Planning for the Future

From Northsidewiki

Planning for the Future, Planning for the Neighborhoods, Protecting Community

Updated January 16, 2007

Over the past few years, many residents of Ann Arbor’s neighborhoods north of the Huron River came to recognize that the protection and the strengthening of these diverse and interesting neighborhoods required a multi-faceted approach. While many residents rejected the idea of a historic district as a means to improving these neighborhoods, note was taken of the serious concerns of many residents, concerns that could be readily and effectively addressed by other planning models and processes. Both advocates and opponents raised critical issues that need to be addressed by the City. As these discussions unfolded, the Northside Neighborhood Association began to assemble a set of proposals which we want to discuss with the City.

A first set of these ideas, emerging from these first discussions within the Northside Neighbors, is presented here for discussion with members of the community as well as for discussion with members of the Ann Arbor City administration, along with members of the City Council.

I. Micro-zoning clusters. Concerns have been expressed regarding the challenges and complexities of homeowners who wish to alter the zoning from R-2 to R-1. We believe that this is one option that neighbors have to protect and strengthen the qualities and character of existing clusters of houses. We ask that the City establish a readily understood and accessible process for clusters of neighbors to alter the zoning of their properties. We are aware also that in going from R-2 to R-1 that property owners would be yielding future development possibilities. We ask the City for guidance on how property owners might receive tax benefits that could be associated with yielding development rights, such as a “neighborhood conversation bank”.

II. Overlay zoning. Relating to the above, we believe the City could assist neighborhoods north of the Huron in redesigning zoning more generally beyond the micro-zoning feature. We include here making possible and attractive the establishment of certain amenities, such as a cafe; mixed use development in the areas defined by the actual historic Lower Town in the Northeast Area Plan; the identification of additional locations optimal for accessible and modest-priced housing; and the incorporation of a number of design recommendations from within the Northeast Area Plan, relating to the scale of new residential construction, the incorporation of porches, and the locations of garages behind residences. Modest adjustments in the criteria exercised by the Building Department in reviewing construction plans would satisfy a number of the important recommendations of the Northeast Area Plan.

III. Intelligent, Consultative Demolition. We recognize that the demolition of structures within these neighborhoods can be addressed more intelligently through a multi-step process:

1) Filing of preliminary plans for demolition. 2) The establishment of a waiting period in which the City provides consultative services on conservation and/or replacement. 3) Filing and review of final plans that would include plans for replacement construction, with the deposit of a bond required to assure completion of demolition and development goals. 4) Review of final plans for demolition.

IV. Pontiac Trail Traffic. We are concerned by the safety issues raised by the high volumes of commuting traffic on Pontiac Trail and call for the calming traffic and directing it to other routes. We also must encourage more pedestrian and bicycle commuting, going hand-in-hand with improved safety for children at play and for children on the way to and from school. We call for the City to consider creative means of redesignating Pontiac Trail walkways as a “pedestrian and bicycle parkway”, assuring the improvement and maintenance of open, attractive, and safe walkways/bikeways throughout the year.

V. Northside School: An Immense Amenity. The quality and future of the neighborhoods north of the Huron are highly dependent on the quality and future of the area’s public school: Northside. We believe that the protection and improvement of our neighborhood are tied closely to the qualities of this public school. Northside Neighbors will work with the school, with the City, and with creative foundations to establish a Northside Foundation to bring private support into the school for special programs that may be beyond the budgets or protocols of the school district but which would be of decisive value to Northside families and families interested in relocating to this part of Ann Arbor. We also see a Northside Foundation assisting older residents and lower-income families of the neighborhoods north of the Huron in maintaining and also, as appropriate, improving their properties, including housing and gardens.

VII. Children: our present and future. Beyond assuring that our public school is outstanding, we recognize the need to assure that other facilities are available within the neighborhoods north of the Huron, including excellent day-care, small play-parks, and appropriate commercial establishments, to assure that this neighborhood remains an attractive area for young families.

VII. The MichCon Opportunity. MichCon, including Detroit Edison, operates facilities and owns properties that are keystones of the actual historic Lower Town. We believe that the community, City government, and MichCon must develop effective cooperation to assure attractive and effective uses of available land and facilities in the actual Lower Town neighborhood. Our association is prepared to participate in these discussions.

VIII. Re-envisioning Town-Gown. The University of Michigan constitutes an extraordinary presence within the actual historic Lower Town and a substantial challenge to neighborhoods north of the Huron. We believe that the community, the City, and the University must establish on-going and effective communication in the discussion of the future of the larger area. Our goal is to encourage the University to grow in ways that provide additional amenities to our neighborhoods through intelligent and cooperative planning of new building projects and to work creatively to mitigate or offset the effects of a commuting work-force.