Demolition paves way for controversial 413 E. Huron development
Demolition on East Huron Street near Division Street on Tuesday, June 4.
Daniel Brenner I AnnArbor.com
Crews could be seen Tuesday afternoon clearing pieces of the buildings, including the former Papa John's Pizza at the corner, into large dump trucks to be hauled away.
Demolition on East Huron Street near Division Street on Tuesday, June 4.
Daniel Brenner I AnnArbor.com
The description of the permit on the city's online permit-tracking website states: "Demo Building for Immediate Re-Development."
O'Neal Construction also applied for a building permit on March 21, but city records show the status of that permit listed as "on hold" for now.
The 413 E. Huron apartment building, controversial because it will tower over a historic neighborhood to the north, met the city's zoning requirements and so the City Council had no choice but to approve it, argued the majority of council members who OK'd the project last month.
But following months of intense lobbying, protest, community debate, and hours of public hearings and deliberations, council members' failure to stop a project they didn't want to approve — at least not as presented — has raised questions about the city's downtown zoning.
Residents continued to speak out against the project at Monday night's council meeting, calling the project's approval a failure of the city's zoning and development approval process.
Ann Arbor resident Peter Nagourney said a majority of council members erred when they cited fear of losing a potentially costly lawsuit as their reason for not stopping the project.
"Why does Ann Arbor pay over $400,000 annually for insurance premiums, but it's reluctant to face down a developer with only threats but not case law on its side?" Nagourney said. "How did Ann Arbor let an out-of-state developer outsmart us if no one on council wanted this project to go forward?"
After acquiring several properties on Huron Street near Division, the development team — a mix of out-of-state companies — submitted preliminary design plans to the city in late September. The project's estimated construction cost is $45 million.
Members of the development team include the property owner, Connecticut-based Greenfield Partners; the developer, Georgia-based Carter; Oregon-based Ace Hotel acting as a design consultant; and Texas-based architect Humphreys & Partners. O'Neal Construction is the general contractor for the project.
The proposed building measures 263,504 square feet, containing a total of 208 apartments and 513 bedrooms.
The new high-rise replaces a vacant 10,300-square-foot building, a former Papa John's pizza restaurant and a house.
Mayor John Hieftje said the 413 E. Huron project isn't perfect, but it improved through the review process. He said he's encouraged that roughly 60 percent of the apartments will be one- and two-bedroom units, which he thinks will attract more diversity — and not just college students.
Hieftje said he's interested in making downtown zoning changes to stop developers from building more four- and five-bedroom apartments targeted toward students.
If he had his way, he said, the zoning would steer developers toward building more workforce housing with one- and two-bedroom apartments, and a limited number of three-bedroom apartments.
Ryan J. Stanton covers government and politics for AnnArbor.com. Reach him at ryanstanton@annarbor.com or 734-623-2529. You also can follow him on Twitter or subscribe to AnnArbor.com's email newsletters.
Comments
jns131
Thu, Jun 6, 2013 : 2:49 a.m.
Let us revisit New York City shall we? Yup, quaint Ann Arbor is becoming vastly another hi rise NYC. Good luck with that one. City council? I think yee needs to be repealed.
Jerrold Thompson
Wed, Jun 5, 2013 : 2:32 p.m.
Folks are already fleeing A2 due to the loss of sky,sun, landmarks. Others flock in who don't mind it. The city is changing forever, and the losses are life-changing. As long as I can remember what it once was, I'm OK. Sad for new generations to never know the "city of trees". If you've ever walked the streets of downtown Grand Rapids you know what's coming. If you've walked the streets of downtown Ypsilanti lately and frequented the new hotspots like Beezy's and RedRock you see what A2 is saying goodbye to. I feel lucky to remember shopping with my parents at Goodyear, Hertlers, Cumningham's Jacobson's and Klines, dining at the Old German and Drakes and later Seva and Borders, Herb David, David's Books and Maude's. New life always comes to the city like What Crepe on Liberty but I'm left wondering what's going to survive the concretecanyonization? It will unfold.
NSider
Wed, Jun 5, 2013 : 5:25 p.m.
Amen brother. I guess the good news is that the Canton-esque look can't be adopted in the downtown, thank god that has been relegated to the Maple-Stadium-Washtenaw pathway, may all those who believe that trail is good for AA enjoy life forever in neon hell. I suppose the next thing will be to re-widen Main Street and take the planters out, so that bicyclists can have their own lane? I guess it will be back to life before M-14 bypass, but with none of the benefits.
JimmyD
Wed, Jun 5, 2013 : 1:56 p.m.
Hi Ryan - any idea what the "before / after" tax base will look like?
RUKiddingMe
Wed, Jun 5, 2013 : 12:21 p.m.
43 Million for this highrise? Wasn't the Justice Center 57 Million? How could a highrise of this magnitude be less than the Justice Center? Or am I thinking of the underground garage?
tigger1
Wed, Jun 5, 2013 : 12:04 p.m.
Bad idea who will fight the fire if it happens, they keep laying off firemen!!! anyone think of that??
jns131
Thu, Jun 6, 2013 : 2:50 a.m.
Well, they are building it 2 blocks from the police and fire dept. So it is not half bad. Is it?
NSider
Wed, Jun 5, 2013 : 11:40 a.m.
Oh my, there go 60 years of my memory in A2. People, keep in mind the developer is just using good business sense. The Planning Commission is following an agenda. THAT agenda is set by the city council. As ye sow, so shall ye reap: be careful WHO you elect to the city council, be careful WHO you elect to mayor.
JRW
Wed, Jun 5, 2013 : 11:18 a.m.
This building will be a blight on Huron for years to come. Who will want to live in the shadow of this monstrosity? Good luck to the adjacent neighborhood and all the cars that will inundate the streets due to lack of adequate parking for all of those bedrooms. Good luck to the neighbors with all that construction noise and dirt for months and months.
DJBudSonic
Wed, Jun 5, 2013 : 11:14 a.m.
It is ridiculous that the city does not demand more concessions from developers to build these too large structures here. Watch as the roads deteriorate around the site with the volume of heavy truck traffic. We all will be picking up the tab for that, and yet it is within our power to require developers to take responsibility for the damage they cause to shared infrastructure. This project, along with City Place and Landmark highlights the failure of leadership in the Planning Commission and the Council to create and maintain reasonable zoning restrictions, despite the public calls for such. FAIL.
JRW
Wed, Jun 5, 2013 : 11:14 a.m.
I'm sure there are a lot more of those Sloan Plaza condos up for sale these days.....probably at fire sale prices, especially if they face west.
Dirty Mouth
Wed, Jun 5, 2013 : 10:44 a.m.
> What does this mean?
jns131
Thu, Jun 6, 2013 : 2:51 a.m.
It means say good bye to what we use to know Ann Arbor as. Cute and quaint.
John Floyd
Wed, Jun 5, 2013 : 5:32 a.m.
Since the councilmembers who voted to approve the project were largely also the ones who created this zoning (or the stand-ins for those who did), it seems to me disingenuous for them to protest that they did not want this building. Had they not wanted exactly this building, they would not have created the zoning. In particular, the mayor was a big proponent of this zoning, over strong community protest. Council was not "powerless" to stop this project; they want it, they beg for it, they zoned for it. No credible evidence for the inefficacy of the legal points raised by the neighborhood has yet been presented to the public. Council's crocodile tears do not seem credible, except as political cover to create the impression that this further degradation of An Arbor is not their fault. Not only is this building council's fault - it is council's desire.
leaguebus
Wed, Jul 3, 2013 : 12:23 a.m.
The high rise can of worms was opened back in the 60's when U Towers and later, Plaza Towers were built.
timjbd
Wed, Jun 5, 2013 : 12:01 p.m.
One of the main proponents of this particular zoning- Kirk Westphal- is running for city council. We'll see how people actually feel about these big box "projects." He and the mayor obviously believe this is the direction to take Ann Arbor. We'll know soon enough how many people agree.
fortune
Wed, Jun 5, 2013 : 1:11 a.m.
Big mistake
jen777
Wed, Jun 5, 2013 : 12:08 a.m.
As others said, this city could be nice looking with some strong planning and zoning. Not just height of buildings but also setback and green spaces. All these new buildings are flush with the sidewalk which is unattractive.
Scott Reed
Tue, Jun 4, 2013 : 11:37 p.m.
Excellent. It will be great to see this building go up. I'm looking forward to the increased pedestrian traffic in that area, which will support local businesses.
Andrew
Tue, Jun 4, 2013 : 11:19 p.m.
I can't wait to see this building go up!!!
Gill
Tue, Jun 4, 2013 : 10:07 p.m.
If we can force a private developer to make apartments with no more than 2 bedrooms, can we also force the chopped up old rental houses to be converted back to single families (being that the chopped up houses are also meant for students)?
HBA
Tue, Jun 4, 2013 : 9:55 p.m.
If I recall correctly. Planning Commission did not recommend approval of this project. It is too bad that the Mayor and all the Council members, who supposedly opposed the project but didn't have the courage of their convictions to vote it down, will be long gone while the eyesore will remain and the lovely homes behind it will forever remain in its shadow.
leaguebus
Wed, Jul 3, 2013 : 12:19 a.m.
It can't be a bigger eyesore than the apartment building at State and Washington.
Tinman
Tue, Jun 4, 2013 : 9:04 p.m.
Look at Huron St. The building fits with many other large structures. The new one at Washington and Huron, SE corner for one. Directly across from new student housing.
Gill
Tue, Jun 4, 2013 : 10:10 p.m.
I agree, what better place for tall buildings than along Business Interstate 94.
Ross
Tue, Jun 4, 2013 : 8:11 p.m.
Wow, that excavator operator means business. Pro moves.
JimmyD
Wed, Jun 5, 2013 : 1:53 p.m.
Ross - Every once in a while you get to see an excavator or bulldozer operator who can make them dance and sing. Real professionals.
Ryan J. Stanton
Tue, Jun 4, 2013 : 7:47 p.m.
FYI - I just added the following comments from the mayor to the story: Mayor John Hieftje said the 413 E. Huron project isn't perfect, but it improved through the review process. He said he's encouraged that roughly 60 percent of the apartments will be one- and two-bedroom units, which he thinks will attract more diversity — and not just college students. Hieftje said he's interested in making downtown zoning changes to stop developers from building more four- and five-bedroom apartments targeted toward students. If he had his way, he said, the zoning would steer developers toward building more workforce housing with one- and two-bedroom apartments, and a limited number of three-bedroom apartments.
Urban Sombrero
Wed, Jun 5, 2013 : 12:12 p.m.
"If he had his way, he said, the zoning would steer developers toward building more workforce housing with one- and two-bedroom apartments, and a limited number of three-bedroom apartments." And he considers that as something that will attract a "workforce"? What about families with multiple kids who want to live downtown? If you tap out at 2 bedrooms, you're going to get fewer families and more single person households, ie...students.
JRW
Wed, Jun 5, 2013 : 11:13 a.m.
"He said he's encouraged that roughly 60 percent of the apartments will be one- and two-bedroom units, which he thinks will attract more diversity — and not just college students." Wrong. This is designed as a student warehouse.
Veracity
Tue, Jun 4, 2013 : 9:10 p.m.
It won't. But a reexamination of the zoning laws which is planned could limit properties designated for Z1 zoning which Heiftje and Kirk Westphall of the Planning Commission extended to just about any parcel of land in downtown Ann Arbor in 2009. A site-by-site reevaluation of the propriety for Z1 zoning is justified but should not be done by the same individuals who, in 2009, gave us our present Z1 zoning ordinance. It is the old story of the chicken house being guarded by wolves; we allowed that to happen once; we should not allow it to happen again.
PLGreen
Tue, Jun 4, 2013 : 8:16 p.m.
And how will this solve the height problem?
PLGreen
Tue, Jun 4, 2013 : 7:45 p.m.
If the Project met the zoning requirements, I don't see that as a Developer "out smarting" City Council. All the Developer did was "play the game" by the rules set forth by City Council. It looks to me like the City Council needs to take its "bat and ball" and go home. Maybe City Council will do a better job the next time they revise the zoning laws.
a2migrl
Wed, Jun 5, 2013 : 12:28 p.m.
Have you met this City Counsil? They do not care about waht the citizens want, only to satisfy themselves.
Bill
Tue, Jun 4, 2013 : 8:11 p.m.
"Maybe City Council will do a better job the next time they revise the zoning laws." DOUBTFUL
Jon Saalberg
Tue, Jun 4, 2013 : 7:32 p.m.
I think the most unhappy people are really those whose high-priced, high-rise sunsets are soon to disappear.
leaguebus
Wed, Jul 3, 2013 : 12:17 a.m.
Well, even if the building was as no higher than the condos next door, the sunsets would still get blocked out.
JBK
Wed, Jun 5, 2013 : 1:18 a.m.
Best comment of the night! Too funny! One night you are sitting on your porch watching the sunset, and then 6 months later all you have is shadows.......:) lol
BHarding
Tue, Jun 4, 2013 : 7:32 p.m.
Which is WHY the Council has to take a good look at the zoning laws now, and make any necessary changes! Prevent this from happening again. I'm not against building, but at this site it should have been fewer stories.
PLGreen
Tue, Jun 4, 2013 : 7:47 p.m.
That is why zoning laws need to be well thought out, not simply knee jerk reactions.
Hugh Giariola
Tue, Jun 4, 2013 : 7:28 p.m.
Once again, the developer followed the law and purchased the property based on the current zoning laws.
timjbd
Wed, Jun 5, 2013 : 11:52 a.m.
Yep. The fault, dear Brutus, is not in our stars, But in ourselves.
A2since74
Tue, Jun 4, 2013 : 7:23 p.m.
Boycott any and all things associated with any of the companies involved in this development.
timjbd
Wed, Jun 5, 2013 : 12:07 p.m.
This has nothing to do with the greenbelt. It's not one or the other. There are many options in between suburban monobox, 1/4-acre-lot housing tracts and this sort of Peter Cooper village project.
widmer
Wed, Jun 5, 2013 : 2:38 a.m.
I'm amazed at the time that I write this comment that 8 out of 36 (=22% of people) are this reactionary and irrational. Please just don't start rioting and looting and setting cars on fire.
johnnya2
Tue, Jun 4, 2013 : 10:13 p.m.
Why would I do that? You are against people doing what they LEGALLY have the right to do with their property as THEY see fit? I wonder if we should picket or boycott the next time you paint your house a color we do not like, or if you plant a bush that might block my view, or I guess we can picket if your tree grows too tall and blocks out the sun of my home. Get over yourself.
John of Saline
Tue, Jun 4, 2013 : 8:18 p.m.
Like the greenbelt?
mady
Tue, Jun 4, 2013 : 7:29 p.m.
You got it!!