🗺️Inconsistency with the City Master Plan

• Issue: The site is designated as "Mixed Use: Low Density", favoring single-family character and two-story maximum height. The proposed 17 attached, 2.5-story townhomes deviate from this vision.

• Concern: The project’s scale, height, and multi-family form may disrupt the intended transition between downtown and surrounding neighborhoods, clashing with nearby single-family homes along Ann Arbor Trail.

📈 Density Concerns

• Issue: 20 units are proposed where only 7 single-family lots would be allowed under current R-1 zoning. Density could exceed RM-2 standards by up to 12% (83 rooms vs. 74 allowed).

• Concern: This increase could burden infrastructure, reduce greenspace, and compromise the low-density character of the neighborhood.

🚦 Traffic & Safety Concerns

• Issue: The developer’s Trip Generation Study claims minimal impact but lacks a comprehensive traffic study, as requested by the Planning Commission.

• Concern: Without reliable data, the project's impact on Ann Arbor Trail and adjacent streets remains uncertain—particularly given its transitional location near downtown.

🧱 Zoning Deviations

• Major deviations include:

  • Church front setback: 42 ft (required: 50 ft)

  • Church side setback: 10 ft (required: 30 ft)

  • Church lot size: 0.72 acres (required: 3 acres)

  • Townhome spacing: 31 ft rear-to-rear (required: 70 ft) and others

• Concern: These deviations could set a precedent for bypassing zoning ordinances, reduce resident privacy, and diminish open space.

🟡 Inadequate Public Benefits

• Issue: Claimed benefits (trail, pocket park, shared parking) are under-detailed or speculative.

  • Example: The pocket park resembles basic landscaping; shared parking lacks agreements; creek work lacks a maintenance plan.

• Concern: The PUD process requires meaningful public benefits to justify deviations. Without concrete deliverables, these promises feel insufficient.

🌳 Environmental & Floodplain Risks

• Issue:

  • Townhomes are 8–22 feet from Tonquish Creek’s top of bank.

  • Building elevations are 2–3 feet lower than existing grade.

  • EGLE permit not secured; property line discrepancies exist for restoration work.

• Concern: Project could exacerbate flooding, erosion, or damage the creek ecosystem. Prior flood events (Aug 2023, Apr 2025) highlight the risks.

🔨 Phased Construction & Timing Uncertainty

• Issue: Construction will occur in phases, beginning with infrastructure, the church, the 3 Ann Arbor Trail homes, and one townhome building. Remaining buildings will follow based on sales activity.

• Concern: Phasing could result in a partially completed site for an unknown period, with:

  • Incomplete restoration or amenities.

  • Ongoing construction disruption.

  • Delayed public benefits.

  • Potential developer exit before full completion.

• Additional Risk: The church may be built early but surrounded by active construction, impacting usability and safety.

🧾 Unclear Ownership & Project Control

• Issue: The project lacks a confirmed single responsible party, and the Master Deed excludes the church.

• Concern: Without unified ownership/control, construction, operations, and long-term maintenance could become disjointed or incomplete.

🏗️ Architectural Uncertainty

• Issue: Design of the three Ann Arbor Trail single-family homes is postponed for “buyer input.”

• Concern: This contradicts the PUD’s requirement for a specific site plan and opens the door to inappropriate or out-of-character design.

💧 Stormwater & Infrastructure Concerns

• Issue: No rain gardens or infiltration basins are included. City Engineer has not confirmed sewer/water system capacity.

• Concern: Inadequate stormwater planning could increase runoff and flood risk; infrastructure strain could impact existing residents.

🅿️ Parking & Loading Deficiencies

• Issue:

  • Visitor parking is limited.

  • Shared parking agreements are not finalized or included in the Master Deed.

  • No loading/unloading zone is designated for the church’s reading room.

• Concern: This may lead to overflow parking and operational issues for both residents and the church.

💵 Community Fit & Economic Impact

• Issue: The development’s design and density may not “fit” the single-family neighborhood.

• Concern: Could negatively affect property values, deter buyers, and weaken long-term neighborhood identity.

❗ Incomplete or Missing Plan Details

• Gaps include:

  • No floor plans or size ranges for 20-foot-wide townhomes.

  • No delivery logistics plan for the church.

  • No documentation of a Cross Access Use Agreement.

  • No confirmed maintenance plan for creek restoration.

• Concern: These omissions raise doubts about implementation, compliance, and accountability.