[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6360291,"mediaKeyId","2174986-355e1b9684a451b6fee1e73e59c19ed4","parentId",2174986,"title","Planning Commission hears wide-ranging public feedback on draft comprehensive plan; staff to refine land-use map","audioSeconds",9613,"startMs",1409000,"endMs",11022000,"viewUrl","/Search/View?dp=1&key=2174986-355e1b9684a451b6fee1e73e59c19ed4&start=1409&end=11022","thumbnailUrl","https://assets.pipeline.soar.com/2174986-355e1b9684a451b6fee1e73e59c19ed4/thumbnail_1409000.jpg","articleUrl","/articles/6360291/Ann-Arbor-City/Washtenaw-County/Michigan/Planning-Commission-hears-wide-ranging-public-feedback-on-draft-comprehensive-plan-staff-to-refine-land-use-map","mediaUrl","https://secure.pipeline.soar.com/6360291-679fa31428339aa5c11a503c41e53d6f/orig.mp4?Expires=1771191806&Signature=V7D42op~-LETo5Wi5ZPhVbcNV3XcA4EPm81M5WSMVA2IY7pY2047THh6JyZ4tfjMGOqTy2DFyjQ0apNR3yl5eESCkUbRIEZ2lJ71RIz96NygL7PiawgAqba8bHyb50yUBeFXredljezL7hbnsHGzSr~l70dC1gcDrzqCX0WwlcbxDFG7WlGuFPn4wQL03xBX57xX6I0H3HCorOkMUoAxmMjc8y33Cn0JglsZFf4ugA3ZTSj9RW2s56cDf0Yd5uhbr8WHrLcf6TBJmJCuMeThotXwmxxCzdY2FuN8U6dpJ7ubFh-PW1S8z3rJXo1fMNU2VR7pK1ThQUgGvceGWDZE4w__&Key-Pair-Id=KUT5TJCACFTXG","author","CTN Ann Arbor","date","2025-01-23T00:00:00Z","article","Planning department staff presented draft land-use directions and early text for the city’s comprehensive plan and invited public comment and commissioner feedback on the map that would guide zoning and future code updates.

Planning manager Lehi Leonard and Senior Planner Michelle Bennett walked the commission through major themes the project team has developed, including a proposed “low-rise residential” category to replace existing R1 and R2 single-family districts, expanded “mixed-use” corridors and hubs, and an “innovation/employment” area around North Campus. Leonard said low-rise residential currently under discussion would cover much of the city’s residential geography and that staff are examining how different unit counts, heights and form-based controls would translate into housing capacity. The presentation included staff’s baseline figures (staff said the city has about 53,000 housing units, 680 new homes over the last three years, and an approved-or-under-construction pipeline of approximately 53,100 units, with roughly 2,000 additional units under review).

The public hearing drew more than a dozen speakers and a large on-site turnout. Speakers who urged more permissive housing policy included Mr. Leaf, who called for removing districts that restrict housing—he specifically asked commissioners to “bring up the Employment District” and argued that allowing housing in industrial and research areas could yield thousands of units and support employers. Several residents from the Old Fourth Ward and student neighborhoods sought zoning that would permit more housing and upgrades in aging rental housing; speakers described repeated moves and housing-condition problems and urged expansions of housing options near campus and transit. Jonathan Lehi, Gabe Grossman, Ina, Max and others urged more permissive rules for major corridors including South State, Washtenaw, West Stadium, North Main and Plymouth. Adam Jaskiewicz (remote) and Adam Goodman (remote) also urged lifting restrictions and warned that new special-purpose districts that prohibit residential would worsen affordability.

Commissioner discussion echoed many public points and added procedural and policy cautions. Multiple commissioners argued against creating broad, nonresidential-only employment districts that would bar housing. Commissioner Adams said he would scrutinize any district that explicitly restricts housing and argued the city should not “prioritize hypothetical non‑existent office or retail uses over actual residential needs.” Commissioner Hammerschmidt said she would not support restricting housing except in clear hazard areas such as floodways. Several commissioners said they favor replacing R1/R2 with a low-rise residential category that is regulated by form (height, setbacks, massing) rather than by an absolute unit cap; that approach, they said, avoids incentives that produce large single‑building, high-bedroom-count units targeted to students.

Staff and the consultant team told the commission that the comp plan is a policy and land-use framework rather than zoning law, and that detailed code changes (the Unified Development Code) would be the subsequent step. Michelle Bennett emphasized that the map labels are land-use guidance; zoning language with specific dimensional rules will follow in a later code rewrite. Leonard said the plan will attempt to reduce regulatory conflict (for example, between the zoning code and the Michigan building code) to improve predictability for developers.

On several narrower points: speakers and commissioners debated whether the existing TC-1 (town-center) framework should be retained or replaced by new hub/transition categories; some argued TC-1 already adapts to adjacent residential and should not be downzoned, while others said the new categories are intended to clarify expected character. Several commenters and commissioners urged that large retail-centered sites (shopping centers, big-box parking fields) are among the highest‑potential opportunities for near-term housing production. At least one commissioner and numerous public commenters pressed staff to remove draft restrictions that would prohibit residential in parts of South Industrial and other employment areas.

After the hearing and discussion, Leonard said staff will “package your feedback” and bring a revised plan to the commission and to city council for additional working sessions and future votes. He said the team heard a majority preference for a unified, permissive approach that opens most of the city to housing while using form-based controls to manage scale and character. Leonard reiterated that the comp plan would be followed by zoning code changes where specifics such as height, floor-area ratios and frontage requirements will be resolved.

The comprehensive plan item was presented as a working-session style hearing; the commission did not take a final vote on plan adoption at this meeting. Staff told the commission they will meet with city council in February, incorporate the meeting’s feedback, and present updated draft language and maps for further review.","mediaType","Video","parentTitle","Ann Arbor City Planning Commission 1/23/25","oneSentenceSummary","Planning staff presented draft land-use recommendations for the Ann Arbor comprehensive plan and solicited public and commissioner feedback on low-rise residential, mixed-use corridors and proposed employment/innovation areas.","taxTitle","Ann Arbor City, Washtenaw County, Michigan","taxId",5773,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6360295,"Planning Commission backs administrative approval for residential alterations to nonconforming homes",724,684000,1408000,"/Search/View?dp=1&key=2174986-355e1b9684a451b6fee1e73e59c19ed4&start=684&end=1408","https://assets.pipeline.soar.com/2174986-355e1b9684a451b6fee1e73e59c19ed4/thumbnail_684000.jpg","/articles/6360295/Ann-Arbor-City/Washtenaw-County/Michigan/Planning-Commission-backs-administrative-approval-for-residential-alterations-to-nonconforming-homes","https://secure.pipeline.soar.com/6360295-a57fd318e9f553c66420dbd147c81f6b/orig.mp4?Expires=1771191806&Signature=l5au6su0Fj5l2eSiqOd1WL7A7HGlLuBOaV7~galN5h~AfwCMSa8qw98cJbIIpeo4K5GFxzec3Uj4q4JCsVkQaV4wYb8yaO-d-~SMhN-5rwdDEGgO5kl4ALEZKCd0r5dZLEVBJvXe4Dl0uPqp16Krs8Jqeqsa7iC~duRXsaYX9oI~TnwFuERVRVdPTT7wbhQuPPB~c2JC20v7PHaV5ApzBLETUhWsiS7YEHdn80PU0cG412YiUz~iaieO~90N1GBeZp3ElZ9BpRprcpRheIQ2VffwjOeqXJpvCOZv~DC9MWhcqbesPBJ7qTPspYwgVuWhcSjxqgRHQj5kxn9dJRCQnw__&Key-Pair-Id=KUT5TJCACFTXG","The Ann Arbor City Planning Commission recommended that the mayor and city council amend Chapter 55 of the Unified Development Code, section 5.32.2, to allow administrative approval for additions to nonconforming buildings in residential zoning districts.

Planning manager Lehi Leonard presented the amendment as a narrowing of discretion and an efficiency measure, saying “we are proposing to change the residential properties that are subject to this provision now to be an automatic approval.” Leonard said the proposed language makes clear that “if you meet those standards, your permit shall be issued,” removing a discretionary determination by the zoning board or planning manager for qualifying residential projects.

The change responds to a long-running pattern in which the Zoning Board of Appeals has granted near-universal approval for alterations to nonconforming residential structures. Leonard told commissioners that staff have reviewed recent cases and found 23 of 23 petitions approved (22 residential, 1 nonresidential), and argued administrative review would speed permitting for homeowners while freeing the Zoning Board of Appeals to focus on genuinely discretionary matters.

Under the draft text, residential alterations that do not create a new nonconformity or expand an existing nonconformity would be eligible for by-right administrative permits. Leonard and staff provided examples to illustrate: converting previously nonhabitable basements to additional bedrooms without changing setbacks; additions that keep the same minimum setback dimension (for example, a property that has a 2 foot 7 inch setback would retain that minimum setback even if more of the building sits along it); and interior conversions that do not alter nonconforming site dimensions.

Commission discussion focused on clarity and statutory effects. Commissioner Adams thanked staff and said the revision was “a lot better,” but asked whether the new subclauses effectively recreate a definition of variance in code language and whether some of the added provisions are surplus because applications that meet the tests would not otherwise be in the alteration category. No public speakers addressed the item during the hearing.

A motion recommending approval to city council was made by Commissioner Weatherby and seconded by Commissioner Abrams. The commission carried the recommendation in a roll-call vote recorded by staff as: Lee—yes; Weitz—yes; Hammerschmidt—yes; Abrams—yes; DeSh—yes; Wetherbee—yes; Adams—yes; Norton—yes (Commissioner Mills absent). The commission recorded eight yes votes, zero no votes and one absence. The recommendation moves to city council for its two readings.

The Planning Commission packet and staff presentation indicate the amendment applies only to residential zoning districts; nonresidential properties remain subject to discretionary Zoning Board of Appeals review under the proposed language. Staff said the text change is intended to reduce process time for homeowners making qualifying alterations but does not change the standards that prevent new nonconformities or expansion of an existing nonconformity.

City council will receive the Planning Commission’s recommendation; council must hold its required readings and take final action before the amendment becomes law.","The Ann Arbor City Planning Commission voted to recommend that city council amend chapter 55 (Unified Development Code) to allow administrative approval for certain additions and alterations to nonconforming residential structures, removing routine matters from the Zoning Board of Appeals.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6360286,"Planning Commission appoints representative to stormwater advisory group",111,11098000,11209000,"/Search/View?dp=1&key=2174986-355e1b9684a451b6fee1e73e59c19ed4&start=11098&end=11209","https://assets.pipeline.soar.com/2174986-355e1b9684a451b6fee1e73e59c19ed4/thumbnail_11098000.jpg","/articles/6360286/Ann-Arbor-City/Washtenaw-County/Michigan/Planning-Commission-appoints-representative-to-stormwater-advisory-group","https://secure.pipeline.soar.com/6360286-81099212fbac9e9b573f09e60670bc0e/orig.mp4?Expires=1771191806&Signature=T9VNAsVDQyoQehY3oCOtgmV8l5~gevijRo2nnkqUSR7m4rDG61WLf73aEuHTUV-fIdHc46hX9Ic3hs7GVY7jS7oDrcleiC4QuE2pQ3pbo7IZol92rr21ax6g0dLGBW7z2a-hDbp6pbNNNpM51LaxkjjmzxGEn-ofb5w7WUeAw90guXxiXq6-1o6uskwRjr3Z7TYAGHUXH9fCBa8x~KSRX8ZWJ-Q~DnsJ8MC~n4qUZFxPVmoHGPAa9gm1HYISl2sWpgWzWqtMftqqG7pBy-yzuOyKuQ0MMe98AtziNzUQdej9GchY4PMKnL29Y-aIxabt-QF6dDYpeTBotjSGd1Xh3w__&Key-Pair-Id=KUT5TJCACFTXG","The Ann Arbor Planning Commission selected a representative to the city’s comprehensive stormwater management plan advisory group.

Planning manager Lehi Leonard said the city is assembling a Stormwater Advisory Group (SWAG) to advise a stormwater planning effort and asked the commission to nominate a planning commission member. Commissioner Norton had earlier indicated interest.

Commissioner White moved and Commissioner Hammerschmidt seconded a nomination of Commissioner Norton to represent the Planning Commission on the advisory group. The motion passed on a voice vote; the chair recorded a unanimous aye and declared the appointment confirmed.

Leonard said the stormwater planning effort is related to the comprehensive plan discussions and will provide analysis that staff will use when coordinating future growth and infrastructure needs.","The commission appointed Commissioner Norton as its representative to the city’s Stormwater Comprehensive Management Plan advisory group (SWAG). The appointment was approved by voice vote.","actionData","errors"]

Article not found

Planning Commission hears wide-ranging public feedback on draft comprehensive plan; staff to refine land-use map

Planning Commission backs administrative approval for residential alterations to nonconforming homes

Planning Commission appoints representative to stormwater advisory group