First, the council directed the city’s energy office to draft a commercial building energy benchmarking and disclosure ordinance. It’s an effort to help achieve goals in the city’s climate action plan. That succeeded on a 7-3 vote. Dissenting were Jane Lumm (Ward 2), Jack Eaton (Ward 4) and Mike Anglin (Ward 5). Sally Petersen (Ward 2) was absent.

Second, the council directed the city administrator to “report back to council by May 5, 2014 with a plan to make significant progress on creating and implementing additional community energy efficiency, conservation, and renewable energy programs that further the Climate Action Plan’s adopted targets, reduce our community GHG emissions, provide economic benefit to our community and help to preserve our quality of life.”

The original resolution would have given explicit direction to hire an additional staff member for the city’s energy office, bringing the total back to two people, according to the resolution. The energy office staffer would “create and implement additional community energy efficiency, conservation, and renewable energy programs that further the Climate Action Plan’s adopted targets.” Among the specific efforts cited in the resolution are the city’s property assessed clean energy (PACE) program.

However, the resolution was amended at the meeting so that the city administrator would only be directed to provide a report back to the council on how the goals of the city’s sustainability framework could be realized. The resolution succeeded on a 6-4 vote. Dissenting were Sumi Kailasapathy (Ward 1), Jane Lumm (Ward 2), Jack Eaton (Ward 4) and Mike Anglin (Ward 5).

At its March 4, 2014 meeting, the city’s planning commission passed a resolution in support of the hiring. Planning commissioners were briefed on the issue by Wayne Appleyard, chair of the energy commission. Appleyard attended the March 17 council meeting, but was not asked to address the council. Resolutions of support were also passed by the city’s energy and environmental commissions.

The resolution on the energy disclosure ordinance directs the city’s energy commission and staff to convene a stakeholder work group, with the support of the city attorney’s office, to draft a commercial building energy benchmarking and disclosure ordinance. Such an ordinance would require owners of commercial buildings to disclose data on energy consumption by their buildings. It’s an effort to help achieve goals in the city’s climate action plan, which was approved by the city council at its Dec. 17, 2012 meeting. Ann Arbor’s climate action plan calls for a reduction in greenhouse gas emissions of 8% by 2015, 25% by 2025, and 90% by 2050. Baseline for the reductions are 2000 levels.

The energy disclosure resolution on the council’s March 17 agenda originated with the city’s energy commission. The staff memo compares the idea of a disclosure requirement for energy usage by commercial buildings to a miles-per-gallon rating for vehicles or nutritional facts labeling for food products. According to the memo, awareness of energy consumption has been shown to encourage building owners to have energy audits done on their buildings. Those audits can then lead to energy efficiency upgrades that result in cost savings to the building owners and reduced emissions.

An estimate for the potential energy cost savings that would result from an energy benchmarking ordinance in Ann Arbor – prepared by the Institute for Market Transformation (IMT) – is between $2 million and $2.5 million, annually. According to the staff memo, similar ordinances in place in other cities typically employed a phased approach, often with municipal buildings as well as the largest private buildings (by square footage) complying in the initial year(s), and medium-sized and/or smaller buildings participating in later years.

The energy commission is recommending that an ordinance be developed with a phased approach, with the phases based on building categories and sizes. One possibility is to start with all qualifying municipal buildings in the first six months, commercial buildings over 100,000 square feet in 12 to 18 months, multifamily and commercial buildings over 50,000 square feet in 24 to 36 months, and all commercial buildings over 10,000 square feet in 36 to 48 months. The goal would be to have reported energy consumption information for 80% of the commercial square feet in the city within five years of adoption.

This brief was filed from the city council’s chambers on the second floor of city hall, located at 301 E. Huron.

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.

Concordia University Gym Expansion

A site plan to expand the existing Concordia University gym was on the March 4 agenda. 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.

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

As a separate item, planning commissioners were asked to grant 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 site plan requires city council approval, but the special exception use does not.

The proposal calls for a three-story, 34,391-square-foot addition to the current 22,021-square-foot gym that was built in the early 1960s, located on the west side of Concordia’s main campus. [.pdf of campus map] The addition will include men’s and women’s locker rooms, athletic office space, classrooms and an auxiliary gym. A second phase of the project entails constructing a single-story, 5,280-square-foot athletic training room.

An existing gravel parking area west of the gym will be paved and landscaped, and another lot north of the gym along Geddes will get new landscaping and bioswales. A total of 92 new parking spaces will be created, mostly in the former gravel lot. A new stormwater management system will be completed to address a 100-year storm event, including a detention pond with an outlet into a bioswale south of the developed area.

The site plan is for a planned project, which allows variations in height and placement. The proposed addition would be 39 feet high. The site’s zoning has a height limit of 30 feet. The existing gym is about 33 feet high, measured at the midpoint of the roof.

Concordia is located in Ward 2. A letter from the university stated that a citizens participation meeting for the project was held on Dec. 10, 2013. The only resident who attended was Ward 2 councilmember Jane Lumm, who had no concerns about the project, according to the letter.

In giving the staff report, city planner Jeff Kahan provided a brief history of the university. It was dedicated in 1963 as a community college, and became a four-year college in 1976. Concordia became a university in 2001. The main campus is located south of Geddes, with athletic fields north of that road.

Planning staff recommended approval of the site plan and special exception use.

Concordia University Gym Expansion: Public Hearing

Curt Gielow introduced himself as Concordia University Ann Arbor’s campus CEO. He’s lived here for six months, moving to Ann Arbor from Wisconsin. Concordia in Ann Arbor is one of 10 Concordias in the country, he said. Other locations include Portland, Ore., Texas, southern California, the Bronx, Nebraska and Alabama. Concordia Wisconsin is the largest, with a student population of 8,000 in the small town of Mequon, north of Milwaukee. Gielow noted that he previously served as mayor of Mequon.

Members of the staff and design team for the Concordia University project. In the foreground is Curt Gielow, CEO of the Ann Arbor campus.

The Ann Arbor campus is one of the smallest of the 10 Concordias, which all are owned by the Lutheran Church – Missouri Synod.

The Ann Arbor campus is 50 years old, with three schools – business, education, and arts & sciences. Recently the campus has struggled financially, and within the last few years was near bankruptcy and closure, Gielow said. The church didn’t want that to happen, he added, because it felt there was a mission here. So church officials asked Concordia Wisconsin for a “helping hand,” he said.

Collaborations began a couple of years ago, culminating in a merger. So now the Ann Arbor campus is part of Concordia Wisconsin. So it’s one university with campuses in Ann Arbor and Wisconsin. Concordia’s Ann Arbor campus employs 110 people.

In the next few years, $10 million to $20 million will be invested in infrastructure and operating support to make the Ann Arbor campus viable, Gielow said. Today, there are 740 students and that’s not viable. They need to at least double their student enrollment over the next few years, he told commissioners.

Gielow said he previously served as dean of the School of Pharmacy at Concordia Wisconsin, and he was asked to come to Ann Arbor to be campus CEO. He’s been here since August of 2013. “We’ve got to be vigorous in our efforts to grow this university to a sustainable level,” he said. The projects that Concordia will bring before the planning commission in the next few years will focus on that need to grow. The campus needs to have between 1,200 to 1,400 students, he said, because it’s a tuition-driven operation. The campus gets no state or federal support – only tuition and donations.

Of the 740 current students, about 500 live on campus in 16 small dormitories that each house 32 students. “We think the economic impact of this university and sustaining this university in Ann Arbor is easily in excess of $10 million a year,” Gielow said. So he hoped that the city would allow Concordia to do the necessary things to grow.

As for the current project, Gielow said the addition to the gym would be built to match the look of the existing building. It’s not their intent to disrupt the neighbors, he said, and he thought there was unanimous support from neighbors for this effort. It won’t include any additional traffic. “I don’t think anybody wants this university to close,” Gielow said.

Cliff Mayer, the project’s architect, told commissioners that his firm has been working with Concordia Wisconsin for about 15 years. He noted that because the Ann Arbor campus was built in 1963, “everything that needs repair and replacement also goes [needs repair] at the same time.” They’re trying to be strategic about the work. The gym will be energy efficient, he said. He noted that his firm has saved the university’s Wisconsin campus $110,000 in annual energy costs through energy efficient construction, including well-insulated walls and state-of-the-art mechanical systems. It’s similar to the investments that will be made in Ann Arbor, he said. Mayer concluded by saying he was on hand to answer any questions.

Concordia University Gym Expansion: Commission Discussion

Sabra Briere asked about the anticipated growth of the campus, and wondered if the university will eventually build more dormitories. She also wanted to know if there would be more traffic because of the future expansion.

From left: Ann Arbor planning commissioners Diane Giannola and Bonnie Bona.

Curt Gielow reported that the existing dormitories are not full, so there’s some ability to take more on-campus students. He noted that in 2006-2007, the campus had about 1,100 students. Some students are commuters. “We just don’t know the mix of our new student base,” he said. For example, the campus is looking to grow its international student population, who would need housing.

Gielow noted that in the future, they might need to build another dormitory on campus. Much of the 187 acres that Concordia owns is available for growth, he said. “We have the significant advantage of space – and beautiful space on a beautiful river.”

He also reported that on the north side of Geddes, a football field is under construction now. Right now, Concordia plays its football games at Eastern Michigan University’s stadium and at Huron High School.

Bonnie Bona said she was very supportive of this project. She noted that she was raised in the Lutheran Church – Missouri Synod, and knows that the state offices are “across the road.” [The LCMS Michigan district offices are located at 3773 Geddes.]

Bona’s father worked for an organization called Creative Buildings out of Champaign-Urbana that built many Lutheran structures in the early 1960s, she said, so she particularly likes the architecture of these buildings.

Bona suggested that the city would be interested in working with Concordia’s Ann Arbor campus in its long-term master planning, rather than just responding to projects as they come up. It would be helpful for the community to give feedback on Concordia’s master plans, she said. Gielow indicated that Concordia would be happy to share its master planning with the city.

It’s important to integrate the campus with the city, as well as with the adjacent neighbors, Bona said, though there’s not a lot of development in that area.

Noting that Gielow had talked about getting Concordia to a sustainable level, Bona wondered how he would define that. “When we make money instead of losing it,” Gielow replied. This year, they’ll lose $3 million, he said, and Concordia Wisconsin won’t sustain those kinds of losses. So the emphasis is on growing student enrollment and courses. For example, he pointed to outreach centers in Frankenmuth and Dearborn as efforts to recruit adult students who want to complete college.

Planning commissioner and city councilmember Sabra Briere.

Gielow noted that because of a connection his son had, Gov. Rick Snyder had met with Concordia officials. Snyder is interested in early childhood education and nursing, Gielow said. Concordia can provide degree completion for RNs who want to get BSN degrees.

Gielow also reported that he’s talked with Washtenaw Community College about possible collaboration. WCC would like to see its students with associate degrees move on and get bachelor degrees, he said, and Concordia can help with that. So Concordia is doing outreach, Gielow said, but in the short term, the campus needs to stop losing money.

Bona then asked about parking. The zoning requires a minimum of 140 spaces – or five per classroom. There are currently 481 spaces, with plans to increase that number to 573. Cliff Mayer, the project’s architect, said that they’re not actually adding any parking. They’re just upgrading the gravel lot to the city’s standard of an asphalt lot, with bioswales and landscaping.

Bona wondered if the parking was primarily to accommodate visitors for athletic events. Mayer indicated that there’s sufficient parking for current needs, as well as to support some future growth. He noted that an additional gravel area is located on the north side of Geddes, next to the athletic field.

Bona then asked whether there’s any accommodation on campus for buses. She thought there might be opportunity to encourage more use of public transit. Gielow replied that he’s been talking to the Ann Arbor Area Transportation Authority about bringing a bus stop onto the campus. There’s an existing stop nearby on the north side of Geddes. He noted that if more students take the bus, the campus would have less need for parking.

Bona suggested that the campus might be a good location for a Zipcar.

Concordia University is a significant asset to the community, Bona said, so she’d support this project.

Ken Clein wondered whether the city should talk to the university about rezoning the site, rather than having to grant a special exception use for each project. City planner Jeff Kahan replied that this is how the city handles private colleges. Such uses are allowed by special exception in office districts and single-family residential districts. Kahan said the city staff believes the existing zoning is reasonable, and it’s reasonable to require that the university request a special exception use for each project.

City planner Jeff Kahan.

Clein asked about the building materials. Mayer indicated that the intent is to match and complement the shingles on the addition’s roof with the existing gym. They’re looking at a steel shingle with granules on it that complements the “architectural ambiance of the ’60s,” he said. Right now, it’s a cost consideration, however. Clein noted that in life-cycle costs, the steel shingles would be cheaper. Mayer agreed, but said it was a matter of budget priorities within the context of all the work that needs to be done.

Clein replied that in terms of the city’s sustainability efforts, a steel shingle would go over well. Mayer quipped: “Is there any funding available?”

Clein also clarified with Mayer that the gym’s mechanicals will be going in the lower level, and any rooftop mechanicals will be screened. In response to another query, Mayer said the construction follows LEED principles, including high energy-efficiency wall systems, insulated windows, solar orientation and other features. But Concordia won’t necessarily go through the expensive process of getting LEED certified, he said.

Responding to a question from Kirk Westphal, Mayer noted that the auxiliary gym will be using natural light to lower the need for lighting during the day. It doesn’t face “dead south,” he said, but that’s not really necessary for this purpose.

Westphal asked Kahan to describe the environmental impact of paving the gravel parking lot. Kahan replied that the existing gravel surface, which has been compacted for years, has about the same runoff coefficient as asphalt. Constructing a new parking area that includes bioswales, landscaping and detention is a net positive for that site, Kahan said.

Outcome: In separate votes, planning commissioners recommended approval of the site plan and authorized a special exception use for the project. The site plan will be forwarded to city council for consideration.

Staffing for Energy Office

City planner Jeff Kahan gave the staff report, noting that at the planning commission’s Feb. 20, 2014 meeting, chair Kirk Westphal had distributed a copy of a resolution 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. [.pdf of resolution]

The energy commission has requested that the planning commission support this resolution. An identical resolution was adopted by the city’s environmental commission on Feb. 27.

Kahan reported that the planning commission’s bylaws give guidance on this type of request. He pointed to two specific sections:

Article III. Purpose, Objectives, and Duties
…
Section 3. The Commission shall advise City Council on matters relating to the physical and environmental development of the City. Its recommendations shall consider the impact which such development shall have on the physical, social, economic, and environmental condition of the City.
…
Article V. Ethics and Conflicts of Interest
…
Section 11. The Commission or its individual members shall not intrude into the management of the City Planning and Development Services Unit or into those matters which are handled administratively within the service unit.

Kahan listed two options that the planning commission might consider: (1) adopting the same resolution that’s been passed by the energy and environmental commissions; or (2) passing a resolution of support.

It was the latter option that planning commissioners pursued:

The Ann Arbor City Planning Commission hereby supports the Energy Commission and Environmental Commission’s efforts to identify resourcing for the City’s community energy efficiency initiatives.

Staffing for Energy Office: Public Hearing

The only speaker for the public hearing on this item was Wayne Appleyard, chair of the city’s energy commission.

Wayne Appleyard, chair of the Ann Arbor energy commission.

Appleyard gave some background for this effort. Until two years ago, there had been two positions in the energy office. But the previous energy programs manager, Andrew Brix, left his job two years ago. That position remained vacant until earlier this year, when Nate Geisler, who’s been the city’s energy programs associate, was promoted to manager.

So the energy office is still short-staffed, Appleyard said, with an opening now for the energy programs associate.

On Dec. 17, 2012, the Ann Arbor city council unanimously adopted a climate action plan for the city. It states that the city should move very quickly to reduce greenhouse gas emissions, Appleyard said. Because municipal government operations only account for about 1.2% of total emissions in the city, the plan “requires a lot of work out in the community, and we need that second position filled in order to do that,” he said.

Climate change doesn’t wait, Appleyard added. “Greenhouse gases are cumulative, so the faster we can move to reduce our greenhouse gas emissions, the better off everybody’s going to be.”

He told commissioners that he was available to answer any questions.

Staffing for Energy Office: Commission Discussion

Bonnie Bona asked about the role of the open position. Prior to the period when one of the two energy office positions was vacant, had there been much outreach done to the community regarding greenhouse gas reduction? Wayne Appleyard said the energy office has always reached out to the community through events like the annual Green Fair, “but nothing really extensive.”

Appleyard noted that work has been ongoing, even though the office has been short-staffed for two years. But that’s primarily because the office has received grants to hire outside help. For example, the city’s property assessed clean energy (PACE) program – a financing program for energy efficiency projects on commercial properties – was only completed because the city used grant funding to hire an outside contractor. [That contractor was the Clean Energy Coalition (CEC), where Bona is employed.]

Planning commissioner Paras Parekh.

The climate action plan was just being developed when Andrew Brix left, Appleyard said. Again, grant funding allowed for the city to contract with the CEC to help move that plan forward. But a lot of work hasn’t been completed, he noted. For example, there’s an extensive appendix for the climate action plan that hasn’t yet been finished.

Bona clarified with Appleyard that the second position wasn’t eliminated by the city, but it just hadn’t been filled. Why wasn’t it filled when Brix left?

Sabra Briere speculated that it might be because the city left the position vacant in order to save money. “One way we have reduced the size of city government is through attrition,” she said.

Bona pointed out that the city had actually interviewed for the opening. That’s correct, Appleyard said. The city had interviewed candidates for the job and offered it to someone who ultimately decided not to take it. The job was then offered to another person, who also declined. At that point, he said, the process came to a halt and there was discussion about redefining the roles of the two positions.

Bona asked what would happen if the position was left vacant, and the city couldn’t pro-actively work on items in the climate action plan. Is there any way for the private sector to fill in, or is it something that only the city can do?

Appleyard replied by saying that over the past several years, the energy office has brought in over $600,000 in grant funding. “So it pays for itself, quite often,” he said. The problem with relying on grants and outside staffing is that it comes and goes, he added. The climate action plan is very ambitious and not easy to implement. “You don’t want to have boom-and-bust cycles of personnel,” he said. It’s essential to have consistent, ongoing staffing. He noted that when the office is short-staffed, some grant opportunities are missed.

Leaving the position vacant for financial reasons is shortsighted, Appleyard argued. He said that increasing energy efficiency in the community frees up money to spend on other things. When you buy electricity or natural gas, the money goes to businesses outside of the community, he said. But if residents are more energy efficient, they have more money to spend in this community. “All in all, it keeps a more vibrant community,” he said.

It’s also important to realize that with the effects of climate change, Appleyard said, “the more we can do to sort of hunker down, the better off we’ll be able to weather some of the problems that are happening.” Filling the second position in the energy office is important for that, too, he said.

A lot of people in the community are working on energy efficiency issues, in collaboration with the city, Appleyard said. A group called the Community Climate Partnership – which includes the nonprofit Ecology Center, some city staff, and energy commission members – are working on some of these issues, he said. [The Community Climate Partnership was awarded a $55,000 grant by the Funders' Network last fall. The project's description was "to build a Community Climate Partnership that brings together a cross-section of the community to implement the city’s Climate Action Plan and fosters broader community involvement and civic action around climate change."]

Planning commissioners Ken Clein, Diane Giannola and Bonnie Bona.

Appleyard noted that the work requires staff who are designated for these projects, not just volunteers.

Kirk Westphal said he didn’t recall that the planning commission has ever given formal advice on staffing issues. He said he didn’t have the wherewithal to know if this was the best use of resources at the city. Noting that the planning unit could use more staff, Westphal observed that the planning commission’s bylaws prevent it from advocating for staff within the planning unit. He said he was comfortable with the resolution of support, because it cuts across many of the goals in the climate action plan and sustainability framework. Promoting energy-efficient buildings might be the most efficient way to put money into residents’ pockets, he said.

Ken Clein noted that one of the premiums offered to developments in the downtown zoning districts relates to energy efficiency. There are also discussions about solar access, related to zoning. So it would be very helpful to have staff with relevant technical abilities to assist the commission and council in making decisions about energy-efficiency issues, he said. It would benefit developers as well as residents, he added.

In response to a query from Paras Parekh, Appleyard noted that the budget for the city’s next fiscal year – starting July 1, 2014 – is now being developed. If the vacant position is not filled, he said, then maybe it won’t be included in that budget.

Diane Giannola asked whether the planning commission, by passing this resolution, would be intruding into the management of its service unit – thereby violating its bylaws. Kahan clarified that the energy office is part of the city’s systems planning unit, not the planning and development services unit.

Bona pointed out that in order to make a recommendation of approval for this resolution, it needed six votes. She observed that only six of the nine planning commissioners were present. So to pass, it would need an affirmative vote from all commissioners who were present. [Absent were Eleanore Adenekan, Jeremy Peters and Wendy Woods.]

Bona said the most compelling aspect of the resolution is the urgency of the climate situation. These kinds of efforts take a long time to build momentum, she said. Citing the city’s PACE program, Bona called it a “real squandering of resources” to not keep programs running. It’s not just energy efficiency, she said, it’s financial efficiency.

If the city is at all serious about its climate action plan or sustainability, “this is the least we can do,” Bona said. “It’s possible that we need to do more, but let’s certainly not go backwards.”

Outcome: Commissioners voted unanimously to pass a resolution of support for hiring a full-time staff position in the city’s energy office.

After the vote, Sabra Briere – who also serves on the city council – said she’d felt uncomfortable voting on this item, because it was a request made to the council. She thought the request should be directed to the city administrator, who sets the budget. The council can amend the budget, she noted, but it would be best if the position were included by the administrator and assumed to be filled.

Communications & Commentary

Every meeting includes several opportunities for communications from planning staff and commissioners, as well as two opportunities for public commentary. Here are some highlights from March 4.

Communications & Commentary: Library Lane

Diane Giannola announced that she and Bonnie Bona would be bringing a resolution forward at the March 18 meeting related to the Library Lane site on South Fifth Avenue. At recent city council meetings, she noted, there’s been discussion about potentially selling the air rights above 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 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. [See Chronicle coverage: "Planning Group Advises Council on Y Lot."]

Sabra Briere, who also serves on city council, said she looked forward to reading the resolution, but she was concerned because the issue of the Library Lane site would likely be on the city council’s March 17 agenda. The next planning commission meeting is the following day, March 18.

Briere said that her understanding of councilmember Stephen Kunselman’s proposal is to direct the city administrator to hire a broker, and to go through the process that was done to put the former Y lot on the market. The goal of Kunselman’s resolution would be to set in motion a process to sell the air rights to the site, she said, which would allow a developer to build on it.

Giannola said that the timing would still work, because the planning commission’s resolution would be sent to council prior to any proposals for that site from developers.

Communications & Commentary: Public Commentary

Two students from Skyline High School, who are part of the school’s communication, media and public policy magnet, spoke during the first opportunity for public commentary, as part of a class assignment. They were accompanied by a third student, who did not address the commission.

Kirk Westphal and Bonnie Bona of the Ann Arbor planning commission talk to a Skyline High School student about the procedures for public commentary.

Tina Lee, a senior at Skyline, told commissioners that she’s been working with Eli Cooper, the city’s transportation program manager, on the Walk, Bike, Drive initiative. The program is designed to educate the public and make Ann Arbor more transit-oriented, bike friendly and pedestrian friendly, Lee said.

Jeremiah Clark continued the commentary, saying they’ve been working with Cooper on this program because each year, road-related deaths are increasing. According to the Centers for Disease Control, he said, road injuries account for 1.3 million deaths – or 2.3% of deaths nationwide. These incidents can be prevented if everyone follows the driving, walking, biking guidelines, he said.

Lee spoke again, noting that Ann Arbor spends $10,000 annually on the Safe Streets and Sidewalks (A2S3) campaign. It includes ads on buses, a website, vehicle stickers, media alerts and public events, she said. Even though Ann Arbor is ranked as the third-safest town in the country for pedestrians, Lee said, it’s still a problem. She urged residents to be patient, cautious and responsible “for not only ourselves, but everyone on the road. Let’s all make Ann Arbor a more walk-friendly, bike-friendly and transit-oriented city.”

Communications & Commentary: Ordinance Revisions Committee

Bonnie Bona gave a report from the planning commission’s ordinance revisions committee (ORC), which met immediately prior to the commission’s regular meeting on March 4. The focus of their work was on developing ordinance language for the downtown zoning recommendations. [See Chronicle coverage: "Council Moves on Downtown Zoning Revisions."] The first ordinance revisions that will be coming to the planning commission relate to rezoning the property at 425 S. Main – the southeast corner of Main and William. [The recommendation was to downzone the property from D1 to D2, and to establish a maximum height of 60 feet for D2 zoning in the Main Street Character District.] “We’ll keep chipping away at those recommendations, but that one was the first,” she said.

The ORC is also working on a revised version of an ordinance that regulates drive-thrus, Bona reported. It had originally been drafted in 2007, she said.

Communications & Commentary: DDA

Ken Clein, who represents the planning commission on the partnerships committee of the Ann Arbor Downtown Development Authority, reported that the DDA is kicking off its streetscape framework project, and has asked that someone on the planning commission be part of that effort. [The DDA board authorized a $200,000 contract for development of a streetscape framework plan at its Nov. 6, 2013 meeting.] Clein said that cities like San Francisco and Portland, Ore., have been successful with similar projects.

Communications & Commentary: City Commissions

Kirk Westphal, the planning commission’s chair, reported that he and Ken Clein recently met with representatives from the energy, environmental and park advisory commissions to give updates on what each of those commissions is doing, and how the work plans for these commissions relate to the city’s sustainability framework. There was interest in the planning commission’s work related to revising the downtown development premiums, he said. “That seems to be one that ties together all the commissions, and I’m sure there will be a public process around that.”

Other topics discussed at that joint meeting included a community solar project and neighborhood mini-grants, Westphal said.

Present: Bonnie Bona, Sabra Briere, Ken Clein, Diane Giannola, Paras Parekh, Kirk Westphal. Also: City planner Jeff Kahan.

Absent: Eleanore Adenekan, Jeremy Peters, Wendy Woods.

Next meeting: Tuesday, March 18, 2014 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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Chart showing projected greenhouse gas emissions if the city of Ann Arbor does nothing, compared to enacting steps outlined in the climate action plan, which was adopted by the city council at its Dec. 17, 2012 meeting.

The council approved two grant applications for future development of at least part of the city-owned property at 721 N. Main St. as a park. It’s seen as an element of a future Allen Creek greenway that would arc northward along the railroad tracks, starting from the East Stadium bridges to the Huron River. The applications were for unspecified amounts from the Michigan Natural Resources Trust Fund (MNRTF) and the Washtenaw County parks & recreation Connecting Communities program. Last year the city received two $300,000 grants from the MNRTF – for the future skatepark at Veterans Memorial Park, and for renovations to the boating facilities at Gallup Park.

The current grant applications came in the general context of an initial recommendation made by a council-appointed task force that has been meeting since the summer. That task force has a much broader geographic charge, which includes the North Main corridor, extending eastward to the Huron River and over to the MichCon property. The task force is due to make recommendations to the council on that broader area by the summer of 2013. However, the group was asked to weigh-in specifically on the 721 N. Main property by the end of this year – because of the grant application deadlines.

The North Main task force had been appointed at the same May 7, 2012 meeting when the council had heard from representatives of 555 Nonprofit Gallery and Studios on the physical survey work necessary for another city-owned property – at 415 W. Washington. At least part of that property is also envisioned as part of a future Allen Creek greenway. After appropriating $50,000 for physical testing at its July 16, 2012 meeting, the council on Dec. 17 allocated another $32,583 after bids came back.

In addition to green space, the council’s Dec. 17 agenda included two “green” resolutions – one that adopted a climate action plan and the other calling on the U.S. Environmental Protection Agency to enforce the Clean Air Act. Ann Arbor’s climate action plan calls for a reduction in greenhouse gas (GHG) emissions of 8% by 2015, 25% by 2025, and 90% by 2050. The reductions are compared to baseline levels measured in the year 2000. The action steps identified in the climate action plan are divided into four main categories: energy and buildings; land use and access; resource management; community and health. Those categories align with the city’s sustainability framework. The plan is also coordinated with a similar effort by the University of Michigan.

Other business handled by the council included another request to the Washtenaw County water resources commissioner’s office in connection with stormwater infrastructure for a street reconstruction project. The petition requested an application for $1.4 million in low-interest loans for a three-year project in the Platt-Packard neighborhood. Also connected to bricks-and-mortar infrastructure was an additional allocation of about $148,000 for the 2012 sidewalk repair and ramp installation program – the first year of a five-year cycle, corresponding to a millage approved by voters in 2011. The total mount of the 2012 sidewalk program was about $965,000.

The council also gave its recommendation to grant a micro brewer license to Biercamp Artisan Sausage & Jerky, a retail shop located at 1643 S. State St.

Initial approval was given by the council for a revision to the city’s ordinance regulating parking on front lawns. The change will make it easier to make arrangements for events other than University of Michigan football games.

And the council approved a $90,000 project budget that will allow for documents to be submitted digitally to the planning and development department. The project includes a public kiosk for reviewing plans.

The council also heard its typical range of public commentary, with topics including pedestrian safety, towing, and Palestinian rights.

721 N. Main Grants

The city-owned parcel at 721 N. Main was the subject of two grant applications the council was asked to consider. One application was for a Michigan Natural Resources Trust Fund grant. The other was to the Washtenaw County parks and recreation commission’s Connecting Communities program.

The city considers its proposal for 721 N. Main to be a strong candidate for the Connecting Communities grant, because it incorporates paths and trails through the site that could potentially be extended to connect to the cross-county Border-to-Border Trail.

The conceptual site plan includes the following: (1) open space on the floodway portion of the site; (2) using the floodway portion of the site for stormwater management; (3) making a trail connection from Felch and Summit streets to encourage future connections to the Border‐to‐Border Trail, by looping a trail through the site; (4) areas not identified as lawn, stormwater management, or other use are assumed to be a native prairie-type landscape; (5) interpretive elements will be included; (6) parking is proposed to be provided off Summit, outside of the floodplain – parking is prohibited in the floodway; and (7) recommendations for future use of the existing building will be based on additional research.

A conceptual site plan for 721 N. Main St. The top of this image is oriented west.

The recommendation to apply for the grants stems from the work of a task force appointed by the city council at its May 7, 2012 meeting, to study an area much broader than just the 721 N. Main site. The larger area includes the North Main corridor, extending to the Huron River and including the MichCon property. The connections from 721 N. Main to the Border-to-Border Trail might be given a clearer vision when the task force delivers its recommendation to the city council in the summer of 2013. The task force was asked to provide a recommendation on the 721 N. Main site earlier than that, due to grant application deadlines.

The Connecting Communities grant application is due by the end of the year, while the Michigan Natural Resources Trust Fund Grant is due April 1, 2013. Historically, Ann Arbor has competed successfully for the statewide grants, last year receiving two MNRTF grants, each for $300,000. One was for renovations to the Gallup Park boating facilities, and the other was for the skatepark to be built in Veterans Memorial Park. Construction on the skatepark is expected to begin in the spring of 2013.

Since 1976, the MNRTF has awarded about $0.4 billion statewide. Of that, about $19 million (4.4%) has been awarded to projects in Washtenaw County. Of the projects in Washtenaw County, those in the city of Ann Arbor have received $6.4 million (32.3%). [.jpg of pie chart of statewide NRTF allocations by county] [.jpg of pie chart of countywide NRTF allocations by jurisdiction]

721 N. Main Grants: Public Comment

Bob Galardi thanked councilmembers for their service. He introduced himself as the president of Allen Creek Greenway Conservancy. He supported the grant applications. The grant money would enable transformation of the floodway portion of the 721 N. Main property into a segment of the Allen Creek greenway, he said. The conservancy considers the 721 N. Main project as a first step to create the greenway, he continued – from the newly reconstructed bridges at East Stadium and South State north to the Huron River. It’s consistent with a prior city council resolution [Aug. 15, 2012] indicating the floodway portions of the 721 N. Main site should be a part of a future greenway.

Alice Ralph and Bob Galardi sat in the audience before the city council’s Dec. 17 meeting started. Both addressed the council in support of the 721 N. Main resolutions. Ralph focused on the city’s climate action plan and also talked about the role of the city’s 415 W. Washington site. Both are board members of the Allen Creek Greenway Conservancy. (Photos by the writer.)

The development of the 721 N. Main site will be integral in connecting the existing Border-to-Border Trail to downtown Ann Arbor, Galardi said. The branch will be a key element in the development of the greenway’s master plan. After the work is done on the 721 N. Main property, he said, it would be a real and inspiring place for people to experience the greenway. And that experience people have will generate support for future greenway work. Among the benefits Galardi listed for the greenway were: space for safe, off-street non-motorized traffic; recreational space; a connector to great commercial and residential offerings; responsible floodway management; and economic benefits.

721 N. Main Grants: Council Deliberations

During communications time, Mike Anglin (Ward 5) began the deliberations on the resolutions concerning the grant applications. He traced people’s interest in the idea of a greenway back to the 1970s. It’s moving slowly, but it’s still moving forward and has momentum, he said.

When the council reached the items on the agenda, mayor John Hieftje added some background on the 415 W. Washington city-owned site, which had been the focus for a couple of years of work by the greenway and arts communities. Out of that work came the idea of trying to start with the city-owned 721 N. Main site. He said that the 721 N. Main site was more likely to win a grant from the Natural Resources Trust Fund.

Hieftje pointed out the connection to the rest of the county through the potential to Border-to-Border Trail. It’s an important step toward realizing the dream of the greenway, he said. He indicated that next year he hoped that 415 W. Washington would be the next candidate for development as part of the greenway.

Christopher Taylor (Ward 3) – who with Mike Anglin (Ward 5) represents the council on the park advisory commission (PAC) – noted that PAC had been fully briefed and is in support of the applications. [See Chronicle coverage: "Grant Applications Recommended for 721 N. Main."]

Sumi Kailasapathy (Ward 1) asked how much money the city was applying for. Hieftje indicated that it would be $300,000 from the Natural Resources Trust Fund. Sumedh Bahl, the city’s community services area administrator, was less specific, saying that the budget for the project was still being estimated. He described how the Connecting Communities grant would be used to provide matching funds for the Natural Resources Trust Fund.

Outcome: The council approved the two grant applications on two separate unanimous votes.

415 W. Washington Study – More Funds

The council was asked to authorize an additional $32,583 for the study of the city-owned property at 415 W. Washington from the general fund balance reserve. The authorization included contracts with Tetra Tech Geo for $44,498 (environmental investigation) and Rueter & Associates for $26,935 (historic structure assessment).

The council had previously authorized $50,000 for physical testing of the property. That vote had come at the council’s July 16, 2012 meeting.

The 415 W. Washington property, with its three buildings, was previously used by the city as a vehicle maintenance facility, before the construction of the Wheeler Service Center south of town on Stone School Road.

The council received a presentation at its May 7, 2012 meeting from representatives of 555 Nonprofit Gallery and Studios on the physical survey work. The 555 group has assumed responsibility for the art community’s component of an initiative established by the city council on Feb. 1, 2010 to explore a collaboration between the greenway and art communities for adaptive reuse of the property. The 555 group stepped in when the Arts Alliance could no longer devote staff time to the project. Prior to that initiative, the city had gone through an RFP (request for proposals) process for the property that did not lead to the selection of any of the three proposals that were submitted.

415 W. Washington: Public Commentary

Alice Ralph introduced herself as a Ward 3 resident on East Stadium. She was speaking as an individual, but noted she serves on the Allen Creek Greenway Conservancy board of directors. She was there to support the two resolutions that she described as steps toward a more sustainable Ann Arbor: adoption of the climate action plan, and the additional expenditure of money to do testing on the 415 W. Washington site.

The climate action plan demonstrates community support for meeting the challenges of climate change, she said. It includes reducing energy consumption, diversifying our energy and transportation choices, and improving the performance of existing and new housing stock, among other goals.

The work on the 415 W. Washington site will complete work that’s preliminary to the development of the floodway portion of the site, she noted. The investigations will also facilitate the dispositions of the buildings, which are mostly on non-floodway properties.

Both are good steps for a sustainable Ann Arbor, Ralph said, and they fit nicely together with the grant applications for 721 N. Main.

415 W. Washington: Council Deliberations

Mayor John Hieftje noted that because the resolution altered the city budget, the vote required an eight-vote majority, and that’s how many councilmembers were present. [Sabra Briere (Ward 1), Margie Teall (Ward 4), and Marcia Higgins (Ward 4) were absent.]

Jane Lumm (Ward 2) said she felt that taking funds from the general fund balance should be infrequent. However, she felt that in this case it was appropriate.

Hieftje concurred with Lumm, saying no matter what happens to the buildings [rehabbing or demolition] the information is needed.

Outcome: The council unanimously approved the additional allocation for testing and study of the 415 W. Washington site.

Climate Action Plan, Clean Air Act

The council was asked to adopt a climate action plan for the city.

Also at the meeting, the council considered a separate resolution that urges the administrator of the U.S. Environmental Protection Agency to enforce the Clean Air Act. A 2007 U.S. Supreme Court case gave the EPA the authority to regulate emission of greenhouse gases (GHGs) as pollutants – such as water vapor (H2O), carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O) and ozone (O3).

Ann Arbor’s climate action plan calls for a reduction in GHG emissions of 8% by 2015, 25% by 2025, and 90% by 2050. The reductions are compared to baseline levels measured in the year 2000. The action steps identified in the climate action plan are divided into four main categories: energy and buildings; land use and access; resource management; and community and health. Those categories align with the city’s sustainability framework. The plan is also coordinated with a similar effort by the University of Michigan.

Examples of the 84 separate individual actions include: weatherizing existing housing stock; creating a program that provides incentives to employees and residents who choose to live within two miles of their job; increasing residential and commercial greywater use; and implementing a community net-zero energy home building/renovation contest. According to the staff memo accompanying the resolution, adoption of the climate action plan does not commit the city to expenditures or other obligations.

The climate action plan was recommended for adoption by the city planning commission at its Nov. 20, 2012 meeting. It had also been recommended by the city’s energy and environmental commissions. The energy commission had initiated the project, forming a task force in August 2011 to develop the plan.

Climate Action, Clean Air: Public Comment

Susan Hutton spoke in support of adopting the climate action plan, noting that she serves on the city’s environmental commission. The city’s task is to lead by example, she said, providing residents and businesses with resources they need to achieve the city’s goals. She encouraged the council to adopt and implement the action steps in the plan. The city itself only generates 3% of the greenhouse gas emissions of the community, she said. The rest comes from residents, businesses and the University of Michigan.

So even if the city “knocks every one of its goals out of the park,” Hutton said, if the rest of us don’t do our share, the plan’s goals won’t be met. We need to understand what we ourselves need to do, she said. The plan indicates a 90% reduction by 2050, she noted. Hutton said she needs to know what she should do to help achieve that 90% goal. She asked if every resident adopting a home composting program would be enough, or if we’d need to put solar arrays on our roofs, or replace our cars with electric vehicles. She mentioned a report that suggested that global temperatures could rise by as much as 7 degrees Fahrenheit by the end of the century. She raised the possibility that extreme weather events could become more frequent. She compared the cost of investments in reducing greenhouse gas emissions to the clean-up costs from a major storm.

Wayne Appleyard introduced himself as the current chair of the city’s energy commission. He urged councilmembers to vote for the adoption of the climate action plan – saying that he was hoping for a unanimous vote. He noted that the plan is a lengthy document, which includes 84 separate actions. Climate change is real and it’s happening now, he said, and we need to do what we can now to limit its impact. He quoted from David Orr, a professor of environmental studies at Oberlin College, in support of the idea that “climate change” isn’t a strong enough term, saying that “climate destabilization” is more appropriate:

The capacity and apparent willingness of humankind to destabilize the climate conditions that made civilization possible is the issue of our time; all others pale by comparison. Beyond some unknown threshold of irreversible and irrevocable changes driven by carbon cycle feedbacks, climate destabilization will lead to a war of all against all, a brutal scramble for food, water, dry land, and safety. Sheer survival will outweigh every other consideration of decency, order, and mutual sympathy. Climate destabilization will amplify other problems caused by population growth, global poverty, the spread of weapons of mass destruction…

Appleyard noted that approving the plan doesn’t commit the council to any expenditures.

Clean Air: Council Deliberations

Chuck Warpehoski (Ward 5) noted that the Clean Air Act resolution came from the environmental commission (EC). He and the resolution’s co-sponsor, Sabra Briere (Ward 1), serve as the city council’s representatives to that body. Warpehoski said the EC had been looking at the issue for quite some time. Ann Arbor would be joining communities across the county to ask the Obama administration to use the authority it has under the Clean Air Act to regulate greenhouse gases.

He characterized the resolution and the climate action plan, which the council had later on its agenda, as additional steps in a long history of actions that Ann Arbor is taking. But Ann Arbor recognizes that a global problem like climate change is more than the city can handle on its own. National and international leadership is required, he said, as well as local leadership.

Jane Lumm (Ward 2) ventured that another “resolved” clause would be useful to direct the city administrator to forward the resolution to someone in the federal government. Warpehoski felt that the resolution didn’t necessarily need such a clause, but allowed that it’d be helpful to have one.

Mayor John Hieftje indicated that some standard language could be added on a friendly basis, without requiring a vote. Hieftje said he was happy to see the resolution and to vote for it. “Every little bit helps,” he said. He hoped that the elected representatives to Congress from this area would pay attention to the resolution, as would perhaps someone at the EPA.

Outcome: The resolution on the Clean Air Act was unanimously approved.

Climate Action: Council Deliberations

Mayor John Hieftje indicated that he felt the people who’d spoken during public commentary had explained it very well – representatives from the environmental commission and the energy commission. It’s been talked about by those commissions and it was now before the council, he said.

Jane Lumm (Ward 2) expressed her support for the plan, which sets a lot of targets. She thought it’s appropriate to set those goals. But she cautioned that the challenge will be in the plan’s implementation, which will require balancing trade-offs of the multiple priorities of city government. She was encouraged to see the mid-range goal of 25% reduction, which was aligned with the University of Michigan’s goal. The aggressive target of 90% would require implementation of almost all of the more than 80 actions, she observed. That would require large investments from various organizations, including residents and taxpayers.

Sally Petersen (Ward 2) and Jane Lumm (Ward 2).

Lumm asked city environmental coordinator Matt Naud to answer some questions. She noted that after the council’s work session on the issue, she’d asked about the cost implications. She asked Naud to explain how the costs and benefits are calculated for the CO2 reductions – saying that some of the dollar amounts are negative. Naud explained that some of the actions can be implemented without spending any money, so that meant the carbon reduction cost is negative. If you invest in energy efficiency, it can pay for itself, he said. Certain items will cost something, he said.

The city will continue to evaluate where the opportunities are, Naud said. The city is in discussions with utility companies, which want to install solar photovoltaics, potentially on city property. That could generate cash for the city, which could be re-invested in additional installations that could be used for the city’s own energy needs. As the market changes, Naud said, the city would continue to monitor things so sensible investments could be made to meet the goals in the climate action plan.

Responding to another question from Lumm, Naud described the next step as going back to work with the energy commission and staff to talk about which steps will give the city “the biggest bang for the buck” in the immediate future. Whatever is developed as a proposal would be brought back for approval by the city council, he said.

Responding to further questions from Lumm, Naud explained that “no regrets” steps are “things we would do anyway,” which would have significant climate benefits. For example, Naud said, $250 million is spent citywide on natural gas electricity – and about 10% of that could be saved with caulk. If the University of Michigan is $110 million of that, that’s $140 million for businesses and residents. So saving 10% would translate into putting $14 million back into the local economy, Naud concluded. But that is also a huge greenhouse gas reduction, he said. So that’s a “no regrets” option, whether you believe in climate change or not, he said.

It’s also important to integrate the most recent climate science, Naud said. He mentioned the Great Lakes Integrated Sciences and Assessments as having some of the smartest climate scientists in the country. But they don’t necessarily understand the questions a municipality might have. As an example, he said that the city builds the stormwater system to handle a 10-year storm. Or the floodplain is regulated to contend with a 100-year storm. The city needs to know what a 100-year storm looks like in 2025, Naud said. So it’s important to work with climate scientists to make clear those specific information needs.

Hieftje reminded the council that in 2005 he’d made a green energy challenge, which called for the city to achieve 15% renewable energy by 2010. The energy commission had increased that target to 20%, he said. That target had been missed by a bit, he said, but had been achieved by 2011. He noted that conservation was the city’s key strategy. The next challenge, he said, would be to get residents citywide involved in the effort.

Outcome: The council unanimously approved the adoption of the climate action plan.

Stormwater Petition: Springwater

The council was asked to authorize a request of the Washtenaw County water resources commissioner to apply $1.45 million in state revolving fund loans. It’s part of a street reconstruction project in the Springwater subdivision – with an overall project cost of $5.17 million.

The general location of the area is Platt and Packard roads. Streets that are part of the project include Nordman Road, Butternut Street, Springbrook Avenue, and Redwood Avenue.

The street reconstruction will use a traditional asphalt surface, but the management of stormwater will be achieved through oversized stormwater pipes. Construction is expected to start in late 2013 and will last three years. Sanitary sewer issues will also be addressed as part of the project.

Reimbursement from the city’s stormwater fund to the office of the water resources commissioner will be in installments of $88,677 per year. This petition made by Ann Arbor to the water resources commissioner comes after the council’s approval of three similar petitions, for other areas of the city, at its Dec. 3, 2012 meeting.

Outcome: The council approved the petition without discussion.

More Money Approved for Sidewalk Repair

The council was asked to authorize another $147,962 for repair of sidewalks and construction of ramps in accordance with the Americans with Disabilities Act. The vote to approve the change order brought the total contract with Doan Construction Co. for the 2012 program to $964,991. [.pdf of map showing areas where work was done]

The funding source being tapped is the sidewalk repair millage, which was approved by voters in November 2011.

Outcome: The council approved the authorization without discussion.

Micro Brewer License for Biercamp

The council was asked to consider a recommendation that Biercamp Artisan Sausage & Jerky, a retail shop located at 1643 S. State St., be granted a micro brewer liquor license.

According to the staff memo accompanying the resolution, Biercamp intends to brew small batches of beer in growlers for off-site consumption to complement their artisan meats. A micro brewer license limits the amount of beer produced to no more than 30,000 barrels per year. A barrel is 31 gallons.

The owners of Biercamp had previously hoped for a rezoning of the parcel to allow for the sale of more products not manufactured on site. That rezoning request was ultimately denied by the city council at its Feb. 21, 2012 meeting.

Biercamp: Council Deliberations

Mike Anglin (Ward 5) noted at the council’s Dec. 10 planning session, the topic of increased economic development had been discussed. The recommendation of the micro brewer license was an example of facilitating economic development, he said. He observed that Biercamp was not asking for a subsidy.

Sally Petersen (Ward 2)

Chuck Warpehoski (Ward 5) said he’d support the recommendation for a micro brewer license, adding that if Biercamp’s beer is as good as their jerky and sausage, he couldn’t wait to try it. Jane Lumm (Ward 2), who serves on the council’s liquor license review committee, noted that the application indicates Biercamp will be brewing “small batches,” and ventured that it sounded like something everyone will want to check out.

Sally Petersen (Ward 2) asked if anyone knew what a “growler” is – it had been mentioned in the staff memo. Mayor John Hieftje explained that it’s a container for beer. [A standard size is a half-gallon.] Hieftje offered a description of Ann Arbor residents of German heritage, who in the past would order a pail of beer to take home.

Outcome: The council voted unanimously to recommend Biercamp for the micro brewer license.

More Front Yard Parking

The council was asked to consider a more flexible local ordinance regulating the ability of residents to park cars in their front yards.

The change in local law, if given final approval at a future council meeting, would allow the city council to establish “special event dates” for temporary front open space parking. The current ordinance allows people to use their front yards for parking for University of Michigan football games. The ordinance change includes a provision explicitly to include “scrimmages,” which will accommodate the annual spring game.

The ordinance change was motivated part by the possibility that UM football stadium events might in the future not necessarily be restricted to football games. For example, a National Hockey League game, between the Detroit Red Wings and the Toronto Maple Leafs, had been scheduled for Jan. 1, 2013 at Michigan Stadium. It was canceled earlier this year due to ongoing labor disputes between the NHL and its players’ association.

The city planning commission recommended approval of the change at its Nov. 7, 2012 meeting.

Outcome: The council voted, without deliberations, to give the ordinance changes initial approval. Final approval will come at a future meeting after a public hearing.

Digital Plan Submission Software/Hardware

The council was asked to authorize a $61,000 contract with CRW Systems Inc. in a total project budget of $90,000 for implementing a digital system to submit plans to the city’s planning and development department. The budget includes a kiosk for public viewing of documents and large-screen monitors.

During deliberations, Jane Lumm (Ward 2) said she felt that the switch to digital plan submission made sense, but wondered if there’d been any resistance from those who have to submit plans. City planning manager Wendy Rampson described it as actually quite a “hassle” for people to put the plans in paper form. The city has heard from some people that they’d prefer the city not post AutoCAD files – out of concerns for proprietary information. Files in .pdf form should be adequate, she said, and that format also gives citizens better access.

Sumi Kailasapathy (Ward 1) asked if there were specific cost savings associated with the change. Sumedh Bahl, community services area administrator, gave as an example that when the city planning staff makes comments on drawings, someone has to transcribe the comments onto another set of drawings – which is a manual process with paper drawings, he explained. If a project undergoes 2-3 reviews, someone has to do it over and over. With this software the council was authorizing, he explained, you type it once and it’s done. Another example he gave was that for commercial buildings, the drawings have to be available for the life of the structure. By changing to a digital format, much less space will be required for the physical storage of the drawings.

Outcome: The council approved the digital plan submission item on a unanimous vote.

Communications and Comment

Every city council agenda contains multiple slots for city councilmembers and the city administrator to give updates or make announcements about important issues that are coming before the city council. And every meeting typically includes public commentary on subjects not necessarily on the agenda.

Comm/Comm: Video Surveillance

During communications time at the end of the meeting, Chuck Warpehoski (Ward 5) alerted other councilmembers to an ordinance that he and Mike Anglin (Ward 5) would be bringing forward to regulate the use of video surveillance.

Left to right: Mike Anglin (Ward 5) and city administrator Steve Powers share a laugh before the Dec. 17 meeting started.

Warpehoski said that the Ann Arbor police department doesn’t currently use that technique, but there’d been some concerns in other communities. So the city’s human rights commission had been working to craft a legal framework that respects privacy concerns. The city’s legal staff is still putting the final touches on the ordinance language, he said.

By way of additional background, former Ward 1 councilmember Sandi Smith had announced at a council meeting over a year ago, on Aug. 4, 2011, that she’d be bringing a video surveillance ordinance for consideration at the council’s Sept. 6, 2011 meeting. And a year before that she’d indicated the human rights commission would be working on the issue.

Comm/Comm: Towing

During communications time at the end of the meeting, Chuck Warpehoski (Ward 5) said that after the council had enacted a revision to the city’s towing ordinance – which makes it more straightforward for cars to be towed that are being stored on city streets without being moved – he’d heard from constituents with a question: What happens when I go on vacation?

Warpehoski reported that Ann Arbor chief of police John Seto had advised him and Mike Anglin (Ward 5) that residents can contact the community standards department before leaving to alert the department of their planned vacation. Community standards employees would then either not ticket or delay the enforcement cycle. He compared it to asking the post office to hold your mail.

During public commentary at the start of the meeting, a different type of towing was discussed – when someone parks in a private lot that has a contract with a towing company. Lon Cooke told the council he’d built a house and moved into the area about a year and half ago. [After the meeting, Cooke told The Chronicle he'd moved from North Dakota, to be near family.] He lives on Scio Church Road, west of Zeeb Road, he said, and he often comes into town to go to the market and to shop. He described a recent visit to Kerrytown and to Treasure Mart, when he’d parked in a vacant lot.

After about 15 minutes, Cooke’s car was towed. He didn’t know who had towed the car or who to contact. Eventually they learned that Glen-Ann Towing had towed it. He had to go to the Glen-Ann office to pay the charges: $120 for the towing; $65 for the jacks; a $7 surcharge; a $40 release fee and $30 administrative fees; and $20 for storage. That was $282 that had to be paid in cash, he reported. So he had to go to an ATM. The driver of the wrecker, he said, told him there’s a “fleet of wreckers” from that firm and another firm that patrolled the area targeting potential cars that could be towed. He characterized it as a predatory situation. Cooke indicated he wouldn’t come downtown to Ann Arbor to shop until the situation is rectified.

Comm/Comm: Crosswalk Behavior

During communications time at the end of the meeting, Sumi Kailasapathy (Ward 1) said she was happy to receive an email from city administrator Steve Powers about enforcement of the crosswalk ordinance near schools. If a community can’t take care of its children, nothing really matters, she said.

During public commentary at the conclusion of the meeting, Michael Benson spoke about the issue of pedestrian behavior at crosswalks. Based on his observations at the rapid flashing beacons that the city has installed along Plymouth Road, when pedestrians activate the beacons, the signals immediately begin flashing – there’s no delay between activation and flashing, he said. That led to pedestrians entering the crosswalk immediately, assuming they could cross safely. He suggested that the blinking be delayed slightly after activation, which might cause pedestrians to pause before entering the cross walk.

And Kathy Griswold used the council’s agenda item on the approval of the $148,000 for the sidewalk program as an occasion to advocate for a range of pedestrian safety issues. She asked the council to balance out its funding for transit. Transit begins at the sidewalk, she said, not at the railroad tracks or the bus stop. If we want people to use transit, she said, then non-motorized transportation funding needs to be provided. She’d just attended a meeting about the non-motorized transportation plan review. She had reviewed the proposed update of the plan for 2012 and reported that “I have to say, I’m incensed. I’m so angry.” She was angry because the funding mechanism identified is Safe Routes to School, she said. Ann Arbor is a wealthy community – with money to plan for buses and trains. So she said “it’s time we thought about our children.” Some children are walking in the dark to school without sidewalks, she said.

She questioned the appropriateness of using “Pedestrians Rule” as a motto in educational material, because they don’t rule, she said. She felt the use of such material was a result of excluding traffic and transportation engineers from participation in the development of such material. She contended that signage at crosswalks is inconsistent with the crosswalk ordinance. [The signs admonish motorists to stop for pedestrians in the crosswalk. That's what Ann Arbor's ordinance requires. It also requires that motorists stop and "yield the right-of-way to any pedestrian stopped at the curb, curb line or ramp leading to a crosswalk."] Griswold also complained that the city is not enforcing sight-distance ordinances at crosswalks.

Comm/Comm: Palestinian Rights

Henry Herskovitz reported that he’d read in December’s Washtenaw Jewish News an article with the headline: “Interfaith Council for Peace and Justice condemns synagogue protests.” [.pdf of WJN article] [Herskovitz participates in the weekly demonstrations near the Beth Israel Congregation. Ward 5 councilmember Chuck Warpehoski is the executive director of the Interfaith Council for Peace and Justice.]

In a previous issue of the Jewish News, Henry Brysk had criticized Warpehoski, who was then a candidate for city council, calling him a “‘nuanced anti-Zionist’ as if that’s a bad thing,” Herskovitz said. Herskovitz quoted from the piece by Brysk: “The ICPJ has refused to condemn the Herskovite harassment of Beth Israel Congregation …” Herskovitz indicated that he felt there’s a cause-and-effect relationship between the Brysk’s criticism of Warpehoski and the ICPJ’s condemnation of the demonstrations. [.pdf of Brysk's letter in WJN, published in the summer 2012 issue]

Herskovitz stated that it was unfortunate that the Jewish community in Ann Arbor wielded more power than its relative percentage of the population. Herskovitz drew a comparison of cause-and-effect from eight years ago, when the council and the mayor received a letter from Barry Gross complaining about the council’s lack of action about the weekly demonstrations. Herskovitz quoted from the letter: “The time when your silence was acceptable is long past. The 470 family units in our congregation virtually all live in Ann Arbor. We are avid voters. We are watching closely for your response.” A short time later, the council passed a resolution condemning the weekly demonstrations, Herskovitz said.

Herskovitz noted that the previous month new councilmembers had been sworn into office. That oath includes a promise to uphold the U.S. Constitution, which includes the right of free speech. He indicated that he thought the council was abdicating its responsibility to uphold the Constitution, based on “bullying tactics of a small but powerful group.” He asked the council to remember its oath to uphold the Constitution.

Blaine Coleman began by stating, “Ann Arbor city council must boycott Israel at last.” Chuck Warpehoski had won election to the council, because he heads a well-known peace group [ICPJ], Coleman contended. The ICPJ had voted for a resolution urging the city to divest from the Israeli military. However, since being elected, Warpehoski has not abided by the ICPJ’s resolution, he said, and had instead become the “opposite of a peace activist.” Warpehoski has not said one word to defend the people of Gaza, Coleman said.

Chuck Warpehoski (Ward 5)

Since his election, Warpehoski has apparently forgotten how to pronounce the word “Palestine,” Coleman said. Coleman accused Warpehoski of joining the Israeli war effort against Palestine by denouncing the only Palestinian rights vigil in Ann Arbor. Since election to the council, Coleman contended, Warpehoski is “all over AnnArbor.com denouncing the Palestine vigils, and he won’t shut up about it.”

Coleman indicated that he felt Warpehoski is acting increasingly like a “racist coward.” He called on Warpehoski to change quickly or quit the council. Coleman described the demonstrators Warpehoski had condemned as “peaceful vigilers for Palestinian rights … silently holding signs against Israeli atrocities on Washtenaw Avenue.” He noted that the demonstrations are entering their 10th year. He described some of them as leaning on canes due to age and infirmity.

By way of additional background, over a year ago Coleman filed suit, represented by the ACLU, against the Ann Arbor Transportation Authority for rejecting a proposed anti-Israel advertisement for the sides of its buses. The court ruled in favor of Coleman’s request for a preliminary injunction, but the nature of the relief was not to force the AATA to place the ad. The AATA has revised its advertising policy, and the court has ordered the AATA to reconsider the original ad or a revised one. In an email sent to The Chronicle by Daniel Korobkin, the ACLU attorney on the case, he indicated that the ad to be re-submitted will be the same as the original ad.

Comm/Comm: Kuhnke Thanked

Carol Kuhnke, judge-elect of the 22nd circuit court, was presented with a proclamation honoring her 13 years of service to the city – on the zoning board of appeals.

Carol Kuhnke was honored for her service on the city’s zoning board of appeals.

The proclamation notes that she was first appointed to that body by then-mayor Ingrid Sheldon, and subsequently re-appointed by mayor John Hieftje. In the race against Jim Fink, Kuhnke won election on Nov. 6 to the open seat being left by retiring judge Melinda Morris.

The proclamation appoints her to the “honorary office of Retired Emeritus Chair of the Zoning Board of Appeals.” In her brief remarks to the council, Kuhnke said she enjoyed her time on the ZBA and looked forward to serving justice and the citizens of Washtenaw County.

Comm/Comm: Greenbelt

Christopher Taylor (Ward 3), in his role as the city council’s representative on the greenbelt advisory commission, reported on a successful closing of a conservation easement. It was on the Van Natter property, which is about 20 acres located along Joy Road, just west of Zeeb. He described it as contiguous with an existing block of about 1,100 protected acres in Webster Township. Sheep and chickens are raised on the farm, Taylor said.

Comm/Comm: Lame Duck – PPT

City administrator Steve Powers indicated that staff are still sorting through the items from the state legislature’s lame duck session. There’s not a full report yet, but the changes to the personal property tax law (on business equipment) were approved. Powers noted that the budget projections that the council had been shown at their Dec. 10 planning session had assumed those changes would be made to the personal property tax law, which decreases revenue to the city.

The city is projecting the following impacts to the general fund from the change to the PPT law: FY 2014 ($257,573); FY 2015 (257,598); FY 2016 ($422,068); FY 2017 ($471,409). However, the city expects to end this year (FY 2013) with a roughly $100,000 surplus to its general fund, on a budget of $79 million. The city currently projects a $1.2 million surplus for FY 2014, but after that a roughly break-even year in FY 2015 and a deficit of $800,000 and $1.5 million the following two years. The city’s fiscal year runs from July 1 through June 30.

Comm/Comm: Newtown Shootings

As a part of his city administrator’s report, Steve Powers indicated that chief of police John Seto had reached out to the Ann Arbor Public Schools to offer any assistance and support that could be provided in the wake of the tragic shooting deaths of elementary school children in Newtown, Conn.

Comm/Comm: Solar Panels

During public commentary at the start of the meeting, Kermit Schlansker criticized Detroit Edison for building a power source using photo-voltaic cells. Solar installations on the roofs of large buildings are a far more effective way of spending money, because solar energy shouldn’t just be used for making power, but also for space heating, air conditioning, hot water, and alcohol distillation. He called on the city to demonstrate this idea by putting a power plant on the roof of the city hall building.

During public commentary at the conclusion of the meeting, Michael Benson lamented the aesthetics of the solar panels that the University of Michigan has installed along Stone Road, which obscure what he described as a lovely city street.

Comm/Comm: What Would Jesus Say?

During public commentary at the start of the meeting, Thomas Partridge noted that it was nearly Christmas Eve. He wondered what Jesus would say, if he were walking through the Middle East today, an area plagued with turmoil. “Would Jesus not advocate here tonight before this council budgeting … to protect America’s most vulnerable residents by expanding human rights?” Jesus would call for advancing the cause of access to affordable housing and transportation, he said. These issues should always be given priority on the council’s agenda, and in every courtroom, and every place of worship. He called on the council to put first human rights and to advance the cause of the most vulnerable. He characterized as “ironic” the name of the program to which Ann Arbor was applying for support for the 721 N. Main project – Connecting Communities. Ann Arbor had not yet achieved connections within its own community, he said.

During public commentary at the conclusion of the meeting, Partridge introduced himself as a recent candidate for the state senate and house. He called himself an advocate for all those who are not able to attend this and other public meetings. He told the council that he’d been informed that he was held in high regard by many people and is considered the alternate mayor of the city of Ann Arbor. He criticized mayor John Hieftje for disregarding the most significant issues of our time.

Present: Jane Lumm, Mike Anglin, Sumi Kailasapathy, Sally Petersen, Stephen Kunselman, John Hieftje, Christopher Taylor, Chuck Warpehoski.

Absent: Margie Teall, Sabra Briere, Marcia Higgins.

Next council meeting: Monday, Jan. 7, 2013 at 7 p.m. in the council chambers at 301 E. Huron. [Check Chronicle event listings to confirm date]

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Also at the meeting, the council passed a separate resolution that urges the administrator of the Environmental Protection Agency to enforce the Clean Air Act. A 2007 U.S. Supreme Court case gave the EPA the authority to regulate emission of green house gases (GHGs) as pollutants – such as water vapor (H2O), carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O) and ozone (O3).

Ann Arbor’s climate action plan calls for a reduction in GHG emissions of 8% by 2015, 25% by 2025, and 90% by 2050. Baseline for the reductions are 2000 levels. The action steps identified in the climate action plan are divided into four main categories: energy and buildings; land use and access; resource management; community and health. Those categories align with the city’s sustainability framework. The plan is also coordinated with a similar effort by the University of Michigan.

Examples of the 84 separate individual actions include: weatherizing existing housing stock; creating a program that provides incentives to employees and residents who choose to live within two miles of their job; increasing residential and commercial greywater use; and implementing a community net-zero energy home building/renovation contest. [.jpg of graph showing projected impact of action plan on GHG] According to the staff memo accompanying the resolution, adoption of the climate action plan does not commit the city to expenditures or obligations.

The climate action plan was recommended for adoption by the city planning commission at its Nov. 20, 2012 meeting.

This brief was filed from the city council’s chambers on the second floor of city hall located at 301 E. Huron. A more detailed report will follow: [link]

Former Ann Arbor planning commissioner Evan Pratt hugs Wendy Woods, the commission’s vice chair, after receiving recognition for his service at the group’s Nov. 20 meeting. On Nov. 6, Pratt was elected Washtenaw County water resources commissioner, and resigned from the city’s planning commission because of obligations for his new job. (Photos by the writer.)

The climate action plan includes about 80 recommended actions to help achieve those goals, ranging from possible changes in city code to actions that individuals or organizations can take voluntarily, like weatherizing buildings. [.pdf list of recommendations]

In his presentation of the plan, Nate Geisler of the city’s energy office told commissioners that the plan doesn’t tie the city to making firm commitments about these actions, but “it sets us on the path to doing this.” He indicated an urgency in taking action, highlighting the negative impact of global warming and the risks associated with doing nothing. The plan – which is coordinated with the city’s sustainability framework and with a similar effort by the University of Michigan – has already been recommended by the city’s energy and environmental commissions, and will be forwarded to the city council for its consideration.

Bonnie Bona, a planning commissioner who served on the task force that developed this plan, praised Geisler and Wayne Appleyard, chair of the city’s energy commission, for their role in leading the initiative. She offered the planning commission’s help in implementing the recommended actions. More information about the overall effort is online at a2energy.org/climate.

Also on the Nov. 20 agenda was a site plan and zoning request for a residential project at 2081 E. Ellsworth Road – called the Summit Townhomes. A similar version of the project had been previously postponed by commissioners in June of 2012. The current plan calls for building 24 attached residential units in four separate buildings, with each building between 80 to 160 feet in length. Each of the 24 units would have a floor area of about 1,300 square feet, and an attached one-car garage. The plan includes two surface parking areas on the east and west sides of the site, each with 12 spaces.

On Nov. 20, the commission recommended approval of zoning the property R3 (townhouse dwelling district). That zoning proposal will be forwarded to the city council. But because of outstanding issues – including questions related to regrading the site’s steep slope – commissioners followed planning staff’s advice and voted to postpone a recommendation on the site plan.

In other action, the commission granted a special exception use that will allow the Memorial Christian Church to use a building at 1900 Manchester Road, off of Washtenaw Avenue. The building has been owned by and used as the Ann Arbor regional headquarters for the Girl Scouts Council. And six parcels in the northeast Ann Arbor Hills neighborhood – on Geddes, Seneca and Onondaga – were recommended for rezoning from R1B to R1C. Both are types of single-family dwelling districts. The rezoning would allow some of the larger lots to be divided.

During the Nov. 20 meeting, commissioner Eric Mahler gave a brief update from the commission’s ordinance revisions committee (ORC), which is reviewing recommendations on changes to the city’s R4C/R2A zoning district, including a report from a study advisory committee. He said ORC is still working on the project and hopes to have a report ready for city council in the spring of 2013. [For an overview of the R4C/R2A initiative, see Chronicle coverage: "Planning Group Weighs R4C/R2A Report."]

The meeting included a formal commendation for former planning commissioner Evan Pratt, who recently stepped down from the group after winning election on Nov. 6 as Washtenaw County water resources commissioner. Pratt had served on the planning commission since 2004, and had been its most senior current member.

Climate Action Plan

A draft climate action plan for the city of Ann Arbor, two years in the making, was presented to the Ann Arbor planning commission for their recommendation. [.pdf of executive summary] Nate Geisler of the city’s energy office, who had given commissioners a briefing on the plan at their Nov. 13 working session, again made a presentation at the Nov. 20 meeting.

He gave an overview of the plan’s premise – that climate change is caused by greenhouse gas emissions, with a detrimental impact on the environment in a variety of ways. He noted that this year, several records have been broken globally for high temperatures, and Hurricane Sandy has raised the issue more recently. “These are changes that scientists across the globe are seeing,” he said, “and that we hope to have a response to in the form of our own climate action plan.”

Geisler reported that in the absence of a federal plan, local communities have been developing their own plans. The city of Ypsilanti, for example, adopted a climate action plan in July of 2012. Although Ann Arbor took its first greenhouse gas emissions inventory in 2003, the city until now hasn’t had a climate action plan.

The executive summary describes the plan’s purpose this way:

This Climate Action Plan is community focused, meaning it is not limited to addressing municipal government emissions, which in Ann Arbor make up less than two percent of the entire community’s emissions inventory. The actions found in the Plan may not all be feasible immediately; some may never be possible. There also may be emerging or unexplored ideas not discussed in these pages that will be identified in the future. As with any large-scale project or endeavor, actions that the municipality ultimately implements that require upfront investments will be brought before decision makers for consideration.

Underlying this Plan is the belief that the consequences to society and natural systems from continued inaction far outweigh the costs and challenges associated with the implementation of the proposed actions.

The plan states that in 2010, total greenhouse gas emissions in Ann Arbor – including the University of Michigan – totaled over 2.2 million metric tons of carbon dioxide equivalent (CO2e), compared to 2.19 million metric tons in 2000. By category, those emissions in 2010 came from UM (30%); the commercial/industrial sector (25%); the residential sector (22%); transportation (22%); and waste (less than 1%). The category of waste includes solid waste collection and future emissions from landfilling, annual methane from the closed Ann Arbor landfill, and annual emissions from wastewater treatment.

The plan’s goals include a 25% reduction in community greenhouse emissions (over the year 2000 baseline levels) by 2025. This is the same goal set by the University of Michigan. In the shorter term, the goal is a reduction of 8% in emissions by 2015 – that’s an existing “energy challenge” goal set by city council set in 2005. Long-term, a 90% reduction is sought by 2050.

Nate Geisler, energy programs associate for the city of Ann Arbor, at the Nov. 13 working session for the Ann Arbor planning commission.

The plan provides a range of strategies for achieving these goals, divided into four categories, which align with the city’s recently adopted sustainability framework: (1) energy and buildings; (2) land use and access; (3) resource management; and (4) community and health. Examples of about 80 recommended actions include weatherizing existing housing stock, maximizing the purchase of renewable energy, providing incentives for the use of public transit, adopting a water conservation ordinance, and starting a community “net-zero” home-building/renovation contest. [.pdf list of actions]

The plan doesn’t tie the city to making firm commitments about these actions, Geisler said, but “it sets us on the path to doing this.”

He noted that to reach the ambitious mid-century targets, a major shift has to happen to move away from fossil fuels as energy sources. In Michigan, with voters not approving Proposal 3 on the Nov. 6 ballot, the mandate remains for utility companies to generate just 10% of their power from renewable sources by 2015, he said. [Proposal 3 would have mandated 25% renewable energy by 2025.]

Development of the plan was funded by a two-year $50,000 pollution prevention grant that the city received in 2010 from the Michigan Dept. of Environmental Quality. The effort has been spearheaded by the city’s energy commission, which formed a task force to work on the project. Members included planning commissioner Bonnie Bona, who has given periodic updates to the planning commission. She is a project manager for the Clean Energy Coalition, an Ann Arbor-based nonprofit.

Both the energy and environmental commissions recommended approval of the plan at their October 2012 meetings. Geisler pointed to the website a2energy.org/climate for more information.

No one spoke at the public hearing for the plan.

Climate Action Plan: Commission Discussion

There was little discussion about the plan among commissioners. Bonnie Bona thanked Nate Geisler and Wayne Appleyard, chair of the city’s energy commission. [Appleyard attended the Nov. 20 meeting but did not formally address the planning commission.] She described the task force as a well-informed group, and she urged commissioners to read every word in the report. Bona also wanted to support the energy commission as it moves the plan forward, and asked that the planning commission be informed if there’s any help they can provide.

Ken Clein said he was also supportive of the plan, and asked a question about the measurement of CO2 emissions. Geisler said that in a micro-climate sense, the city can’t easily measure what its parts-per-million CO2 emissions might be. So estimates were made based on emissions that would be generated from certain actions, he said, and the cumulative impact was calculated. He said the city’s plan talks about the need, in a global sense, to be close to 350 parts-per-million, but the plan isn’t specific about how Ann Arbor can contribute to that goal.

Tony Derezinski praised the plan’s goals. But he noted that it focuses only on lowering CO2 emissions. For that, using wind, solar and other renewable energy only allows you to reach a certain level. “Does this really push you toward nuclear energy as the source?” he asked, noting that nuclear energy generates very little CO2 emissions.

Precinct-by-precinct results of Prop 3 voting in the city of Ann Arbor. (Image links to higher resolution .pdf)

Geisler estimated that the current DTE grid generated about 20% of its power using nuclear energy. The climate action plan doesn’t advocate for a particular type of energy, he said, though there’s an emphasis to increase the use of renewable energy. He indicated that the city doesn’t have the ability to take action on the level of generating power. However, he pointed to the city council’s advocacy role earlier this year – in unanimously passing a resolution in support of Proposal 3. The statewide ballot initiative was defeated on Nov. 6, but Geisler noted that it passed in Ann Arbor, with strong support in Washtenaw County as well.

It’s hard to know how things will change in the coming years, Geisler said, and how those changes will influence the ways that energy is generated. But it’s important not to wait, he added, and that’s why there’s urgency in taking the kinds of actions that are outlined in the climate action plan.

Outcome: Planning commissioners voted unanimously to recommend adopting the climate action plan. The recommendations from the planning, energy and environmental commissions will be forwarded to the city council for consideration, likely at its Dec. 17 meeting.

Summit Townhomes

The site plan and zoning for a residential project at 2081 E. Ellsworth Road – called the Summit Townhomes – was on the commission’s Nov. 20 agenda. The request included zoning the property R3 (townhouse dwelling district). A similar version of the project had been previously postponed by commissioners in June of 2012.

Aerial photo of property for Summit Townhomes, outlined in black. The property fronts Ellsworth Road and lies southeast of the Cloverly Village condominiums. The north/south road to the left is Stone School. The north/south road to the right is Shadowwood Drive, leading into the Forest Hills Cooperative townhome development. The structure in the top center of this image is Bryant Elementary School.

At the June meeting, commissioners had approved annexation of the 2.95-acre site, just east of Stone School Road, from Pittsfield Township into the city of Ann Arbor. The annexation was subsequently authorized by the city council and is awaiting state approval.

The developer, Shawn Barrow of Orlando, Fla., had withdrawn his original proposal and in August submitted a new one, which was considered by planning commissioners on Nov. 20. Instead of an area plan, the current proposal is a site plan. The developer wants to build 24 attached residential units in four separate buildings, with each building between 80 to 160 feet in length. Each of the 24 units would have a floor area of about 1,300 square feet, and an attached one-car garage. The plan includes two surface parking areas on the east and west sides of the site, each with 12 spaces.

A public sidewalk would be installed along Ellsworth, with other sidewalks interior to the site. The city is planning to request a $14,880 donation to the parks system.

The city’s planning staff recommended postponing action. The development calls for extensive grading on the site, which includes steep slopes. Staff had expressed some concerns about that approach, which would require large amounts of soil to be removed from the site. According to a staff report, a postponement was requested so that the developer can address staff comments, and provide additional information about stabilization of the site and a natural features analysis. During his presentation to the commission on Nov. 20, city planner Matt Kowalski said that revised plans have been submitted, but the planning staff haven’t yet had the time to review them.

Summit Townhomes: Public Hearing

Snehal Shah told commissioners that he lived in the adjacent Cloverly Village, in a condominium that overlooks the proposed Summit Townhomes development. He was concerned about removal of 12 landmark trees, and wanted more information about that. Shah said his home overlooked the site, and he was concerned that the proposed townhomes would spoil the view and lower property values. He also asked about the elevation of the townhomes, and whether they would overwhelm the Cloverly Village condos.

Leonard Michaels of CIW Engineering in Rossford, Ohio introduced himself as the consulting engineer for this project. He noted that the project started in January of 2011 and that it’s been a “very arduous” process. There’s no question that it’s a challenging site, he said. Five different layout options had been submitted to the city, Michaels said. Under R3 zoning, it would be possible to build up to 29 units, he noted, but the proposed site plan has only 24 units – to make the layout easier. He said the project team could address the issues raised by the planning staff, but they were hoping for at least tentative approval that night because certain financing hinges on the project’s timing. He said he’d be happy to answer any questions.

Summit Townhomes: Commission Discussion

Bonnie Bona began by asking Matt Kowalski to address the question about landmark trees that had been raised during public commentary. Kowalski said he didn’t recall the exact species of the trees, but he pointed out where they were located on a schematic of the site, and said they would be replaced by a mix of deciduous and conifer trees around the perimeter of the site. [.pdf of landscaping plan]

In response to additional questions from Bona, Leonard Michaels – the project’s engineer – returned to the podium. He reported that the plan is to create a solid line of trees around the site’s periphery, which would fill in over time. On the east side there’s also a fairly large retaining wall, he noted.

Ann Arbor planning commissioners Diane Giannola and Ken Clein.

From the audience, Snehal Shah of Cloverly Village shouted out that he had additional concerns about traffic onto Ellsworth, that he’d forgotten to raise during public commentary. Michaels told commissioners that one of the plans submitted to the city had included two driveways into the site off of Ellsworth, but the city’s traffic engineer had decided that only one driveway was necessary. The traffic impact of the project is so low that the city didn’t require a traffic study, Michaels said. He agreed that overall, traffic on Ellsworth is congested, but noted that the city’s traffic engineer didn’t feel the impact of the Summit Townhomes would be significant.

Michaels also noted that he was hoping to coordinate with the Ann Arbor Public Schools. The Summit Townhomes site is adjacent to land owned by the Ann Arbor Public Schools, leading to Bryant Elementary School. Planning staff have suggested that the developer include pedestrian access for future connection with the school. Regarding the parks contribution, Michaels said that a contribution would be preferable to incorporating a recreation area onto the site.

Bona said she hoped the parks contribution would be made. When the commission previously considered this project in June, they’d heard from neighbors that there weren’t adequate parks and recreation areas in that part of the city, she noted. She asked planning staff to make sure that the city’s parks and recreation open space (PROS) plan addressed this issue.

Kowalski said parks planner Amy Kuras had been working with the developer about the parks contribution. Kowalski also had talked to Kuras about allocating the project’s parks contribution to the nearby Arbor Oaks park. The parks staff isn’t too concerned about the availability of parks and recreation options in that area, Kowalski said. Staff believes the amount of parkland is adequate. He also pointed out that the pedestrian connection to AAPS property is a request from the city, not a requirement.

Commissioners asked questions about the proposed retaining wall, stormwater runoff, site lighting, and issues related to the sloping of the site. Wendy Woods asked Michaels if he had any drawings to show the elevation of the retaining wall or the type of materials that would be used. Otherwise, she said, it would be hard for her to imagine what it would look like. Michaels replied that more detailed design would be based on estimated cost and available financing, which hadn’t been finalized.

In response to a query by Tony Derezinski, Kowalski said that planning staff still recommended a postponement. Although the developer had submitted responses to issues that had been raised by the city staff, Kowalski said he hadn’t yet had time to review those responses.

Wendy Rampson, the city’s planning manager, observed that Michaels had suggested separating the zoning from the site plan, and she noted that the commission could choose to vote on those recommendations separately. The planning staff felt that the R3 zoning was appropriate. Rampson reported that because the zoning request would need to go through both a first and second reading at separate city council meetings, the process for zoning takes longer than for site plan approval.

Commissioners agreed to vote on the two recommendations separately.

Outcome: The commission unanimously voted to recommend approval of zoning the property R3 (townhouse dwelling district). That zoning recommendation will be forwarded to the city council. On a separate vote, commissioners unanimously voted to postpone action on the site plan approval.

Memorial Christian Church

A special exception use was being requested to allow the Memorial Christian Church to use a building at 1900 Manchester Road, off Washtenaw Avenue. It has been owned by and used as the Ann Arbor regional headquarters for the Girl Scouts Council. The church was previously located at 730 Tappan – the corner of Tappan and Hill – in a building that was purchased by the Michigan Alpha Chapter of Sigma Phi Epsilon earlier this year.

The request would allow the church to convert a 8,104-square-foot two-story office building to a church use for seating up to 111 people. This use is permitted under Chapter 55 (zoning) of the city code. No exterior changes are planned. The church hours are Sundays from 9 a.m. to 1 p.m., Wednesday evenings from 7-9 p.m., and occasionally at other times during the week. There’s a 37-space parking lot on the site, with overflow parking on Manchester.

Memorial Christian Church: Public Hearing

The church’s pastor, Bob Brite, spoke to commissioners during a public hearing on the request, reporting that the church currently has 30-40 members. They are looking for a location where there’s room for growth, and this site will meet a lot of their needs.

Dan Mooney introduced himself as an architect representing BASEstudios in Ann Arbor. He said he was on hand to answer any questions that commissioners had about the project.

Memorial Christian Church: Commission Discussion

Bonnie Bona asked how the occupancy number of 111 had been set. Jeff Kahan replied that the site has 37 spaces, and the city requires one parking spot for every three people. The math is a straightforward calculation, working out to 111.

Planning commissioner Bonnie Bona.

Bona told the pastor, Bob Brite, that she hoped the church could attract as many parishioners as the building’s capacity would hold. It’s a two-story building, and she wondered how the seating would work. Brite replied that the sanctuary will be on the second floor, which would hold up to 88 seats. They’re also planning to put a fellowship hall on that floor. The church hopes to lease space on the first floor to nonprofit tenants. He joked that unless someone famous joins their congregation, it will likely be a while before their group reaches the maximum 111. When they reach 88 parishioners, they’ll likely split into two services, he said. He invited commissioners to Sunday service.

Eric Mahler raised some concerns about traffic turning left onto Washtenaw Avenue, but Kahan clarified that there is no direct exit from the site onto Washtenaw. The parking lot exits onto Manchester, and there’s a signal at the intersection of Manchester and Washtenaw.

Wendy Woods said that as a former board member for the Girl Scouts and as someone whose daughters were Girl Scouts, she was glad to see the building used in this way.

Tony Derezinski noted that the neighborhood is accustomed to parking on the streets for church services. St. Francis of Assisi is located nearby on East Stadium Boulevard, he said. The Ann Arbor Assembly of God is even closer, at the split of Washtenaw and Stadium. Derezinski reported that he had voted there on Nov. 6 – it’s the polling station for his Ward 2 precinct.

Outcome: Commissioners voted unanimously to grant the special exception use. No action is required by city council.

Rezoning in Arbor Hills

A rezoning request for six parcels in the northeast Ann Arbor Hills neighborhood was on the Nov. 20 agenda. The sites would be rezoned from R1B to R1C. Both are types of single-family dwelling districts. The locations are 2014 Geddes Ave.; 2024 Geddes Ave.; 520 Onondaga St.; 2025 Seneca Ave.; 2023 Seneca Ave.; and 2019 Seneca Ave. [.jpg aerial view of parcels] These are six parcels in a block of 10 sites – the other four sites are already zoned R1C.

According to a staff memo, the rezoning was initiated by the city council at the request of property owners: Raymond Maturo and Ann Mulhern; Joseph and Suzanne Upton; Rishindra and Gwendolyn Reddy; Shahrzad Vazirzadeh and Chad Patterson; Vassilios Lambropoulos and Artemis Leontis; and the Clan Crawford Jr. Trust.

R1B zoning requires a minimum lot size of 10,000 square feet and a minimum lot width of 70 feet. Three of the parcels don’t conform with that zoning. Under the proposed R1C zoning, all parcels would conform with required lot size and width. The rezoning would potentially allow three of the parcels – each lot size currently about 17,500 square feet – to be divided in the future, if other city code requirements are met.

No one spoke during a public hearing on this item.

Rezoning in Arbor Hills: Commission Discussion

There was no substantive discussion, but Tony Derezinski noted that one of the property owners – Clan Crawford – had a statewide reputation in the past and was known as “Mr. Zoning & Planning.” Crawford had authored several books on municipal zoning and planning practices in Michigan, and Derezinski said he would call up Crawford for advice when Derezinski was doing work in that field. Derezinski reported that Crawford was supportive of the proposed rezoning.

Outcome: The rezoning was unanimously recommended for approval, and will be forwarded to city council for consideration.

Farewell to Evan Pratt

Evan Pratt, who had served on the Ann Arbor planning commission since 2004, was elected as Washtenaw County water resources commissioner in the Nov. 6 general election. That new job requires that Pratt attend Tuesday evening meetings of the Washtenaw County parks and recreation commission, precluding membership on the planning commission, which also meets on Tuesdays.

Evan Pratt, former Ann Arbor planning commissioner who was elected on Nov. 6 as the Washtenaw County water resources commissioner.

Pratt attended the Nov. 20 meeting to receive a certificate of appreciation from his former colleagues. Commissioners around the table praised his work and congratulated him on his new endeavor. Eleanore Adenekan said that as a relatively new commissioner, she had learned a lot from Pratt and she’s sorry to see him go. Tony Derezinski said he’d remember fondly the discussions they’ve had and work they’ve done – “sometimes tough, sometimes controversial, but always with friendship.” He invited Pratt to join commissioners after their meetings every once in a while “to give us your words of wisdom.” [Some commissioners go out together socially after meetings, typically to The Blue Tractor.]

Eric Mahler joked that they’d know if Pratt was doing his job because they’d see reports from the water resources commissioner’s office for projects that they’d be reviewing at the planning commission. Mahler recalled that when he joined the commission, Pratt was serving as chair. “You set a very high bar for all the future chairs to come.” He said the business of the commission could not have been done without Pratt.

Bonnie Bona began by saying “I can’t believe it – I’m now the senior planning commissioner because you left.” She said she’d miss not just his engineering perspective, but also “your layperson’s way of explaining all of that.” It was very helpful, and she thought it would be a huge asset in the water resources office too.

Diane Giannola and Ken Clein echoed the sentiments of other commissioners, and wished Pratt luck.

Wendy Rampson, the city’s planning manager, also thanked Pratt and said she appreciated his insights. He brought a great blend of his professional expertise and his layperson’s perspective to planning issues, she said. She hoped he would return with some Pecha Kucha presentations in the future, to provide some entertainment for the commission. [Pratt had given this kind of presentation to commissioners at one of their meetings two years ago, on the topic of roundabouts.]

Wendy Woods, the commission’s vice chair who was leading the meeting in the absence of chair Kirk Westphal, read aloud the certificate of appreciation and concluded by giving him a hug. Pratt said it had been great working as part of the team and with the planning staff. He thanked members of the public who attended meetings too, saying he appreciated everyone’s input. Commissioners and staff gave Pratt a round of applause.

Present: Eleanore Adenekan, Bonnie Bona, Ken Clein, Tony Derezinski, Diane Giannola, Eric Mahler, and Wendy Woods.

Absent: Kirk Westphal.

Next regular meeting: Tuesday, Dec. 4, 2012 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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The plan provides a range of strategies for achieving these goals, divided into four categories: (1) energy and buildings, (2) land use and access, (3) resource management, and (4) community and health. Examples of about 80 recommended actions include weatherizing existing housing stock, maximizing the purchase of renewable energy, providing incentives for the use of public transit, adopting a water conservation ordinance, and starting a community “net-zero” home-building/renovation contest. [.pdf list of actions]

Development of the plan was funded by a two-year $50,000 pollution prevention grant that the city received in 2010 from the Michigan Dept. of Environmental Quality. The effort has been spearheaded by the city’s energy commission, which formed a task force to work on the project. Members included planning commissioner Bonnie Bona, who has given periodic updates to the planning commission. Planning commissioners were informally briefed on the plan at a Nov. 13 working session by Nate Geisler of the city’s energy office.

Both the energy and environmental commissions recommended approval of the plan at their October 2012 meetings. These recommendations will be forwarded to the city council for consideration.

This brief was filed from the second-floor city council chambers at city hall, 301 E. Huron, where the planning commission meets. A more detailed report will follow: [link]