from 745 to 1,057 square feet. The plan calls for each apartment building to have a rooftop patio for use by residents, with the possibility of a vegetated cover (green roof) for the remainder of the roof surface. The staff memo noted that the city has requested a $26,660 parks contribution, but the developer has declined to make that contribution.

The site has two zoning designations, which the project accommodates. The east half of the parcel, adjacent to North Maple, is zoned O (office), but residential uses are permitted as long as the project conforms to the area, height and placement regulations of office zoning. The maximum height allowed is 55 feet, but the proposed apartment buildings would be 44 feet tall. The western half of the site, where the single-family homes are planned, is zoned R1C (single-family residential).

Site plans for two previous projects had been approved by the city – in 2005 and 2008 – but neither project was built. Planning staff had recommended approval of this current project.

Maple Cove: Public Hearing

Stephanie Raupp introduced herself as a homeowner who lives directly across North Maple from the proposed development, on Enclave Lane. She’s lived there about six years, and was speaking on behalf of more than 30 others in the neighborhood, on all sides of the project. Everyone she’s spoken to has been supportive of the single family homes, but opposed to the apartment buildings. Raupp raised several concerns about the apartments. There are already water runoff issues in the area, she noted – her home’s sump pump runs almost continuously. If a huge parking lot and apartment complex is added, she said, the situation would get worse.

Stephanie Raupp spoke on behalf of residents in the neighborhood surrounding the proposed Maple Cove project, opposing the apartments but supporting the single family homes.

Another concern is traffic, Raupp said. There’s a lot of traffic on North Maple, and schoolkids of all ages walk up and down the street – Skyline High School is just north of the proposed development. Pedestrian safety is an issue if more cars are entering and exiting at that location.

Raupp also expressed concern about the height of the proposed three-story apartment buildings, noting that there’s nothing that tall anywhere near that area. Finally, she said crime could be an issue at the apartment complex, noting that easy access to the nearby highway makes crime more likely.

Representing the owner – Muayad Kasham of Dynasty Enterprises – architect Brad Moore described some highlights of the project, including rooftop decks for sunbathing and picnics. The complex is also very close to city parks, he said, including Hollywood Park and Garden Homes Park. The owner plans to add a vegetative roof if funding allows, Moore said, similar to one Moore designed for the Big George’s store on West Stadium Boulevard.

Regarding stormwater issues, Moore said the project will include paying for 10 footing drain disconnects, so the development will be taking more stormwater out of the system. The overall site plan is 100% compliant with city zoning codes, he said, and he urged commissioners to recommend approval.

Maple Cove: Commission Discussion – Public Participation

Erica Briggs asked whether there was a public participation report. City planner Matt Kowalski said the developer had mailed out notices about the project, but the project was too small to trigger the need for a public meeting. By way of background, the city’s citizen participation ordinance requires public meetings for some specific kinds of projects (planned projects, planned unit developments, zoning changes) as well as “major projects.” A “major project” is defined as follows:

For purposes of this section, a major project is a proposed project that may require additional citizen participation depending on the scope, nature or any unique or unusual characteristics as determined by the Planning and Development Services Unit Manager.

Wendy Woods also wondered how it seemed that the owner hadn’t communicated with neighbors. Jamie Gorenflo of Midwestern Consulting, another representative for the owner, said that planning staff didn’t require a public meeting, but the owner did mail out notices about the project, asking people to call or email if they had questions or concerns. No feedback was received, he said.

Woods asked the neighbor, Stephanie Raupp, to comment. Raupp told commissioners that she and other neighbors had received notices about the project. But because other projects had been proposed but were never completed, the neighbors had waited before acting. When people realized that the project was on the planning commission’s agenda, then it seemed serious and they decided to speak out against the apartments.

Woods noted that public participation is important so that questions can be raised and the developer can address concerns. Communication is important, she said, and unfortunately it didn’t happen in this case.

Bonnie Bona observed that the property where the apartments are being built is zoned for offices. She suspected that if the neighbors had realized that apartments could be built, there would have been more input.

Briggs asked when it had been rezoned to office. In 2008, Kowalski said. In response to another question from Briggs, Kowalski said the closest office zoning to that site is at the corner of Miller and North Maple, where a small dental office is located.

Briggs indicated that it seemed like spot zoning. Kowalski said that office zoning along North Maple is consistent with the city’s master plan.

Maple Cove: Commission Discussion – Sidewalks, Driveways

Erica Briggs asked why there’s no sidewalk planned for the street leading back to the single family homes. Brad Moore replied that because of low traffic volume, the thought was to keep as little impervious surface as possible. When Briggs asked if there was space available to add a sidewalk, Jamie Gorenflo of Midwestern Consulting answered: yes and no. If a sidewalk were added, they’d need to either decrease the lot size or encumber the lots with additional easements. He noted that the sidewalk is not required by city ordinance because the street serves fewer than eight housing units.

Briggs responded by saying that best practices now call for sidewalks for all single family developments, though she realized the city’s ordinance hadn’t caught up to that.

Wendy Woods also questioned the lack of a sidewalk. So if children in those homes need to walk out to North Maple to catch a school bus, they’ll walk in the street? she asked. Yes, or in the grass, Moore replied. Woods noted that children would be walking in the street even if there’s snow and ice. Moore described it as a private drive with low traffic, not a public street. He said the concept is a dual-purpose paved area, like you’d find in Europe. Woods noted that if every house has one or two cars, there will be traffic. She had a concern for pedestrians, especially for the children.

Later in the meeting, Woods asked Stephanie Raupp – the neighbor who spoke at the project’s public hearing – to comment on the number of pedestrians who walk along North Maple. Raupp noted that the sidewalk is on the east side of North Maple, where her home is located. A lot of high school students walk back and forth to Skyline High School, she said.

Raupp said it’s a great neighborhood, and has been getting better. A lot of people are putting money into their homes, and new homes have been built. Homes in the Walnut Ridge subdivision that have been vacant for a long time are now being sold, she said. There’s so much improvement in the neighborhood, and she’d like that to be a consideration in the project’s approval. Single-bedroom apartments don’t exactly attract families, Raupp noted. She said she could have collected even more signatures opposing the apartments, but her family has a newborn and they’ve been busy. Woods congratulated her on the newborn.

Ann Arbor planning commissioner Erica Briggs.

Bonnie Bona noted that the planning commission’s ordinance revisions committee had discussed the issue of private lanes and sidewalks, and the merits of having less impervious surface versus providing for pedestrian access. The magic number that emerged had been eight units to trigger the sidewalk requirement, she reported, though maybe it should have been six. She said she was concerned about having children walking in the street, but wasn’t sure how to address it.

Bona asked Gorenflo to tell the commission how he would design the street – what width would he recommend, if he weren’t constrained? Gorenflo said he’d make it a lot narrower, but his hands are tied because of code requirements. The width is dictated by international fire code standards that recommend street widths for emergency vehicle access, he explained. In that case, Bona said, that’s something the commission wouldn’t want to argue with.

Bona then turned to the issue of two driveways. Having two entrances – one for the single-family homes, and a separate one for the apartment buildings – would create more potential for pedestrian/vehicle conflict, she said. She could anticipate drivers trying to pull out quickly to get across North Maple. And having a private drive is a bit like putting up a fence, Bona added. It’s not very neighborly.

Later in the meeting, Bona asked Moore what the chances were for designing the site with only one driveway, with a sidewalk. “Slim to none,” he replied.

Another issue related to the proposed homeowners association. Bona asked for clarification about how the ownership of the lots would be divided up, and whether the apartments would be part of the association. She wanted these issues cleared up before she’d feel comfortable voting in support of the project.

Giannola asked whether a traffic study had been completed. Gorenflo said the project team had provided justification to the city’s traffic engineer that a traffic study wasn’t needed, and he had agreed.

Briggs returned to the issue of sidewalks. She noted that originally Moore had said the sidewalk would create more impervious surface, and that’s why they weren’t proposing to build one. Yet having two separate driveways creates far more impervious surface, she noted – so that can’t be the real concern for not putting in a sidewalk. The site plan is meeting the letter of the law, but there are significant concerns in the neighborhood and from commissioners, she said.

There are ways to make the project better for the community, Briggs added. Access to Calvin Street should be explored, at least for pedestrians. If people from Maple Cove want to get to Calvin Street, will they have to drive there? Will they have to walk through someone’s back yard? There are some unanswered questions, she said.

Maple Cove: Commission Discussion – Green Roof, Parks Contribution

Wendy Woods said she hadn’t seen the green roof at Big George’s, but she’d seen one at the Malletts Creek library on Eisenhower, and she would encourage it for the Maple Cove project. It seemed to her, however, that the owner was hanging out the possibility of this great amenity, but then saying “only if we can afford it.”

Brad Moore reported that the owner of this project also owns a landscaping business, so there’s the mindset to do a green roof. But the project has to live within the realities of construction costs and rents, he said. Until the design is finished and construction bids are received, it won’t be clear if a green roof is possible, he said.

How does the city ensure that a green roof happens at some point? Woods asked. She wondered if it could be written into the development agreement. City planner Matt Kowalski said it could only be added to the development agreement if there were a firm commitment from the developer. Kirk Westphal suggested removing the mention of a green roof from the staff report, so it wouldn’t create confusion when it is forwarded to city council. Kowalski said the staff report couldn’t be altered, but the situation could be clarified in a staff memo to accompany the council resolution for the project.

Maple Cove: Commission Discussion – Drainage

Kirk Westphal said his understanding is that even with the project’s additional impervious surface, the site’s drainage situation will improve. Absolutely, Matt Kowalski said.

Looking north on North Maple: The site of the proposed Maple Cove Apartments & Village is on the left.

Currently, draining happens in “sheet flows” on the site, Kowalski said, describing a type of stormwater runoff that doesn’t follow any discernible channel. That results in a lot of standing pools of water, especially on the North Maple side of the site, he said.

The project requires that the stormwater is handled within the site, Kowalski explained. There will be a detention basin, and water will infiltrate through the soil. The county water resources commissioner has reviewed the drainage plan and given it preliminary approval, he said.

The owner will also pay for 10 footing drain disconnects at other properties in the area, which will mitigate the project’s impact on the sanitary sewer system, Kowalski said. [More information about the city's footing drain disconnection program is available online.]

Maple Cove: Commission Discussion – Building Height

Kirk Westphal clarified with Matt Kowalski that the apartment buildings are proposed for a height of 44 feet – lower than the maximum allowable height of 55 feet. Saying he didn’t want to be alarmist, Westphal noted that there’s the possibility of even higher buildings – four stories – being constructed along that North Maple corridor. Zoning would allow it.

Tony Derezinski said there seems to be no objection to the single family homes, just the apartments. So it’s a question of proportion, compared to the surrounding buildings. He noted that residential uses are permitted as long as the project comports with the office zoning’s area, height and placement requirements. That means the commission’s hands are tied, he said – the project complies with zoning.

Derezinski asked what the previous height restrictions were. Kowalski said that the previous project that was approved on that site had buildings that were 40 feet high. So the current project is just four feet higher than that, Derezinski said.

Maple Cove: Commission Discussion – Crime

Tony Derezinski mentioned that the neighbors were concerned about crime and potential drug trafficking at the apartment complex, but he noted that the staff report didn’t indicate any concerns about the project creating a public nuisance. Matt Kowalski replied that it wasn’t possible to predict whether the apartments would create any public health and safety problems.

Derezinski noted that during the public hearing, Stephanie Raupp had mentioned studies that showed an increased likelihood of crime at apartment complexes. Was this something the planning staff could take into account? Kowalski said he hadn’t seen any crime reports for comparable-sized apartment buildings. It would be hard to predict, he said.

Brad Moore observed that if crime becomes a problem, it’s in the owner’s best interest to remove problem tenants.

Diane Giannola said the whole discussion rubbed her the wrong way. Apartments don’t automatically draw crime, she said. Giannola also objected to the criticism of apartments compared to single family homes. There are plenty of apartment complexes that are just fine, she said. There’s no reason to turn down a project just because it’s an apartment building.

Ann Arbor planning commissioners Bonnie Bona and Wendy Woods.

Bonnie Bona said she thought this was a great location for multi-family units – it’s a more intense use, close to a bus route. But she did have some concerns about crime. She’s heard the same issues voiced anecdotally that Raupp raised, and she was interested in getting information about the closest nearby apartment complex on Maple or Miller, so that the commission would have a better idea about what’s going on. Bona indicated that although the current owner might have the best of intentions in keeping the units safe, it’s possible that the property would be sold in the future and the next owner might have a different attitude. She suggested the possibility of postponing action on the site plan until more information could be provided.

Kirk Westphal asked what kind of information Bona was requesting. Bona said she was interested in finding out from the Ann Arbor police department how many problems they have at apartment complexes close to the Miller/North Maple intersection. It would be helpful to know what the sources of the problems are, she said, if problems in fact exist. What she really hoped was that she’d hear there aren’t any problems, Bona said, because she didn’t want to predict what the commission would do after hearing that there are problems. That’s getting into a gray area, she said.

Giannola said that even if they learn about other complexes that have crime problems, it doesn’t mean the new apartment buildings would have similar problems. She didn’t think it justified postponing the project.

Eleanore Adenekan also expressed concern about crime, but said she agreed with Giannola. She asked whether Raupp could provide any information to back up the concern about crime. Raupp came to the podium again and said she didn’t bring crime stats to the meeting, but she noted that everyone gets the Ann Arbor Observer and can look at its crime map. There are also national studies that show proximity to a highway contributes to crime, she said. It’s not that apartment complexes are a problem – it’s the easy access to a freeway. [The last six months of Ann Arbor crime data is available at crimemapping.com]

Other apartments in the area have more graffiti, Raupp contended. She said she’d be happy if the commission requested crime data.

Derezinski said the only criteria is whether the apartments would create a public nuisance. Would crime statistics enable commissioners to determine the answer to that? The commission is on a slippery slope to equate apartments with crime, he said. He knew the neighbors had heartfelt concerns, but the commission couldn’t make a decision based on just the potential for crime.

Maple Cove: Commission Discussion – Postponement

Erica Briggs said she’d like to see this project postponed for a variety of reasons. She said she’s also heard from police officers about crime in the North Maple area – it’s not just anecdotal, she said. Bonnie Bona had suggested the possibility of postponement earlier in the meeting, but neither Briggs nor Bona made a formal motion to postpone.

Wendy Woods ended the discussion by chastising the owner for not listening or responding to concerns that were raised by neighbors, staff or commissioners. It’s felt that a single entrance is better, but that had been rejected. The owner declined to make a parks contribution, and people will have to cross North Maple to get to a park, she noted. She encouraged the owner to be more amenable to making changes before the project is considered by the city council. Woods said she understood that the project complies with zoning requirements, but in order for a project to receive acceptance from neighbors, it’s important to listen to their concerns, she concluded.

Outcome: The Maple Cove site plan was recommended for approval on a 6-2 vote, with dissent from Bonnie Bona and Eric Mahler. Evan Pratt was absent. The project will be forwarded to the city council for consideration.

Pump Station at Water Treatment Plant

The site plan for a new pump station at the city’s water treatment plant – needed to serve increased demand in Scio Township – was on the March 20 agenda.

The 5,114-square-foot structure will be located on the east side of the existing administration building at 919 Sunset, east of Newport Road. Only one floor of the three-level station will be above ground. The city’s water treatment plant provides water to all of Ann Arbor and parts of Scio Township.

Pump Station at Water Treatment Plant: Public Hearing

Brian Steglitz, a senior utilties engineer for the water treatment plant, was the only person to speak during the public hearing. He said he was there to answer any questions that commissioners might have.

Pump Station at Water Treatment Plant: Commission Discussion

Bonnie Bona noted that she lives in this general neighborhood. Several projects have come through over the years at this plant, and in general residents have been pleased with the facility. She asked Steglitz to describe any concerns or feedback he’s heard from residents about the current proposal.

The Ann Arbor water treatment plant on Sunset Road.

Steglitz replied that as with any project like this, a public meeting was held for residents and about a half dozen people attended. The residents weren’t really concerned with the final project, he said, but had issues about the impact of construction, such as traffic, dust and noise. [.pdf file of comments/questions from Feb. 9, 2012 neighborhood meeting]

Eleanore Adenekan asked if water service would be disrupted during the project. That’s not the plan, Steglitz said. Glen Wiczorek, an engineer with Stantec Consulting, which is handling the project, said the city staff will be testing water valves to ensure that the planned backfeeds would work to supply water to the area while other water mains are shut off during construction.

Erica Briggs asked about funding for the project. Steglitz said the project is expected to improve the water system’s efficiency by more than 25% – the current pumps are from the 1950s and ’60s, and use more fuel and other resources. Because of the improved efficiencies, the project is getting about $1.7 million – in the form of loan forgiveness – from the state’s Green Project Reserve assistance program.

Briggs also asked about the status of the 1,4 dioxane cleanup – it had been an issue raised during the February neighborhood meeting. Steglitz said that when residents have the ear of city staff, they often ask about whatever’s on their mind. In this case, the dioxane cleanup had nothing to do with this project and he didn’t have any information about it. [By way of background, court-ordered cleanup and monitoring is ongoing to address 1,4 dioxane contamination caused by the former Gelman Sciences manufacturing plant in Scio Township. For a backgrounder on the issue, see Chronicle coverage: "Residents Frustrated by Dioxane Decision." More information is also online at the Scio Residents for Safe Water website, the county’s Coalition for Action on Remediation of Dioxane (CARD), and the Michigan Dept. of Environmental Quality.]

Outcome: The new pump station was unanimously recommended for approval, and will be forwarded to city council.

Present: Eleanore Adenekan, Bonnie Bona, Erica Briggs, Tony Derezinski, Diane Giannola, Eric Mahler, Kirk Westphal, Wendy Woods.

Absent: Evan Pratt.

Next regular meeting: The planning commission next meets on Tuesday, April 3, 2012 at 7 p.m. in the second-floor council chambers at city hall, 301 E. Huron St., Ann Arbor. [confirm date]

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