Stories indexed with the term ‘commercial development’

A vote on a proposed expansion to the U-Haul business at 3655 S. State St., south of the I-94 interchange, was postponed by the Ann Arbor planning commission at its July 2, 2013 meeting. The city’s planning staff had recommended postponement so that the owner can address outstanding issues that had been raised by planning and engineering staff members.

The project calls for building a 1,246-square-foot addition to the front of the existing retail building. The expansion includes a new 4,994-square-foot, one-story warehouse and an 11,696-square-foot, one-story self-storage building. Both of the new buildings would be at the rear of the site and not visible from South State Street. The project is estimated to cost $1.2 million.

A staff memo notes that … [Full Story]

The Ann Arbor planning commission has postponed action on a proposed Hampton Inn at 2910 Jackson Ave., asking the developer to provide better alternatives for sidewalks on the site. The decision took place at the commission’s June 18, 2013 meeting. Commissioners had been asked to recommend approval of a “planned project” site plan, amended development agreement and modifications to the city’s landscaping requirements.

Aerial view of the proposed Hampton Inn site (outlined in black) on Jackson Avenue, adjacent to the eastbound I-94 entrance ramp.

The proposed four-story hotel, located on an … [Full Story]

Following advice from city staff, the Ann Arbor planning commission voted to recommend denial of a rezoning request for 2271 S. State St., where owners would like to locate an auto dealership. The vote was 1-8, drawing support only from Eric Mahler. However, the commission did waive an area plan requirement for the site, an action that will allow for a certain amount of auto sales at that location. The waiver was approved on a 7-2 vote, with dissent from Kirk Westphal and Wendy Woods.

The project had previously been on the commission’s Dec. 18, 2012 agenda, when action was postponed.

The 2.24-acre site is located on the east side of South State, across the street from a University of Michigan … [Full Story]

A rezoning request for State Street Center, near the intersection of State and Ellsworth, has received initial approval from the Ann Arbor city council. The action came on May 13, 2013 – at a continuation of the council’s May 6 meeting. A site plan for the project has not yet received council action.

The project calls for demolishing a vacant 840-square-foot house on this site. In its place, the developer plans a one-story, 1,700-square-foot drive-thru Jimmy John’s restaurant facing South State Street. A one-story, 6,790-square-foot retail building will be built behind the restaurant. The driveway off South State Street would be relocated and widened. The site would include 39 parking spaces, as well as covered bicycle parking between the buildings.

Ann Arbor planning commission meeting (April 2, 2013): A new retail project – with plans for a Jimmy John’s restaurant – will now move to the city council for approval, following a recommendation from planning commissioners this week.

From left: Ann Arbor planning commissioners Wendy Woods, Ken Clein and Sabra Briere, who also represents Ward 1 on the Ann Arbor city council. (Photos by the writer.)

Called the State Street Center, the project will be located on a thin strip of land off of South State, just north of Ellsworth and adjacent to a relatively new Tim Hortons. Commissioners recommended approval of the site plan and for rezoning the parcel to C3 (fringe commercial). The Jimmy John’s will face South State. A separate one-story retail building will be located behind the restaurant.

Some commissioners expressed concern that the businesses in the retail building won’t be very visible from South State. Jim Cernuto, the owner’s project manager, noted that the State and Ellsworth corridor is “coming alive” after the opening of Costco, and that there’s strong interest from potential tenants. The proposed C3 zoning is the most inclusive type of non-residential zoning, allowing for a wide range of businesses, including convenience stores, dry cleaners, wholesalers and warehousing.

Also during the meeting, several commissioners brought up items for future discussion. Bonnie Bona noted that the city’s energy commission plans to develop recommendations for the city council regarding future development of the former YMCA site, on William between Fourth and Fifth avenues. She suggested that planning commissioners should discuss whether they also want to make recommendations, laying out what councilmembers should consider in deciding the site’s future. At its March 4, 2013 meeting, the council voted to direct the city administrator to prepare an RFP (request for proposals) for brokerage services to sell the lot.

Sabra Briere raised the issue of a whether the city should develop a “solar blocking” policy. If someone puts solar panels on the roof of their house, she noted, there is no ordinance to protect the home from other buildings that might be constructed nearby and block the sun – even though the city is encouraging this kind of solar energy use. Although she didn’t explicitly mention it, the issue of shading has been an argument against the proposed development at 413 E. Huron. In that case the issue has concerned the impact of building shade on trees, not solar panels. Briere also serves on the city council representing Ward 1. Councilmembers voted on April 1 to postpone action on that project.

Related to the 413 E. Huron project is a recent council directive to the planning commission to review the city’s downtown core (D1) zoning. Also on April 1, councilmembers provided specific guidance for that review, along with an Oct. 1 deadline for the completion of the work. Briere communicated the council’s direction to commissioners at their April 2 meeting, but there was no further discussion about it.

The commission’s regular meeting on April 2 was relatively brief, lasting about an hour. It was followed by a working session, where commissioners got an update from Nathan Voght, project manager for Reimagine Washtenaw. The effort is aimed at improving the Washtenaw Avenue corridor between Ann Arbor and Ypsilanti. Voght works for Washtenaw County’s office of community & economic development, which is overseeing the project. [Full Story]

Ann Arbor planning commissioners have recommended approval of a proposed site plan for State Street Center, near the intersection of State and Ellsworth, as well as rezoning for the site. The unanimous vote took place at the commission’s April 2, 2013 meeting.

Aerial view of State Street Center project near South State and Ellsworth.

The plan calls for demolishing a vacant 840-square-foot house on this site. In its place, the developer plans a one-story, 1,700-square-foot drive-thru Jimmy John’s restaurant facing South State Street. A one-story, 6,790-square-foot retail building … [Full Story]

Ann Arbor planning commission meeting (March 19, 2013): Planning commissioners reviewed two projects at their most recent meeting: a commercial project near South State and Ellsworth; and a residential development off Traver Road near the Leslie Park golf course.

Ann Arbor planning commissioners Eleanore Adenekan and Tony Derezinski at the commission’s March 19, 2013 meeting. (Photos by the writer.)

The commission discussed, but then postponed action on a proposed site plan for State Street Center, just north of Ellsworth near the new Tim Hortons. The project calls for a drive-thru restaurant and separate retail building, with an entrance off of South State.

The planning staff had recommended postponement after discovering that the city’s official zoning map had been incorrectly labeled. It showed the site as zoned C3 (fringe commercial), and the developer had made plans based on that erroneous labeling. But during background research for this proposal, planning staff discovered that the site actually had been zoned as O (office) in 2003. The postponement is intended to allow the developer to submit a rezoning request.

A project that had previously been postponed by commissioners – called Hideaway Lane – was discussed and ultimately recommended for approval on March 19. The proposal is a residential development of 19 single-family houses on a 4.6-acre site off Traver Road, near the city’s Leslie Park golf course and on the edge of Traver Creek. Much of the discussion focused on issues related to the project’s impact on natural features, and how the developer plans to mitigate that impact.

The commission also authorized the reimbursement of expenses for Kirk Westphal – the commission’s chair – to attend the American Planning Association’s National Planning Conference in Chicago from April 13-17. He’ll appear on a panel with city staff to talk about Ann Arbor’s recently adopted sustainability framework. Westphal, a Democrat, recently announced his intent to run for Ann Arbor city council in Ward 2, for the seat currently held by Jane Lumm. [Full Story]

Ann Arbor planning commissioners have postponed action on a proposed site plan for State Street Center, near the intersection of State and Ellsworth. The unanimous vote took place at the commission’s March 19, 2013 meeting.

Aerial view of State Street Center project near South State and Ellsworth.

The plan calls for demolishing a vacant 840-square-foot house on this site. In its place, the developer plans a one-story, 1,700-square-foot drive-thru restaurant facing South State Street and a one-story, 6,790-square-foot retail building behind the restaurant. The driveway off South State … [Full Story]

The zoning for a proposed retail development at 3600 Plymouth Road, just west of US-23, has received initial approval from the Ann Arbor city council.

The vote on initial approval of the rezoning – from R5 (motel-hotel district) to C3 (fringe commercial district) – came at the council’s Feb. 19, 2013 meeting. That followed a recommendation of approval given at the Jan. 15, 2013 meeting of the Ann Arbor planning commission. The project – called The Shoppes at 3600 – had been postponed by the commission on Nov. 7, 2012.

But on Jan. 15, commissioners recommended that the city council approve the project’s zoning, as well as the original site plan. At its Feb. 19 meeting, the city council did not … [Full Story]

A proposed retail development at 3600 Plymouth Road, just west of US-23, is moving ahead following a recommendation of approval at the Jan. 15, 2013 meeting of the Ann Arbor planning commission. The project – called The Shoppes at 3600 – was previously postponed by the commission on Nov. 7, 2012.

On Jan. 15, commissioners recommended that the city council approve the project’s original site plan as well as rezoning for the land – from R5 (motel-hotel district) to C3 (fringe commercial district). The site is located in the same complex as the Holiday Inn North Campus. [.pdf of aerial map showing project's location] Responding to some commissioner concerns voiced at the November 2012 meeting, the developer had provided an … [Full Story]

Ann Arbor planning commission meeting (Dec. 18, 2012): Winning praise for its design, the site plan for a proposed three-story “flatiron-style” building at 544 Detroit received a recommendation of approval from planning commissioners at their most recent meeting.

A rendering that shows the proposed design for 544 Detroit St., at the corner of Detroit and North Division.

The project is located at the triangle tip of Detroit and North Division, just southwest east of the Broadway bridge – the site of a long-abandoned gas station. The new building would include offices on the first floor and residences on the upper two floors.

It was one of two residential projects that will now move to the Ann Arbor city council for consideration. The other one – Blue Heron Pond – is a townhome development located at the northwest corner of West Liberty and South Maple. A previous project at that location had languished under a different owner after one building was constructed in 2006. The new project includes nine buildings with a mix of two- and three-bedroom rental units.

In other action, rezoning requests for two other projects did not get recommendations for approval. A rezoning request and area plan waiver for 2271 S. State St. – which would allow for auto sales on the site, where Pilar’s Tamales restaurant had been located – was postponed. Planning commissioners wanted to hold off until a South State Street corridor study is completed. That’s expected to happen by the spring of 2013.

And receiving a technical denial was a rezoning request for 490 Huron Parkway from R3 (townhouse district) to R1B (single-family dwelling). Of the six commissioners at the Dec. 18 meeting, only five supported the request. It needed six votes for a recommendation of approval. Bonnie Bona voted against it, saying she supported more dense development in that area, which is located near Huron High School along a bus line. No construction is proposed at this point.

Commissioners also approved the city’s proposed capital improvements plan (CIP). The plan covers the fiscal years 2014-2019, and includes a list of major capital projects, both those that are funded and those for which funding hasn’t yet been identified. [.pdf of CIP for FY 2014-2019] [Full Story]

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

Claudia Myszke, managing agent of the Forest Hills Cooperative, spoke on behalf of residents there who have concerns about a proposed townhome project on Ellsworth. (Photos by the writer.)

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

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

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

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

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

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

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

Ann Arbor master plan revisions committee meeting (March 8, 2012): At the request of planning commissioner Kirk Westphal, a committee charged with reviewing changes to the city’s master plan is looking at a recommendation related to land near the Huron River.

Members of the Ann Arbor planning commission, from left: Eleanore Adenekan, Kirk Westphal and Diane Giannola. At the right is Wendy Rampson, head of the city's planning staff. Commissioners were attending the March 8, 2012 meeting of the master plan revisions committee. (Photos by the writer.)

The Huron River and Impoundment Management Plan, known as HRIMP, was completed in 2009. But in large part because of controversy related to Argo Dam – centered on whether or not the dam should be removed – none of the 30 other recommendations were implemented.

Only one of the HRIMP recommendations relates to land use, and is therefore in the purview of the planning commission. That recommendation calls for limited commercial development – such as a restaurant or other publicly-used entity – in the Broadway bridge/Argo area.

Much of the discussion at the March 8 committee meeting centered on the property now owned by MichCon, a subsidiary of DTE Energy, located north of Broadway Street, between the Huron River and the railroad tracks that run past the Amtrak station. A state-supervised cleanup effort is underway at that site, but its future use – including the possibility that it could be acquired by the city and turned into a park – is unclear.

Remediation of the MichCon site was also a topic at the March 12, 2012 Ann Arbor city council work session, where the property’s potential future use was discussed. That presentation also included an update on a whitewater river feature that DTE Energy is paying for. The whitewater section to be built in the Huron River was originally part of the same project as the city’s Argo Dam bypass reconstruction. The bypass, which has been recently named the Argo Cascades, is nearly complete.

This article includes a summary of the council working session related to the MichCon cleanup, as well as a report on the master plan revisions committee meeting. Based on discussions at that committee meeting, it seems likely that a proposal will be forwarded to the full planning commission to add the HRIMP recommendation to the city’s master plan. Any changes to the master plan would also require city council approval. [Full Story]