Minutes - City Planning Commission

301 E. Huron St.

Ann Arbor, MI 48104

http://a2gov.legistar.com/

Calendar.aspx

City of Ann Arbor

Meeting Minutes - Final

City Planning Commission

Tuesday, June 2, 2026

7:00 PM

Larcom City Hall, 301 E Huron St, Second

floor, City Council Chambers

This meeting will be broadcast live on CTN Cable Channel 16, ATT Channel 99, and

online at a2gov.org/watchCTN

To speak at public comment call 206-337-9723 or 213-338-8477 or Toll Free 877-853-5247

or 888-788-0099 Enter Meeting ID: 977 6634 1226

CALL TO ORDER

Chair Wyche called the meeting to order at 7:03 pm in Council

Chambers at City Hall of Ann Arbor.

ROLL CALL

Deputy Planning Manager, Hank Kelley called the roll.

7 -

Present

Mills, Hammerschmidt, Lee, Wyche, Weatherbee, Norton,

and Bassiouni

2 - Disch, and Adams

Absent

Others present:

Deputy Planning Manager, Hank Kelley

Principal Planner, Alexis Dileo

Principal Planner, Michelle Bennett

Senior Planner, Joshua Shake

Urban Planning Intern, Willyne Smith

APPROVAL OF AGENDA

Moved by Commissioner Mills seconded by Commissioner

Weatherbee to approve the agenda as presented. On a voice vote,

the motion carried unanimously.

APPROVAL OF MINUTES OF PREVIOUS MEETINGS

City Planning Commission Meeting Minutes of May 19, 2026

26-0927

Moved by Commissioner Mills, seconded by Commissioner

Weatherbee to approve the May 19, 2026 meeting minutes. On a

voice vote the minutes were unanimously approved as presented

and forwarded to City Council.

REPORTS FROM CITY ADMINISTRATION, CITY COUNCIL, PLANNING MANAGER,

PLANNING COMMISSION OFFICERS AND COMMITTEES, WRITTEN

COMMUNICATIONS AND PETITIONS

5-a.

City Council

Deputy Planning Manager Kelley reported at the Monday, June 1, 2026

City Council meeting:

The reappointment of Julie Weatherbee to the Zoning Board of Appeals,

and

UDC Amendments to reflect new solid waste terminology and clarify the

jurisdiction of the WCWRC review of stormwater passed on second

reading.

5-b.

Planning Manager

Deputy Planning Manager Kelley reported:

Staff welcomed new Urban Planning Intern, Willyne Smith, who provided

a brief introduction.

5-c.

5-d.

Planning Commission Officers and Committees

There was no report at this time.

Written Communications and Petitions

Various Communication to the Planning Commission

26-0928

Received and filed.

PUBLIC COMMENT (Persons may speak for three minutes about an item that is NOT

listed as a public hearing on this agenda. Please state your name and address for the

record.)

Ken Garber, 28 Haverhill Court, commented on Agenda Item 11-a and

expressed support for revising the development standards RFP

language from "identify where and how sustainable features can be

identified" to "identify where and how sustainable features can be

required or incentivized, and environmental harms avoided or mitigated."

Seeing no additional speakers at this time Chair Wyche closed the

Public Comment.

COMMUNICATION FROM COMMISSIONERS

There was no report at this time.

ACTION ITEMS SCHEDULED FOR NEXT REGULAR MEETING

8-a.

26-0929 Action Items Scheduled for Tuesday, June 16, 2026 Planning Commission

Meeting

Deputy Planning Manager Hank Kelley reported for the Tuesday, June

16, 2026 City Planning Commission meeting:

3400 Dexter Road (SP25-0021) is a site plan for City Council with

accompanying annexation from Scio Township and proposed rezoning to

R4B (Multiple-Family Dwelling District). The site plan for a 4.31-acre

parcel proposes the construction of 30 three-story attached townhome

units in seven buildings (one three-unit building, three four-unit buildings,

and three five-unit buildings). Each townhome will have two garage and

two driveway parking spaces. There will also be three guest surface

parking spaces. The site plan proposes 2.82 acres of open space and

contains some wetland areas. It is adjacent to M-14, currently zoned TWP

(Township) and would be in Ward 5.

850 Greenhills Drive (SP25-0022) Special Exception Use, Site Plan for

Planning Commission Approval with Landscape Modification and

Wetland Use Permit. A request to amend the existing special exception

use approval conditions from 545 students to 750 students and a

proposed site plan to construct two additions with a total of 16,665 square

feet, to the existing school and pave a fire access road around the

building. A landscape modification is requested to allow previously

approved landscaping to remain as nonconforming and a wetland use

permit is requested to impact and mitigate wetland buffer areas. Site is

30.5 acres, zoned R1B.

UNFINISHED BUSINESS

None.

10.

REGULAR BUSINESS – Project Presentation, Staff Report, Public Hearing or

Dedicated Public Comment, and Discussion of Each Item

10-a.

26-0946 315 W Huron Street (SP26-0004) (301, 311, 315, 317, 319 West Huron

Street and 102, 106 South First Street) PUD Rezoning and Site Plan for

City Council: Proposed fully electric, 10-story mixed-use development with

285 units (studios, 1BR, 2BR; 15% at 60% AMI affordable) and amenity

spaces. The ground floor will have covered parking with EV charging, and

access via West Washington Street. The first floor will have additional

covered parking and coffee shop retail, and access via South First Street.

Floors 1-10 will have residential units and the 10th floor will feature a

rooftop bar. A dedicated entrance will be provided off South First Street.

Various sustainability features are included. Site partially in floodplain

fringe; zoned D2 Downtown Interface, First Street Overlay District,

Secondary Street Designation and located in Ward 5.

Staff Recommendation: Approval

PETITIONER PRESENTATION:

Ryan Talbot, Talbot Development presented the proposed request.

STAFF PRESENTATION:

Senior Planner, Joshua Shake presented the staff report.

PUBLIC HEARING:

Amy Barnett, 111 North Ashley Street, asked whether the proposed units

would be condominiums or rentals and inquired about resident parking.

Brandon Andies, 300 Glenwood Street, expressed opposition to the

proposal, voicing concerns over demolition of a historic building,

opportunities for public involvement, impacts to existing employees, and

possible closures of Huron Street during construction.

Dan Gunning, 626 Westwood Avenue, expressed opposition to the

proposal, citing concerns regarding the building's design, height,

pedestrian accessibility, affordability provisions, and impacts on existing

businesses. He expressed support for the current zoning.

John Marucci, 111 North Ashley Street, expressed opposition to the

proposal, citing concerns regarding light pollution, sewer infrastructure,

and the proposed street closure.

Robert Helber, 1890 Encore Lane, expressed support for the project,

noting occupancy challenges within the Arbor Atrium building, difficulties

faced by existing businesses, and that the building has not been

designated as historic.

Laura Cocalis, 111 North Ashley Street, expressed opposition to the

proposal, citing concerns regarding the number of proposed units,

parking, pedestrian safety, sanitation, and the overall scale of the

development.

Ken Garber, 28 Haverhill Court, expressed support for the project's

sustainability features but stated that it falls short of A2Zero goals. He

recommended requiring all energy sources, including backup systems,

to be electric unless otherwise required by law.

Seeing no additional speakers Chair Wyche closed the Public Hearing.

Moved by Commissioner Mills, seconded by Commissioner Lee that

the following motion be approved:

Motion: The Ann Arbor City Planning Commission recommends that

the Mayor and City Council approve the 315 West Huron Planned

Unit Development Zoning District and Supplemental Regulations.

COMMISSION DISCUSSION:

The Commission held an open discussion on the item. [For a

complete record of the discussion, please see available video

format].

A first amendment to the motion was moved by Commissioner Mills

and seconded by Commissioner Hammerschimdt to add the

following language at the end of the motion:

Motion: The Ann Arbor City Planning Commission recommends that

the Mayor and City Council approve the 315 West Huron Planned

Unit Development Zoning District and Supplemental Regulations,

with the additional recommendation that in the Draft Supplemental

Regulations under Section 4: PUD Regulations (C) Sustainability

Features, the final phrase in point 1. is adjusted to add a final

statement that the back-up power source shall not be based on a

connection to natural gas.

On a voice vote to the amended motion, the vote was as follows with

the Deputy Planning Manager declaring the motion carried as

amended. (Vote 7-0)

Moved by Commissioner Mills, seconded by Commissioner Lee that

the following motion be approved:

Motion as Amended: The Ann Arbor City Planning Commission

recommends approval of SP26- 0004, 315 West Huron Street

Planned Unit Development Site Plan (301, 311, 315, 317, 319 West

Huron Street and 102, 106 South First Street) version 2 dated April

15, 2026, subject to execution and compliance with the development

agreement and the following conditions, which must be satisfied

through the submission of revised plans within six months of

approval by the City Council:

For Engineering:

Sheet AL – ALTA Survey/Existing Conditions Plan: Dimension the

widths of amenity zones and sidewalks in the W. Huron Street and

W. Washington Street rights-of-way. Show and label the Railroad

Right-of-Way lines on all applicable plan sheets.

Sheet C-205 – Site Playout Plan | Ground Floor:

- It is noted that an existing building wall is proposed to remain

within the W. Huron Street right-of-way. A license agreement with

the Michigan Department of Transportation (MDOT) may be

required.

-Clarify who benefits from the “Proposed Easement for the Treeline

Trail”. If the easement is intended for public access, revise the label

to be “Public Access Easement”.

Sheet C-300 – SESC and Grading Sheet:

- It appears that the proposed grading of the sidewalk in S. First

Street right-of-way north of the proposed drive approach is

channeling the water between the front of the sidewalk and amenity

zone. All proposed sidewalk shall drain towards the street and not

collect along the sidewalk. Revise the grading to meet Article 12

Detail SD-DDA-1.

- Provide slopes along the center line of West Huron Street and

along the proposed sidewalk fronting the subject parcel. The

longitudinal slope of the proposed sidewalk shall not exceed the

slope of West Huron Street, per ADA requirements.

Sheet C-400 – Utility Plan: The sanitary mitigation calculations shall

be shown on this sheet.

Sheet C-403 – Storm Details and Sanitary Calculations:

- On the Coversheet it is stated that a rooftop bar is proposed.

Include the rooftop bar in the sanitary mitigations and architecture

plan sheets.

- On Sheet A-4 there are areas labeled Amenity Zone 1 and Amenity

Zone 2. Provide information on what is proposed in “Amenity Zone

2” and clarify which amenity zone is being referenced in the

calculations.

- Confirm whether The Last Word Bar will have food preparations. If

so, per the City of Ann Arbor Standard and Specifications Appendix

B: Sanitary Table, bars with food preparations have a flow rate of 30

gpd/seat, confirm and revise as necessary.

- Impacts to the sanitary sewer system will be modeled. Further

information will be forthcoming once the sanitary mitigation

calculations are approved.

Comments have been provided in blue on the PDF named

25500084-PUD Site Plan Resubmittal (2026.04.15)_v2Origin.pdf,

which can be found in the review files in A2 Stream, project number

SP25-0014 shall be addressed.

For Transportation:

- South First Street Driveway – Pedestrian Safety Design: Revise the

First Street driveway to incorporate a pedestrian-priority crossing

treatment (e.g., raised crossing or equivalent design) such that the

sidewalk maintains priority across the driveway and vehicle speeds

are reduced.

- Off-Site Parking Pedestrian Demand: Provide an estimate of

pedestrian volumes associated with off-site parking and identify

likely pedestrian routes to and from the site, including primary

crossing locations. This information is necessary to evaluate

pedestrian activity and potential conflicts consistent with UDC

Section 5.29.8E.

- Curbside Management / Loading Activity: Provide a description of

anticipated loading, delivery, and passenger pick-up/drop-off

activity and how these uses will be accommodated without

adversely affecting vehicular, bicycle, and pedestrian operations.

For DDA:

- Landscape planter details along Huron Street and along First

Street must be updated.

- Street tree species along Huron must be updated.

All conditions must be fully satisfied through the submission of

compliant plans prior to the City’s acceptance and/or review of Civil

Engineering Plans, and prior to the issuance of any associated

permits for the development.

COMMISSION DISCUSSION:

The Commission held an open discussion on the item. [For a

complete record of the discussion, please see available video

format].

On a roll call vote, the vote was as follows with the Deputy Planning

Manager declaring the motion carried. (Vote 7-0).

7 -

Yeas:

Sarah Mills, Sara Hammerschmidt, Wonwoo Lee, Donnell

Wyche, Julie Weatherbee, Richard Norton, and Sarah

Bassiouni

Nays:

2 - Lisa Disch, and Daniel Adams

Absent:

11.

OTHER BUSINESS

11-a.

26-0930 CPC Feedback on Unified Development Code Update Requests For

Proposals

Principal Planner, Michelle Bennett and Principal Planner, Alexis DiLeo

presented the proposed item.

COMMISSION DISCUSSION:

The Commission held an open discussion on the item. [For a complete

record of the discussion, please see available video format].

11-b.

26-0950 City Planning Commission 2026 Calendar Updates: Staff noted that the

current City Planning Commission meeting calendar includes a meeting on

August 4, 2026, which coincides with the State and Local Primary Election.

Staff recommended rescheduling the meeting to Wednesday, August 5,

2026, to accommodate election operations and staffing needs.

Deputy Planning Manager Kelley presented the proposed item.

Moved by Commissioner Mills, seconded by Commissioner

Weatherbee that:

The Planning Commission moves to approve the calendar

adjustment as included in the meeting packet.

On a roll call vote the motion carried unanimously.

12.

13.

PUBLIC COMMENT (Persons may speak for three minutes on any item.)

Seeing no speakers at this time, Chair Wyche declared the Public

Comment closed.

COMMISSION PROPOSED BUSINESS

Commissioner Wyche inquired about upcoming Planning Commission

officer elections and the annual organizational meeting.

Deputy Planning Manager Kelley responded that commissioners would

receive additional information via email and noted that Planning

Manager Lenart would facilitate the

Commissioner Wyche requested that a continuing education discussion

items be added to a future agenda.

Deputy Planning Manager Kelley asked whether the June 9 working

session could be cancelled. The Commission expressed consensus in

support of cancelling the meeting.

14.

ADJOURNMENT

Moved by Commissioner Lee, seconded by Commissioner

Hammerschmidt to adjourn the meeting at 10:17 pm. On a voice

vote, the Chair declared the motion carried unanimously.

Donnell Wyche, Chairperson

Brittany Alexander, Administrative Assistant

Commission public meetings are held the first and third Tuesday of each month. Both of these meetings

provide opportunities for the public to address the Commission. All persons are encouraged to

participate in public meetings. Persons requiring translation or sign language services or other

reasonable accommodations may contact the City Clerk's office at 734.794.6140; via e-mail to:

cityclerk@a2gov.org; or by written request addressed and mailed to: City Clerk's Office, 301 E. Huron

St., Ann Arbor, MI 48104. Requests need to be received at least two (2) business days in advance of the

meeting.

Planning Commission meeting agendas and packets are available from the Legislative Information

Center on the City Clerk's page of the City's website (http://a2gov.legistar.com/Calendar.aspx ).

Agendas and packets are also sent to subscribers of the City's email notification service, GovDelivery.

You can subscribe to this free service by accessing the City's website and clicking on the 'Subscribe to

Updates' envelope on the home page.

(If an agenda item is postponed, it will most likely be rescheduled to a future date. If you would like to be

notified when a postponed agenda item will appear on a future agenda please contact Planning staff.

You may also call Planning and Development Services at 734-794-6265 during office hours to obtain

additional information about the review schedule or visit the Planning page on the City's website

(www.a2gov.org)

(Public Hearings: Individuals may speak for three minutes. Please state your name and address for the

record.) Comments about a proposed project are most constructive when they relate to: (1) City Code

requirements and land use regulations, (2) consistency with the City Comprehensive Plan, or (3)

additional information about the area around the petitioner's property and the extent to which a proposed

project may positively or negatively affect the area.)

These meetings are typically broadcast on Ann Arbor Community Television Network Comcast 16 /

AT&T 99 live at 7:00 p.m. on the first and third Tuesdays of the month and replayed the following

Saturdays at 8:00 PM. Recent meetings can also be streamed online from the CTN Video On Demand

page of the City's website https://a2gov.org/watchctn . The complete record of this meeting is available

in video format at https://a2gov.org/watchctn, or is available for a nominal fee by contacting CTN at (734)

794-6150

City Planning Commission regular meetings have transitioned to a hybrid meeting model. The City of

Ann Arbor highly encourages the public to participate in public meetings, either in-person or remotely.