Planning Commission: Affordable housing should be part of plan for South State Street
Affordable housing should be a part of a long-range planning document for future uses of properties along the South State Street corridor, according to Ann Arbor Planning Commission members.
The commission met in a working session Tuesday night to comb over a draft copy of the South State Street Corridor Plan before it goes to a public hearing May 21 and before the commission votes to adopt it.
The segments of State Street studied in the plan.
City of Ann Arbor
The plan includes a number of goals and specific actions for Ann Arbor and Pittsfield Township properties along the corridor, including a map of preferable land use for future developments.
The plan will eventually become a part of the city’s master plan, said Jeff Kahan, city planner.
“This is the first master plan document in which we’re using the sustainability framework as a foundation,” Kahan said. “That was a challenge for us.”
Kahan explained the sustainability framework included both environmental and economic sustainability considerations for the corridor.
The intent in designating specific preferred land uses along the corridor is to guide the consideration of future proposed developments.
“This way we can send away projects that really don’t add value to the corridor,” said Wendy Rampson, city planning manager.
The plan for South State Street is intended to guide development of higher density activity in the area - including possible elevated parking structures in the Briarwood Mall parking lot - as well as to make the area friendlier to community activities, including public art installations and community gardens.
In discussing the plan Tuesday night planning commission members brought up their desire to include affordable housing in the plan for the area.
“We really don’t have a tract for affordable housing anywhere in this,” said planning commission member Eric Mahler. “If it’s going to be a real goal of ours to get affordable housing in this corridor somewhere … it’s not clear to me how we’re going to make this a priority.”
Citing McKinley Inc.'s recent public announcement of its intentions to build affordable housing units behind the McKinley Executive Centre at 2245 S. State, Mahler said it was an unusual circumstance and that most developers would likely not be interested in similar projects.
“McKinley’s comments aside, it’s hard to see how affordable housing’s going to develop in this area,” Mahler said.
Rampson reminded the planning commission that affordable housing planning is a challenge facing the entire city, not just the South State Street corridor.
To best guide future development, Rampson suggested specific sites or buildings be identified and worked in to the plan as places the planning commission thinks are best suited for an affordable housing development.
There will be a public hearing 7 p.m. May 21 in City Council chambers on the South State Street Corridor Plan.
Amy Biolchini covers Washtenaw County, health and environmental issues for AnnArbor.com. Reach her at (734) 623-2552, amybiolchini@annarbor.com or on Twitter.
Comments
jsteiner
Thu, May 9, 2013 : 4:05 p.m.
Affordable housing takes many forms. It's nice to know that most people in our community understand and support the need for diversity in our community---racial, ethnic and income. To those who don't, I would have to ask where they think all the people who wait on their tables, wash their cars, bag their groceries, and serve their fast food are supposed to live. Ann Arbor has a need for private affordable housing---not necessarily more public housing. But for low-income folks who are a part of our community, there has to be more housing. Right now, there is a 3-5 year wait list for a voucher that would help someone pay their rent in an apartment in Ann Arbor (the most expensive rental housing market in the state). Soon, as a result of sequestration, that wait list will grow to 10 years. If we had solid partnerships between the development community and the social services community, we could have fabulous affordable housing to support the hundreds who are in need. Thank goodness our City government, understands that.
Angry Moderate
Fri, May 10, 2013 : 3:59 a.m.
The only thing our city government understands is how to spend other people's money. Ever notice how the low-income housing projects are always far, far away from where the city leaders live? They're smart enough to understand that "income diversity" means variation in the crime rates.
Julius
Thu, May 9, 2013 : 12:34 p.m.
Define "affordable". Would that be 25% of the median household income per month, whether it be a mortgage or renting?
Harry Potter
Thu, May 9, 2013 : 2:08 a.m.
Can't this world just have some gold old capitalism. But really, if there are people willing to pay higher prices then they get housing. When there are too many apartments then the prices will go down. The problem is that currently there is not enough vacant housing so the prices stay high. It's the high rollers that are going to pay the most taxes and put the most money into the economy. I know people will say that rich people evade taxes, this is not the case with local taxes. There are plenty of other nearby towns with affordable housing. Unfortunately for some, this is just the way capitalism works.
Steve Bean
Fri, May 10, 2013 : 1:07 a.m.
"gold old capitalism"--good one. Nearby towns without late and weekend bus service don't make for affordable housing when the person must own, maintain, fuel, and insure a car as well as pay for parking most likely.
martini man
Thu, May 9, 2013 : 1:18 a.m.
From what I have heard ...and you liberals correct me if I am wrong ...Affordable housing is a good thing for the developer and the managers, since the taxpayer is backing the venture, as well as the rent if the tenants default. Or at least a substantial portion of it . These places usually start out nicely, but as the cousins, grandkids, friends and shirt tail relatives start drifting in, the complex soon starts to resemble a slum. With the taxpayer footing a portion of the costs, management isn't in too big a hurry to spend money on maintaining the property. Crime flourishes, robberies, beatings, drug dealing , and even murders can occur. Law enforcement spends lots of time responding to a way out of proportion number of calls. It looks like Ann Arbor may soon become the "New Ypsi " !!
Jay Thomas
Wed, May 8, 2013 : 8:50 p.m.
While I am as market oriented as anyone, it is perfectly obvious to me that McKinley controls far too much real estate in this town (and always has an insatiable appetite for more). It would be nice if some kind of antitrust legislation would limit them, because they really are setting the prices.
RUKiddingMe
Wed, May 8, 2013 : 10:17 p.m.
Agreed. Part of what contributes to empty storefronts and failing stores is the RIDICULOUS rent. It has been proven that a lot of these companies have no problem with leaving a storefront vacant for years, because they own so much it doesn't matter. The consumers at large need to try to take a stand against this type of thing. Frankly, I wish most of these big chains would band together too, and give these guys a slap in the face. Not every street is Times Square, but their rents would have you think it.
Halter
Wed, May 8, 2013 : 7:25 p.m.
I am less worried than most about this...because none of this will ever be implemented...we have a planning commission study after study and almost none of them have been implemented...saying we need more affordable housing on this stretch is akin to saying "We need more places that sell Baby Ruth chocolate bars on Jupiter." Nobody cares, nobody will develop anything there, and I can't think of a man, woman, or child that would want to live in the middle of an infra-structureless stretch of industrial land...ask Hdden Valley apartments how they are doing keeping those units rented...I say his as a business owner smack dab in the middle of this stretch...we go elsewhere in th city just to grab lunch or buy a sandwich for lunch...nobody is going to build it, and nobody is going to come..."Plans" are all well and good.
Life in Ypsi
Wed, May 8, 2013 : 8:24 p.m.
Hmm some of those vouchers commenters are calling for to be given to people so they will move to Ypsi could be used at Hidden valley it sounds like.
Tom Whitaker
Wed, May 8, 2013 : 6:25 p.m.
The whole point of a planning commission and the master planning process is to develop publicly-vetted goals for specific zones of the city which are in turn, supposed to be put into the zoning ordinance. Then, developers may bring forward proposals that address those goals within the specific criteria of the ordinance. The fact that the planning commission would direct staff to add a particular element, any element, to a master plan that is this far along, simply because a developer has hinted that they might building something is not only putting the cart before the horse, it's bad planning. Unfortunately, this is the planning commission we've had to work with for several years now. They've left an awful legacy that will haunt Ann Arbor for decades.
Steve Bean
Wed, May 8, 2013 : 9:09 p.m.
Tom, I've been thinking that 'diversity of housing options' might be a better focus than 'affordable housing'. What do you think? Is that the right level to operate at, or would you step back to a less-specific policy objective? Or take an area-based approach? Or something else?
Steve Bean
Wed, May 8, 2013 : 4:05 p.m.
Affordable housing is (and I don't even have to premise that with "in the future") a small structure (500-1000 sq. ft.) on a 1/10 to 1/5 acre lot where the occupants can grow much of their own food. It has edible-fruit hedges around (parts of) its border instead of treated lumber or metal fences. It doesn't have a garage or driveway or even a curb cut. There's little storm-water runoff so it doesn't contribute to a greater need for storm-water infrastructure (and higher property taxes). It's within walking distance of employment (or has in-home work space) and services and is a short distance from a bus stop. It's well sealed, insulated, and ventilated and isn't in a flood-prone area, so it won't require radon abatement or a sump pump or a dehumidifier (and the attendant electrical use), and it also won't require large, complex HVAC equipment or energy demand. It's constructed of fire-resistant materials and includes other safety features that reduce insurance costs, and the interior materials are comfortable without emitting toxics or providing conditions for the growth of mold. It has plenty of natural daylight inside, so occupants are healthier and don't need to turn on electric lights. It has natural areas and parks nearby. It has a shade tree on the west side. It has a photovoltaic roof and passive solar features like large windows on the south side with adequate roof overhangs. It's owned by the occupant(s) or a neighborhood cooperative. Maybe zoning requirements or incentives for some of those features can be incorporated into this plan.
Steve Bean
Thu, May 9, 2013 : 2:44 p.m.
JBK, you seem to be making a lot of assumptions. Thanks at least for also asking questions. Yes, I own a house in AA. My vision of a different type of affordable housing included elements that would keep property taxes low for the occupants and possibly lower them for you and me as well. My vision doesn't include any subsidy necessarily, though low interest loans such as through the city's PACE program might be helpful in making units even better. What's the alternative to what I've suggested? It seems that the status quo is the type of subsidized "affordable" housing that you oppose or else older, rundown, uncomfortable, inefficient (energy-wise) buildings that will steadily lose value and pay less in property taxes than cover their share of services. That's not an improvement. If you object to government subsidies, that's fine. Conflating that with affordable housing is your doing, not mine or the planning commission's. This planning process is about setting the rules for what gets constructed in that area. Those rules extend far beyond how housing is paid for. What's your vision? That only large, expensive homes be constructed in the S. State corridor so that those who bus your table at the restaurant have to live out of town? If not, then what?
JBK
Thu, May 9, 2013 : 2:31 a.m.
Steve - What is the point at end of the day? Affordable housing is a buzzword for government subsidy. Why do you want to turn A 2 into Ypsi? I pay almost 4k in summer taxes alone. I moved here to get away from the trash (e.g. trash knows no skin color). Why would you push for something like this? It does nothing for the property taxes of people like me. Do you acually own a home in A2? Your commentary is very misguided. I am tired of paying for other people to survive when I can barely make it on my own in this town.
Steve Bean
Wed, May 8, 2013 : 8:57 p.m.
demistify, of course not. There are other types of housing that appeal to people, and some of it could be considered affordable. I described one version that includes many components that actually make it affordable as opposed to the appearance of affordability. Seeing them as Utopian is interesting. We have more than half of those features in our home/yard (the first thing we did after moving in was to have the garage and part of the driveway removed to make room for fruit trees and allow the sun to shine through the south-facing windows in winter afternoons), with more in the works. For new housing it would be much easier and cheaper to design into rather than retrofit and modify, but it's feasible either way. oyxclean, you seem to have a limited view of people who live in and appreciate affordable housing.
oyxclean
Wed, May 8, 2013 : 7 p.m.
Yeah, I can see affordable income housing residents growing their own food. Not.
demistify
Wed, May 8, 2013 : 6:14 p.m.
Are you proposing that only housing that satisfies all these Utopian specs should be allowed to be built?
JRW
Wed, May 8, 2013 : 2:59 p.m.
As far as the S State St corridor, it's mostly industrial and commercial all the way from Stimson to Ellsworth. There are not a lot of places where any apartments would fit in, unless you enjoy traffic noise, breathing exhaust and congestion. Community gardens and public art at Briarwood? No more public art until all the roads are fixed. The roads around Briarwood Mall are atrocious, for starters, as are most streets around the city that weren't resurfaced in the last year. Fix those first. I doubt many people would be interested a community garden located in a parking lot.
Ignatz
Wed, May 8, 2013 : 5:52 p.m.
Some of the roads the city did fix last year are starting to crumble.
JRW
Wed, May 8, 2013 : 2:49 p.m.
Greed is what is driving these unaffordable rents and sky high luxury high rises. What is needed is apartment housing with reasonable middle class rents in the city, not lux, just clean, safe and with good management, not gouging tenants. Just because the market will "bear" outrageous rents in the center city, doesn't mean those have to be charged. I would rather see a range of rents in a complex, some at the high end, most in the middle, and a few "affordable" according to the guidelines. The key to any safe, successful apartment complex is screening the tenants before renting. Screen for criminal backgrounds, rental history, credit scores, etc. If you rent to good people, there are fewer problems regardless of the rent. Luxury, excessive rents do not guarantee that the complex will have excellent tenants, and moderate rents do not necessarily mean problematic tenants will rent there. It's more about screening people to start with and enforcing the rules about noise, damage, etc. Management companies often do not have on-site 24/7 management staff in these apartment complexes, and that is the problem, not the rent levels.
Angry Moderate
Wed, May 8, 2013 : 3:08 p.m.
You're more than welcome to buy an apartment building in downtown Ann Arbor and charge below-market rents.
ordmad
Wed, May 8, 2013 : 2:03 p.m.
Enjoy the lovely restaurants in this town, hire folks to mow your lawns and plow you driveways and have a new roof or addition put on your house, but god forbid, make a little room here for those that do that work. Shame.
andys
Wed, May 8, 2013 : 2:55 p.m.
There is plenty of room for "those that do that work", just don't ask me to pay for it. You pay for it ordman if you are so hot on it. Apparently there is plenty of great affordable housing stock over in Ypsi, just ask "Life in Ypsi". So problem solved.
Veracity
Wed, May 8, 2013 : 2:53 p.m.
We would not need as much affordable housing for those who work in Ann Arbor if more employers paid a living wage. Tax payers are actually subsidizing employers when public funds are used to provide housing for the poor.
JRW
Wed, May 8, 2013 : 2:53 p.m.
Agree with mtlaurel. McKinley keeps taking over these complexes around town and raising rents through the roof for poorly designed and built apartments with thin walls and outdated appliances. Greed, folks, it's all about greed.
mtlaurel
Wed, May 8, 2013 : 2:43 p.m.
everyone wants middle class housing stock.....McKinley apartments are not middle class housing.
David Cahill
Wed, May 8, 2013 : 1:55 p.m.
First they came for the interstates, and I didn't speak out because I didn't use the interstates. Then they came for the local thoroughfares, and I didn't speak out because I didn't travel much. Then they came for the neighborhood streets, and I didn't speak out because I believed in traffic calming. Then they came for me, and there was no one left to speak for me.
Gownie
Wed, May 8, 2013 : 3:07 p.m.
David Cahill, perhaps we can agree on a moratorium on Holocaust imagery for issues that do not rise to the level of genocide.
Angry Moderate
Wed, May 8, 2013 : 1:45 p.m.
Why, exactly, does everyone have a human right to live in expensive parts of Ann Arbor? Is there a reason they can't live in Ypsi and take the bus to work--like I used to do when I couldn't afford A2? We'd be better off giving them vouchers for rent in Ypsi...it would be cheaper, and therefore allow us to provide them to more "needy" people. (Of course, that's never been the goal; the only purpose is social engineering and feel-good politics).
Angry Moderate
Fri, May 10, 2013 : 3:57 a.m.
You have a bizarre definition of "send." They are welcome to live wherever they want...of they pay for it.
Life in Ypsi
Wed, May 8, 2013 : 8:16 p.m.
Veracity, please explain how they will have more living space in Ypsi versus Ann Arbor. Angry Moderate, yes I said dumping. People are always wanting to send those who they find undesirable to Ypsi.
Angry Moderate
Wed, May 8, 2013 : 3:04 p.m.
Giving them subsidized housing with taxpayer dollars is "dumping"? Wow, folks really are greedy and entitled. Why not pay for their summer homes in The Hamptons while we're at it.
Veracity
Wed, May 8, 2013 : 2:48 p.m.
Life in Ypsi - Vouchers will buy more living space in Ypsi.
Life in Ypsi
Wed, May 8, 2013 : 2:04 p.m.
Why can't they have vouchers to rent in Ann Arbor? Why do people keep trying to dump people in Ypsi?
Dog Guy
Wed, May 8, 2013 : 1:13 p.m.
How much of the 60,000 square feet which First Martin Corporation is constructing in the Traverwood Business Park will be allocated to government housing? What is the affordable slum plan for the new Family Dollar store in Ypsilanti? Why should only luxury apartment buildings get the goods and services commonly available at affordable housing venues?
Lizzy Alfs
Thu, May 9, 2013 : 4:54 p.m.
First Martin hasn't said anything about affordable units in their development. But there will be 16 affordable units (12 at 80 percent ami and 4 at 60 percent ami) in the new Village Green building downtown.
Brad
Wed, May 8, 2013 : 12:50 p.m.
I'm sure the 4th ward reps will be in favor. That way they won't be able to see it from downtown.
DJBudSonic
Wed, May 8, 2013 : 12:39 p.m.
The Planning Comission will send away projects that don't add value to an area? Since when?
Brad
Wed, May 8, 2013 : 12:24 p.m.
You said that it's been "criticized for being auto-centric". By whom? Or is this just annarbor.com beating the city's drum for them again? It's a STREET, people. For AUTOMOBILES so that they can get from I-94/Briarwood/points south to your precious downtown and the other 95% of the city. So yes, it is "auto-centric". Like the sidewalks next to it are "pedestrian-centric". And unfortunately like the city leadership is "downtown-centric". As far as the "sprawl", until you come up with some more dimensions everything in the city can't be in the same place. Nor would most people want that.
Technojunkie
Wed, May 8, 2013 : 12:08 p.m.
We can't have affordable housing while property taxes are so high.
Jim Osborn
Wed, May 8, 2013 : 12:03 p.m.
Build "elevated parking structures in the Briarwood Mall parking" which will raise store prices by raising the rent to pay for this so land can be freed up to build low income housing so we can be taxed to pay for "services" and then Ypsi can tear down low-income housing and build farmland. Madness.
Veracity
Wed, May 8, 2013 : noon
Before considering building new affordable housing the City should fix its existing affordable housing. The Ann Arbor Housing Commission (AAHC) operates 360 units of affordable housing. In 2009, Schumaker and Company was commissioned to evaluate the functioning of the AAHC as well as the condition of its facilities. The final report was accepted in February 2010 and was very critical of the organization and its operations. Most importantly, the report identified over $14 million of repairs and upgrades affecting most of the public housing units. Unfortunately, the AAHC has essentially no money to invest in improving its properties. In fact, Jennifer Hall, the executive director, is considering converting units to voucher program that can bring in more money. Also being considered is private-public partnerships to create investment dollars for housing improvements. Until the city has assured that all its present affordable housing is safe and habitable no publicly funded new construction should be considered. Furthermore, the South State Street corridor is mature and entirely developed. Developers would have to consider purchasing and demolishing the only small strip mall within the limits of the corridor or build on expanses of privately held land which create a park-like atmosphere between Stimson and Eisenhower Parkway. McKinley is considering privately building affordable housing on its property on South State Street. Other private developers should consider building on properties abutting to Briarwood Mall or on Briarwood Mall's massive parking lot. South State Street has no land that is considered unattractive except perhaps for the small strip mall. Many buildings are recessed from the street and have well manicured lawns which produce a park-like appearance. To stack new buildings on these uncluttered properties will actually degrade the appearance of the corridor. Improve street amenities where needed but do not try to fix what is not broken.
Ann English
Wed, May 8, 2013 : 11:19 p.m.
You say the South State corridor is entirely developed. There's a 2.31-acre parcel of land for sale on Research Park Drive, in Area 3 of the corridor. No buildings are on it.
Don
Wed, May 8, 2013 : 11:52 a.m.
Call it what it is, affordable housing means more government sponsored ghettos. I love how well off Ann Arbor politicians have always felt the need to increase crime rates, and lower the academic standards of our schools by adding more at risk kids to the population. Dicken is now an at risk school. how nice for my well adjusted kid, lets work with and around kids that don't quite make it. If I wanted to live in Ypsilanti or willow run, i would. DId any one notice that saline now as the best high school in the area. Not Pioneer or Huron, Wonder why that is? Ann Arbor is a great town, to bad our elected officials feel the need to micro manage everything!
Goober
Thu, May 9, 2013 : 5:33 p.m.
Unfortunately, Life in Ypsi, one of the AA's stands for arrogance. Go figure!
Jay Thomas
Wed, May 8, 2013 : 8:36 p.m.
Well put, Don. Once people have a "right" to be provided housing in the place of their choosing, it leads to all sorts of problems. Yes, Life in Ypsi, Willow Run home prices are going for more than Detroit and Pontiac. Hurray!
Life in Ypsi
Wed, May 8, 2013 : 1:46 p.m.
Excuse me Don, but there are many of us in Willow Run and Ypsi with smart well adjusted kids. Many of us also keep our homes up and do not commit crimes. I realize it's popular for some in Ann Arbor to think of as all animals out here, but it is simply not true. We care about our neighborhoods and schools too. Frankly, many of us are sick of Ypsi being the dumping ground for all of societies undesirables. Our housing may be more "affordable" compared to Ann Arbor, but our home values are higher than many other cities in this state. Obviously we are not all living in "government sponsored ghettos" out here.
GoNavy
Wed, May 8, 2013 : 11:40 a.m.
We have plenty of tracts available for affordable housing - they're called "outside of the city."
Jack Gladney
Wed, May 8, 2013 : 11:17 a.m.
I think that M-14, US-23 and I-94 are too auto-centric as well and are fine examples of where autocentrism leads to in road-society. We need to stop autocentrism at the major arteries. First they came for the interstates and I said nothing...
GratefulReb
Wed, May 8, 2013 : 11:13 a.m.
I would love to read an article about a new development that doesn't include the words affordable housing. Can we simply concentrate on the blight, road conditions and major gateways to this city and get the job done. For the love of all that is good, please fix our roads.
brimble
Wed, May 8, 2013 : 10:46 a.m.
"South State Street is a major route in and out of the City of Ann Arbor and has been criticized for its auto-centric nature and sprawling development." A street that is auto-centric? What on earth does that mean? Bike lanes and sidewalks are both fine improvements, but this is an artery for people who commute from further away via I-94, each to the industrial corridor south of I-94, to the businesses near Briarwood and on the Eisenhower corridor, and to the U of M, often via the South State Park and Ride. Moving this traffic efficiently should be the primary goal. As to "sprawl", one wonders if the objective is to relocate downtown?
Ann English
Wed, May 8, 2013 : 11:04 p.m.
"Relocate downtown"? That's the idea I had, not the words, when I read about the very idea of putting in PARKING STRUCTURES around Briarwood Circle. The medical offices now located there are very inviting since they provide free parking. Besides all the destinations for commuters, think about the visitors in the motels and inns located there; moving traffic efficiently will keep those visitors coming. Streets accessible from freeways are prime locations for inns and motels.
RUKiddingMe
Wed, May 8, 2013 : 10:35 a.m.
Can we have any focus besides affordable housing? It seems to me like when the whole city keeps yammering on an on about affordable housing, even with everyone else saying it doesn't make sense, all we're talking about is a lot of money going to people who don't need it in order for them to distribute a little money to people who might need it. Why doesn't the city just create a law that no rent or mortgage can be over a certain amount per square foot? Is that more ridiculous than what's going on now? How about the city just builds a 20-story high apartment building on the library lot, and rent it out at affordable housing rates? Would that cost more money than they're constanty spending now in money and time with this affordable housing business? Criminy, enough already.
aamom
Wed, May 8, 2013 : 6:06 p.m.
I think we also need to consider the schools the children in any affordable housing complex might attend. Kids who come from subsidized housing tend to need more assistance to be successful at school. We need to make sure we put them at a school that can meet their needs instead of sending them to schools already inundated with kids with lots of extra needs.
Laura J
Wed, May 8, 2013 : 11:50 a.m.
I agree, you cannot read an article about housing development that doesn't always include "affordable housing". When did this become a right? I learned the concept of "supply and demand". If you can't afford to live in the city, don't live there.
missmisery
Wed, May 8, 2013 : 11:11 a.m.
HUD has guidelines for rental units (2 br, 1 br, ect) and the top rent they're willing to work with. In this area, however, rental units are in such a demand that individuals are willing to pay much more than these guidelines and as long as they're not using a voucher and are paying out of pocket (or mommy and daddy's), rents can be as high as $2500/mo (according to an article the other day). I do like the idea of building a 20 story high apartment building on the library lot to be rented out at affordable housing rates. Keep HUD and the government out of it. Do we have a developer who'd be willing to take $500/mo for a unit he could get double for? Someone who truly believes in affordable housing who's able and willing to walk the walk?