PH-2 21-0634 An Ordinance to Amend Chapter 55 (Unified Development Code), Rezoning of 9.8 Acres from TWP(Township), R1C (Single-Family) and R1A (Single-Family) to R4E With Conditions (Multiple-Family Dwelling District with Conditions), Valhalla Ann Arbor Conditional Rezoning, 31, 50, 57, 77, 97, 98, 107, 145, 147, 151, 155, 159, 163 Valhalla Drive and 2065, 2099 South Main Street (CPC Recommendation: Approval - 8 Yeas and 1 Nay) (ORD-21-15)
Let's make this development a reality for Ann Arbor!
So many great reasons to build dense multifamily housing on this site - proximity to shopping and transit lines topping the list among those reasons.
I am very excited to welcome new neighbors to our city, and to free a few more of our tens of thousands of daily single occupant vehicle commuters from the stress, expense, and environmental devastation resulting from those commutes.
I support this conditional rezoning petition (from single family to R4E). This project will be the largest all-electric housing development in Ann Arbor. Every aspect of the project, including (but not limited to) traffic, storm-water management & public safety has already been vetted and approved by the City and County staff & received enthusiastic approval/support from Planning Commission with a vote of 8 to 1.
For many years, I lived in a condo off of Ann Arbor-Saline Rd by Busch's, and there are several similar multifamily communities there. This location is ideal. It's on a transit line, with grocery shopping, basic services, schools, and entertainment all within easy walking/biking distance. We have a housing shortage in Ann Arbor that drives up housing costs. Let's support new, green projects aligned with our Comprehensive Land Use Plan and A2Zero goals that allow residents to live car-light lifestyles. This project is a meaningful start at addressing the housing crisis.
We desperately need more housing in town, and this is a great location for dense development. It's close to downtown, groceries, and other amenities, which makes it an ideal location for living a car-free or reduced-car lifestyle.
I am opposed to the rezoning and site plan for the Valhalla development because it is too large for the site (per original recommendation of CPD staff) and will create a choke point at an already congested area during peak travel times. Also, energy efficiency is a good goal, but here it doesn’t make up for an unpleasing design plan. The City should stop spot-zoning, as well as plans for transit corridor upbuilding such as this until the residents of the entire city have been informed and included in the decision-making process. Fundamental changes in zoning should not be green-lighted piecemeal, but rather included in city-wide consideration of comprehensive reform of the Master Plan.
Valhalla traffic and safety a concerns have not been adequately addressed. Nearby citizens were told that the already-busy Main/Scio Church intersection would not be impacted by the addition of a staggering 454 new units literally at that intersection. Then we were told that congestion is good, which is dubious. Increased traffic combined with awkward and dangerous traffic patterns, such as Valhalla residents u-turning south in the Pioneer High School parking lot because they can only exit north onto Main St. points to chronic, dangerous traffic issues ahead. It will only take one fatality to be a tragedy. The physical constraints of the site in fixing the ingress/egress issues alone are justification enough to reduce the density of the units. Instead, the strategy seems to be to simply pretend that there isn't a problem. Council should table this project until a solution can be found to the very real safety issues confronting their constituents if the current site plan is approved.
Valhalla R4E Zoning Inconsistent with Master Plan
The City is not following the proper process to approve rezoning, and is ignoring the approved Master Plan. The City is obligated to update the Master Plan before acting on this rezoning.
The proposed R4E zoning is not based on the approved Master Plan for this area. It considers only the developer’s parcels, not the surrounding area, and has not been vetted through a robust process. It does not truly represent the community’s vision. It establishes a spot-zoning precedent that will apply to parcels across the city.
Deny the Valhalla proposal, and engage in the approved process to modify the Master Plan. Only then consider the developer’s proposal.
As a fourth-ward resident who travels through this area frequently, I strongly support this re-zoning and this development. I want to see more housing built in Ann Arbor of all types, including large apartment complexes like this. This is a great location for density and will add much-needed vibrancy to the neighborhood.
Three reasons to vote NO: 1)Rezoning these parcels to R4E is spot zoning. This is a dangerous precedent that violates strategic master planning with robust community input. This project violates our Master Plan, which you have approved within the last 5 years, and goes against the advice of the City Planners. They recommended R1D with up to 84 units. 2)Traffic and safety issues have not been adequately resolved. The entrances and exits for this development for up to a 1000 people are not aligned with the existing signalized intersections. This creates turning constraints on entrances and exits that will create congestion and safety issues at an increasingly busy 3 road intersection near a high school. 3) Only 3% of the proposed units contribute to affordable housing. The Bowen housing needs assessment* commissioned by the Council documents a primary demand for affordable and non-student housing. This project, at the cost of spot zoning, makes a minimal contribution to that need.
Today Ann Arbor lacks sufficient east-west routes between State and Main south of Hoover. The Stadium-State-Eisenhower-Main superblock cuts off pedestrians and bikers and is a barrier to Ann Arbor's 20-minute neighborhood goal. (and it's worse south of Eisenhower). Bikers must ride the long way around to the grocery store on high-speed arterials; it's patently unsafe for all ages.
Can the Valhalla development include the first piece of a non-motorized route to connect people east of State to the Busch's? Like the folks in the new affordable housing complex at State and Stimson?
Adding such a big community in that small space will reek havoc on an already condensed and congested roadway infrastructure. The area surrounding the proposed Valhalla project is physically unable to support such an increase load on community resources. In addition, the proposed Valhalla community does not support A2's vision for affordable housing and sustainability impact.
Rezoning these parcels to R4E is spot zoning. This project violates the City’s Master Plan which is approved by City Council every 5 years and goes against the advice of the professional City Planners who recommended R1D zoning with up to 84 units (compared with what the developer is requesting – 454 units). This is inconsistent with this location and parcel size and requires over engineering, such as pumping wastewater and sewage, to try to make it work.
2. Traffic and safety issues have not been adequately resolved. The entrances and exits for this development for up to 1,000 people are not aligned with the existing signalized intersections. This creates turning constraints on entrances and exists that will cause increased congestion and safety issues at an increasingly busy 3 road intersection near Pioneer High School.
3. Only 3% of the proposed units contribute to affordable housing. This project, at the cost of spot zoning, makes a minimal contribution to that need.
Rezoning these parcels is spot zoning and violates the CIty's Master Plan which is approved every 5 years. This is the first use of the super high density R4E zoning and should be strategically analyzed, reviewed, and considered in the CIty's Master Plan instead of being a stand-alone agenda item at a City Coucil meeting.
I strongly oppose the rezoning of this particular parcel to R4E. It is completely inappropriate for this location. I would be in favor of a less dense rezoning that makes more sense for this parcel.
I support this development. We need more housing and this has been thoroughly vetted.
Let's make this development a reality for Ann Arbor!
So many great reasons to build dense multifamily housing on this site - proximity to shopping and transit lines topping the list among those reasons.
I am very excited to welcome new neighbors to our city, and to free a few more of our tens of thousands of daily single occupant vehicle commuters from the stress, expense, and environmental devastation resulting from those commutes.
I support this conditional rezoning petition (from single family to R4E). This project will be the largest all-electric housing development in Ann Arbor. Every aspect of the project, including (but not limited to) traffic, storm-water management & public safety has already been vetted and approved by the City and County staff & received enthusiastic approval/support from Planning Commission with a vote of 8 to 1.
For many years, I lived in a condo off of Ann Arbor-Saline Rd by Busch's, and there are several similar multifamily communities there. This location is ideal. It's on a transit line, with grocery shopping, basic services, schools, and entertainment all within easy walking/biking distance. We have a housing shortage in Ann Arbor that drives up housing costs. Let's support new, green projects aligned with our Comprehensive Land Use Plan and A2Zero goals that allow residents to live car-light lifestyles. This project is a meaningful start at addressing the housing crisis.
We desperately need more housing in town, and this is a great location for dense development. It's close to downtown, groceries, and other amenities, which makes it an ideal location for living a car-free or reduced-car lifestyle.
I am opposed to the rezoning and site plan for the Valhalla development because it is too large for the site (per original recommendation of CPD staff) and will create a choke point at an already congested area during peak travel times. Also, energy efficiency is a good goal, but here it doesn’t make up for an unpleasing design plan. The City should stop spot-zoning, as well as plans for transit corridor upbuilding such as this until the residents of the entire city have been informed and included in the decision-making process. Fundamental changes in zoning should not be green-lighted piecemeal, but rather included in city-wide consideration of comprehensive reform of the Master Plan.
Valhalla traffic and safety a concerns have not been adequately addressed. Nearby citizens were told that the already-busy Main/Scio Church intersection would not be impacted by the addition of a staggering 454 new units literally at that intersection. Then we were told that congestion is good, which is dubious. Increased traffic combined with awkward and dangerous traffic patterns, such as Valhalla residents u-turning south in the Pioneer High School parking lot because they can only exit north onto Main St. points to chronic, dangerous traffic issues ahead. It will only take one fatality to be a tragedy. The physical constraints of the site in fixing the ingress/egress issues alone are justification enough to reduce the density of the units. Instead, the strategy seems to be to simply pretend that there isn't a problem. Council should table this project until a solution can be found to the very real safety issues confronting their constituents if the current site plan is approved.
Valhalla R4E Zoning Inconsistent with Master Plan
The City is not following the proper process to approve rezoning, and is ignoring the approved Master Plan. The City is obligated to update the Master Plan before acting on this rezoning.
The proposed R4E zoning is not based on the approved Master Plan for this area. It considers only the developer’s parcels, not the surrounding area, and has not been vetted through a robust process. It does not truly represent the community’s vision. It establishes a spot-zoning precedent that will apply to parcels across the city.
Deny the Valhalla proposal, and engage in the approved process to modify the Master Plan. Only then consider the developer’s proposal.
As a fourth-ward resident who travels through this area frequently, I strongly support this re-zoning and this development. I want to see more housing built in Ann Arbor of all types, including large apartment complexes like this. This is a great location for density and will add much-needed vibrancy to the neighborhood.
Three reasons to vote NO: 1)Rezoning these parcels to R4E is spot zoning. This is a dangerous precedent that violates strategic master planning with robust community input. This project violates our Master Plan, which you have approved within the last 5 years, and goes against the advice of the City Planners. They recommended R1D with up to 84 units. 2)Traffic and safety issues have not been adequately resolved. The entrances and exits for this development for up to a 1000 people are not aligned with the existing signalized intersections. This creates turning constraints on entrances and exits that will create congestion and safety issues at an increasingly busy 3 road intersection near a high school. 3) Only 3% of the proposed units contribute to affordable housing. The Bowen housing needs assessment* commissioned by the Council documents a primary demand for affordable and non-student housing. This project, at the cost of spot zoning, makes a minimal contribution to that need.
Today Ann Arbor lacks sufficient east-west routes between State and Main south of Hoover. The Stadium-State-Eisenhower-Main superblock cuts off pedestrians and bikers and is a barrier to Ann Arbor's 20-minute neighborhood goal. (and it's worse south of Eisenhower). Bikers must ride the long way around to the grocery store on high-speed arterials; it's patently unsafe for all ages.
Can the Valhalla development include the first piece of a non-motorized route to connect people east of State to the Busch's? Like the folks in the new affordable housing complex at State and Stimson?
Adding such a big community in that small space will reek havoc on an already condensed and congested roadway infrastructure. The area surrounding the proposed Valhalla project is physically unable to support such an increase load on community resources. In addition, the proposed Valhalla community does not support A2's vision for affordable housing and sustainability impact.
Rezoning these parcels to R4E is spot zoning. This project violates the City’s Master Plan which is approved by City Council every 5 years and goes against the advice of the professional City Planners who recommended R1D zoning with up to 84 units (compared with what the developer is requesting – 454 units). This is inconsistent with this location and parcel size and requires over engineering, such as pumping wastewater and sewage, to try to make it work.
2. Traffic and safety issues have not been adequately resolved. The entrances and exits for this development for up to 1,000 people are not aligned with the existing signalized intersections. This creates turning constraints on entrances and exists that will cause increased congestion and safety issues at an increasingly busy 3 road intersection near Pioneer High School.
3. Only 3% of the proposed units contribute to affordable housing. This project, at the cost of spot zoning, makes a minimal contribution to that need.
Rezoning these parcels is spot zoning and violates the CIty's Master Plan which is approved every 5 years. This is the first use of the super high density R4E zoning and should be strategically analyzed, reviewed, and considered in the CIty's Master Plan instead of being a stand-alone agenda item at a City Coucil meeting.
Oppose such large/dense development
I strongly oppose the rezoning of this particular parcel to R4E. It is completely inappropriate for this location. I would be in favor of a less dense rezoning that makes more sense for this parcel.