Letter and Presentation to the Planning Commission, February 4, 2003
Erik and Ann Stalhandske
2140 Stephen Terrace
Ann Arbor, MI 48103
Dear Board of Commissioners:
We are requesting that you veto the proposal for designating 1381
South Maple parcel as R3. When we were last before the Commission in
November, a number of excellent concerns and issues were raised by all
of you - concerns that carry more merit as we have gathered additional
information about this valuable community resource.
With a nod to David Letterman, let me provide you our top ten list for why you should vote this proposal down.
- 10) This proposal runs counter to the Master plan for this area to
be R1. The West Side Master plan from 1995 is the most current in the
city, and calls for R1. No overriding goal is met by deviating from
this thoughtful and well-reasoned planning document.
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"Existing natural resources such as wetlands, woodlands, steep
slopes, and waterways are assets to the community and provide
valuable natural functions, such as improving air and water
quality, fulfilling natural water infiltration roles, and
maintaining biodiversity. In addition, undeveloped environmentally
special areas provide residents with physical, spiritual and
mental benefits. The importance of such natural areas should be
carefully weighed when considering proposals for new developments
that would remove, reduce, or adversely impact such areas."
"Wetlands provide a unique natural system and contribute to flood
control, stormwater storage and release, groundwater recharge and
discharge, and water quality improvement. Since wetlands are an
important element of the ecosystem, care must be taken that assures
their protection when development occurs."
"Natural areas provide habitat for animals, birds, and other wildlife
important to the ecosystem. Typically, the natural environment and the
urban environment were considered mutually exclusive. However, a
significant number of plant and animal species exist in urban areas and
on their periphery. The variety of plant communities detremines the
diversity and stability of the wildlife populations within an area. The
best way to maintain wildlife and ecosystem values is to minimize
fragmentation and to increase habitat diversity. In developing areas,
fragmentation is inevitable. However, preserving habitat corridors and
natural linkages provides a means of mitigating the effects of habitat
fragmentation. Corridors provide for relatively easy means of wildlife
and plant dispersal across areas where it would otherwise be difficult."
"Individual neighborhoods possess unique characteristics which can be
lost if infill development occurs that is out of character with the
existing fabric of a neighborhood. Infill development within
neighborhoods is not always complementary or compatible with the
existing prevailing style of architecture."
- 9) This will impact wetlands that are in fact a headwater to Allens
Creek. This development will degrade the quality of this tributary
running counter to stated city goals. The planning report states that
the detention and retention ponds will release water as clean as if no
development occurred-I have yet to find an ecologist, biologist, or
hydrologist willing to support this claim.
- 8) This presents an eyesore imposing on the neighbors and looming
over the skyscape. The plans have been modified-however, the total
height of the building is unknown. The 30' height is to the middle to
the roof line. When I asked the developers, they couldn't tell me the
ultimate height of these buildings and would be one hundred feet in
length. And don't forget, they will be 40 to 50 feet away from
neighbors, dwarfing most of the modest homes. This would destroy the
integrity of this close-knit community. Our neighborhood coalesces in
times of need. We have block parties, cookie exchanges, and keys to our
neighbors' houses. We shovel our neighbors' walks, provide hot meals
in times of need, and share our joys and sorrows. We are an extended
family.
- 7) This will exacerbate storm and sanitary sewer problems for this
trunk line. There will be an additional load on the storm water drains
and sanitary sewers. This is at a time when the storm drains seem to be
nearing maximum capacity. Additionally, The staff report states "it
may be that additional footing drains, above and beyond those in the FDD
program, will be disconnected as a result of this proposal."
- 6) This will increase existing flooding and water problems for
existing neighbors. We live in a wet and swampy area. At the back of
our property behind an earth berm, we have running water for several
months of the year. The water table for our back yard is about 4
inches below ground level. If you look at the photo in the staff
report, you will see the extent of this water from the historical photo.
- 5) This offers only a modestly modified plan with no direct input
sought from the residents. We contacted the Crosswinds project manager
following the planning commission meeting to identify two of us as the
neighborhood representatives. After they had completely developed the
revised plan, we were then contacted and met with Crosswinds staff.
When asked why we had not been consulted during the redesign phase, we
were told that they did not need to involve us in this process.
- 4) This removes the last ten acre lot in our neighborhood available
for an alternative mixed public-private use. Our side of the city is
high density mixed use. We have apartment buildings, habitat houses,
cooperatives, city subsidized houses, condos, and single family
detached. What we do not have is an abundance of park land. We are
underserved relative to other parts of the city.
- 3) As proposed, this would destroy landscape features offering
significant natural elevation changes within the parcel. There are
substantial slopes on this land, meeting one of the features looked for
by the city in parcels to protect.
- 2) This continues Crosswinds plans for homogenous condo development
throughout our city. This proposal presents a cookie cutter approach
with yet another condo development. There is little in the way of
creativity, foresight, imagination, or design that lends itself to
approval.
- 1) R3 zoning is forever-once we go to R3, the genie is out of the
bottle. We cannot go back, and all bets are off with regards to the
site plan. In fact, the final words of the staff report are very
telling: (p6)"should a site plan be submitted, staff will encourage a
design more like the previous area plan" ; in other words, with the cut
through to Dicken Drive, and perhaps a return to the height of the
previous submission.
We as residents took the Commissioners words to heart. We are pursuing and have accomplished the following:
- 1) Working with the Archdiocese of Lansing to discuss alternative purchase of this land.
- 2) Established neighborhood representatives for our area with the Planning Department.
- 3) Immediately contacted Crosswinds with the names of neighborhood
representatives (we were shunned until the revised plan was completely
finalized and re-submitted).
- 4) Scheduling meeting with the mayor and others to explore this area as a park.
- 5) Contacted the School system leadership to examine mixed uses with
the Dicken elementary school (they are very interested and supportive)
- 6) Petitioned and presented our interests to Parks Advisory Committee.
- 7) Working with Thurston and Scarlett school representatives to learn how they accomplished purchasing land for this school.
- 8) In discussions with the Washtenaw Land Trust.
In sum, we as residents are proactively working to come up with a
viable plan for this valuable parcel that can be a legacy for future
generations, and a resource for the entire community. This
recommendation is fundamentally flawed, misrepresentative, and damaging
to our neighborhood. Imagine what can be - a land returned to its
inherent dignity with non-native species removed … a learning laboratory
for the schoolchildren…a place to walk and peacefully collect oneself
within the boundaries of our wonderful city … a nature path with a pond
and wildlife … and, a source of improved water flowing into Allen Creek.
Listen to our voices, heed the potential, and support our efforts at a
creative use of this land.
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