[{"_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",6301995,"mediaKeyId","2482864-5adcd1465fc7c72687eab2476ed4eaa4","parentId",2482864,"title","Planning Commission approves 215–217 S. Main site plan, adding eight two‑bedroom apartments","audioSeconds",1063,"startMs",579000,"endMs",1642000,"viewUrl","/Search/View?dp=1&key=2482864-5adcd1465fc7c72687eab2476ed4eaa4&start=579&end=1642","thumbnailUrl","https://assets.pipeline.soar.com/2482864-5adcd1465fc7c72687eab2476ed4eaa4/thumbnail_579000.jpg","articleUrl","/articles/6301995/Ann-Arbor-City/Washtenaw-County/Michigan/Planning-Commission-approves-215217-S-Main-site-plan-adding-eight-twobedroom-apartments","mediaUrl","https://secure.pipeline.soar.com/6301995-6a053e371eb046419e9af30a669fcfe4/orig.mp4?Expires=1771171859&Signature=YYT8A22QRPc0rAk-Mfkt3Z1Bu0D~RWozgjV1Lh6P-TRznJUY3xIpXIfWWW9391b0iJx9kmzoarT2k6W7E8IesA7UlIa3lEXcbiv2VMZCnHi8qSxo2a4Ih4A9OsgSsTNtx9UgLeqRXn9tL-gn22K70LXGfLHBwAgGGAEsB4pU-79xKNX0n08RWovM-kIv7AYrK7n4BPqF9JEOtUECY1FmDzLgjVINmVHy0NcQqgDMow~jpFtzv3Er~XJqdROZp33RKFnmFqmf8wksahiVAwznz71x7sbYbO-coxcajDRo1EPdyiyaHN9q3uYtvs-ZSUmv2bCmXxC4JZdWoLL9-YOUrg__&Key-Pair-Id=KUT5TJCACFTXG","author","CTN Ann Arbor","date","2025-02-19T00:00:00Z","article","The Ann Arbor City Planning Commission on Feb. 19 approved a site plan revising 215–217 South Main Street to add a 3,524‑square‑foot rear addition that will create eight two‑bedroom residential units above two existing ground‑floor retail spaces.

The commission voted unanimously to approve “215–217 South Main Street site plan, revision number 4, dated 01/21/2025.” The motion was moved by Commissioner White and seconded by Councilmember Disch.

The project reuses an existing three‑story, roughly 17,020‑square‑foot downtown building in the D1 downtown core zoning and the Main Street Historic District (Ward 5). The addition will add about 8,623 square feet of residential floor area on the second and third floors while maintaining the two retail spaces at street level.

Petitioners and staff said the project already has a historic district review outcome for the front facade and that utilities were upgraded during a prior city water main project, limiting new excavation on Main Street. Joe Maynard of Washtenaw Engineering presented for the petitioner; architect Chris Biggers and general contractor Sam Kaffai were available online. City Manager Leonard led the staff presentation and recommended approval, noting the city planner who prepared the file was absent from the meeting due to illness.

Public commenter Ken Garber pressed the developer on sustainability, saying the project’s “solar ready” roof statement—conduits run to allow future panels—was insufficient and urging immediate installation. Councilmember Disch commended the applicant’s construction and demolition waste management plan, which the applicant described as recycling or diverting approximately 90% of demolition materials, and pressed again for solar installation. Architect Chris Biggers said the team calculated that the roof can accommodate roughly 30 kilowatts of solar generation but that the building’s estimated need is about 70 kilowatts, meaning panels alone would not fully power the building without additional measures from the utility; he said panels could be installed now and the roof is designed to accept them.

Commissioners asked about bicycle parking and vacancy: Commissioner Mills noted bicycle parking provided at the front, back and inside the ground floor as a strong amenity for the downtown site; Commissioner Hammerschmidt confirmed the second and third floors are currently vacant and welcomed the added housing.

The commission’s approval was a standard site‑plan action; staff said no development agreement is required for this proposal. Mr. Leonard told commissioners that the developer could show installed panels on building‑permit plans and staff could verify and report back to the commission. The petitioner and staff did not commit to an immediate installation date at the meeting.

The approved plan maintains the existing Main Street facade per the Historic District Commission’s conditions, fills vaults in front per DDA requirements, and adds on‑site first‑flush stormwater protection where none currently exists at this property.","mediaType","Video","parentTitle","Ann Arbor City Planning Commission 2/19/25","oneSentenceSummary","The Ann Arbor City Planning Commission on Feb. 19 approved a site plan revising 215–217 South Main Street to add a 3,524‑square‑foot rear addition that will create eight two‑bedroom residential units above two existing ground‑floor retail spaces.","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},6301990,"Planning Commission recommends removing Design Review Board and shifting design review to staff; approves proposed changes to downtown materials rules",3465,2206000,5671000,"/Search/View?dp=1&key=2482864-5adcd1465fc7c72687eab2476ed4eaa4&start=2206&end=5671","https://assets.pipeline.soar.com/2482864-5adcd1465fc7c72687eab2476ed4eaa4/thumbnail_2206000.jpg","/articles/6301990/Ann-Arbor-City/Washtenaw-County/Michigan/Planning-Commission-recommends-removing-Design-Review-Board-and-shifting-design-review-to-staff-approves-proposed-changes-to-downtown-materials-rules","https://secure.pipeline.soar.com/6301990-249937d229b4554238d718051cfa01d4/orig.mp4?Expires=1771171859&Signature=WPQf3TcJq0vC5j1A4wGx1DzwQN14B7VmIHLAA8FhOZsnuM2EKx0BixG7j71Ww6jxn~~cwe9p7WMCs96N90zMpZQjNTxk9h9WurTKbU~8J4g1U3e~Qhit~F1Cd1h26pun7-9XoL6kU-oY819EhElKMI2zycZDQ26-0NgVjHMctgyeBSeyReZ8m3dWaNILDVg62ka3RFePufgrZjCzMAY-mj6v9cSIUBteDw2xNPw38MZePzkef-a40iS3vojV6pkzEeI65aZ46VNHN~pS8wnat12Nl1CC27TfsX3nrNATzldnHn9K8L4pSl9n4aT6WN-otB8orycrM~CyqJj1o60HqA__&Key-Pair-Id=KUT5TJCACFTXG","The Ann Arbor City Planning Commission on Feb. 19 recommended that city council eliminate the separately appointed Design Review Board (DRB), make DRB review an administrative function of planning staff, and revise downtown building material regulations to allow additional materials including exterior insulation and finish systems (EIFS) under proposed standards.

The proposed amendments originated from an April 2024 city council resolution and a city administration report, “A New Approach to Economic Development,” which recommended process changes to speed project review and reduce time and uncertainty for development. Manager Leonard told commissioners the proposal preserves the downtown design guidelines but shifts the advisory DRB conversation into staff review to shorten review timelines; the design guidelines themselves would remain as guidance rather than a binding standard.

Staff also proposed changes to downtown material standards to permit certain energy‑efficiency building systems such as EIFS. Leonard said the change was a deliberate tradeoff to allow more energy‑efficient options though EIFS has a mixed reputation in design practice.

Public comment included a written letter from current and former DRB members (names listed in the meeting packet) and in‑person remarks from Ken Garber (28 Haverhill Court). Mr. Garber and the letter writers cautioned that DRB review, while advisory and nonbinding, has improved some projects through collegial early feedback and has raised public awareness of design choices. The DRB letter argued the forum allowed petitioners to present formative design ideas before extensive consultant fees were incurred and cited projects (letter included “before and after” renderings) they said were improved by the DRB process.

Commissioners were split in deliberation. Supporters said the DRB step adds roughly two to four weeks to the review process because of Open Meetings Act notice requirements and staff workload; staff reported an average of about four DRB applications per year over the last decade (two per year over the last four years). Supporters framed the change as one of several process adjustments aimed at reducing friction and cost for development. Detractors, including Commissioner Mills and Commissioner Abrams, said the advisory board provided valuable, diverse professional perspectives that sometimes produced demonstrable design improvements and public education about architecture.

The motion—moved by Councilmember Disch and seconded by Commissioner Wyche—carried 7–2 (Commissioners Mills and Abrams voting no). Leonard said the material‑standards changes were staff‑driven and could be separated from the DRB action if the commission wished; several commissioners asked that the design guidelines themselves be revisited by experts to preserve useful elements. The recommendation now advances to city council for consideration; staff reminded the commission that building and fire safety codes would continue to apply to large theaters or other assembly uses regardless of zoning changes.","The Ann Arbor City Planning Commission voted 7–2 on Feb. 19 to recommend that city council eliminate the Design Review Board, move its advisory review into planning staff’s administrative process, and revise downtown material standards to permit additional energy‑efficiency materials including EIFS under proposed rules.",{"_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},6301993,"Planning Commission backs UDC change to remove arcade/theater use‑specific limits; sends recommendation to council",429,1738000,2167000,"/Search/View?dp=1&key=2482864-5adcd1465fc7c72687eab2476ed4eaa4&start=1738&end=2167","https://assets.pipeline.soar.com/2482864-5adcd1465fc7c72687eab2476ed4eaa4/thumbnail_1738000.jpg","/articles/6301993/Ann-Arbor-City/Washtenaw-County/Michigan/Planning-Commission-backs-UDC-change-to-remove-arcadetheater-usespecific-limits-sends-recommendation-to-council","https://secure.pipeline.soar.com/6301993-ff46e04d972b562145b20e765c28954e/orig.mp4?Expires=1771171859&Signature=JRTntTfmxUjIdInql3JHxEwUDxvEo41nY8q3OUzIdDISezMiWtiY4L1qTiHTL0RL-cB5kVas2PjWMnzGMAPtbj4SRbUMTKEF40qzR5fS5j7QOoqeP5lmHM01B9ngi4Ij13Lb1ZhJi~Yf1tiFpY-doRoLu3xOIIKnOEqNgpVAqQ7aCt715hV42gpIYNGSxwDiK3JZz-ISLiDcRQ6lPYyFUAs6STlrx0Hsa040PiVLkrMunEHf1j6YFvuF~ipl2~u62~weMWTBZeBHz8b2kT2ZRQvZlK9Pwu6mba5Kq625reSKrQF9BeRAraL0Lmsnb4Z2tfBjhcWbN3uVtmDW4tEYKA__&Key-Pair-Id=KUT5TJCACFTXG","The Ann Arbor City Planning Commission on Feb. 19 recommended the mayor and city council approve amendments to the Unified Development Code (Chapter 55) that remove the use‑specific standards for general entertainment uses.

Manager Leonard told commissioners the change arose after a proposed development raised the possibility of displacing a long‑standing arcade. Under current code the coin‑operated arcade use was limited to C1A zoning (a small area near the Packard and State intersection). The proposed amendment would allow arcades wherever general entertainment uses are permitted, mainly the city’s mixed‑use zones, and would also remove a separate standard that limited theaters to 600 seats in C1B districts.

The motion, moved by Councilmember White and seconded by Commissioner Mills, passed unanimously. Commissioners discussed the history of the provision and said the restriction appeared to be an historical artifact—one commissioner suggested it was likely intended to keep arcades near the University of Michigan campus. Some commissioners welcomed the simplification; Commissioner Mills suggested the code simplification work could identify other similar zoning artifacts.

No public commenters spoke on this item during the hearing. Mr. Leonard said the amendment would advance to city council for two readings as a standard UDC amendment process.","The commission recommended city council approve amendments to Chapter 55 to remove use‑specific standards for 'general entertainment' uses, expanding where arcades can locate and removing a 600‑seat cap for theaters in certain districts. The recommendation passed unanimously.","actionData","errors"]

Article not found

Planning Commission approves 215–217 S. Main site plan, adding eight two‑bedroom apartments

Planning Commission recommends removing Design Review Board and shifting design review to staff; approves proposed changes to downtown materials rules

Planning Commission backs UDC change to remove arcade/theater use‑specific limits; sends recommendation to council