Planning commission approves 7‑story Braun Court housing plan despite neighborhood objections over historic fabric, height and construction impacts

The Ann Arbor Planning Commission voted unanimously on Tuesday to approve a seven‑story residential project for 313–327 Braun Court in the Carytown neighborhood, clearing the way for demolition of seven early‑20th‑century cottages and construction of a 36‑unit building that relies on the Unified Development Code’s sustainability component for an additional height allowance.

The commission’s formal action approved the petitioner’s site plan (version 4, dated April 2, 2025) and recommended approval of a development agreement; the motion was moved by Commissioner Abrams and seconded by Commissioner Mills. The roll call vote was recorded as yes from Commissioners Weiss, Hammerschmidt, Abrams, Mills, Wetherbee, Adams, Norton and Councilmember Disch.

Developer and project team presentation: Candace Bridal of Midwestern Consulting described the proposal and said the site consists of seven parcels adjacent to the Farmers Market and the Dunbar Tower construction. “We are proposing a 7 story residential building that has 36 units,” Bridal told the commission. The project includes an underground parking level with 33 spaces in total, 24 bicycle spaces, and streetscape improvements coordinated with the Downtown Development Authority.

Architect Lorcan O'Herlihy described massing moves intended to bring light into the units and to provide terraces and recessed massing. The petitioner is relying on the UDC sustainability component to obtain the additional height allowed by code in exchange for energy and sustainability commitments. Planner Theresa Thatcher summarized staff’s recommendation for approval and noted the project is in the D2 downtown interface district and the Carytown character overlay district. Thatcher told the commission: “The site plan is utilizing the sustainability component exception to height limits for the Unified Development Code.”

Public concerns at hearing: More than a dozen residents and neighborhood representatives addressed the commission during the public hearing. Speakers raised the project’s demolition of the small‑scale Braun Court cottages — a locally significant courtyard of early 20th‑century houses — and urged the commission to require a stronger public space or memorial element. Diane Ramsburg said the cottages were “little gems in Ann Arbor” and worried about losing that character.

Neighbors also pressed the commission on construction impacts. Residents who live in adjacent condominium buildings described frequent alley collisions, blocked garage access and prolonged construction disruptions associated with the larger Dunbar Tower project next door. Bruce Moyer, president of a nearby condominium association, said the alley is already hazardous and asked whether the city would install traffic controls such as stop signs, speed bumps and clearer signage to protect pedestrians.

Sustainability and electrification: Several callers asked whether the project would be 100% electric and whether geothermal would be installed. Commissioner Ken Garber asked whether the developer’s sustainability commitments would include all‑electric systems on day one. In response, Micah Bartoni of the developer team said: “Geothermal is currently planned. We are in discussions with the geothermal provider, and they're designing the system as we speak. It is planned to be all electric.” Bartoni also said a gas line would be retained only for an emergency generator.

Staff also noted submitted correspondence from DTE indicating the utility has capacity to serve all‑electric new construction in much of Washtenaw County; several public speakers urged the commission to require a clear, written commitment to all‑electric systems and to place that commitment in the development agreement. Citizens’ Climate Lobby and other advocacy groups asked the commission to require documentation that the building would be fully electric on day one as a condition of receiving the height bonus.

Design, parking and public benefits: The petitioner agreed to a voluntary parks contribution. The project proposes a widened 8‑foot sidewalk and brick pavers in the amenity zone on North Fourth Avenue; the team said they coordinated streetscape design with the Dunbar Tower project. Several residents supported the project as housing near transit and downtown amenities but said the design should better acknowledge the site’s cultural history — including prior use as a center of LGBTQ community activity — and asked for a small public courtyard or interpretive signage.

Conditions and formal action: The commission’s approval included a standard condition requiring that all parcels be combined before the issuance of building permits. Staff recommended approval of the development agreement, and the motion included that recommendation. The motion passed 8–0 (Commissioner Lee absent). The official conditions flagged by staff include completion of final civil plans, coordination of alley and right‑of‑way work with city engineering, and agreement on trash staging and service.

Why this matters: The project replaces a historic streetscape that many residents hope to preserve or commemorate. The approval also illustrates two continuing local debates: how to balance historic preservation and neighborhood character with new downtown housing, and how to ensure sustainability promises (all‑electric systems, geothermal) are feasible and enforceable.

Ending: The developer may proceed through the civil and building permit reviews; staff will monitor construction staging and public‑realm coordination with the DDA and market manager. Neighbors said they will seek stronger, enforceable commitments on electrification and construction mitigation as the project moves through permitting.