Stories indexed with the term ‘special exception use’

Ann Arbor planning commission meeting (Aug. 19, 2014): Action taken by planning commissioners at its mid-August meeting will allow two projects to move forward: a new “modern lifestyle health spa” on West Liberty; and a new location for the Community Music School of Ann Arbor.

Both projects required approval of a special exception use from the commission, because the zoning doesn’t allow those uses without it.

It was the health spa/fitness center proposal that drew the most scrutiny from commissioners. John and Jackie Farah want to convert part of an existing office building at 3100 W. Liberty into a facility that would provide personalized training and guidance to help people develop healthier lifestyles. Jackie Farah stressed that the focus is on wellness, not on athletic fitness. The center would be in the same complex as John Farah’s dental practice.

Six people spoke during a public hearing on this project, including the Farahs as well as nearby residents. Concerns from neighbors included the disturbances that additional use of this site would have on their properties. Also speaking against the project was Brian Eisner, owner of the nearby Liberty Athletic Club, who expressed concern about increased traffic on West Liberty. The Farahs stressed that their effort would not increase traffic or negatively impact the residential neighbors.

During deliberations, commissioners considered putting limits on the hours of operation or restricting use to appointments only, but ultimately rejected those constraints. However, they did amend the special exception use to limit the amount of square footage that could be used for fitness center activities – to 9,000 square feet. It does not require additional city council approval.

The other special exception use was granted to the Community Music School of Ann Arbor, allowing it to operate at 1289 Jewett Ave., between South Industrial and Packard. The music school will share the building of Clonlara School, a private K-12 educational institution.

Commissioners also recommended the annexation and zoning of 2115 Victoria Circle, a half-acre vacant site west of Newport and north of M-14. If approved by the city council, the property would be annexed from Ann Arbor Township and zoned R1A (single family dwelling). [Full Story]

The Ann Arbor planning commission has granted a special exception use to the Community Music School of Ann Arbor to operate at 1289 Jewett Ave., between South Industrial and Packard. The decision – made at the commission’s Aug. 19, 2014 meeting – allows the private music school to use the Clonlara School building with a maximum of 150 students at any time.

Clonlara School is located in a district zoned R1B (single family dwelling), which permits private schools if given a special exception use approval. That school already has a special exception use to operate with a maximum of 150 students. No changes are planned for the exterior of Clonlara’s 16,900-square-foot, single-story building.

The music school will primarily use the facility on weekdays from 3:30-9 p.m., on Saturdays from … [Full Story]

A plan to create a fitness center at 3100 W. Liberty received a special exception use approval from Ann Arbor planning commissioners at their Aug. 19, 2014 meeting.

The proposal by the owners, John and Jackie Farah, is to convert an existing office building on the 5.37-acre site into a fitness center that would operate similar to a physical therapy/rehabilitation facility, according to a staff report. The special exception use allows for indoor recreation on a site zoned office (O). It would be part of the Farah Professional Center, which was first developed in 1995 and … [Full Story]

A trio of items on the Ann Arbor city council’s Aug. 7, 2014 agenda have been approved, which relate to a future project at Research Park Drive.

The project itself was not on the agenda – but it would construct six new buildings on six parcels, each with associated surface parking and storm water detention. One of the proposed buildings would be a tennis facility. The tennis facility required an amendment to the ORL zoning district, which currently does not allow outdoor recreation uses.

The three associated items approved by the council were: (1) an area plan; (2) rezoning of 16.6 acres comprising six parcels from RE (research district) to ORL (office/research/limited industrial district); and (3) an amendment to the ORL zoning classification … [Full Story]

Editor’s note: This “Live Updates” coverage of the Ann Arbor city council’s Aug. 7, 2014 meeting includes all the material from an earlier preview article published last week. The intent is to facilitate easier navigation from the live updates section to background material already in this file.

The council’s election-week meeting is held on Thursday instead of Monday.

The agenda is relatively light, with many of the items dealing with land-development and zoning matters – each of which have an associated public hearing. The consent agenda is packed with renewals of contracts for various software packages and computer maintenance.

In the category of land development and use, the council will consider a site plan that proposes to tear down the existing Delta Chi fraternity house at 1705 Hill Street and build a much larger structure in its place. Another site plan on the agenda is The Mark condominiums. That’s a proposal from developer Alex de Parry to demolish an existing car wash at 318 W. Liberty and build an 11,910-square-foot structure with seven residential condominiums – five two-bedroom and two three-bedroom units.

Also on the agenda is the initial approval of rezoning – from O (office district) and RE (research district) to ORL (office/research/limited industrial district) – that will be necessary for an expansion of the Gift of Life Michigan facility in Research Park. The proposal calls for building a three-story, 40,786-square-foot addition to connect two existing buildings at 3161 and 3169 Research Park Drive, which are owned and occupied by the nonprofit.

Also on Research Park Drive, a trio of items on the agenda relate to a future project that would construct six new buildings on six parcels, each with associated surface parking and storm water detention. One of the proposed buildings would be a tennis facility. The tennis facility would require an amendment to the ORL district, which currently does not allow outdoor recreation uses. The three associated items are: (1) an area plan; (2) rezoning of 16.6 acres from RE (research district) to ORL (office/research/limited industrial district); and (3) an amendment to the ORL zoning classification to allow the planning commission to grant special exception uses for recreational facilities.

The council will also consider a $200,000 contract with Reiser & Frushour P.L.L.C. to provide legal representation for indigent defendants. The city is required to provide such representation for those indigent defendants who might face incarceration if convicted.

A second large contract on the agenda is one with Carrier & Gable Inc. for the purchase of $480,000 worth of traffic signals. A third large contract is a three-year $727,545 agreement with Du All Cleaning Inc. for janitorial service at city hall, the Wheeler Service Center, the water treatment plant, senior center and other city-owned facilities.

Also to be considered by the council at its Aug. 7 meeting are a raft of items on the consent agenda covering various pieces of software used by the city in its regular operations. None of the contracts exceed $100,000, which means they can be voted on “all in one go” as part of the consent agenda.

Returning to the agenda on Aug. 7 is the Pontiac Trail sidewalk special assessment roll. That item had been postponed at the council’s July 21 meeting to allow additional time for residents to protest the assessment.

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 Thursday 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 council’s election-week meeting will be held on Thursday instead of Monday.

The agenda is relatively light, with many of the items dealing with land-use and zoning matters – each of which have an associated public hearing. The consent agenda is packed with renewals of contracts for various software packages and computer maintenance.

In the category of land development and use, the council will consider a site plan that proposes to tear down the existing Delta Chi fraternity house at 1705 Hill Street and build a much larger structure in its place. Another site plan on the agenda is The Mark condominiums. That’s a proposal from developer Alex de Parry to demolish an existing car wash at 318 W. Liberty and build an 11,910-square-foot structure with seven residential condominiums – five two-bedroom and two three-bedroom units.

Also on the agenda is the initial approval of rezoning – from O (office district) and RE (research district) to ORL (office/research/limited industrial district) – that will be necessary for an expansion of the Gift of Life Michigan facility in Research Park. The proposal calls for building a three-story, 40,786-square-foot addition to connect two existing buildings at 3161 and 3169 Research Park Drive, which are owned and occupied by the nonprofit.

Also on Research Park Drive, a trio of items on the agenda relate to a future project that would construct six new buildings on six parcels, each with associated surface parking and storm water detention. One of the proposed buildings would be a tennis facility. The tennis facility would require an amendment to the ORL district, which currently does not allow outdoor recreation uses. The three associated items are: (1) an area plan; (2) rezoning of 16.6 acres from RE (research district) to ORL (office/research/limited industrial district); and (3) an amendment to the ORL zoning classification to allow the planning commission to grant special exception uses for recreational facilities.

The council will also consider a $200,000 contract with Reiser & Frushour P.L.L.C. to provide legal representation for indigent defendants. The city is required to provide such representation for those indigent defendants who might face incarceration if convicted.

A second large contract on the agenda is one with Carrier & Gable Inc. for the purchase of $480,000 worth of traffic signals. A third large contract is a three-year $727,545 agreement with Du All Cleaning Inc. for janitorial service at city hall, the Wheeler Service Center, the water treatment plant, senior center and other city-owned facilities.

Also to be considered by the council at its Aug. 7 meeting are a raft of items on the consent agenda covering various pieces of software used by the city in its regular operations. None of the contracts exceed $100,000, which means they can be voted on “all in one go” as part of the consent agenda.

Returning to the agenda on Aug. 7 is the Pontiac Trail sidewalk special assessment roll. That item had been postponed at the council’s July 21 meeting to allow additional time for residents to protest the assessment.

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 Monday evening live on Channel 16, streamed online by Community Television Network starting at 7 p.m. [Full Story]

Ann Arbor planning commission meeting (July 1, 2014): Four projects appeared on the July 1 planning commission agenda, but the meeting was dominated by public commentary and discussion of one in particular: A proposed condominium development at 312 Glendale, the site of a former orchard just south of Jackson Avenue.

Nearly two dozen residents spoke during a public hearing to oppose the project at 312 Glendale, citing concerns about increased flooding and other stormwater problems, dangers of a proposed retention/detention pond, increased traffic, and a loss of landmark tress and green space.

The project had been previously postponed a year ago, at the planning commission’s July 16, 2013 meeting. That meeting had drawn about an hour of commentary from residents who opposed it then as well.

The current proposal has been scaled back – but still drew considerably opposition. The plan now calls for six duplexes, each with two two-bedroom condos. (The original proposal had been for eight duplexes.) Based on the size of the parcel and the site’s zoning, up to 39 units would be allowed by right.

It was a retention/detention pond that drew most concern from commissioners. Wendy Woods said the potential danger it posed would prevent her from supporting the project. Ken Clein questioned the contention of the architect, Scott Bowers, that the pond had been mandated by the office of the Washtenaw County water resources commissioner. Clein and other commissioners asked planning staff to get more information from the water resources commissioner about whether there are other options to handle all of the site’s water detention – such as additional underground systems.

The water resources commissioner is Evan Pratt, who formerly served on the Ann Arbor planning commission.

Also prompting some concerns – but ultimately gaining a recommendation of approval from commissioners – was a proposal for new condominiums on West Liberty Street, called The Mark. The proposal from developer Alex de Parry is to demolish an existing car wash at 318 W. Liberty and build an 11,910-square-foot structure with seven residential condominiums – five two-bedroom and two three-bedroom units. Each condo would have its own two-car tandem garage for a total of 14 parking spaces, although no parking is required.

The lot, on the north side of Liberty, is east of the historic Peter Brehme house at 326 W. Liberty and located in the Old West Side historic district. Concerns raised during a public hearing focused on the fact that a small portion of the site’s corner lies within the floodplain, as well as a general objection to high-end development in the downtown core. One woman also criticized the aesthetics and height of the project. The project’s architect, Brad Moore, responded to concerns about the floodplain by saying that none of the building is within the floodplain. The garages are out of the floodplain, and the living space is located above the garages, he noted.

Two other projects were recommended for approval during the 4.5-hour meeting. Delta Chi plans to tear down its existing fraternity house at the corner of Hill and Oxford and build a much larger structure in its place. The current occupancy of 23 residents would increase to 34 people, including a resident manager. A fraternity representative fielded questions about the decision not to make a voluntary parks contribution. Some commissioners expressed skepticism at the contention that fraternity members didn’t use city parks, and asked that the contribution be reconsidered.

Finally, a $10.5 million expansion of the Gift of Life Michigan facility on Research Park Drive is moving forward to city council, after planning commissioners recommended approval of a site plan and rezoning. The nonprofit wants to build a three-story, 40,786-square-foot addition to connect two existing buildings at 3161 and 3169 Research Park Drive. The additional space will accommodate offices, a special events auditorium and “organ procurement suites.” The nonprofit’s website states that the Gift of Life is Michigan’s only federally designated organ and tissue recovery program. [Full Story]

A plan to tear down the existing Delta Chi fraternity house on Hill Street and build a much larger structure in its place has received a recommendation of approval from the Ann Arbor planning commission.

The fraternity plans to demolish the existing 4,990-square-foot house at 1705 Hill St. – at the northwest corner of Hill and Oxford – and replace it with a 12,760-square-foot structure on three levels, including a basement. The current occupancy of 23 residents would increase to 34 people, including a resident manager.

The house is now on the northwest corner of … [Full Story]

Ann Arbor planning commission meeting (June 17, 2014): On a 7-1 vote, the Ann Arbor planning commission cleared the way for a group of up to six members of the Ann Arbor Jesuit Community to live in a single-family home at 1919 Wayne St. The action came at the commission’s June 17 meeting, when commissioners reconsidered an item that they had initially rejected on June 3, 2014.

The meeting included a public hearing that lasted about an hour, with the majority of the 23 speakers supporting the request. More than 100 people attended the meeting, many of them wearing stickers that stated “I Proudly Support The Jesuits.” The Jesuits who would be living in the house are affiliated with the St. Mary Student Parish.

Approval requires six votes, but on June 3 the request had garnered support from only five of the seven commissioners who were present. Voting against it on June 3 were Diane Giannola and Kirk Westphal. Two commissioners – Sabra Briere and Paras Parekh – had been absent. Later in that June 3 meeting, commissioners voted to reconsider the item, then postponed it until June 17, when more commissioners would be present.

Giannola again dissented on June 17 to the special exception use, but the remaining seven commissioners at the meeting – including Westphal – supported the request. Jeremy Peters was absent.

Assistant city attorney Kevin McDonald attended the June 17 meeting and fielded questions from commissioners. The motion was amended slightly, with an intent to emphasize the long-term relationship of the Jesuits to each other.

The property is located in Ward 2. Both of the Ward 2 city councilmembers – Jane Lumm and Sally Petersen– attended the June 17 the planning commission meeting, but did not formally address the commission. The planning commission’s decision is final – as the request from the Jesuits does not need city council approval. Westphal – the planning commission’s chair – is running for city council in the Ward 2 Democratic primary. Westphal and Nancy Kaplan are vying to fill the open seat that’s being left by Sally Petersen’s mayoral candidacy. Councilmember Sabra Briere, who serves on the planning commission, is also running for mayor.

After the vote, members of the audience erupted in applause. One woman approached Ben Hawley, pastor and director of campus ministry for St. Mary Student Parish, saying: “Welcome to the neighborhood!”

Commissioners also acted on another item they’d postponed from June 3: A proposal by the Ann Arbor housing commission to expand low-income housing on North Maple Road. The commission recommended rezoning a 4.8-acre site at 701 N. Maple Road from R1C (single-family dwelling district) to R4B (multi-family dwelling district). They also recommended approval of a site plan and development agreement for the project – part of a major renovation effort by the Ann Arbor housing commission. The site is on the west side of North Maple, between Dexter Avenue and Hollywood Drive.

The project calls for demolishing 20 existing single-family homes – the public housing complex known as North Maple Estates – and constructing an eight-building, 42-unit apartment complex with a total of 138 bedrooms. The units range in size from one bedroom to five bedrooms. Five people spoke during a public hearing on the item, including Gwenyth Hayes, the resident representative on the Ann Arbor housing commission. “A lot of times in Ann Arbor we talk about diversity. It’s important that we also include not just cultural diversity, but also socio-economic diversity,” Hayes said. That’s why the city needs more affordable housing, she added.

Another residential housing proposal – a $10 million, 78-unit apartments complex called State Street Village, across from the University of Michigan athletic campus – received criticism from some commissioners, but ultimately was recommended for approval. Commissioners spent about 30 minutes asking question and pressing the developer, McKinley Inc., to go beyond what the city code requires in terms of design, pedestrian amenities, a reduction of impervious surfaces, and stormwater management. “We’re putting our aspirations on you,” Bonnie Bona told them. The vote, which came near midnight, was unanimous – with only six of nine commissioners present.

Also recommended for approval was a proposal for a new drive-thru restaurant on Jackson Avenue near the I-94 interchange, next to Westgate Shopping Center. The plan calls for demolishing the existing one-story service station and auto repair shop and constructing a single building with a drive-thru restaurant and adjacent retail store. [Full Story]

A new drive-thru restaurant on Jackson Avenue – near the I-94 interchange – will be moving ahead, following action by the Ann Arbor planning commission at its June 17, 2014 meeting.

The commission recommended approval of a site plan for 2625 Jackson, on the southeast corner of Jackson and I-94, and just north of the Westgate Shopping Center. The plan calls for demolishing the existing one-story service station and auto repair shop and constructing a single building with a 1,820-square-foot drive-thru restaurant and 3,220-square-foot retail center. The gas pump islands and canopy will be removed. … [Full Story]

On a 7-1 vote, the Ann Arbor planning commission has cleared the way for a group of up to six members of the Ann Arbor Jesuit Community to live in a single-family home at 1919 Wayne St. The action came at the commission’s June 17 meeting, when commissioners reconsidered an item that they had initially rejected on June 3, 2014.

The meeting included a public hearing that lasted about an hour, with the majority of speakers supporting the request. More than 100 people attended the meeting, many of them wearing stickers that stated “I Proudly Support The Jesuits.”

The Jesuits had requested a special exception use to allow a “functional family” to live in a house zoned R1C (single-family dwelling). Without the special … [Full Story]

Ann Arbor planning commission meeting (June 3, 2014): A controversial request to allow up to six Jesuits to live together at 1919 Wayne St. did not secure sufficient votes for approval from Ann Arbor planning commissioners at their June 3 meeting. A vote by commissioners came after about an hour of public commentary and two hours of deliberations.

However, at the end of the meeting – near midnight, long after supporters and opponents of the proposal had left – commissioners voted to reconsider the item, and then subsequently voted to postpone action until their next meeting on June 17.

The request – by the Ann Arbor Jesuit Community, formally known as the USA Midwest Province of the Society of Jesus – is for a special exception use to allow a “functional family” to live in a house zoned R1C (single-family dwelling). Without the special exception use, only up to four unrelated people could live there.

The code that allows this special exception use was adopted by Ann Arbor in 1991. Although the city’s ordinance has allowed for a “functional family” designation for more than two decades, this is the first time any group has requested it. The members are affiliated with the St. Mary Student Parish.

Approval required six votes, but the request initially garnered support from only five of the seven commissioners who were present. Voting against it were Diane Giannola and Kirk Westphal. Two commissioners – Sabra Briere and Paras Parekh – were absent. An attempt earlier in the meeting to postpone the vote had failed, with a majority of commissioners wanting to take action that night, apparently assuming it would pass. The final vote to postpone – taken after all other agenda items were dispatched – was 6-1, over dissent from Giannola. The planning commission has discretion to grant a special exception use, which does not require additional city council approval.

During the proposal’s public hearing, 21 people spoke – the majority of them opposed to the request, including representatives from the Oxbridge Neighborhood Association and the North Burns Park Association. Concerns included the possibility of lower property values, the chance of opening the door to student housing or cults, instability of the household because members aren’t related, and “gender housing discrimination.”

Some people directed criticism against the power, privilege and abuse of the Catholic church. Other praised the Jesuits, saying their concerns were strictly related to the zoning code, which they didn’t feel permitted this type of living arrangement in the R1C district. They suggested that the Jesuits could live in other districts – like R4C – that would allow for up to six unrelated people to live together without getting a special exception use.

Three Jesuits who plan to live there – including Ben Hawley, pastor and director of campus ministry for the St. Mary Student Parish – attended the meeting. Rev. Daniel Reim, who serves as the head of household, apologized for the controversy that this request has caused. The group currently lives in a smaller house on Ferdon, which they said they’ve outgrown. Some supporters of the request noted how the men are good neighbors on Ferdon. The former owner of that house pointed out that nearby properties he’s built or renovated had sold for over $1 million, describing the argument about hurting property values as “silly.”

The public hearing will be re-opened on June 17, to allow for additional public input. The Jesuits are encouraging supporters to attend. On June 9, Reim sent an email suggesting specific ways that people can lobby commissioners and the city council.

In voting against the request, Giannola said she didn’t think the Jesuits fit the description of a “functional family.” Westphal said he wanted to get more information from the city attorney’s office about the risk of setting a precedent, and whether there could be conditions on the special exception use that would address concerns about the turnover of residents. Planning staff reported that the city attorney’s office had already vetted the item, but they would make additional queries based on commissioners’ feedback.

There was some question about whether a delay would affect the sales contract that the Jesuits have with the current owner, who also attended the June 3 meeting. The property is listed for sale at $795,000.

In taking up the issue on June 17, one additional wrinkle might be the composition of the commission at that meeting. Two commissioners who supported the request – Jeremy Peters and Eleanore Adenekan – indicated that they would be absent, and another supporter, Ken Clein, said he might also be unable to attend. So it’s possible that there will only be six commissioners at that meeting. That would mean all six commissioners would need to vote yes in order for the request to win approval.

The property is located in Ward 2. One of the Ward 2 city councilmembers, Jane Lumm, attended the planning commission meeting, but did not formally address the commission. Westphal – the planning commission’s chair – is running for city council in the Ward 2 Democratic primary. Westphal and Nancy Kaplan are vying to fill the open seat that’s being left by Sally Petersen’s mayoral candidacy.

In other action on June 3 – a meeting that lasted over five hours – commissioners postponed a rezoning and site plan request from the Ann Arbor housing commission for a property on North Maple, part of a major overhaul of the city’s public housing sites. The project would demolish the single family homes at North Maple Estates, and build apartments that would roughly double the density of low-income housing there. Some neighbors raised concerns about the proposal, which is on the commission’s June 17 agenda for consideration.

Other items on the June 3 agenda were dispatched with little discussion: (1) a site plan for Dusty’s Collision on South Industrial; (2) an expansion at the Rudolf Steiner High School on Pontiac Trail; and (3) a rezoning and area plan request to develop property on Research Park Drive, including an indoor-outdoor tennis facility. [Full Story]

A controversial request to allow up to six Jesuits to live together at 1919 Wayne St. did not secure sufficient votes for approval from Ann Arbor planning commissioners at their June 3, 2014 meeting, following about an hour of public commentary and two hours of deliberations.

However, at the end of the meeting – near midnight – commissioners voted to reconsider the item, and then subsequently voted to postpone action until their next meeting on June 17.

The request – by the Ann Arbor Jesuit Community, formally known as the USA Midwest Province of the Society of Jesus – is for a special exception use to allow a “functional family” to live in a house zoned R1C (single-family dwelling). Without the special … [Full Story]

An expansion of the Rudolf Steiner High School took a step forward with Ann Arbor planning commissioners recommending approval of a site plan at their June 3, 2014 meeting. The private school is located at 2230 Pontiac Trail, north of Brookside.

The project – estimated to cost $2.5 million – involves building a one-story, 19,780-square-foot addition to the existing classroom building. The building will include a 9,990-square-foot gym, with the remaining 9,790 square feet used for classrooms and storage.

According to the staff memo, an existing Quonset hut on the east side of the site will be removed, as will a 48-inch white oak tree immediately east of the proposed addition. The school will be required to plant 12 trees for mitigation. … [Full Story]

Rezoning of six sites along Research Park Drive was recommended for approval by Ann Arbor planning commissioners at their June 3, 2014 meeting. An area plan for development of the parcels was also recommended for approval, as were amendments to Chapter 55 of the city’s zoning code to allow outdoor recreation as a special exception use in the office/research/limited industrial (ORL) zoning district.

The six lots are undeveloped and total 16.6 acres. Four of the lots, on the southern end of the site, are owned by Qubit Corp. LLC; BMS Holdings LLC owns the northern two sites.

The proposed area plan – which is less detailed than a site plan – includes an indoor-outdoor tennis facility on one of the lots. It also … [Full Story]

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

The … [Full Story]

Ann Arbor planning commission meeting (Oct. 1, 2013): With three members absent, the planning commission quickly dispatched its main agenda item – an addition for the Ann Arbor Christian Reformed Church at 1717 Broadway St.

Five existing buildings at the back of the church – originally built as classrooms for a private school that moved out in 2003 – would be torn down and replaced with a 12,850-square-foot, two-story addition to be used primarily for the church’s educational activities.

Bonnie Bona urged the church to consider ways the space could be used as much as possible, not just for Sunday school and evening programs. Sabra Briere encouraged the church to explore adding permeable pavement to at least some of the parking area.

Commissioners voted unanimously to recommend approval of the site plan, which will next be considered by the city council. A special exception use was also unanimously granted, and does not require additional council approval.

In updates from the planning manager, Wendy Rampson reported that the Traverwood Apartments proposal – which was postponed at the commission’s Sept. 17, 2013 meeting – won’t be coming back to the commission for a few weeks. The developer, First Martin Corp., now wants to donate the two-acre high-quality woodland portion on the north end of the site to the city for parkland. So before the apartment project moves forward, the process of acquiring the parkland will unfold. That includes working through the park advisory commission’s land acquisition committee, she said, and then through city council.

Rampson also reminded commissioners that they’ll be getting a draft report on the downtown zoning review at their Oct. 8 working session. Then, based on feedback from that meeting, the report will be revised for commissioners to consider formally at their Oct. 15 regular meeting.

And a project on which commissioners had been briefed during their Sept. 10 work session – the city’s effort to be certified in Michigan’s “Redevelopment Ready Communities” program – will be on the city council’s Oct. 14 work session agenda.

The commission’s Oct. 1 meeting was notable for the crowd it drew, including about 30 University of Michigan students and at least one student from Skyline High. The UM students were in the masters of urban planning program. [Full Story]

A project to expand the Ann Arbor Christian Reformed Church at 1717 Broadway St. received a go-ahead from the city planning commission at its Oct. 1, 2013 meeting.

The site plan proposal calls for tearing down five existing buildings and constructing a 12,850-square-foot, two-story addition to the rear of the church. The addition would be used for educational activities at the church, which is located on a 4.3-acre site in Ward 1, southwest of Broadway’s intersection with Plymouth Road.

According to a staff memo, … [Full Story]

Ann Arbor planning commission meeting (Feb. 21, 2013): Acting under the direction of the city council, Ann Arbor planning commissioners reconsidered the zoning they had previously recommended for a parcel on Ellsworth Road, east of Stone School. Commissioners came to the same conclusion – that it should be zoned R3 (townhouse district).

The vacant lot at 2081 E. Ellsworth Road is the location for the proposed Summit Townhomes project, where the developer wants to build 24 attached residential units in four separate buildings. Because it’s being annexed into the city from Pittsfield Township, the parcel needs to be given a zoning designation. Planning commissioners had recommended R3 zoning (townhouse district) at their Nov. 20, 2012 meeting.

The zoning request was on the council’s Feb. 4, 2013 agenda for final approval, but during a public hearing on the item, several people raised concerns related to increased density in that part of town. So councilmembers voted unanimously to refer the zoning issue back to planning commissioners for another look.

At the commission’s Feb. 21 meeting, planning staff reviewed two other zoning options that would fit with the city’s master plan for that area. But even those options with lower density – for single-family homes – would result in more driveways accessing Ellsworth, causing more traffic concerns. Nor would stormwater management be improved with the other options. So planning staff again recommended the R3 zoning.

Three people spoke to commissioners during a public hearing on the zoning reconsideration, including two residents who live at the nearby Forest Hills Cooperative. They expressed concern about broader issues with the area – including crime and a lack of recreational facilities – as well as the specific proposed zoning and project for that site. Planning manager Wendy Rampson indicated that based on the council’s discussion, city administrator Steve Powers is asking the city’s parks and police staff to look into concerns raised about that area. There is also the opportunity for input on the city’s master plan, she said, when the planning commission holds a public hearing on that topic each May.

In other action at the Feb. 21 meeting, commissioners recommended that the city council approve a site plan for an expansion of the Theta Delta Chi house at 700 S. State St. The historic structure, built in 1922, is located at the southwest corner of State and Monroe, across from the University of Michigan law school. The building had been leased to another fraternity after the Theta Delta Chi chapter at UM became inactive in 1997. The chapter “recolonized” a few years ago, then took possession of the building again in May of 2012. The local architecture firm HopkinsBurns Design Studio has been hired to handle the expansion. It includes making a rear addition to the building, although there are no plans to increase the current occupancy of 33 residents.

The Feb. 21 meeting included another UM connection. Commissioners heard a presentation about Beyond the Diag, a relatively new neighborhood outreach program. It’s a student-initiated effort to build community among students and non-students, and to raise safety awareness on campus and near-campus neighborhoods. One of the program assistants – Matt Lonnerstater, a graduate student in urban and regional planning – also works as an intern with the city’s planning staff. [Full Story]

An expansion of the Theta Delta Chi house at 700 S. State will move forward, following action by the Ann Arbor planning commission at its Feb. 21, 2013 meeting. Commissioners granted a special exception use for the building, and recommended that the city council approved the project’s site plan.

The proposal includes expanding the square footage from 12,386 square feet to 14,752 square feet by making an addition at the rear of the fraternity house, which is located on the southwest corner of Monroe and South State. The property is zoned R2B (two-family dwelling district and student dwelling district), and the size of the lot would allow for occupancy of up to 50 people. However, the fraternity is not proposing to … [Full Story]

Ann Arbor planning commission meeting (Nov. 20, 2012): An ambitious plan to reduce greenhouse gas emissions 25% by 2025 – with the goal of a 90% reduction by 2050 – was recommended for approval by the city’s planning commission at its most recent meeting.

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. [Full Story]

A special exception use granted by the Ann Arbor planning commission will allow the Memorial Christian Church to use a building at 1900 Manchester Road, off of 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.

Planning commissioners granted the request at their Nov. 20, 2012 meeting. It will 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 … [Full Story]

At its May 15, 2012 meeting, the Ann Arbor planning commission unanimously voted to grant a temporary retail sales special exception use for Phantom Fireworks, a firm based in Youngstown, Ohio.

According to a staff report, the business is proposing to put up a 40×40-foot tent and an 8×40-foot storage pod in the parking lot of Colonial Lanes at 1950 South Industrial Highway. The tent would be set back 25 feet from South Industrial and take up 24 parking spaces on 2.96-acre site, leaving 203 parking spaces for the bowling alley and Cubs A.C. restaurant.

The northeast, two-way traffic entrance would be temporarily closed by placing four orange traffic cones and yellow tape in the parking lot. The remaining four entrances to the … [Full Story]

Ann Arbor planning commission meeting (April 17, 2012): Action items at the recent planning commission meeting were dispatched with relative speed – the session lasted less than an hour.

Approval was given for (1) zoning changes allowing an expansion of the Shell station’s retail store at Ann Arbor-Saline and West Eisenhower Parkway, (2) a site plan and special exception use for the Allen Creek Preschool, located at 2350 Miller Ave.; and (3) a slight revision to the special exception use for the Michigan Alpha Chapter of Sigma Phi Epsilon house at Tappan and Hill – increasing by one the number of beds allowed at the fraternity.

The brevity of recent planning commission meetings will be offset by packed agendas anticipated in May. The May 1 agenda items will likely include: (1) review of a possible revision to the city’s medical marijuana zoning ordinance, as directed by city council at their April 2 meeting; (2) update of the city’s capital improvements plan (CIP); (3) a master plan review; and (4) reconsideration of the Maple Cove project, after it was discovered that notices hadn’t been mailed out to all nearby residents for the previous planning commission meeting.

Two other major items that have been in the works since 2009 will be making their way back to planning commissioners soon. A draft report from the R4C/R2A zoning district advisory committee is nearly completed and might be reviewed as soon as the commission’s May 8 working session. Also, a consultant’s report on a zoning ordinance reorganization effort known as ZORO will be presented to planning commissioners in the coming weeks. Rampson told commissioners that the consultant described Ann Arbor’s current zoning ordinances as some of the worst he’s seen – complex, convoluted, and conflicting.

After being briefed on upcoming topics at an April 10 working session, planning commission chair Eric Mahler quipped, “The days of the marathon meetings are back.” Commissioner Diane Giannola gave this advice to the newer commissioners: “Come prepared with snacks.”

At least one new member will be joining the commission this summer. Following the April 17 regular meeting, commissioner Erica Briggs told The Chronicle that because of other time commitments, she would not be seeking reappointment when her term ends this July. She said she wanted to alert others who might be interested in applying for the position. [Full Story]

A site plan for the Allen Creek Preschool, located at 2350 Miller Ave., was recommended unanimously for approval by the Ann Arbor planning commission at its April 17, 2012 meeting. The commission also granted a special exception use for the project.

The project entails building a one-story, 929-square-foot addition onto the west end of an existing 3,111-square-foot preschool building, for a new total of 4,040 square feet. The preschool has an agreement with the Korean Methodist Church at 1526 Franklin Street to use eight parking spaces at the church lot. On-street parking is available on Miller Avenue and Franklin Street.

The special exception use is required because the project is located on a site zoned R1C (single-family dwelling district). According to a staff memo, the … [Full Story]