Stories indexed with the term ‘downtown zoning review’

Ann Arbor city council meeting (Jan. 21, 2014): Council communications at the start of the meeting highlighted an already-established pedestrian safety task force – and signaled that the evening could be contentious. It proved to be a night featuring some political friction, with the meeting extending past 1 a.m.

The pedestrian safety and access task force appeared on the agenda because confirmation of its nine members was a question before the council. As part of that vote, as well as during council communications, Stephen Kunselman (Ward 3) revived the recent controversy over an attempted repeal of the city’s crosswalk ordinance – an effort that mayor John Hieftje ultimately vetoed. The task force was appointed at Tuesday’s meeting, after Kunselman established that he was still interested in revising the city’s crosswalk ordinance so that motorists would be required to stop for pedestrians only if they could “do so safely.”

In other business, the council approved the site plan for a revised, expanded version of the 624 Church St. project, located in the block just south of South University Avenue. The revised plan is for a 14-story, 116,167-square-foot building with 123 units and about 230 bedrooms. The approval came after an hour and a half of debate on the site plan, focusing on the way the project is satisfying a zoning requirement to provide parking spaces – through the city’s contribution-in-lieu (CIL) program. The Ann Arbor Downtown Development Authority had approved three five-year extensions for the CIL monthly permits – beyond the standard CIL term of 15 years. When Kunselman’s bid to eliminate the extended term failed – a move that would have jeopardized the project’s financing – he told Sean Spellman, representing the developer: “I’m sorry if I scared you …”

Also related to downtown development, the council moved along a process to revise downtown zoning regulations. The council accepted the planning commission’s recommendations, and in turn tasked the planning commission to develop ordinance language to implement the recommendations. In general, the planning commission’s recommendations were intended to create more of a buffer between downtown development and adjacent or nearby residential neighborhoods. Several other recommendations focused on the issue of “premiums” – certain features that a developer can provide in exchange for additional by-right floor area ratio (FAR).

During its Tuesday meeting, the council added some direction of its own: (1) consider rezoning Huron Street from Division to Fourth Avenue to conform with the East Huron 1 character district, and consider incorporating 25-foot minimum side setbacks and 10-foot front setbacks where feasible in the East Huron 1 character district; and (2) consider whether other D1-zoned areas that do not have buffering from adjacent residential neighborhoods, including some areas of South University and Thayer Street, should be rezoned to D2. A date certain was also added by which the planning commission is to report to the council on all its work on this issue – Oct. 20, 2014.

In other zoning action at its Jan. 21 meeting, the council gave initial approval for the zoning of two unzoned properties on South State Street – 1643 and 1645 S. State. They are proposed to be zoned C1 (local business district). One of those properties houses Biercamp Artisan Sausage and Jerky.

In another item related to South State Street property, the council approved with no discussion a $25,550 contract with Atwell LLC for environmental site assessment services to evaluate 2500 S. State St. That’s the Edwards Brothers Malloy property for which the council is currently exploring options to purchase. The item was added to the agenda on Friday, Jan. 17, after the initial publication of the agenda.

Delayed by the council was a six-month extension of the contract with the city’s public art administrator, Aaron Seagraves, and a proposal to add $18,500 to his compensation to cover the added term. The postponement was made amid concern about the remaining $839,507 unallocated balance in the now-defunct Percent for Art fund. The political horse-trade made at the council table was to postpone the contract extension, with the expectation that it would be supported at the council’s next meeting – but at the same time, a process would start to return the better part of the $839,507 to the various funds from which that money was drawn.

The city’s new public art program relies on the idea of integrated or “baked-in” art for capital projects. It was developed by a five-member council committee, which included all four of the councilmembers who have announced that they’re running for mayor in 2014 – Sabra Briere (Ward 1), Sally Petersen (Ward 2), Christopher Taylor (Ward 3) and Stephen Kunselman (Ward 3). The fifth member of that committee was Margie Teall (Ward 4), who cast the only vote against postponing the contract extension for Seagraves – as she wanted to approve it at Tuesday’s meeting.

Also at its Jan. 21 meeting, the council approved $6,818 of general fund money to build a sidewalk from the northeast corner of Penberton Court and Waldenwood northward – to connect to a path leading the rest of the way to King Elementary School. The item, which has a history of at least four years, drew about 15 minutes of discussion.

Taking a half hour of council deliberations was another sidewalk-related item. The council approved the first of four steps in the process to impose a special assessment on property owners for a sidewalk on the east side of Pontiac Trail, between Skydale and Dhu Varren Road. Debate centered on a proposal from Kunselman to ask the city administrator to consider city funding for 80% of the project.

The council dispatched quickly two liquor-license related items: recommendation of a special downtown development liquor license for The Lunch Room at 407 N. Fifth Avenue, and a change in the classification of Silvio’s Organic Pizza license from a Tavern License to a Class C License.

Public commentary was highlighted by concerns about fracking. [Full Story]

Editor’s note: This “Live Updates” coverage of the Ann Arbor city council’s Jan. 21, 2014 meeting includes all the material from an earlier preview article published last week. We think that will facilitate easier navigation from live-update material to background material already in the file.

The Ann Arbor city council’s second regular meeting in January is shifted to the Tuesday following the national holiday honoring the birthday of Martin Luther King Jr. Highlights of the Jan. 21 meeting agenda include three items related to development in the city – one for a specific project downtown and two others related to zoning regulations.

The council will be asked to approve the site plan for a revised, expanded version of the 624 Church St. project, located in the block just south of South University Avenue. An earlier version of the project went through the planning review process about a year ago, with city council approval coming on March 4, 2013.

The revised plan is for a 14-story, 116,167-square-foot building with 123 units and about 230 bedrooms. The apartment building would stand adjacent to and over the existing two-story restaurant at 618 Church, and would extend to the southeast corner of Willard and Church, where the building’s entrance will be located. Existing buildings at 624 Church Street and 1117 Willard would be torn down. The city planning commission recommended approval of the revised plan at its Dec. 17, 2013 meeting.

Also on the Jan. 21 agenda are possible future changes to the city’s downtown zoning regulations. A public hearing on the matter will be held at the Jan. 21 meeting. Three of the recommendations relate to specific parcels: (1) Rezone the parcel located at 336 E. Ann from D1 (downtown core) to D2 (downtown interface); (2) Reduce the maximum height in the East Huron 1 Character District (on the north side of Huron, between Division and State) to 120 feet. Include a tower diagonal maximum and consider a step-back requirement to reduce the shading of residential properties to the north; (3) Rezone the parcel at 425 S. Main, at the southeast corner of Main and William, from D1 (downtown core) to D2 (downtown interface) and establish a maximum height of 60 feet for D2 zoning in the Main Street Character District. Several other recommendations focus on the issue of “premiums” – certain features that a developer can provide in exchange for additional square footage.

It’s likely that amendments will be brought forward during the Jan. 21 meeting that would alter the original resolution.

But the decision on the 624 Church St. project will come long before the zoning revisions could be enacted. And the changes – recommended by the city’s planning commission at its Dec. 3, 2013 meeting – are focused on parts of downtown Ann Arbor other than the South University area. The council’s Jan. 21 resolution, if approved, would direct the planning commission to translate its recommendations into proposed ordinance language, which would require review and a public hearing. The specific ordinance language would then be recommended by the planning commission to the city council, which would make the ultimate decision. In general, the planning commission’s downtown zoning recommendations aim to create more of a buffer between downtown development and adjacent or nearby residential neighborhoods.

Also its Jan. 21 meeting, the council will be asked to give initial approval for the zoning of two unzoned properties on South State Street – 1643 and 1645 S. State. They are proposed to be zoned C1 (local business district). One of those properties houses Biercamp Artisan Sausage and Jerky. The currently unzoned parcels – located in Ward 4 just south of Stimson and the Produce Station – are owned by Stefan Hofmann. The zoning for these parcels, which were annexed into the city from Ann Arbor township in 2011, has previously been considered by the planning commission.

In another item related to South State Street property, the council will be asked to approve a $25,550 contract with Atwell LLC for environmental site assessment services to evaluate 2500 S. State St. That’s the Edwards Brothers Malloy property for which the council is currently exploring options to purchase. The item was added to the agenda last Friday, after the initial publication of the agenda.

Also on the Jan. 21 agenda are two items related to construction of sidewalks. One resolution involves a sidewalk gap from the northeast corner of Penberton Court and Waldenwood northward – to connect to a path leading the rest of the way to King Elementary School. The council had already authorized $10,000 for the design and public process budget at its Aug. 8, 2013 meeting. A small amount of that was spent. To cover the $16,000 construction cost, an additional $6,818 of general fund money is being requested at the Jan. 21 meeting. The other sidewalk item is the first of four steps in the process to impose a special assessment on property owners for a sidewalk on the east side of Pontiac Trail, between Skydale and Dhu Varren Road.

The council will also be asked to extend the contract with the city’s public art administrator, Aaron Seagraves, by six months – through June 30, 2014 – and to add $18,500 to his compensation to cover the added term. It’s a part-time position.

Another agenda item is for a recommendation that the Michigan Liquor Control Commission approve a special downtown development liquor license for the Lunch Room at 407 N. Fifth Avenue. The council also will be asked to approve a change in the classification of Silvio’s Organic Pizza license from a Tavern License to a Class C License, to allow for the sale of liquor in addition to beer and wine. Silvio’s is located at 715 N. University Ave.

The council’s consent agenda includes two contracts related to the sobriety court, one of the 15th District Court’s specialty courts. The consent agenda also includes street closures in connection with three events: Winter Warriors, Shamrocks & Shenanigans, and the University of Michigan Big House 5K.

This article includes a more detailed preview of many of these agenda items. More details on other agenda items are available on the city’s online Legistar system. The meeting proceedings can be followed Tuesday evening live on Channel 16, streamed online by Community Television Network starting at 7 p.m.

The Chronicle will be filing live updates from city council chambers during the meeting, published in this article below the preview material. Click here to skip the preview section and go directly to the live updates. The meeting is scheduled to start at 7 p.m. [Full Story]

The Ann Arbor city council’s second regular meeting in January is shifted to the Tuesday following the national holiday honoring the birthday of Martin Luther King Jr. Highlights of the Jan. 21, 2014 meeting agenda include three items related to development in the city – one for a specific project downtown and two others related to zoning regulations.

The council will be asked to approve the site plan for a revised, expanded version of the 624 Church St. project, located in the block just south of South University Avenue. An earlier version of the project went through the planning review process about a year ago, with city council approval coming on March 4, 2013.

The revised plan is for a 14-story, 116,167-square-foot building with 123 units and about 230 bedrooms. The apartment building would stand adjacent to and over the existing two-story restaurant at 618 Church, and would extend to the southeast corner of Willard and Church, where the building’s entrance will be located. Existing buildings at 624 Church Street and 1117 Willard would be torn down. The city planning commission recommended approval of the revised plan at its Dec. 17, 2013 meeting.

Also on the Jan. 21 agenda are possible future changes to the city’s downtown zoning regulations. A public hearing on the matter will be held at the Jan. 21 meeting. Three of the recommendations relate to specific parcels: (1) Rezone the parcel located at 336 E. Ann from D1 (downtown core) to D2 (downtown interface); (2) Reduce the maximum height in the East Huron 1 Character District (on the north side of Huron, between Division and State) to 120 feet. Include a tower diagonal maximum and consider a step-back requirement to reduce the shading of residential properties to the north; (3) Rezone the parcel at 425 S. Main, at the southeast corner of Main and William, from D1 (downtown core) to D2 (downtown interface) and establish a maximum height of 60 feet for D2 zoning in the Main Street Character District. Several other recommendations focused on the issue of “premiums” – certain features that a developer can provide in exchange for additional square footage.

But the decision on the 624 Church St. project will come long before the zoning revisions could be enacted. And the changes – recommended by the city’s planning commission at its Dec. 3, 2013 meeting – are focused on parts of downtown Ann Arbor other than the South University area. The council’s Jan. 21 resolution, if approved, would direct the planning commission to translate its recommendations into proposed ordinance language, which would require review and a public hearing. The specific ordinance language would then be recommended by the planning commission to the city council, which would make the ultimate decision. In general, the planning commission’s downtown zoning recommendations aim to create more of a buffer between downtown development and adjacent or nearby residential neighborhoods.

Also its Jan. 21 meeting, the council will be asked to give initial approval for the zoning of two unzoned properties on South State Street – 1643 and 1645 S. State. They are proposed to be zoned C1 (local business district). One of those properties houses Biercamp Artisan Sausage and Jerky. The currently unzoned parcels – located in Ward 4 just south of Stimson and the Produce Station – are owned by Stefan Hofmann. The zoning for these parcels, which were annexed into the city from Ann Arbor township in 2011, has previously been considered by the planning commission.

Back in 2011, Biercamp owners Walt Hansen and Hannah Cheadle wanted to zone the property C3 (fringe commercial district), so their business could sell a wider variety of merchandise, including products not made on site. C1 is a more restrictive type of zoning than C3, primarily related to limits on the size of a business. No drive-thru restaurants are allowed in C1 districts, and there’s an 8,000-square-foot limit on the size of a business, for example. There is no restriction in either C1 or C3 that limits the products sold to those that are made on-site.

Also on the Jan. 21 agenda are two items related to construction of sidewalks. One resolution involves a sidewalk gap from the northeast corner of Penberton Court and Waldenwood northward – to connect to a path leading the rest of the way to the King Elementary School. The council had already authorized $10,000 for the design and public process budget at its Aug. 8, 2013 meeting. A small amount of that was spent. To cover the $16,000 construction cost, an additional $6,818 of general fund money is being requested at the Jan. 21 meeting. The other sidewalk item is the first of four steps in the process to impose a special assessment on property owners for a sidewalk on the east side of Pontiac Trail, between Skydale and Dhu Varren Road.

The council will also be asked to extend the contract with the city’s public art administrator, Aaron Seagraves, by six months – through June 30, 2014 – and to add $18,500 to his compensation to cover the added term. It’s a part-time position.

The council’s consent agenda includes two contracts related to the sobriety court, one of the 15th District Court’s specialty courts. The consent agenda also includes street closures in connection with three events: Winter Warriors, Shamrocks & Shenanigans, and the University of Michigan Big House 5K.

This article includes a more detailed preview of many of these agenda items. More details on other agenda items are available on the city’s online Legistar system. The meeting proceedings can be followed Tuesday evening live on Channel 16, streamed online by Community Television Network starting at 7 p.m. [Full Story]

Ann Arbor planning commission meeting (Dec. 3, 2013): Following months of public input and review by a consultant hired by the city, Ann Arbor planning commissioners finalized a set of recommendations to revise parts of the city’s downtown zoning. Those recommendations will now be forwarded to the city council, possibly at its Jan. 20 meeting.

In general, the recommendations aim to create more of a buffer between downtown development and adjacent or nearby residential neighborhoods.

Three of the recommendations relate to specific parcels: (1) Rezone the parcel located at 336 E. Ann from D1 (downtown core) to D2 (downtown interface); (2) Reduce the maximum height in the East Huron 1 Character District (on the north side of Huron, between Division and State) to 120 feet. Include a tower diagonal maximum and consider a step-back requirement to reduce the shading of residential properties to the north; (3) Rezone the parcel at 425 S. Main, at the southeast corner of Main and William, from D1 (downtown core) to D2 (downtown interface) and establish a maximum height of 60 feet for D2 zoning in the Main Street Character District.

Several other recommendations focused on the issue of “premiums” – certain features that a developer can provide in exchange for additional square footage. Those recommendations are: (1) Revise the premium conditions to require mandatory compliance with core design guidelines for a project to receive any premium in the D1 or D2 districts; (2) Reduce the residential premium with the goal of encouraging the use of other existing or proposed premiums to compensate for this reduction, such as increased energy efficiency certification, open space with landscape, active ground floor use, balconies and workforce housing; (3) Review options in D1 and D2 districts, with the housing and humans services advisory board (HHSAB), for providing additional affordable housing within mixed income projects or through other funding mechanisms; (4) Eliminate the affordable housing 900% FAR (floor area ratio) “super premium”; and (5) Evaluate the downtown real estate market to determine the effectiveness of premium incentives every 2-5 years.

On Dec. 3, commissioners heard from three people during the public hearing – all three of them addressing the issue of zoning at 425 S. Main, including one of the property owners, Andy Klein. Speaking on behalf of the owners was Scott Bonney of Neumann/Smith Architecture, who suggested a third option to consider: Keep the D1 zoning on that site, but reduce the maximum height to 122 feet and add a tower diagonal maximum of 50% of the maximum diagonal dimension of the site. Ted Annis, who lives near that location, called for D2 zoning there.

Bonnie Bona, who’d been involved in the original A2D2 zoning process that’s now being partially reviewed, advocated for downzoning the entire site at 425 S. Main, to provide a buffer between D1 zoning and the nearby residential neighborhood. Some commissioners, including chair Kirk Westphal, wanted more density in the downtown, and noted that the site has allowed for denser development since the 1960s. The final vote on the recommendation for that site was 5-4, with support from Bona, Eleanore Adenekan, Sabra Briere, Jeremy Peters and Wendy Woods. Voting against it were Westphal, Ken Clein, Diane Giannola and Paras Parekh.

Also, because of feedback received from the city’s design review board, commissioners revisited a recommendation that they’d previously settled regarding compliance with design guidelines. They unanimously voted to change the recommendation – so that it would require mandatory compliance with some of the design guidelines. The intent is to develop a process that will clarify the design compliance that will be required in order to receive premiums.

The vote on the full resolution with all of the recommendations, as amended, passed unanimously.

The next step is for the council to review the recommendations and give direction back to the commission about which recommendations to implement. At that point, the commission’s ordinance revisions committee would work with city planning staff to craft actual ordinance language. Any specific ordinance changes would be reviewed by the full planning commission and ultimately would require city council approval before taking effect. That process would include additional opportunities for public input.

Also on Dec. 3, commissioners reviewed the 2015-2020 capital improvements plan (CIP). After about an hour of discussion – touching on street lights, sidewalks, the rail station, public engagement, and other issues – they voted unanimously to adopt the updated CIP as a supporting document for the city’s master plan, and to recommend that the city council base its FY 2015 capital budget on the CIP.

The CIP includes a list of major capital projects, both those that are funded and those for which funding hasn’t yet been identified. [.pdf of staff memo and CIP for FY 2015-2020] Most of the updates relate to FY 2015, which begins on July 1, 2014. This year reflects the first-time inclusion of projects undertaken by the Ann Arbor Downtown Development Authority and the Ann Arbor housing commission. [Full Story]

Following months of public input and review by a consultant hired by the city, Ann Arbor planning commissioners finalized a set of recommendations to revise parts of the city’s downtown zoning. Those recommendations will now be forwarded to the city council. The action took place at the commission’s Dec. 3, 2013 meeting.

The recommendations, which in general aim to create more of a buffer between downtown development and adjacent or nearby residential neighborhoods, included the following:

• Rezone the parcel located at 336 E. Ann from D1 (downtown core) to D2 (downtown interface).
• Reduce the maximum height in the East Huron 1 Character District (on the north side of Huron, between Division and State) to 120 feet. Include a tower diagonal maximum and consider … [Full Story]
  

Ann Arbor planning commission meeting (Nov. 19, 2013): The main agenda item for the commission’s most recent meeting was a list of draft recommendations that would complete the current phase of a months-long downtown zoning review.

Planning commissioners made decisions on the majority of recommendations for revising the city’s downtown zoning ordinance, but adjourned after midnight before completing their final resolution for city council. Though they did not formally vote to postpone action on the resolution, the item will be taken up again at the commission’s Dec. 3 meeting. [.pdf of revised draft recommendations to be considered on Dec. 3]

Generally, the changes reflect a downzoning in some locations in an attempt to lessen the impact of development on adjacent residential neighborhoods.

A public hearing on the downtown zoning review drew seven speakers, all of whom had previously addressed the commission on this topic. Andy Klein – one of the owners of a site at the southeast corner Main and William, which is being considered for downzoning – spoke against rezoning that property, calling himself the “lone dissenter.” Other speakers at the hearing were in favor of downzoning in general, including at that site. The recommendation for that property – possibly one of the most controversial – was not debated or acted on by commissioners at their Nov. 19 meeting.

Attached to the commission’s Dec. 3 agenda was a communication from Scott R. Bonney of Neumann/Smith Architecture, written on behalf of KRG Investments, the owners of the Main and William property. It suggests a third option to consider as a compromise, and indicates that Bonney will attend the Dec. 3 meeting to make a presentation about this proposal in person. [.pdf of Bonney's letter]

After the planning commission finalizes and approves its resolution regarding these downtown zoning recommendations, the resolution will be forwarded to the city council for consideration. The intent is for the council to review the recommendations and give direction to the commission about which recommendations to implement.

At that point, the commission’s ordinance revisions committee would work with city planning staff to craft actual ordinance language. Any specific ordinance changes would be reviewed by the full commission and ultimately would require city council approval before taking effect. That process would include additional opportunities for public input.

In addition to downtown zoning, three other projects were on the Nov. 19 agenda. Commissioners recommended approval of a proposal to build two restaurants adjacent to Macy’s at Briarwood Mall. They also recommended approval of a four-story addition to the existing two-story building at 210-216 S. Fourth Ave., between East Liberty and East Washington in downtown Ann Arbor, known as the Montgomery Building. The expansion will create 32 new housing units, including four studios, 14 one-bedroom, and 14 two-bedroom units.

One project that didn’t move forward was a proposed expansion of Germain Motors – the former Howard Cooper dealership on South State Street. Owner Steve Germain and his daughter Jessica Germain attended the meeting and described the growth of their business, with a 55% increase in combined sales compared to last year. They indicated that expanded showrooms and additional parking and vehicle display areas are needed to accommodate future growth. However, planning staff recommended postponement to address several outstanding issues, and commissioners acted on that advice. [Full Story]

After three hours of discussion at their Nov. 19, 2013 meeting, Ann Arbor planning commissioners made decisions on the majority of recommendations for revising the city’s downtown zoning ordinance, but adjourned after midnight before completing their final resolution for city council. Though they did not formally vote to postpone action on the resolution, the item is expected to be taken up again at the commission’s Dec. 3 meeting.

This zoning evaluation began earlier this year, following a city council directive to the planning commission on April 1, 2o13 that was prompted in part by the controversial 413 E. Huron development. The council’s direction was to make recommendations to the city council by Oct. 1. Planning consultant ENP & Associates was … [Full Story]

Ann Arbor planning commission meeting (Nov. 6, 2013): In its one matter involving a substantive vote, the commission recommended all necessary approvals for the Traverwood Apartments project – a planned complex of 16 two-story buildings on the west side of Traverwood Drive, north of Plymouth Road. Commissioners recommended approval of the site plan, development agreement, rezoning and wetland use permit.

In a non-voting item, the commission was presented with a possible change to its bylaws – that could clarify whether someone is allowed to speak more than once at the same public hearing. The bylaws themselves prescribe that changes to the bylaws can only be voted on after their presentation at a previous meeting. The city council would need to give final approval to any bylaws changes.

The following evening, on Nov. 7, the city council delayed consideration of an earlier bylaws change that the planning commission had approved (dealing with accessibility issues) – to allow for the possibility that the council could eventually approve both changes in one action.

The bylaws issue involving public hearings had stemmed from an Oct. 15, 2013 debate among commissioners about the ability of a person to address the commission more than one time during the same public hearing. The Oct. 15 public hearing involved the downtown zoning review that the planning commission was directed by the city council to complete by Oct. 1. That public hearing continued at the commission’s Nov. 6, 2013 meeting. It marked the third time in the past month that commissioners have heard public input on a consultant’s report with recommendations to changes in the city’s downtown zoning.

The commission didn’t vote on the zoning review item, however. It will be taken up again at a Nov. 12 work session, with an eye toward eventually making a recommendation to the city council.

The majority sentiment among the nearly dozen people who spoke to the commission about the zoning review on Nov. 6 was that the consultant’s recommendations did not adequately address the need for buffering between areas zoned D1 and those zoned residential. However, the owner of the building on property at the southeast corner of William and Main – where DTE offices are located – did not share that sentiment. He offered his perspective that the parcel should not have zoning applied that splits the parcel between D1 and D2 zoning, which is the consultant’s recommendation.

Planning commissioners did not engage in substantive discussion on the downtown zoning review. Instead they focused on what procedure to use in delaying consideration of a resolution that would make a recommendation to the city council. The inclination to delay stemmed from a request by two commissioners who were absent due to illness – Sabra Briere and Wendy Woods.

The outcome of the scheduling discussion was to postpone consideration until the commission’s next working session on Nov. 12 – which will start at 7 p.m. in a basement conference room at city hall. The public will be heard at the end of the commission’s working session discussion. Commissioners at the Nov. 6 meeting indicated that they’ll likely need more than just one additional discussion to come to a consensus on what the recommendation to the city council should be. They won’t be voting on anything at the Nov. 12 working session.

This report also includes material on the downtown zoning review from the meeting of the Ann Arbor Downtown Development Authority board earlier in the day on Nov. 6.  [Full Story]