Affordability in Ann Arbor

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Affordability in Ann Arbor

Recommendations for Increasing Affordability, Livability, and Sustainabilty in Ann Arbor

URP 603 - Taubman College - University

of

Michigan - April 2022

Adena Gabrysiak Alexandra Mills Brigitte Smith Charlotte Dhaya Greg Hardison Rebeka Rooks Roland Amarteifio Sarah Perrigo Shelby Mistor Val Lujan

Acknowledgements This project would not have been possible without the support and encouragement of many industry professionals, community members, and mentors. First, we want to thank the Ann Arbor Housing Commission and Jennifer Hall for the opportunity to work on this project. We greatly appreciate your guidance and feedback throughout the process, and your openness to our ideas.

Thank you to the below industry and local experts who shared their time and knowledge to inform our recommendations.

Ann Arbor City Council Erica Briggs Ann Arbor DDA Amber Miller Avalon Housing Wendy Carty-Saxon

Local Residents Grace Shackman Anne Colvin Muffy Mackenzie Mike St Cyr Tom Stulberg Glenn Ziegler Linda Berauer

City of Ann Arbor Jerry Hancock Raymond Hess John Kotarski Zach Waas Smith

Meadowlark Design+Build Doug Selby

Ecoworks Studio John Beeson

The Collaborative Architecture Kristen Nyht

First Martin Corporation Darren McKinnon

Washtenaw County Nathan Voght

Rueter Architects Marc Rueter

Hughes Properties Sean Havera

We’d also like to especially thank Jeff Kahan (course instructor) and Nana-Yaw Andoh (Graduate Student Instructor) for their constant support, wisdom, and encouragement throughout this project.

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List of Abbreviations AAATA - Ann Arbor Area Transit Authority

PUD - Planned Unit Development

AAHC - Ann Arbor Housing Commission

RPF - Refined Petroleum Fund

AMI - Area Median Income

SEMCOG - Southeast Michigan Council of Governments

BEA - Baseline Environmental Assessment BIPV - Building-Integrated Photovoltaics DCC - Downriver Community Conference EGLE - Michigan Department of Environment, Great Lakes, and Energy EPA - United States Environmental Protection Agency ERV - Energy Recovery Ventilators ESA - Environmental Site Assessment HEPA - High-Efficiency Particulate Air

SHGC - Solar Heat Gain Coefficient SWOT - Strengths, Weaknesses, Opportunities, Threats TIF - Tax Increment Financing UDC - Unified Development Code for the City of Ann Arbor U-M - University of Michigan UV - Ultraviolet UVGI - Ultraviolet Germicidal Irradiation

HRV - Heat Recovery Ventilators

WCBRA - Washtenaw County Brownfield Redevelopment Authority

IAQ - Indoor Air Quality

YTD - Year to Date

LED - Light Emitting Diodes DDA - Downtown Development Authority EMU - Eastern Michigan University EV - Electric Vehicle ITE - Canadian Institute of Transportation Engineers LIHTC - Low-Income Housing Tax Credits MEDC - Michigan Economic Development Corporation MSHDA - Michigan State Housing Development Authority

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Glossary of Terms Brownfield Remediation - the act of removing or sealing off points of contamination within a property in order for the property to be used again without health concerns.

Daylight Harvesting - the collection and utilization of natural light to reduce energy consumption of artificial light.

Modular Construction - a construction technique where a building is constructed off-site in a controlled building and is transported to the site where it is assembled.

Passive Solar Design - a building design consideration that can lead to decreased energy expenditure for heating and cooling,maximizing heat collection through sunlight harvesting.

R-Value - the measure of heat retention of an insulating material.

Solar Heat Gain Coefficient - the measurement of how much heat from the sun comes through the window.

Stormwater Collection - the collection of stormwater runoff from impervious surfaces on site. This could include on-site storage of rain water, infiltration of runoff through rain gardens, or other forms of green stormwater infrastructure.

Greywater Reuse Systems - a system integrated into a building which collects rainwater from the rooftop and greywater from the building, directs it to basement water storage tanks, and reuses it to irrigate, flush toilets, or use in appliances like cooling towers.

Supportive Housing - the combination of housing and social services provided to very low-income populations (income less than 30% AMI). Supportive housing is generally targeted towards populations that are chronically homeless or face other complex challenges.

Thermal Break - when a material with low thermal conductivity stops the flow of energy along a material.

Thermal Bridge - an area of a built structure where an object has a high thermal connectivity and passes thermal energy from one place to another.

U-Value - the insulation measurement of a window.

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Table of Contents Executive Summary Introduction Profile+BackgroundofAnnArbor HousingDevelopmentsandBestPractices

7 15 18 25

Brownfield Remediation

26

Sustainable Construction

33

Sustainable Building Systems

39

Sustainability Prioritization

49

Funding for Sustainability Initiatives

50

Healthy Building Systems

52

Facade Materials

60

Potential Development Partners

67

Public Art Opportunities

68

Transportation

71

Parking

76

Potential Off-Site Costs

78

309 S. Ashley

80

Background + Site Analysis

81

Area Plan

85

415 W. Washington

91

Background + Site Analysis

92

Area Plan

97

2000 S. Industrial

103

Background + Site Analysis

104

Area Plan

108

Conclusion

113

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Executive Summary Introduction The Ann Arbor Housing Commission (AAHC) serves low-income individuals and families by providing housing and supportive services. The agency partners with housing and service providers to build healthy residential communities and promote an atmosphere of pride and responsibility.​2

FIGURE 1.1. Map of Affordable Housing Sites Considered, Ann Arbor1

Housing affordability has become a critical issue in the City of Ann Arbor as the population of university students and high-income earners has soared over the years, driving up prices and housing demand. In 2019, the Ann Arbor City Council directed the AAHC to analyze the feasibility of using City-owned properties for affordable housing. In 2020, the Ann Arbor Housing Commission provided City Council with an analysis of 12 sites.

The purpose of this report is to provide conceptual plans for the following three sites with recommendations that advance community values regarding mixedincome housing and sustainability: • 309 S. Ashley • 415 W. Washington • 2000 S. Industrial

Affordable Housing Analysis + Recommendations Brownfield Remediation Brownfields are properties which may contain a hazardous substance, pollutant, or contaminant.

Brownfields often require expensive remediation to utilize the site safely. Of the three sites explored in this report, at least two have known brownfield concerns: 415 W. Washington and 2000 S. Industrial.

This report provides an overview of brownfield remediation basics, the remediation process, environmental assessments, and funding sources.

The below recommendations are constructed to provide general guidance on the actions to be taken

in brownfield remediation processes.

Recommendations • Developers must consult with an environmental professional to complete the necessary Environmental Site Assessments, and create the subsequent Baseline Environmental Assessment to acquire legal protection against historic contamination liability.

• Developers should work closely with local and state agents to ensure that they are aware of the available funding sources and incentives, as well as ensuring that their brownfield remediation

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Executive Summary meets regulatory requirements.

• The City should consider what is the best use for each site and the community, even if that is not full-scale development. Alternative uses of land should be considered in these scenarios.

• Developers need to be flexible and innovative in their financing in order to responsibly build on a brownfield site. Certain sites may have additional considerations that will affect these funding opportunities.

Sustainability Systems The Ann Arbor Housing Commission has the opportunity to pursue innovative and cost-effective construction techniques and building systems that promote sustainability.

Sustainable construction techniques reduce harmful CO2 emissions related to the construction process, building materials, site design, and energy sources.

When designing a building, there are many methods to maximize airflow, solar heat retention, and natural light. A building designed to maximize energy efficiency will produce fewer carbon emissions and can lead to overall cost savings throughout the lifecycle of the building.

When determining building systems for its development projects, the AAHC should consider heating and cooling systems, electrification, solar systems, water systems, and waste systems that support the goals of the A2 Zero Plan.

Recommendations • Construction Method: Modular construction is recommended due to its affordability, lighter impact on the surrounding community during the construction process, overall higher quality of construction, and the method’s ability to produce less waste.

• Heating and Cooling: Currently, heat pumps are the most environmentally sustainable way to heat and cool buildings and are far more efficient than gas-fired or resistance heating.3 Geothermal heat pumps are the most efficient and are appropriate on some sites.

• Electrification: Partner with developers that build fully electric buildings consistent with the City’s carbon neutrality goals. It is recommended that all appliances installed be ENERGY STAR certified.

• Solar Energy: Solar panels installed on building rooftops offer competitive energy production while being the most cost-effective solar energy option.

Installing battery storage capacity increases the resilience of the building and Ann Arbor’s grid system.

• Water Systems: Use efficient water pumping and heating systems as they will minimize water waste, minimize carbon emissions, and reduce stress on City water infrastructure systems.

• Waste Systems: Provide waste systems that help increase resident recycling and composting rates.

• Funding Opportunities: Utilize local, state, and federal incentives as well as private foundation funding opportunities to help fund the use of sustainable building systems.

Healthy Building Systems Healthy building systems support the physical, psychological, and social health and well-being of people in buildings and the built environment.4 Many toolkits and standards exist to guide the development of residential spaces that promote the health of inhabitants. Public health experts at Harvard University, in collaboration with real estate professionals, business owners, and homeowners, have indicated nine elements to prioritize when planning for healthy indoor environments: • • • • • • • •

Ventilation Air quality Thermal heat Moisture Dust and pests Safety and security Water quality Noise

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Executive Summary • Lighting5

- Building orientation and layout

Recommendations Of the three certification programs considered in this report, we recommend prioritizing Fitwel Certification for the proposed developments as this program is the most manageable in terms of low cost and administrative burden. Certification programs provide a helpful guide for developers as they seek to design healthy buildings. The remaining certification systems included should be used as guiding tools for further considerations above and beyond the basics.

Affordable and Sustainable Facades Conventionally, the visual appeal of affordable housing has been an afterthought, resulting in uninspiring developments. However, as construction materials continue to evolve, affordable, sustainable, and attractive facade material provide an opportunity for a new vision of affordable housing. Through our research, the following materials are the best options for facades: • Wood • Brick • Metal • Fiber cement

Transportation To encourage more Ann Arbor residents to walk, bike, and use public transportation, the Ann Arbor Housing Commission has specified that each affordable housing site included in this study accommodate all modes of transportation.

Recommendations • During the site planning phase, develop site design strategies that promote walking, biking, and public transit use. Address common design barriers and safety concerns that discourage people from using more sustainable forms of transit. Prioritize the following most impactful design factors that influence transit decisions:

- Location and design of pedestrian and cycling facilities - Parking placement and layout - Site access for vehicles6 • Utilize the Ann Arbor Downtown Street Design Manual for 415 W. Washington and 309 S. Ashley as a guide for decisions that impact the public right-of-way.

• Educate residents about discounted transportation options and consider providing passes for residents in certain situations.

Downtown Parking Opportunities Parking is often a hefty expense for developments, particularly in dense downtown areas, and two of the sites considered are located in the Downtown Development Authority (DDA) district. However, since the COVID-19 pandemic, the DDA has experienced significant, prolonged vacancies in its parking facilities and a sizable reduction in parking revenue.

Consequently, the DDA does not have the need nor funding to finance new parking structures downtown.

Additionally, the Planning Commission is considering eliminating parking minimums citywide to reduce the amount of unnecessary parking and reduce development costs. Finally, the City does not require parking for developments that have an affordable housing component.

Recommendations • 309 S. Ashley: Meet with the DDA to discuss establishing a long-term parking agreement to secure passes for future residents.

• 415 W. Washington: Parking would be for private residential use due to limitations of space from the impending floodway and flood risk on site.

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executiv sumary Affordable Housing Suitability at Considered Sites FIGURE 1.2: Site-Specific Affordable Housing Suitability Property

Housing Suitability for AAHC Ownership

Affordable Housing Suitability

Supportive Housing Suitability

415 W. Washington

Not Recommended

Recommended, with barriers

Not Recommended

309 S. Ashley

Recommended

Recommended

Recommended

2000 S. Industrial

Recommended

Recommended, with barriers

Not Recommended

Site Specific Analysis + Recommendations 309 S. Ashley It is our recommendation that the development of 309 S. Ashley includes two residential towers on the site –– one focused on market-rate units, while the other is devoted to affordable housing. In addition to the residential uses within these towers, the AAHC should consider designing for approximately 4,500 square feet of retail or flex space units on the ground floor of the larger tower.

The following recommendations should guide the overall development at this site: • Tower #1 – the larger tower – should set aside 80% of units to be rented at market-rate prices, while the remaining 20% of units should be reserved for tenants making 40-60% of the Area Median Income.

• Tower #2 – the smaller tower – should have 80% of the units at affordable levels for individuals making 40-60% AMI, while the remaining 20% of the units should function as supportive housing for individuals making below 30% AMI.

components is presented when developing a high-rise development on a previous surface lot.

We recommend several innovative structures for managing stormwater systems and HVAC systems.

• We recommend that the development not include a parking structure on site and that the developer and the AAHC enter into a long-term parking agreement with the DDA to provide parking in adjacent public parking decks.

• With the location in a commercial frontage context we recommend a mixed-use element to the building. However, being cognizant of the current retail climate in Ann Arbor, we recommend incorporating a small retail component that has the opportunity to be used as flex space.

415 W. Washington

• A driveway and internal loading zone that connects S. Ashley to the alley on the eastern side of the site will create a convenient loop for delivery vehicles and rideshare services. A loading zone that is separated from the public right-of-way will mitigate traffic congestion.

The recommendations set forth for development at 415 W. Washington were made with the preferred conceptual model currently working its way through the Ann Arbor Planning Commission and City Council in mind. This conceptual model reflects our team’s vision in many ways due to the lack of buildable space on the site, leaving room for little variation. We believe that a 6-story apartment building, with lower density in the form of townhouses along Washington St. would be most appropriate.

• A great opportunity to provide sustainability

The following recommendations should guide the

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overall development at this site: • Due to the financial obstacles associated with the site, as well as Brownfield TIF requirements set forth by the City of Ann Arbor, we suggest a development which reserves 15% of the units for households that earn a maximum of 60% AMI. • The conceptual model at 415 W. Washington will need to be aware of non-buildable space, as well as community concerns over massing in order to create a development which considers the needs of all and maintains the historic integrity of the neighborhood.

• The Ann Arbor Housing Commission should be conscious of and flexible when dealing with the various development constraints at 415 W. Washington, including soil contamination, development restrictions in the floodway, setback from neighboring properties, historic neighborhood considerations, funding limitations, and more.

• The Ann Arbor Housing Commission will need to work with the City of Ann Arbor and the YMCA to install safety and traffic calming mechanisms on W. Washington St., such as a bump-out, protected bike lanes, a loading zone, landscaping and plantings as buffers, and other traffic calming measures.

2000 S. Industrial The recommendations set forth for development at 2000 S. Industrial were made with the two goals of creating a multifamily housing project including affordable housing as well as developing an office site for use by the AAHC. These two uses are represented in the development model, with the housing component located on the southern half of the site and the offices located to the northern section of the site. Our recommendations for the site were greatly affected by the location of the site away from downtown, the proximity to the railroad tracks limiting the ability for federal affordable housing financing programs, and the desire to continue utilizing the site for fueling and charging City owned vehicles.

The following recommendations should guide the overall development at this site: • Due to the financial obstacles associated with the site’s proximity to the railway, we suggest a development of 109 units. We provide multiple options and models for tenant breakdowns. These options present a plan that is entirely affordable with units at both the 80% and 60% AMI rent limitations.

• The area plan at 2000 S. Industrial will need to be aware of the limitations to buildable space. This includes the need to separate the housing and office components, the usage of fueling stations, underground utility lines, and the water tower located on the site.

• The area plan also must recognize that the location along 2000 S. Industrial is a more cardependent location than the other two sites.

Adequate parking must be provided at this site through a surface level parking lot. There must be parking available to the residents as well as parking for office staff and visitors. A total of 109 parking spaces are included in our conceptual model. There are several AAATA lines that run along S. Industrial. We recommend improvements to nearby bus shelters and support the further development of plans to add bicycle transportation infrastructure.

• The Ann Arbor Housing Commission should be aware that there will likely be environmental contamination of the site due to the past placement of an underground storage tank on the site.

• There are several different possibilities for ownership structure of the site during development. 2000 S. Industrial could remain entirely city-owned, be split into two parcels separating the office and residential component, or utilize a ground lease structure.

• We recommend several possibilities for public amenities to be located on the 2000 S. Industrial site and include opportunities for public art, such as a mural on the water tank.

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Land Acknowledgement We would like to acknowledge that the City of Ann Arbor, Michigan is located on the ancestral homelands of the Anishinaabe Nations consisting of the Ojibwe, Ottawa, and Potawatomi people. Through the Treaty of Detroit in 1807 the Anishinaabe Nation’s land was taken by European settlers. We recognize, honor, and respect these nations as the first inhabitants and stewards of the lands and water where Ann Arbor now stands.

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Our Team Adena Gabrysiak is a dual-degree MPH and Master of Urban and Regional Planning student at the University of Michigan. Her coursework focuses on the intersection between the built environment and health outcomes in urban communities. Prior to graduate school, Gabrysiak completed a Bachelor of Science in Health and Fitness with an emphasis on Public Health. She currently works as a Research Associate at the Detroit Urban Research Center and Center for Active Design.

Alexandra Mills is a dual-degree MBA and Master of Urban and Regional Planning student. Prior to graduate school, she did community and economic development in Baltimore as an Impact Investment Associate on a $5.5B urban redevelopment project. In this role, Mills led supplier diversity initiatives by hosting recruitment events for over 300 minority and women-owned businesses and supported six low-income communities with strategic neighborhood revitalization efforts. She is a proud former elementary school teacher and served as a Fulbright English teaching assistant in Malaysia.

Brigitte Smith is a second year Master of Urban and Regional Planning student and a 2018 graduate from the University of Michigan with a Bachelor of International Studies - Political Economy and Development and minors in business and Spanish. Between studies, Smith was a political organizer and a Legislative Aide for a Michigan State Representative. Smith’s passion for planning stems from working on a water access project in Nicaragua; conducting a needs assessment in the slums of Ahmedabad, India and analyzing the impacts of development on these communities; and comparing people’s quality of life based on the different built environments they lived in. Her work focuses on climate adaptation and mitigation as well as social justice, which, more specifically, includes access to clean potable water, affordable quality home-ownership and home weatherization, and green spaces.

Charlotte Dhaya is a Master of Urban and Regional Planning candidate pursuing a Certificate in Healthy Cities. Prior to pursuing her Master’s degrees she worked at the intersection of architecture and public health for a non profit called ARCHIVE Global where she contributed to the research, design, and implementation of projects around the world. Dhaya attended Pratt Institute where she received her Bachelors of Fine Arts in Interior Design and a minor in Psychology. Her work centers around utilizing built and social environments to shape equitable and healthy futures of communities, neighborhoods, and cities.

Greg Hardison is a Master of Urban and Regional Planning student pursuing the Certificate in Real Estate Development at the University of Michigan. His coursework has focused on understanding the intersection of land-use planning, housing policy, and real estate development. Prior to graduate school, Hardison completed a Bachelor of Arts in Geography with an emphasis on Health & Society from the University of Iowa. Outside of Hardison’s coursework, he currently works as a Research Associate for the Economic Growth Institute and as a Student Researcher for Ideas and Action. Additionally, he serves as the Graduate Co-President for the University of Michigan Real Estate Club.

Rebeka Rooks is a Master of Urban and Regional Planning student at the University of Michigan. Her coursework focuses on transportation planning and housing. Before starting the Master’s program, Rooks studied Environmental Studies and Political Economy and Development at the University of Michigan. Rooks is originally from Holland, Michigan and has worked jobs as a GIS technician for Washtenaw County Water Resources and research assistant for the Social Science Data Analysis Network.

Roland Amarteifio is a Master of Urban and Regional Planning student at the University of Michigan.

Amarteifio’s coursework has focused on economic and community development as well as neighborhood planning. He also graduated from the University of Michigan in 2020, where he studied Environmental Science specializing in urban planning. Roland has planning experience with neighborhood revitalization and grassroots programming implementation.

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Sarah Perrigo is a Master of Urban and Regional Planning student at the University of Michigan. In addition to her masters program, Perrigo is also pursuing a Real Estate Development Graduate Certificate. Her coursework focuses largely on community and economic development, as well as housing and equity. Outside of her academic studies, Perrigo has also gained planning and development experience from both the public and private sector in her roles with the City of Allegan and Abonmarche Consultants.

Shelby Mistor is a Master of Urban and Regional Planning and Certificate in Real Estate Development student at the University of Michigan. Mistor completed a B.A. in Urban Studies from Wayne State University, where she also worked in the Office of Economic Development. She also gained development and property management experience at Civic Companies, a Detroit-based development firm. Mistor’s planning interests include economic development, multimodal transportation, hospitality and retail development, and main street management.

Val Lujan is a Master of Urban & Regional Planning student at the University of Michigan. Lujan was born and raised in El Monte, CA; a community that deeply informs her educational journey, as well as professional and personal goals. In community college, she studied Child Development & Early Childhood Education and continued to earn her B.S. in Human Services with a minor in Addictions Treatment from the University of Nevada, Las Vegas. Preceding graduate school, Lujan worked extensively in afterschool programming and child & family supportive services. She is motivated to create change and equity in the planning field by approaching her professional work with community inclusion at the forefront and advocating for shared stewardship.

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Introduction

Introduction The City of Ann Arbor has seen great success in job and resident attraction and retention anchored by the University of Michigan and many other businesses which contribute to the strong job market. However, this rapidly growing and increasingly wealthy community faces significant housing affordability challenges due to the widening gap between the haves and have nots. In addition to the attraction of full-time employees and residents, the University of Michigan has continued to increase its student enrollment and recently surpassed 50,000 students.7 Despite this growth, the University has only built two new dormitories since the 1960’s while the student population grew by approximately 15,000 students in the same time period. As a result, many of these students must find housing off-campus in Ann Arbor’s expensive rental market. These factors have created a large shortage of quality affordable housing units in the City of Ann Arbor.

In 2019, the Ann Arbor City Council directed the Ann Arbor Housing Commission to investigate the matter of housing affordability and provide recommendations of potential affordable housing locations. In 2020, the Ann Arbor Housing Commission and SmithGroup presented a financial feasibility analysis for 12 City-owned sites which provide opportunities for affordable housing. This project further explores the following three sites:

• 309 S. Ashley is locally known as the Kline’s Lot and currently serves as a City-owned parking lot adjacent to Ann Arbor’s Main Street.

• 415 W. Washington is located in the Old West Side Historic District across the street from the local YMCA; the site currently serves as a parking lot with several deteriorating buildings on the property.

• 2000 S. Industrial is located further from downtown in a more auto-oriented neighborhood near Woodbury Gardens apartments. This site currently hosts several municipal uses including a water tower, fueling station, and other ancillary uses for the City of Ann Arbor.

The purpose of this report is to provide the Ann Arbor Housing Commission with recommendations for development on these three sites. Our recommendations include how to overcome the relevant development constraints, the dimensions and types of buildings which would be appropriate, examples of sustainable building materials and healthy building systems, retail and public use opportunities, and more. Our analysis also includes the ideas and sentiments of stakeholders, industry experts, and local residents involved and invested in affordable housing development. Our vision is simple––to create affordable, sustainable, and livable homes for Ann Arbor residents.

Methodology In order to accomplish the purpose and vision of this project, the team took a two-pronged approach to research and engagement with stakeholders.

Research and interviews were conducted in order to inform this report. The Ann Arbor Housing Commission requested information on several housing development practices of note, including brownfield remediation; sustainable construction and sustainability systems; healthy building systems; affordable, sustainable, and attractive facade materials; public art opportunities; potential development partners; transportation and parking recommendations; and additional considerations.

These elements were researched comprehensively

and meticulously by team members to provide the best, up-to-date information available. With this background research completed, the team was able to approach the development of each site with a clearer understanding of the various development mechanisms at play, as well as the strengths, challenges, and opportunities unique to each property.

In addition to the research completed, the team met with many industry experts focused on both individual elements of development, as well as those with a wide range of affordable housing development experience. Jennifer Hall, Executive Director of the

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inoductinr Ann Arbor Housing Commission (AAHC) was able to provide additional insight on the need for affordable housing and the AAHC’s current goals and interests in the sites analyzed. Several community members were also contacted to gain a more comprehensive understanding of the local needs and feelings towards the potential of these sites.

on designing attractive and thoughtful spaces to accommodate the future residents and users of these development projects. The needs of the endusers were a significant driving factor in the creation of our recommendations, alongside the goals of the AAHC and other regulatory or constraining factors associated with the site.

Throughout the project, the team’s focus remained

A Note on COVID-19 This report was developed as our world continued to deal with the ongoing effects of the COVID-19 pandemic. This public health crisis has significantly altered our economy and other structural systems related to affordable housing development. The long lasting effects of this pandemic are not yet known. As we navigate this time of uncertainty, the Ann Arbor Housing Commission will need to be flexible and responsive to the changes in our economy and the shifting needs of our community members.

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Profile+ Backgroundof Ann Arbor

Profile+BackgroundofAnnArbor Demographics FIGURE 2.1. Change in Population Age Groups, Ann Arbor, MI8

Population The University of Michigan has a major impact on Ann Arbor. The City of Ann Arbor, home to the University of Michigan (U-M), is one of the most populous cities in Michigan with 123,851 residents.10 U-M’s student population has increased steadily over the decades, and in 2021, enrollment surpassed 50,000 for the first time.11 Unsurprisingly, Ann Arbor residents are generally younger. In 2019, roughly a third of the population was between the ages of 15 to 24 (Figure 2.1).12 The Southeast Michigan Council of Governments (SEMCOG) projects that Ann Arbor will add 5,293 people to its total population between 2020 and 2030 (Figure 2.2), and young adults will continue to be the largest age group.13

levels among residents age 25 and over, 30.2% possess a bachelor’s degree as their highest level of education, and 45.7% possess a graduate or professional degree (i.e. MD, DDS) as their highest level of education.17 Only 19.8% of U.S. residents in the same demographic possess a bachelor’s degree as their highest educational attainment, and 12.4% possess a graduate or professional degree as their highest educational attainment (Figure 2.3).18

Race & Ethnicity Ann Arbor is relatively diverse. Although the majority of Ann Arbor residents are white, the city is more diverse than the rest of the state (Figure 2.4).19 20 Nearly a fifth of Ann Arbor residents were born outside of the United States compared to only 6.9% across the State of Michigan.21 22 The largest minority groups in the city are Asian and African Americans.23

Ann Arbor’s senior population is growing. While residents aged 65 and over make up only 12 percent of Ann Arbor’s population, this group increased by 3,507 9 people between 2010 and 2019.14 Senior residents FIGURE 2.2. Population Growth, Ann Arbor, MI tend to have higher rates of disabilities. Disabilities can include difficulties with hearing, vision, and independent living, among other conditions. About a quarter of seniors have a disability compared to 7.1% of the overall population.15 SEMCOG predicts that the senior demographic will continue to grow, adding another 4,269 people between 2020 and 2030.

Education Ann Arbor has extremely high education rates. In 2021, WalletHub ranked the city at the top of its “Most Educated Cities in America” list.16 Looking at education URP 603 - Taubman College - University of Michigan - April 2022

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Profile + Background of Ann Arbor Employment Ann Arbor is a major employment center. In 2020, there were over 218,000 jobs located in the Ann Arbor region.24 The largest employer is the University of Michigan with nearly 35,000 employees between its education and healthcare campuses (Table 2.1).

Trinity Health and Ann Arbor Public Schools are the second and third largest employers respectively.25 Before the pandemic, the 2019 Ann Arbor “State of the Downtown” Report stated that there were 1,318 employers located in the downtown area.26 The largest downtown employment sectors were Accommodation & Food Services (22.0%) and Professional, Scientific & Technical Services (18.9%),

a category that includes professions like accounting, engineering, and research.27 28 Since the pandemic, however, there has been a precipitous drop in downtown office employees, and the number of overall jobs within the downtown have likely decreased.

Income Ann Arbor has a higher median household income than both the State of Michigan and the United States as a whole. According to the U.S. Census Bureau, Ann Arbor’s median household income was $69,456 in 2020. This was a 31.8% increase since 2010 (Figure 2.5).29

Over the past decade, Ann Arbor has experienced more growth in high income households. The 51 number of households who earn $75,000 FIGURE 2.3. Highest Educational Attainment, Ann Arbor, MI or more increased, and households who earned less than $75,000 decreased (Figure 2.6). The largest change was in households who earned $200,000 or more, which increased by 7.8%.30 While it is possible that households may have moved from below $75,000 to above $75,000 during the past decade due to income mobility, it is also possible that more higher-income households have moved to the city, FIGURE 2.4. Racial Demographics, Ann Arbor, MI52

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Profile + Background of Ann Arbor TABLE 2.1. Ann Arbor Regional Employment53 Employer Name

Business Typer

Total Employed

University of Michigan

Education

34,495

Trinity Health

Healthcare

7,585

Eastern Michigan University

Education

2,225

Toyota Technical Center

Manufacturer

1,495

Integrated Health Associates

Healthcare

1,442

Washtenaw County

Government

1,322

Thomson Reuters

Technology Total

51,423

which can drive up housing costs and reduce housing opportunities for lower income households. If there is insufficient affordable housing supply, people like preschool teachers, maintenance workers, and chefs may have to search for housing outside the city. As more lowto-moderate income households move to adjoining communities, it will likely result in more auto commuters who contribute to traffic congestion and increase demand for parking spaces. These additional vehicular trips are inconsistent with the City’s A2 Zero carbon neutrality goals.

House Market Analysis The City of Ann Arbor’s A2 Zero Plan (Ann Arbor’s Living Carbon Neutrality Plan) set several goals for creating a sustainable framework for the community moving forward, one of which was a desire for diverse housing options. A key goal of the City is to “provide high quality, safe, efficient, and affordable housing choices to meet the current and future needs of our community, particularly for homeless and low-income households”.31 Despite this goal being set out in the plan, which was created in 2013, the housing market in Ann Arbor has significant shortages of affordable housing units and over half of all residents in Ann Arbor are rent burdened. These general findings, supported by outside reports, will help to highlight the need of the AAHC and the City of Ann Arbor to develop these sites to provide affordable housing options throughout the city.

General Housing Overview The City of Ann Arbor has approximately 50,683 total housing units, at a density of around 1,824 units per square mile. These units include a greater proportion of rentals, which comprise 54.8% of all units, than owner-occupied units which only comprise 45.2% of all units. The median home price is $323,400 and the average monthly rent is $1,237. The housing stock is growing steadily, with an increase of 2.2% in

housing units between 2010 and 2020, which slightly outpaces the rate of population growth for Ann Arbor (1.49%) but is far slower than the population growth for the entirety of Washtenaw County (6.3%.).32 Rents are increasing at a significant rate over the past decade, and apartments with cash rents above $1,000 now make up 70.36% of all available rental units.33 Homeownership is increasingly difficult to attain, and homeowners with a household income above $100,000 make up approximately 56.36% of homeowners.

Washtenaw County is heavily influenced by its two cities, Ann Arbor and Ypsilanti, and the large public universities, the University of Michigan and Eastern Michigan University, which reside in the cities respectively. In 2015, there were approximately 55,200 full-time students enrolled between the two universities who consequently made up 25% of all renter households in Washtenaw County and lived in approximately 14,700 units.34 As the student population at the University of Michigan has continued to grow in recent years, the influx of students into the rental market is likely to continue to increase without the completion of new dormitories.35 In 2015, the number of multifamily residential construction projects increased significantly from

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Profile + Background of Ann Arbor 21.2% of apartments in Downtown Ann Arbor were built in the last two decades, a large portion of the downtown rental supply was built before 1950. Roughly 46% of units in downtown Ann Arbor are in buildings that are larger than 10 units, while about 33% are within structures with fewer than 4 units.38 While there may be significant concerns about the stock of aging housing downtown, the increase in highrise apartments may belay those concerns for the near future. Outside of downtown Ann Arbor, most of the housing stock was built between 1950 and 1980 so there may be fewer concerns about the age of the stock.39

FIGURE 2.5. Changes in Median Household Income, Ann Arbor, MI54

previous years, in part due to the rezoning of areas of downtown in 2011 to allow for greater density and population growth. This period of construction resulted in the construction of over 1,000 new units within Ann Arbor’s downtown between 2012 and 2015. These new multifamily buildings were generally targeted for students who could afford to pay the high costs of new market-rate apartments.

While these units were not particularly affordable for many non-student renters, they did help to relieve some of the pressures that existed due to very high occupancy rates. Additionally, there may have been a benefit from students moving into these new marketrate apartments and out of what may have been naturally occurring affordable housing, particularly if students moved out of single-family home rental units.36

Rental Market Trends As previously mentioned, the growth and prosperity of Ann Arbor along with increased enrollments at U-M has placed significant pressures on the rental market in Ann Arbor. Multifamily apartment properties in Ann Arbor, particularly in downtown, have occupancy rates that are considered higher than optimal for a healthy market. Apartments that were geared towards non-students downtown had occupancy rates of 97%.37 Additionally, while about

When looking at rental housing stock, the incidence of substandard housing should be considered. In Ann Arbor, the issue of rental housing that lacks either adequate kitchen or bathroom facilities does not appear to be significant, with a less than 1% incidence in downtown and 1.6% incidence rate in units outside of downtown Ann Arbor.40 These rates of substandard housing are below the state average, showing the effectiveness of the rental housing inspection program by the City of Ann Arbor.

Demand for Affordable Housing Housing in Ann Arbor is generally expensive, and the housing stock and the rents they command tend to be higher than what is affordable to many renters.

Approximately 8.6% of renters pay between 3034.9% of their annual household income on rent, and an incredible 44.2% of renters pay greater than 35% of their annual household income on rent. When a household spends more than 30% of their income on housing costs, they are considered

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FIGURE 2.6. Change in Categorized Household Income Levels, Ann Arbor, MI55

housing burdened. In the Downtown neighborhood in particular, approximately 55.5% of renter households are paying greater than 30% of their household income on rent.41 Even with the assumption that fulltime students make up a significant portion of these populations, there is a high incidence of rent-burden on the rental population of Ann Arbor.

While market-rate apartments have high-occupancy rates, there is an even greater shortage of housing that is affordable for the lowest-income populations in Ann Arbor. There is currently one Low-Income Housing Tax Credit (LIHTC) Program located downtown, which is age-restricted. There are 19 LIHTC properties in Ann Arbor listed on PolicyMap, although most are located

towards the periphery of the city. Additionally, the Ann Arbor Housing Commission reports that there are 1,685 Housing Choice Vouchers, with nearly 4,200 people on the waitlist. An additional 2,900 people are on the waitlist for Project-Based Vouchers.42 Overall, the AAHC is attempting to fill a significant need by rapidly expanding the number of affordable units throughout Ann Arbor. Traditional methods of providing affordable housing such as LIHTC & vouchers have been unable to mitigate the issue on their own. By financing and developing additional properties that provide affordable units, the AAHC can ensure that Ann Arbor’s future growth happens in an equitable manner.

Affordability in Ann Arbor The City of Ann Arbor has an affordable housing problem. This statement is not a surprising one for low-income households who have looked for housing in the city. According to Washtenaw County’s Housing Affordability and Economic Equity report from 2015, in Ann Arbor, 94% of households making less than $20,000 are paying over 30% of their income on housing.43 The issue is widespread throughout not only the City of Ann Arbor, but also Washtenaw County. Due to the lack of affordability, workers are choosing to live outside of Ann Arbor and commute to the city daily. Those who do live in the city are allocating a large amount of their income to their housing costs.

As mentioned in the above Housing Market Analysis, there are various factors contributing to housing unaffordability in the City of Ann Arbor. Executive Director of the Ann Arbor Housing Commision Jennifer Hall stated, “U-M continues to increase student enrollment, which is a population that has the strongest demand for living on or near campus, within the city limits.”44 In fact, over the last 16 years there have been more than a dozen high-rise buildings that have sprouted up in downtown Ann Arbor.45 Although there has been investment in new construction within Ann Arbor, these units have not been accessible to lower income renters. Hall continues by saying, “new construction will never be affordable to lower income

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levels unless it is subsidized with public resources.”46 Without a concerted effort to provide new affordable housing construction in the City of Ann Arbor, the market will continue to drive these trends.

The provision of affordable housing is a major problem for cities like Ann Arbor because of the issues that stem from a lack of it. One issue of a lack of affordable units near high employment areas such as downtown Ann Arbor is that employees will commute further.

In 2021, 54% of commuters traveled over 10 miles to the city to work, and in all, over 83,000 employees commute into the City of Ann Arbor everyday.47 The high number of commuters not only increases traffic congestion in the city during peak hours, but it also perpetuates environmental issues the city has outlined and is trying to address in its A2 Zero Carbon Neutrality Plan.48 Another issue that stems from the lack of affordable housing is that other municipalities are forced to bear the burden as employees move to nearby communities to find affordable housing which can push out low income residents in those communities and drive up housing costs. Without a local provision for housing for workers and students alike, the problem will continue to escalate in Ann Arbor and surrounding communities.

Commission has to consider supporting the unhoused and partnering with a developer like Avalon can ensure that this important population is not missed.

In Ann Arbor there is a clear need for affordable housing in the downtown area. However, the market has not met this need. It is vital that concrete plans are developed and implemented to create units that working income and low income households can afford. Ensuring affordable and stable housing near where people work in Ann Arbor will provide many opportunities and pay dividends with combating the issues mentioned earlier. In addition, exploring a supportive housing component with an experienced developer could further increase the benefits to the most vulnerable populations in the City of Ann Arbor.

In addition to affordability concerns for workers and students in the City of Ann Arbor, there must be strong consideration for supportive housing.

This housing is especially tailored for the unhoused population in the city. Supportive housing provides those struggling with mental illness, homelessness, drug addiction etc. with safe and stable housing and adds a layer of support in the form of social services to assist them.49 In Ann Arbor, Avalon Housing is a non-profit organization which focuses on providing supportive housing for the unhoused population in the city. On their site they state, “supportive housing is a combination of affordable housing and support services that helps people achieve housing stability and lead healthier, productive lives.”50 Avalon uses a housing first model which prioritizes ensuring people have housing without pre-conditions and then providing support services to help them with the challenges they are facing. To develop a holistic affordable housing project, the Ann Arbor Housing URP 603 - Taubman College - University of Michigan - April 2022

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Housing Developments and BestPractices

BrownfieldRemediation For many developers, brownfield remediation is a key consideration when exploring how to utilize a site safely while still realizing the benefits of development.

This holds true as the Ann Arbor Housing Commission seeks to deliver quality, affordable housing options to the community. Of the three sites explored later in this report, at least two have known brownfield concerns: 415 W. Washington and 2000 S. Industrial.

Remediation efforts may also be needed at 309 S.

Ashley, though further investigation will be needed to determine if that is the case. This section seeks to provide an understanding of brownfield remediation and begin to introduce specific challenges related to the studied sites. While we do not yet begin to formulate site-specific remediation recommendations, these general findings will help to undergird the discussions in later chapters.

Brownfield Remediation Basics The United States Environmental Protection Agency defines brownfields as “a property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant.”56 Current estimates suggest that there are more than 450,000 brownfield sites within the United States.

These brownfield properties are the product of past,

primarily industrial, uses which have introduced harmful substances into the environment. The contaminants on these sites can produce a wide-range of health effects on individuals exposed, ranging from eye irritation to cancer, making remediation an important public health concern. Commonly found contaminants, examples of past uses, and potential health effects are summarized in Table 3.1.

TABLE 3.1. Commonly Found Brownfield Contaminants67 Contaminant

Examples of Past Uses

Potential Health Effects

Lead (Pb)

Mining, fuel, paint, inks, piping, batteries, ammunition

Damage to brain, nerves, organs, and bone; cancer

Petroleum

Drill and refining, fuel, chemical and plastic production

Headache; nervous system, immune, liver, kidney, and respiratory damage; cancer

Asbestos

Mining and processing, piping, insulation, fire Lung scarring, mesothelioma and lung cancer proofing, brakes

Polycyclic aromatic Coal tar, creosote, soot, fire, industry/ hydrocarbons manufacturing byproduct (PAHs)

Liver disorders; cancer

Other metals

Metal fabrication, plating, mining, industry/ manufacturing

Immune, cardiovascular, developmental, gastrointestinal, neurological, reproductive, respiratory and kidney damage; cancer

Volatile organic compounds (VOCs)

Industry and commercial product solvents, degreasers, paint strippers, dry cleaning

Eye irritation; nausea; liver, kidney and nervous system damage; birth defects; cancer

Polychlorinated Biphenyls (PCBs)

Heat and electrical transfer fluids, lubricants, Disruption or damage to the immune, hormone paint and caulk, manufacturing, power plant and neurological system; liver and skin disease

Arsenic

Pesticides, agriculture, manufacturing, wood Nausea, vomiting and stomach pain; blood preservatives disorders; nerve damage, skin disease; lung and skin cancer URP 603 - Taubman College - University of Michigan - April 2022

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Brownfield Remediation Brownfield Remediation Oversight There are several levels of governmental oversight involved with brownfield remediation processes. At the federal level, the United States Environmental Protection Agency (EPA) works alongside state and local agents to provide financial and technical assistance and oversight to these processes. While federal oversight remains constant across the country, state and local level oversight must be understood specifically in the Ann Arbor context.

The State of Michigan passed the Brownfield Redevelopment Financing Act, Act 391 of 1996, which authorizes municipalities to create a brownfield redevelopment authority to facilitate the implementation of brownfield plans, to create brownfield redevelopment zones, and to promote the revitalization, redevelopment, and reuse of qualifying properties.57 While state actors retain their role in assisting brownfield remediation efforts, this legislative action gives considerable power to local governmental units such as counties and cities. As supportive brownfield resources for these localities, the Remediation and Redevelopment Division of EGLE (Michigan Department of Environment, Great Lakes, and Energy) administers two environmental cleanup TABLE 3.2. Steps to Access Brownfield Redevelopment Incentives in Washtenaw County68

1. Project Concept Application - Approved by the Local 2.

3.

4.

5.

6.

7.

8.

9.

Unit of Government Brownfield Plan Application Fee - Paid by Applicant Brownfield Plan Project Sub-Committee - Formed

by County Brownfield Authority Brownfield Plan Developed - Development Team, Staff, and Sub-Committee Brownfield Plan - Approved by Local Unit of Government Brownfield Plan - Approved by County Brownfield Redevelopment Authoriy Brownfield Plan - Public Hearing Scheduled by County Board of Commissioner Brownfield Plan - Approved by County Board of Commissioners after Public Hearing Act 381 Work Plan(s) - Approved by County Brownfield Redevelopment Authority

programs to assist local brownfield development authorities, including the Environmental Remediation program and the Leaking Underground Storage Tank program. Taking advantage of these resources and leveraging partnerships with state actors will be crucial as local officials attempt to clean up sites targeted for remediation.

At the County level, the Washtenaw County Brownfield Redevelopment Authority is authorized to administer a county-wide Brownfield Redevelopment Program, the purpose of which is to facilitate the redevelopment of previously developed sites classified as eligible property in Public Acts 381 of 1996 and 451 of 1994.58 Under this authority, municipalities within Washtenaw County could pass a resolution to join as a Brownfield Redevelopment Zone. In 2002, the City of Ann Arbor passed a resolution to join as such a zone. As a designated Zone, the City works actively with the County to review and adopt Brownfield Plans that advance locally-identified community priorities, such as the provision of affordable housing.59 Charts detailing the requirements to qualify for brownfield incentives under the Washtenaw County Brownfield Redevelopment Authority, as well as the Brownfield Plan Review Criteria under the City of Ann Arbor Brownfield Policy can be found in Tables 1 and 2 in Appendix A of this document.

Standard Brownfield Remediation Process When qualifying brownfields are owned by private, tax-paying entities, a standard brownfield remediation process takes place. Generally, brownfield remediation begins with environmental site assessments to determine the level and types of contamination present on the site. The amount of cleanup required depends on the types of contaminants involved and how the site will be reused; residential uses typically require higher levels of remediation than nonresidential. Based on these factors, a brownfield remediation plan is created that identifies the types of remediation to be used and the cost of this remediation. Commonly used methods for cleaning up brownfield include the following: excavation, tank removal, capping, on-site or ‘in-situ’ treatment,

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Brownfield Remediation bioremediation, phytoremediation, and lead and asbestos abatement.60 A description of these methods can be found in Table 3 in Appendix A. Once cost estimates are available and other sources of public and private funding have been pursued, developers can work with the governing body to create a Tax Increment Financing (TIF) District upon approval of the local governmental unit. In most cases, the private developer fronts the cost of remediation and is then repaid by the incremental taxes collected in the TIF District.

Beyond this standard process, there are also defined steps as outlined by the Washtenaw County Brownfield Remediation Authority in order to access incentives. The table below outlines these steps.

To receive the approval necessary in Step 5, the Brownfield Plan Review Criteria established by the City of Ann Arbor as discussed previously must be met as well. Again, this information can be found in Appendix A. While the above information details the standard brownfield remediation process, the sites studied in this report pose challenges to this process because they are owned by a nontaxpaying entity. These challenges will be explored further in an upcoming section of this report.

Environmental Site Assessments Environmental site assessments are typically undertaken in the beginning of brownfield remediation processes. There are two phases often involved. A Phase I Environmental Site Assessment (ESA) uses existing information to understand a site’s conditions based on current and historical uses of the site and potential threats to human health or the environment.61 This includes reviewing records, reviewing government databases, visually inspecting the site, and interviewing owners, neighbors, and past workers––all of this work must be completed by an environmental professional. Generally, Phase I ESAs cost between $2,000 to $4,000, though they may cost less if a previously prepared report is available for the environmental professional to reference. The Phase I ESA also helps to determine any parties potentially liable for the environmental contamination

found on a property. If evidence of known or potential contamination is found during this phase, a Phase II ESA is needed.

In a Phase II ESA, an environmental professional develops a sampling plan to evaluate the presence of contaminants and determines the sources and exposures. This includes identifying chemicals of concern; sampling and testing soil, groundwater, and other media; further investigation into areas of concern; and developing plans for cleanup. If the contamination found at the property exceeds risk thresholds for the proposed reuse, a cleanup plan is needed. Phase II ESAs can cost upwards of $25,000 depending on the site and level of contamination.

Baseline Environmental Assessments The Baseline Environmental Assessment (BEA) is important for new land owners or tenants to complete and submit to the state’s environmental regulatory agency within the first 6 months to avoid being liable for the full extent of past contamination.

In Michigan, prospective residents should submit the sampling and analysis that confirms the property is contaminated above the unrestricted residential criteria to the Department of Environment, Great Lakes, and Energy (EGLE).

Liabilities The BEA protects current or prospective owners or renters who did not cause the contamination from being liable for remediating the full extent of the damages so long as they prepare this assessment and report the findings within 6 months to the Department of Environment, Great Lake, and Energy (EGLE) and subsequent purchasers and transferees of the property, as outlined under Part 201 (Environmental Remediation) and Part 213 (Leaking Underground Storage Tanks) of the Natural Resources and Environmental Protection Act, 1994 PA 451, as amended (NREPA).

The new owners are, however, responsible for performing due diligence, also known as due care to remediate an extent of the contamination to protect

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Brownfield Remediation the public health of those who live and/or work in the surrounding area. Due care often consists of installing and maintaining a Vapor Intrusion Mitigation system to prevent indoor air impacts.

land for renewable energy.11 The table below lists four examples of completed RE-Powering programs in Michigan.

Looking Beyond Residential Development

Due to extensive upfront costs of the Environmental Site Assessments and remediation as well as the risk and uncertainties associated with brownfields, supplemental funding is often required to complement traditional bank loans to make brownfield development projects feasible or attractive to developers. Funding options vary based on stages of the project as well as land ownership.

In the case where residential development is not suitable for the contaminated site, either because the appropriate remediation cannot be performed or afforded, alternative reuses exist. For example, a greenfield, pollinator garden, trail, green stormwater management, also known as low impact development, relocation of utility services, or a parking deck could be installed on the site – all of which qualify for funding from Tax Increment Financing (TIF) if the land is privately-owned, tax-qualifying land. TIF and funding structures will be discussed in the next section.

Funding Sources

Funding for Project Phases Funding options for Environmental Assessments (ESA Phase I, ESA Phase II, BEAs) include:

For municipally-owned brownfields, city planners should look to grants that support the alternative uses listed above. One such program is the EPA’s RE-Powering America’s Land Initiative which has allowed cities throughout the state to repurpose the

• U.S. EPA’s Brownfields Assessment and Cleanup Grant Program - Community-wide assessment grants of $300,000 for reviewing multiple sites or site-specific assessments grants for up to $200,000 to address hazardous substances and/ or petroleum contamination at a specified site.62 These apply to publicly or privately owned land.

Table 3.3. . RE-Powering Programs in Michigan 1. Site Description Site/Project Name Burcham Park Landfill

City

East Lansing

2. Renewable Energy Info

Type of Site Site Owner

Landfill

MitchellBentley

Hamlin Township

Landfill

Cadillac Brownfields

RE Type

Project Primary RE Completion Capacity Developer Project Type Date (MW) Name 0.3000

Lansing Board of Water and Light

2018

Community Owned / Subscription

Solar PV

1.3000

NextEra Energy Resources LLC

2018

Wholesale Electricity

Town of Eaton Rapids

MSW Landfill Solar PV

0.5350

Helios Solar LLC

2014

Wholesale Electricity

City of Cadillac

Auto Solar PV Manufacturing

0.5000

Consumers Energy

2021

Community Owned / Subscription

Town of East MSW Landfill Solar PV Lansing

Coldwater Board of Public City of Coldwater Brownfields Utilities Solar Coldwater Field Park Eaton Rapids Landfill

Former Use Description

3. Project Implementation

Foundry

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• U.S. EPA’s Grants or Loans for environmental clean-up activities • Revolving Loan Fund – Properties in Ann Arbor may qualify for revolving loan funds for 1.5% distributed by the Downriver Community Conference (DCC) in Michigan. An Analysis of Brownfield Cleanup Alternatives (ABCA) is required to apply for the loans.63 • Michigan Economic Development Corporation (MEDC) Grants or Loans for up to $1 million for the redevelopment of abandoned lots known to be contaminated – These funds are from the Clean Michigan Initiative Bond Fund. Ann Arbor qualifies for these grants as a Core Community. This funding opportunity requires that the proposed project results in economic benefit for the community greater than the amount of the grant through job creation, private investment, and/or property tax increase.64 • Refined Petroleum Fund (RPF) for petroleum specific clean-up – These funds come from the environmental protection regulatory fee to address releases of refined petroleum products.

The challenge of such grants and loans is that the project must be selected over other applicants.

Additionally, there is a limited, designated application period.

Funding by Ownership Type Funding options vary based on ownership type. If the land is privately owned, developments may apply for Brownfield Tax Increment Financing (TIF). If the land is tax-exempt such as City-owned land, remediation may be funded by grants or loans, such as the ones discussed above. The City could also issue a General Obligation Bond, which are locally issued bonds for purposes including land acquisition, site preparation, or infrastructure improvements.65 For privately owned, non-tax exempt land, a developer may be eligible to receive funding through a Brownfield TIF, which is allowed through the Michigan Brownfield Redevelopment Financing Act 381 of 1996.66 If the state approves the Brownfield TIF, private developers may be reimbursed from state

and local property taxes for eligible environmental activities, such as remediation or cost of adding a vapor intrusion barrier; they may also be reimbursed for non-environmental activities, such as development and landscaping costs, infrastructure or construction of a protected bike lane or park facilities. The details of what is eligible is worked out in the Work Plan or Combined Plan that is submitted to the Michigan Department of Environment, Great Lakes, and Energy (EGLE). A guide to the process can be found at https:// www.miplace.org/492cf2zglobalassets/documents/ mbt/brownfield-tif-checklist.pdf. There are some restrictions for how such TIFs are used. For example, for residential land use projects, 15% of the units must be 60% AMI for at least 99 years. In addition, Ann Arbor, Developer-reimbursable Brownfield TIF shall not exceed 20% of overall project investment.

Brownfield TIF suits sites to be redeveloped that expect to bring an increase in property taxes and exceed the local jurisdiction capacity to oversee or fund remediation.

Additionally, private developers may be eligible for the Brownfield Michigan Business Tax Credits, more information about this is available through MiPlace.

Alternatively, there can be unique financing structures through public private partnership. One such partnership could be through a ground lease.

In this scenario, the city would retain ownership of the land while the developer would construct, manage and own the residential building for 99 years through a lease. Following the 99 years, the city would then retain management responsibility of the building and would be able to ensure the units remain affordable. Instead of property tax payments, they would negotiate a lease payment with the city. In this negotiation they could also work out a payment structure between the two entities for brownfield remediation costs. In this scenario, Brownfield TIF would not be applicable; but, making sure the project is financially viable for the developer would be part of the negotiation with the city. In the case of Ann Arbor, they would be able to use the affordable millage dollars on the project as well.

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Brownfield Remediation Brownfield Remediation Case Studies Sawmill Lofts, Grayling, MI477 FIGURE 3.1. Sawmill Lofts, Conceptual Rendering69

Department of Environment, Great Lakes, and Energy.

A groundbreaking event for this project was held in September 2021. With the financial assistance tied to the remediation of this site, as well as additional public and private support, this redevelopment is estimated to provide the community with a $6.1M investment while also stimulating several other indirect benefits in the City of Grayling.

Piquette Square, Detroit, MI478 FIGURE 3.2. Piquette Square Development71

Located at 104 Michigan Avenue in Grayling, MI, the redevelopment of a project currently referred to as the Sawmill Lofts provides some insight on how brownfield remediation is handled in similar circumstances as what may occur on the sites studied in this report. Upon completion of the Phase I and Phase II Environmental Site Assessments, the property was found to contain several harmful contaminants resulting from previous industrial uses, both on and adjacent to the site, including coal storage, paint use, auto garage activities, and more. As part of this redevelopment, the developer will have to remove existing buildings, clear the site of other obstructions, and remediate the various contaminants associated with these past uses. As part of this remediation, several due care requirements were identified in the site’s brownfield plan including soil disposal, transport, and removal; vapor mitigation systems; and other engineering controls. The brownfield plan for the Sawmill Lofts redevelopment, which was approved by the Crawford County Board of Commissioners, included $359,071 in environmental eligible activities to be repaid to the developer using tax increment financing. Like Ann Arbor, the City of Grayling is also identified as a Core Community by the Michigan Economic Development Corporation, and thus able to use brownfield incentives for additional activities such as lead and asbestos abatement, demolition, site preparation, infrastructure, and contingencies, for an additional $1,419,460. In addition to these TIF incentives, this project has received a $1M grant from the Michigan

Located at 317 Piquette Avenue in Detroit, MI this veteran housing project provides an example of a public private partnership that was able to remediate the land and convert the space into much needed housing. Southwest Housing Solutions led the efforts converting this former Studebaker industrial auto plant with fire damage into an apartment building of 150 units to house and care for homeless veterans.

The project in total cost $23 million to remove parts of the existing buildings, clean the contaminated soil, remove underground storage tanks, install a vapor intrusion barrier, and construct the new apartment building. To uncover the full extent of the contamination, The Detroit Wayne County Port Authority, or DWCPA, used part of its Brownfields Assessment and Cleanup Grant for the Environmental Site Assessment. Additionally, the Wayne County Brownfield Redevelopment Agency provided a loan from its brownfield revolving loan fund to Southwest

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Solutions remediation. In summary, the other financial support to complete this project came in the form of tax credits, bond funds, grant money from a state program to end chronic homelessness, and various grants, such as the U.S. EPA’s Brownfields Assessment and Cleanup Grant Program to remediate contamination. This project was only feasible by layering funding and working with nontraditional funding structures that could also help the Ann Arbor Housing Commission in their efforts to remediate the contamination at 415 W. Washington and build housing.

Additionally, this project incorporated many of the sustainable construction and healthy building practices that we promote in this report. For example, the building is powered by geothermal energy, which reduces carbon output and makes the building less susceptible to power outages. It also uses energy efficient appliances and insulated walls and windows.

To keep the air healthy and clean it uses a sub-slab ventilation system, preventing below grade vapors from gaining access to the building and creating a healthy interior environment.70

Brownfield Remediation Best Practices The below recommendations are constructed to provide general guidance on the actions to be taken in brownfield remediation processes. While each site is unique and situationally nuanced, these best practices form a base outline.

• Developers must consult with an environmental professional to complete the necessary Environmental Site Assessments, and create the subsequent Baseline Environmental Assessment to acquire legal protection against historic contamination liability.

• Developers should work closely with local and

state agents to ensure that they are aware of the available funding sources and incentives, as well as ensuring that their brownfield remediation meets regulatory requirements.

• Property owners should consider what is the best use for the site and the community, even if that is not full-scale development. Alternative uses of land should be considered in these scenarios.

• Developers need to be flexible and innovative in their financing in order to responsibly build on a brownfield site. Certain sites may have additional considerations that will affect these funding opportunities.

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Sustainable Construction Sustainability Overview The AAHC’s main priority is providing affordable housing to the residents of Ann Arbor. However, we believe that it is important to also invest in sustainable features when constructing affordable housing. For one, sustainable features can often lower utility costs. Utility costs for all AAHC tenants are included in rent; However, the AAHC can benefit from these savings, allowing them to provide additional affordable housing in the long term.

Affordable housing should provide tenants with comfort and should minimize the environmental impact of construction and development. Many sustainability features enhance comfort, like updated heating and cooling systems, and minimize indoor air pollution. Emphasis should be placed on constructing and designing passive systems, reducing the need for energy efficient systems all together. Partnering with architects and developers who prioritize these systems is key for AAHC’s sustainability success. As technology advances we believe it is possible for the AAHC to implement sustainable features in a cost effective way, minimizing energy cost burden in the long-run and promoting a healthier environment for all residents of Ann Arbor.

• Heating and Cooling: Currently, heat pumps are the most environmentally sustainable way to heat and cool buildings and are far more efficient than gas-fired or resistance heating. Geothermal heat pumps are the most efficient and are appropriate on some sites.

• Recommended Certification: The buildings should be designed with the goal of achieving Passive House certification.

The following sections are divided into a discussion of sustainable construction and building systems, and recommendations for each. This information can be used to reduce harmful CO2 emissions related to the construction process, building materials, site design, and energy sources.

• Recommended Construction Method: Modular construction.

• Electrification: Partner with developers that build fully electric buildings, consistent with the City’s carbon neutrality goals. All appliances installed should be ENERGY STAR certified.

• Solar Energy: Solar panels installed on building rooftops offer competitive energy production while being the most cost-effective solar energy option.

Installing battery storage capacity increases the resilience of the building and Ann Arbor’s grid system.

• Water Systems: Use efficient water pumping and heating systems as they will minimize water waste, minimize carbon emissions, and reduce stress on City water infrastructure systems.

• Waste Systems: Provide waste systems that help increase resident recycling and composting rates.

Sustainable Construction Systems Design Considerations There are many methods of designing a building to maximize passive airflow, heating and cooling, and natural light. A building designed to maximize energy efficiency will produce less carbon emissions and can lead to overall cost savings throughout the lifecycle of the building. Designing a building with these factors in mind before accounting for or considering energy efficient technologies, sustainable systems, or construction techniques can set a building up for

success in energy efficiency long-term.

Passive Solar Design Passive solar design is a building design consideration that can lead to decreased energy expenditure for heating and cooling. This design technique speaks to sunlight harvesting and designing a space to maximize heat collection through sunlight.72 Five key elements are involved in passive solar design: 1. Control; 2. Aperture; 3. Distribution; 4. Absorber;

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Sustainable Construction FIGURE 3.3. Five Elements of Passive Solar Design98

FIGURE 3.4. Light Shelves Diagram99

FIGURE 3.5. Natural Light, Kimbell Art Museum, Fort Worth, TX100

and 5. Thermal Mass (figure 3.3). By prioritizing passive solar design, the overall carbon expenditure for heating and cooling a building can be drastically reduced.

In order to maximize energy efficiency, passive solar design takes into consideration the climate of the site and the site’s positioning and access to sunlight at different months of the year. The ideal window orientation to maximize harvesting of sunlight places windows with a high solar heat gain coefficient (SHGC), or the aperture as labeled in Figure 3.3, on the southern end of the building.73 SGHC measures how much of the sun’s heat comes through the window; ranging from 0-1, the lower the value the less solar heat comes through the window.74 There should also be roof overhangs, or control as labeled in Figure 3.3, on the southern side to shield the windows from the unwanted solar heat in the summer when the sun is higher in the sky.75 Windows with a low SHGC should be placed on the east and west sides of the building.76 Thermal mass refers to the ability of a material (the absorber) to collect heat from the sun, and is a key feature of sunlight harvesting. Implementing materials with high thermal mass allows a material to slowly release, or distribute, heat throughout the evening, reducing heating through the building’s heating systems.77 Ensuring all of these elements are designed into a building will set the stage for a well designed and energy efficient building.

Daylight Harvesting According to the American Council for an Energy Efficient Economy, lighting accounts for 24% of energy burdens in low-income American households.78 Daylight harvesting is the collection and utilization of natural light to reduce energy consumption of artificial light.79 Simple design features to maximize daylight in interior spaces can reduce dependence on artificial lighting, ultimately reducing energy consumption lighting costs by an estimated 20-60%.80 There are various ways to harvest daylight, including light shelves (Figure 3.4)81 Light shelves bounce daylight off of their reflective surfaces onto the ceiling of a space, providing better diffused lighting sources

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Sustainable Construction FIGURE 3.5. The Corner, Detroit, MI101

FIGURE 3.6. Modular Construction of The Corner102

for the environment. Other architectural features can be designed to maximize daylight in interior spaces (Figure 3.5).

the surrounding community during the construction process, overall higher quality of construction, and the method’s ability to produce less waste.

Daylight sensors are a vital component to daylight harvesting. Daylight sensors are installed to measure the amount of daylight coming into a space, and adjust the amount of artificial light being produced.82 Motion sensors that turn lights on and off with activity also provide additional energy savings.

For more information on additional construction techniques and their pros and cons, see Table 4 in Appendix A.

Construction Methods

The Corner, Detroit, MI479

Construction methods are constantly being innovated, adapted, and re-worked to be the most efficient, sustainable, and cost effective systems possible.

The strategy chosen for these developments by the Ann Arbor Housing Commission can have longterm impacts on the longevity of the building, the construction costs, the architectural features of the buildings to be built, and the overall carbon impact of the site. Modular construction is a construction technique where a building is constructed off-site in a controlled building and is transported to the site where it is assembled. This construction process is recommended due to its affordability, lighter impact on

The Corner is a mixed-income modular housing and commercial development in Detroit, MI that was completed in 2018. It is the first large-scale, multifamily, modular development in the City, and was developed and designed by Champion Home Builders, ROSSETTI, and Larson Realty Group. It consists of 26,000 sf of commercial space on the first floor, and 111 residential units on the top three levels. 20% of the units are affordable, consisting of a mixture of studio, 1 bedroom, and 2 bedroom apartments. In total, the project cost $30M, averaging $288/sqft, and won the 2021 Building Systems Councils (BSC) Jerry Rouleau Award for Multi-family Entry of Distinction.

Modular Construction Case Study

Construction MaterialConsiderations Construction material choices can make or break a building’s energy efficiency goals. An improperly sealed building envelope can let air escape, increasing the energy expenditure needed to keep an indoor climate comfortable.

Windows Windows are responsible for about 10% of building

energy loads, representing an area of the building most susceptible to temperature fluctuations, placing added stress on mechanical systems, and are thus vital for a building to be truly energy efficient.83 Without energy efficient windows, air will escape causing higher emissions and costs for heating and cooling. An energy efficient window is tightly

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FIGURE 3.7. The Corner, Construction Process103

sealed and double or triple paned, meaning it has FIGURE 3.8. Anatomy of an Efficient Window104 two or three sheets of glass with gas in between each (Figure 3.5). While both double and triple pane windows offer significant sound insulation compared with single pane windows, there is little difference between double and triple pane windows in regards to sound insulation.84, 85 Triple pane windows do provide significant safety protection, offering higher durability when sustaining damage, and provide more humidity retention which increases interior environmental comfort. According to ENERGY STAR, replacing leaky windows with ENERGY STAR certified windows can reduce energy costs by an average of 12% nationwide.86 Triple paned windows can cost between 10-40% more than single pane windows, but have been shown to reduce energy use by 16% in cold climates such as Michigan.87 As popularity for energy efficient windows increases, the costs will continue to fall, but for now a triple paned window could take between 10-20 years to see any return on investment.88 Double pane windows can take between 8-20 years to see a return, making them a slightly more economical option in the shorter term.89 There are two main factors in considering window types; the U-value and the SGHC. U-values measure how well a window insulates; ranging from 0.2-1.2, the lower the rating the higher the insulation value.90

Thermal Break Thermal bridging is what happens when a poorly insulated material inside a wall easily transfers heat

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through the wall, such as metal studs put through an insulated wall or structural steel frames.91 Thermal bridges occur most often in walls because of the amount of conductive materials connecting inside air to outside air. A simple way to fix a thermal bridge is by constructing a thermal break, or a barrier to this heat transfer.92 A thermal bridge is an “element of low thermal conductivity placed in an assembly to reduce or prevent the flow of thermal energy between conductive materials”.93 Insulation is a common way of preventing thermal bridging. However, at moments of openings and connections within walls, such as windows, the thermal breaks often become unsealed unless strategically managed, resulting in heat loss and increased CO2 emissions and heating bills.

There are numerous ways of ensuring a strong thermal break, such as strategic framing techniques for wood construction, exterior insulation such as rock-wool, and applying insulation over metal studs.

The ZIP System Insulated R-Sheathing is an insulating and structural product that offers a simple fix to retain moisture, increase thermal protection, and provide increased structure for wall construction.94 A properly insulated thermal break can make all the difference in ensuring a building is retaining heating and cooling energies.

Insulation Insulation is another key component to an energy efficient building. Ensuring that a building has a tightly sealed envelope will keep additional air from escaping through the walls through a thermal break or poor insulating material with a low R-value.

R-value is the measure of heat retention of an insulating material; the higher the R-value the higher the insulation performance. However, there are other additional materials such as straw that can ensure a tight r-value insulation and reduce heating and cooling costs long-term. Table 5 in Appendix A illustrates both common and innovative insulation materials for consideration.

Light Fixtures Because of the high energy burden in low-income homes caused by lighting, energy efficient lighting choices are an easy change to make a large impact; Using light emitting diodes (LEDs) instead of incandescent bulbs can reduce lighting energy expenditure by up to 90%.95 Although LEDs cost more upfront, they last up to 20 times longer than traditional incandescent bulbs, saving money in the long run.96 When combined with passive solar design and light harvesting techniques, lighting costs and CO2 emissions related to lighting can be cut drastically.

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sustainble Construcio Construction and Building Certification Recommendations There are many different certifications for TABLE 3.6. Sustainable Building Construction sustainable building construction and design. These Certification Programs certifications can provide a strong framework for a Certification Focus Area (s) building’s sustainability, and each of them focus on different aspects of building sustainability. A strong Leadership in Energy and Sustainability, energy Environmental Design recommendation is that these developments be no efficiency, health (LEED) less than Passive House Certified.97 This certification requires that buildings be ultra low-energy, Passive House Energy efficiency requiring little to no energy consumption. Below are the recommended certifications for the Ann Arbor Sustainability, energy Housing Authority developments.

Enterprise Green Community

efficiency, health, community resilience, affordable housing

ENERGY STAR Products

Energy efficient appliances

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SustainableBuildingSystems The following section explores how the Housing Commission can align their affordable housing development designs with the goals of the A2

Zero Plan through heating and cooling systems, electrification, solar systems, water systems, and waste systems.

Heating and Cooling Using efficient heating and cooling systems is important because 50% of all energy used in buildings goes towards heating and cooling.105 Luckily, these systems are becoming increasingly efficient and Ann Arbor has the political momentum to take advantage of these technologies. Having specialized systems designed specifically for each building reduces waste and helps work toward the City’s net-zero energy goals. Increased use of heat pumps has resulted in expanded cold-climate technologies, making this option feasible in Michigan.106 Heat pumps are typically the best way to heat and cool buildings and are far more efficient than gas fired or resistance heating.107 These systems transfer thermal energy between spaces, typically between outdoor and indoor spaces, using mechanical energy.

They help make the conversion of electric energy to heating and cooling much more efficient. The type of heat pump that should be used varies by climate, and although heat pumps typically work best in warmer climates, they are still the best option in Michigan.

There are various types of heat pumps, each with varying pros, cons, and costs. These options are listed below108: • Air Source Heat Pumps: These heat pumps transfer energy from indoor and outdoor air.

These can heat a building through the existing duct system or through ductless mini-splits. Minisplits heat or cool one room at a time rather than adjusting the temperature of the entire home.

• Geothermal Heat Pumps: These systems use energy generated through the earth’s internal temperature to help heat and cool a home and are more efficient than air source heat pumps because the earth’s temperature is more consistent than

outside air temperatures. There are different types including vertical loop systems, horizontal loop systems, and pond loop systems. Within the City of Ann Arbor, vertical loop systems would likely be most appropriate because of its density.109 They typically have high installation cost, but with economies of scale they could be very successful for a larger building development.

There are also heat pump water heaters and heat pump appliances that can add to the efficiency of the overall building.

• Heat Pump Water Heaters: These systems are more energy efficient, have lower operating costs, longer life-spans (13-15yrs) than conventional heaters (8-12yrs), and can complement geothermal technology.110, 111 Heat pump water heaters have higher upfront costs, but typical payback periods for these systems are 2-5 years for residential use and shorter for larger developments.112 • Heat Pump Appliances: Heat pump dryers are more efficient with at least 28% energy reduction compared to normal dryers, have lower operating costs, and are easier to install because they don’t require ventilation.113 Payback period estimates depend on dryer model, level of use, and whether it is a vented or ventless system. Heat pump dryers have a higher upfront cost than conventional dryers but some installation costs can be saved with ventless systems.114 Payback period estimates vary widely but are shorter at larger multi-family scales.115, 116

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sustainble buildng system Geothermal Geothermal heat pumps for multi-family apartment buildings are becoming increasingly feasible. A response proposal from Michaels Development Company to the 121 E. Catherine Request for Proposal proposed a geothermal system with highperforming heat pumps.117 Michaels Development Company had previously completed a 137-unit, LEEDGold, multi-family affordable housing project called Park Douglas in Chicago that includes geothermal heating and cooling along with a green roof, bioswales, ENERGY STAR rated buildings, and solar panels.118 Additionally, a renovation to Forest Arms, an 70-unit apartment building in Detroit, included the installation of 27, 375-foot-deep geothermal wells in the courtyard of the complex.119 The developers for this project hired Strategic Energy Solutions of Berkley for the installation process.

Geothermal has high upfront costs; However, geothermal can lead to significant heating and cooling savings over time. Capital costs for geothermal are higher than standard HVAC systems, but there are opportunities for cost-savings since there is no need to pay for standard heating/cooling FIGURE 3.9. Sustainable Building Systems Roadmap, What to Consider and When193

equipment and construction savings are reduced because of saved mechanical room space and less pipe infrastructure.120 Additionally, geothermal can free up rooftop mechanical equipment space and can be compatible with various standard, inbuilding distribution systems. Geothermal systems also typically have longer lifespans than traditional heating and cooling systems. The geothermal heat pump systems have an average life expectancy above 20 years and a 25-50 year life expectancy for the underground infrastructure.121 Costs are typically lower when a third-party provider is the owner and operator of the system as opposed to the developer owning the system.122 Third party providers design, build, finance, own, and operate the system. They offer alternative financing models that lower upfront costs and sometimes completely avoid the upfront costs of mechanical equipment.123 Third-party owned systems are ideal for developers of condominiums lacking long-term interest in the property and developers uninterested in “holding and managing an energy asset.”124 Typically, these systems begin with a thermal power purchase agreement that includes a 20-25 year contract between the developer and the third party provider.125 The provider then helps with the construction, development, and maintenance of the system and charges a monthly fee that is designed to be lower than traditional heating and cooling energy costs.126 Developer-owned systems may be ideal for developers interested in expanding their energy investments. In order to find a third-party provider, it is recommended the developer first hire an energy consultant to create an “early stage energy model” of the development to identify the heating and cooling needs for the project.127 After using this information to estimate energy savings that geothermal providers could offer, the developer should scan the market for prospective partners by sending out an RFP or expression of interest and looking for partners that align with the team.128 Even if pursuing a developer owned system, an energy consultant should be hired during the early stages of the project. We recommend

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sustainble buildng system that the AAHC partner with a third party provider to install geothermal for their developments. Having assistance during the development process and avoiding high upfront costs can allow the AAHC to more realistically implement sustainable features while also benefiting from slight energy cost savings.

Even with developer-owned systems, there have been demonstrated payback periods of 5-7 years.129 An analysis was performed on a multi-use residential building in Toronto, Ontario evaluating energy and emissions savings from a 2-pipe fan coil unit HVAC system and a geothermal heat system. Results showed a 33% decrease in annual energy use, a 47% decrease in greenhouse gas emissions, and a 10% decrease in annual operating costs when using the geothermal heat system.130 Exact cost estimates can vary based on types of geothermal systems, soil types, and geographic location. We recommend the following resources to help calculate estimates:

• CREST: Cost of Renewable Energy Spreadsheet Tool, National Renewable Energy Laboratory131 • Financial Incentives for the Installation of Ground-Source Heat Pump Systems, Kevin McCray Consulting, LLC132 • International Association133

Ground

Source

Heat

Pump

Various incentives are available at the local, state, and federal level. Utilizing these incentives can help make advanced heat pump technology more affordable. We recommend that the AAHC consider geothermal for heating and cooling at certain sites. We recommend AAHC consider heat pump water heaters and heat pump dryers to further increase building efficiency.

Geothermal and efficient heat pump appliances will help the City of Ann Arbor move toward Strategy One of their A2 Zero Climate action plan, working toward an electrical grid with 100% renewable energy.

Electrification and Energy-Efficient Appliances Although the A2 Zero plan includes voluntary electrification of development projects, in order to meet the goals of this plan, we recommend that the City only partner with developers constructing all electric buildings. In the short-term, electricity costs for tenants can be more costly than gas. The building should strive for low-utility costs in order to reduce renters cost-burden in affordable units.

However, electric costs will likely drop over time and can be minimized by other efficient technologies recommended for developments, such as insulation with high r-values, energy efficient windows, efficient gas pumps, and renewable energy.134 Additionally, gas prices are volatile and are expected to rise in the future. Gas prices also come with high social costs including the degradation of the building’s air quality, with methane leakage leading to negative health effects.135 Additionally, all-electric buildings are not necessarily the more expensive option for the developer.

Although efficient electric appliances may be more costly, the developer does not need to pay for any

natural gas line plumbing, natural gas service lines, or natural gas combustion venting.136 Additionally, Energy-Star rated appliances typically have short payback periods of 0-3 years. When calculated for an all-electric multifamily building at Michigan electric and water rates, estimated payback periods for the purchase of 50 units of each appliances are: • Washing machine - 0.4 year payback • Dishwashers - 0.8 year payback • Side-by-side refrigerator - 2.7 year payback.137 Long-term, all-electric buildings are the better option that can help Ann Arbor achieve its goals of community-wide carbon neutrality. As the grid shifts to cleaner sources of energy, these developments will shift along with it and will not be constrained to gas powered systems. According to the University of California Office of the President Carbon Neutral Buildings Study, the average 20-year life cycle costs for all-electric campus residential buildings compared to gas and electric buildings are $5.28 lower per square foot (3.5% lower).138 New construction is the

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easiest to electrify with comparable or better payback periods to traditional systems.139 To reiterate our above suggestions, we recommend the AAHC only partner with developers with plans for all electric complexes.

All electric buildings are becoming the standard for new developments in Ann Arbor. Two forthcoming developments, The Veridian and Avalon Housing’s plans for 121 E. Catherine, will both be all electric.

The Veridian will be an 100% all-electric development with no gas lines or combustion appliances, while Avalon’s plans include an all-electric building with rooftop solar.140, 141 Some multi-family apartment buildings require a backup standby generator to provide power to a building in the case of a power outage.142 Typically, backup power comes from generators powered by diesel fuel or natural gas. Diesel fueled generators run off of surplus fuel stored on site. These systems are designed only to run on emergencies and are prone to failure if lacking regular maintenance.143 Solar battery storage can serve as one form of backup

energy in the event of a power outage. However, large and reliable battery storage solutions have not yet been developed to provide back-up power to larger buildings (Figure 2.8). Additionally, battery storage systems are currently more space-intensive than typical diesel generators when providing the same amount of backup power.144 Emergency power backup is still based on fossil-fuels and newer storage technology is not yet available at the scale required for larger buildings.145 In New York City, where a new ordinance has banned gas in new building constructions, there are exemptions for buildings in need of backup generators. These generators are still tied to natural gas.146 All-electric buildings without gas infrastructure running throughout the buildings can still be powered by a natural gas generator in emergencies. However, a separate connection to a natural gas line would be required for the generator, since there will not be an established gas supply onsite to tap into.147 We recommend that the AAHC use natural gas generators for all-electric residential complexes that require back-up generators.

FIGURE 3.10. Redundancy + Resiliency for Building Systems194

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sustainble buildng system Solar Energy The costs of solar energy are decreasing, making this renewable energy source increasingly realistic for developers.148 This new technology is constantly taking new shapes and making new advancements.

The rooftop of buildings is the best place to store solar panels. Below are some solar options, listed from the most modest to most ambitious technologies.

• Solar Ready Buildings:149 These buildings focus on avoiding shading, planning where a future solar array can be positioned (optimizing south facing sections when possible), constructing the rooftop so it can accommodate solar, constructing a great thermal envelope, installing energy efficient electrical components throughout the building, and bringing electrical connections to the roof.

• Solar Panels: These can be installed onto buildings and hooked up to inverters to provide electricity for the building. This is currently the most common way that buildings generate renewable energy.

angles to maximize sunlight capture. One popular solar tile product includes the Tesla Solar Roof.

Tesla solar tiles tend to cost around $6.49 per watt while Tesla solar panels cost around $2.78 per watt. These costs are expected to decrease as demand grows.

• Integrated Solar: Also known as buildingintegrated photovoltaics (BIPV). These systems generate solar power through products that are integrated into newly constructed buildings by including energy-generating components on the facades, roofs, and windows. The Solaire, a LEEDgold certified multi-family residential building in Manhattan, was one of the first buildings in the U.S. to use BIPV. Their design included a BIPV entrance canopy, a BIPV facade, and a rooftop solar array.153 Currently, the construction of BIPV FIGURE 3.11. Grid-Tied Solar Installation195

• Biosolar: A combination of a green roof and solar panels. Solar panels have the potential to work more efficiently when installed over a green roof system because green roofs can lower temperatures in the summer and warm temperatures in the winter.150 A study led by the University of Technology Sydney compared two side-by-side, identical office building solar systems, one with conventional solar panels and one with conventional solar panels surrounded by plants and foliage. The “green roof” had improved efficiency by up to 20% at peak times and an average of 3.6% increased efficiency over the course of the experiment.151 • Solar Tiles: 152 Unlike solar panels which are added to an existing roof, solar tiles are a part of a roof’s constructions. Tiles function similarly to solar panels, operating under the photovoltaic effect and using inverters to convert energy. They are more aesthetically pleasing and can look like normal roofing. However, tiles are typically more expensive and cannot be adjusted to different URP 603 - Taubman College - University of Michigan - April 2022

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buildings is quite limited due to high costs and limited availability of customized materials.154 Solar costs depend greatly on the ways that solar energy is stored. The more energy stored on site, the greater the costs. In order to store sufficient energy to power the building, significant amounts of storage would be required.

• Grid Direct:155 With grid systems, energy from the solar array is directed to an inverter to be used in the house. When energy production exceeds household energy expenditure, the excess energy is sent back to the utility power grid. These systems do not require batteries. Because inverters are incapable of generating power on their own, if the energy grid is down, no power can be produced (Figure 3.11).

• Off-Grid System: All energy generated on site is used and stored on site (Figure 3.12).

• Hybrid/Multi-Mode System:156 A combination of grid-direct and off-grid. These systems are FIGURE 3.12. Net Zero Water Building Systems196

connected to the utility power grid and excess power can be either sent to the utility grid or battery storage. When the grid is down, the system can disconnect from the utility grid, however the amount of energy that can be produced without the utility grid is usually restricted based on battery storage available.

Strategy 1 of A2 Zero aims to power the electrical grid with 100% renewable energy, and one of the actions to help achieve this strategy includes the support of onsite renewables and battery storage. This includes geothermal, solar, and energy storage systems. The City encourages battery storage to help enhance the resilience of the local community and economy.157 The strategies in the A2 Zero Carbon Neutrality Plan offer various mechanisms for solar, but none explore ways to incentivize larger commercial developers to include solar in their plans. The AAHC should seek out recommendations for exact solar panel kWhrs and battery storage capacity and battery type for each site from a third-party solar installer, since each site will have unique solar generation abilities and storage needs.

The decision to implement solar seems obvious for these developments. The economies of scale are present for the larger apartment complexes, and the systems will pay for themselves over their lifetime.158 However, the upfront costs are significant and on City-led affordable housing projects, there could be a trade-off between sustainability and more affordable housing. For newly-constructed multi-family housing developments in Ann Arbor, we recommend multimode solar-panel systems. Solar panels allow for more flexibility than solar tiles and multi-mode systems increase energy resilience in Ann Arbor by having the capacity to store energy on site, making the development less reliant on the grid system. The installation of solar panels is not uncharted territory for the AAHC. In 2015, a 42 KW solar array was installed on Miller Manor.159 This system can power the 106-unit facility for one month.160 Investing in solar energy and storage aligns with the AAHC’s mission of reducing housing costs and contributing to tenant financial stability. After the installation of the solar array at Miller Manor, tenant gas and

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sustainble buildng system electric bills decreased by over 25 percent, saving the AAHC about $24,000 per year.161 Since the AAHC pays the utilities for all tenants, reducing utility bills enables them to improve maintenance and services for tenants.162 Costs for solar systems vary based on whether developers use a third party manager for the solar panels or choose to operate the solar panels themselves. Typically, costs can be decreased by using third-party companies. In Michigan, solar panel installation typically ranges from $2.94 to $3.56 per watt with an average cost of $13,175 to $17,825 per installation.163 The average solar payback period in Michigan is 10.53 years, with non-residential solar projects typically having quicker payback periods.164 One example of a solar project in Ann Arbor includes the solar installation project on Fire Station 6. The City partnered with Harvest Solar LLC to install 142 panels with a total of 52.5 kilowatts. To acquire the panels, the City worked with Jackson Company who offered cheaper than average prices, costing $1.40

per watt for a total of around $74,000.165 Ann Arbor has additional electrical permit fees on solar for commercial developers charging $60 for 0-50 panels, $150 for 51-100 panels, and $400 for 101+ panels.166 The AAHC should attempt to leverage funding programs and tax credits for this installation.

Examples of this funding can be seen in Table 3.5 at the end of this section. Since the AAHC is a public entity, tax credits can be sold to developers and used to provide cash revenue to the city. Funds from programs designed to benefit low-income residents can often be directed at solar and battery storage options that will reduce utility bills and increase affordability. These include low-income housing tax credits, public system benefit charge programs, and weatherization programs.167 The AAHC should also seek financing from the Solar Investment Tax Credit (ITC), which offers a 26 percent tax credit for residential solar systems.168

Water Systems Water consumption uses up both water and energy.

Creating buildings that use efficient water pumping and heating systems, and minimize water waste will help to minimize carbon emissions and can reduce the stress on City water infrastructure systems. In the United States, approximately 75 billion kilowatthours (4%) of electricity each year is used to deliver and treat wastewater.169 The stormwater collection and greywater reuse systems can be implemented in buildings to lower consumption of the City’s potable water supply.

Stormwater Collection Many buildings redirect water that lands on rooftops to cisterns or rain gardens. Cisterns can take many shapes and sizes and can be stored under the building or around the building. This water can be used to irrigate the grounds. Stormwater can also be directed into rain gardens to slowly infiltrate into the ground rather than overwhelming the city stormwater systems.

Greywater Reuse Systems These systems collect rainwater from the rooftop and collect greywater from the building, direct it to basement water storage tanks, and reuse it to irrigate, flush toilets, or use in appliances like cooling towers. Greywater includes water from all sources except for kitchen and sewage.170 In a direct reuse system, the rain and greywater is simply stored and then reused. However, oftentimes a filtration system is required to treat greywater on site before it is reused. Pictured in the graphic below, a “mainstream net-zero water scenario” functions like a greywater reuse system, with potable water coming from the city supply and black water being transported to the offsite city wastewater treatment system (Figure 2.9).171 Greywater reuse systems range in complexity depending on whether filtration is required before reusing the stored greywater. If the greywater is only being reused to flush toilets and for irrigation, there may not be a need to filter the water first. However,

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TABLE 3.4. Baseline Indoor Water Consumption197 Fixture

Baseline Flush or Low Rate

Estimated Fixture Usage

Estimated Water Usage

Shower (per compartment)

2.5 gpm

6.15 minutes

15.4 gallons

Lavatory, kitchen faucet

2.2 gpm

5.0 minutes

11 gallons

Toilet

1.6 gpm

5.05 flushes

8 gallons

Clothes Washer

8.4 WF* top loading and 4.7 WF front loading

0.37 cycles @ 3.5 ft3

13.2 gallons top loading 7.4 gallons front loading

Dishwasher

5.0 gpc standard and 3.5 gpc small

0.1 cycles

0.5 gallons standard and 0.4 gallons small

Note: Water Factor is the number of gallons per cycle per cubic foot of the washer.

if used in cooling towers and certain types of toilets, filtration may be necessary in order to protect the appliances. Typically, greywater used for irrigation requires the least amount of filtration, while toilets require more filtration and cooling towers and boilers require the most amount of filtration (Figure 1 in Appendix A). Toilets, cooling towers, and boilers have reclaimed water requirements that have been determined by manufacturers or third-party water treatment suppliers.172 A renovation of a downtown building in Santa Monica which achieved LEED Platinum included a greywater recycling and rooftop capture system. Rainwater collected from the roof is stored in two, 40-foot long cylindrical cisterns buried adjacent to the building, storing up to 3,000 gallons. This rainwater is then added to the greywater collection tank, which also collects water from the buildings sinks and showers.173 800 gallons of water from this tank is treated on site and used for toilet flushing and irrigation. This system reduces the building’s potable water consumption by 60%, conserving at least 60,000 gallons of water each year. This project also inspired the City to attempt to change the City Code to allow waterless urinals to be built without an available water supply. The County Health department required that the rainwater be treated even when used for non-potable water sources.

• On-Demand Hot Water Pumps:

174

On-demand

hot water recirculating systems have the ability to save both water and energy. When you turn on the tap, these pumps will rapidly pull hot water from the water heater while sending cool water down back to the hot water heater to be reheated and reused, instead of going down the drain like it does in conventional systems. The pump is turned off once the water reaches a certain temperature.

• Water-Efficient Fixtures:175 To reduce water waste, WaterSense toilets and ENERGY STAR certified washing machines can be installed along with other WaterSense labeled products, which use at least 20% less energy than conventional models. The most common water efficiency upgrades include sanitary fixtures like aerated faucets and low flush toilets.176

Payback Periods Payback periods of water efficiency and reuse systems tend to be longer because of the low costs of water in the United States. Payback periods are also difficult to calculate for developers because water bill costs are often shifted onto tenants, leaving few examples of developers considering these posts. Cost considerations for each system are included below.

• Stormwater Collection: Rooftop rainwater capture systems are relatively inexpensive because they are often low-volume, non-

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sustainble buildng system pressurized, gravity fed systems.177 Can then be used for outdoor non-potable uses without treatment. These can help reduce irrigation costs.

• Greywater Reuse Systems: Reusing greywater for flushing toilets can reduce the building’s water bill. Payback period is difficult to calculate due to a lack of precedent and varying water and construction costs. Because of the current low cost of water and the high upfront costs of installing infrastructure for greywater reuse systems, payback periods are likely long. In the Robert Redford building on a 15,000 sq ft in downtown Santa Monica, water is collected in two 40ft long cylindrical cisterns on site. They were able to decrease their potable water consumption by 60% and conserve over 60,000 gallons of water annually.178 The average cost of water is $3.53 per 1,000 gallons, so using this estimate, the building is saving a little over $200.00 annually.

• On-Demand Hot Water Pumps: Payback periods for on-demand hot water pumps are estimated to be around 13 years, not accounting for the lower installation costs resulting from the use of PVC instead of metal ducting.179 At the larger scale of a multi-family residential building, overall payback period can be reduced.

• Water-Efficient Fixtures: The average payback for investing water-efficient technologies in commercial and industrial facilities is 1-4 years.180 Upgrading a water cooling tower to a closed loop system can have payback periods of 2-3 years.181 Water efficiency projects are rarely pursued because of low water expenses.182

Integrating rainwater collection, rain gardens, greywater reuse, on demand hot water pumps, and water efficient fixtures into developments can help Ann Arbor meet their energy and waste reduction goals. Rainwater collection and greywater reuse are permitted through State law (Section 333.12757) and can help increase the City’s flood resilience.183 SEMCOG also offers a Low Impact Development Manual for Michigan, that helps inform best management practices specific to Michigan’s climate for impervious surface reduction, stormwater disconnection, bioretention, and rainwater capture.184 We recommend that the AAHC implement stormwater collection and infiltration techniques on all sites that do not face interfering site constraints such as brownfield contamination or location in a floodway or flood fringe zone. We recommend the AAHC install on-demand hot water pumps and water-efficient fixtures in all developments. Finally, we recommend that the AAHC further explore the possibility of installing a greywater reuse system on one of their sites. Since a project like this has not yet been done in Ann Arbor, we recommend the AAHC partner with the sustainability department to navigate this uncharted territory. Alternate funding will also be required to achieve a greywater reuse project, since these systems typically do not pay themselves back within their lifetime. This could be a project achieved with the help of funds from a future sustainability millage.

Without outside help and funding, greywater reuse systems may be too difficult at this time. However a project involving these innovative concepts could have an immense influence on future developments in Ann Arbor.

Waste Systems Ensuring that new housing developments provide waste systems that help increase resident recycling and composting rates can help Ann Arbor work toward Strategy 5 of the A2 Zero plan to “Change the Way We Use, Reuse, and Dispose of Materials.”

Ann Arbor seeks to divert compost and recyclable materials from the waste stream. The City offers year-round composting, yet many developments do not provide composting on site for their residents.

Recycling programs in residential developments are often also lacking convenience and clarity. Education materials, clear signage, and indoor recycling drop off facilities should be included in these developments to help incentivize recycling.

Ann Arbor does not currently have requirements for composting in multi-family residences, however we encourage the AAHC to make this option available. In

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2014, certain cities in Alameda County, CA required multi-family developments to “provide adequate, on-site collection service for organics (food scraps and food-soiled paper).” Since 2012 the County has required “multifamily property owners to supply sufficient recycling collection service to accommodate the bottles, cans, cardboard, and paper produced on-site.” They created a how-to guide for multifamily properties to create and maintain facilities for organics, recycling, and waste.185 They focus on creating hassle-free infrastructure for residents to drop off wate, organics, and recyclables; on providing training for maintenance workers; on educating residents; and on continually improving the system. A city-wide guide like this in the City of Ann Arbor could help provide guidance for property managers. The AAHC could partner with the City Solid Waste staff to explore the composting options and needs of tenants in multi-family housing, and develop a standardized guide for other multi-family developments.

At the design stage of a newly constructed building, AAHC should partner with developers to design easy to access, clean and maintain composting, recycling, and waste systems.186 For example, having trash chutes in apartment buildings without having separate chutes for recycling or composting can reduce the amount of materials a building recycles by 11% since residents would have to carry this material down a flight of stairs separately.187 To address this issue, the City of San Francisco updated their building code to require three designated waste chutes.188 They also encourage property managers to collect waste by floor or close off chutes entirely. Improving access could include the provision of collection systems for trash, recycling, and compost on each floor or just one large collection system on the main floor and the provision of Biodegradable Products Institute (BPI) certified compostable bags and compost containers for each unit. A 38-floor, 600-unit apartment building in Manhattan called The Helena gave each residence a kitchen composting container with an educational label printed on the outside and added an organics bin to each of the building’s trash rooms, placing them next to the trash chutes.189 After these changes, The Helena reported collecting around 200 pounds

of compostables a day. In order to help maintain composting systems, a property manager could also choose a resident within the building to be a composting steward who would assist in educating other tenants and monitoring collection containers, offering them a discount on rent.190 The AAHC could partner with the City to develop incentive programs, such as offering discounts on the building’s waste bill.

The AAHC should not wait for the City of Ann Arbor to clarify the logistics of commercial composting and enhance composting services on their multi-family properties.191 We recommend that the AACH work with developers to design buildings with either three waste chutes or no waste chutes, and preferably waste collection on each floor to encourage composting and recycling for tenants. Costs for these collection systems will likely not differ significantly when incorporated into the building’s design. The development projects on all three sites should be designed and constructed to include waste collection on each floor providing equal access to trash, recycling, and composting receptacles. The size of the composting receptacles for these apartment complexes may have to be adjusted based on trial and error. However, there are some estimates for the volume of compost that may be generated by these buildings. The City of North Vancouver, British Columbia estimated that multi-family residents generate an average of 165 pounds of organic waste per residential unit per year.192 Additionally, we recommend that the AAHC offer an opportunity for a resident at each development to earn a stipend by being an on-site ambassador to help educate other tenants about proper composting, waste, and recycling practices.

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Sustainability Prioritization Sustainable construction and system priorities The AAHC will likely not be able to implement all of the recommended sustainable construction and system recommendations provided due to cost restraints.

Below we reiterate the recommendations in order of highest priority to lowest priority, to help the AAHC decide which strategies and features to implement.

1. Partner with developers and architects who prioritize sustainable and passive construction methods 2. Implement passive design strategies 3. Pursue modular construction 4. Include heat pump technology for heating and cooling 5. Implement geothermal 6. Build an all-electric development 7. Install energy efficient appliances 8. Install a multi-mode solar system 9. Incentivize recycling and composting 10. Implement sustainable water systems

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Funding for Sustainability Initiatives Summary of Federal, State, Local, and Private Incentives + Programs TABLE 3.5. Public + Private Incentives and Programs System

Type

Geothermal, Federal Solar

Geothermal, Wind energy, Solar Federal energy, fuel cells, biomass stoves

Sustainable Systems

Water and Energy Efficiency

Renewables

Name Business Energy Investment Tax credit, Internal Revenue Code, Section 48(a)198

Description Can claim tax credit of 10% of spending on eligible geothermal heat pump equipment and installation costs without maximum credit limit. Construction must begin prior to 1/1/2024. Cannot be claimed by entities not subject to US income taxes. Non-tax paying owners can explore other options such as sale-leasebacks, partnership “flip” structures, or energy purchase contracts.199 Both existing homes and new build can qualify: • 30% for systems placed in service by 12/31/2019

Consolidated Appropriations Act of 2021

• 26% for systems placed in service after 12/31/2019 and before 1/1/2023 • 22% for systems placed in service after 12/31/2022 and before 01/01/2024 This incentive only applies to owner-occupied units and homes

Federal

Energy-Efficient Commercial Buildings Tax Deduction200

Tax incentive for building owners and eligible designers and builders to claim a tax deduction for efficient energy systems and buildings.

These can include lighting systems, heating, cooling, ventilation and hot water systems, and building envelopes.201 Applies to new builds and retrofits. If applied to a federal, state, or local government property, the deduction applies to the party primarily responsible for design.

Deductions vary but are available for up to $0.60 per square foot.

Federal

Fannie Mae Green Financing – Loan Program202

Mortgage fencing for apartment buildings and co-ops designed to finance energy and water efficiency property improvements. Gives preferential pricing for loans for properties that have eligible Green Building Certification.

Federal

Qualified Energy Conservation Bonds (QECBs)203

Loan Program from the U.S. Internal Revenue Service. QEBCs can be used by state, local and tribal governments to finance certain types of energy projects. Energy conservation projects include a broad range of projects and can include renewable energy production.

Federal

Clean Renewable Energy Bonds (CREBs)204

Administered by the Internal Revenue Service. Bonds used primarily in the public sector to finance renewable energy projects.

Federal

U.S. Department of Energy - Loan Guarantee Program205

Administered by the Department of Energy. Issues loan guarantees for projects with high technology risks for environmentally friendly projects to encourage early commercial use of improving technologies.

Can be used for renewable energy technologies. Can be utilized by public and private sectors.

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fundig for sustainbly initaves Foundation Funding for Sustainability Initiatives Wells Fargo: “As part of our goal to reach net-zero greenhouse gas emissions by 2050, Wells Fargo has committed to deploy $500 billion in sustainable finance between 2021 and 2030.”206 Categories include: • Activities guiding the transition to a low-carbon economy including renewables, energy-efficiency technologies, green buildings, green bonds, and low-emission vehicles.

• Projects focused on sustainable agriculture, conservation, recycling, resource management, and other environmentally beneficial efforts • Emissions-reduction efforts Kresge Foundation: A Michigan-based foundation, with a variety of programming focuses including environmental-based initiatives; “We help cities implement climate change mitigation and adaptation approaches grounded in equity.”207 The Herbert H. and Grace A Dow Foundation: Founded in 1936 “for religious, charitable, scientific, literary, or educational purposes for the public benefaction of the inhabitants of the said City of Midland and of the people of the State of Michigan.”208 CSX Transportation: Through a community investment

program called “CSX Beyond Our Rails,” CSX invests in communities to further safety, community, environment, and wellness.209 Their environmental efforts focus on land, water and air preservation and restoration. They seek to promote recycling and waste minimization and energy efficiency and carbon reduction. Their support comes in the form of grants, sponsorships, volunteers, and provision of transportation, materials, and equipment.

Walmart Local Community Grants: Each year, Walmart gives out local community grants through an application process. Grant sizes range from $250 to $5,000 and are available to nonprofit organizations operating at the local level.210 They provide funding for various sectors, including community and economic development, environmental sustainability, and quality of life.

Enterprise Green Communities: This program provides grants and technical assistance to increase affordable housing development while advancing more sustainable and healthy buildings. They “partner with researchers to improve the health and quality of indoor environments”and “engage federal, state and local policymakers on green affordable housing development.”211

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HealthyBuildingSystems Many toolkits and standards exist to guide the FIGURE 3.13. The 9 Foundations for a Healthy Building235 development of residential spaces that promote the health and wellbeing of inhabitants. The following section of the report provides an overview of healthy building foundations, followed by three certification systems to consider when putting these foundations into practice. We recommend prioritizing Fitwel Certification for the proposed developments as this program is the most manageable in terms of low costs and administrative burdens. The other two certifications, the WELL Building Standards and Indoor airPLUS Program, may be more time and cost-consuming to implement. However, we recommend using the principles and practices of these programs to guide building strategies regardless of certification status. Finally, we will review Declare Label products and provide recommendations for prioritizing these in the development process. The section closes with a case study of an affordable housing complex in New principles.

York City that successfully follows healthy building

Nine Foundations of a Healthy Building When planning for healthy indoor environments, developers should take a holistic approach to ensure all facets of health and wellbeing are considered. In 2016, the Harvard University School of Public Health released a report and toolkit titled The Nine Foundations of a Healthy Building to guide future development in aligning with core public health principles to promote resident health.212 Public health experts at Harvard, in collaboration with industry professionals, focused on nine elements to prioritize when planning for healthy indoor environments, shown in Figure 3.13. These considerations are especially crucial for affordable housing developments, as low-income households have historically faced a heightened risk of poor indoor residential environment quality.213 Each of the certification systems included in the remainder of this section follow the guidelines set by Harvard by focusing on one or multiple of the nine foundations.

Foundation 1: Ventilation

ventilation rate guidelines to control odors, chemicals, and carbon dioxide in indoor spaces. The proposed developments should avoid outdoor air intake at street level or near pollutant sources, and outdoor and recirculated air should be filtered with 75% removal efficiency for all particle sizes. Building staff must monitor ventilation and conduct regular maintenance to avoid public health concerns.

Foundation 2: Air Quality Developers should prioritize using supplies, furnishings, and building materials with low chemical emissions to limit volatile and semivolatile organic compounds in indoor air. Developers must use a vapor barrier in brownfield sites to limit potential vapor intrusion. Humidity levels should remain between 30-60% for optimal comfort, and building staff must conduct regular air quality testing to monitor these conditions.

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healthy buildng system Foundation 3: Thermal Heat

Foundation 6: Safety and Security

Thermal conditions should remain consistent throughout the day, and all units should have individual-level thermal control for occupants to maintain optimal comfort. Building staff should survey the space to identify underperforming areas and conduct regular monitoring and maintenance.

The proposed developments must provide adequate lighting in common spaces, stairwells, building entries, parking lots, and emergency exits. Safeguards including video monitoring and interactive patrols should be incorporated into the building’s security plan, and emergency plans should be well-established before opening and communicated clearly to all residents.

Foundation 4: Moisture Building staff should regularly conduct inspections of potential moisture sources, including roofing, plumbing, ceilings, and HVAC systems. Mold and moisture sources must be immediately addressed and remediated.

Foundation 5: Dust and Pests An integrated pest management plan should be arranged before the building opens, with a focus on preventative measures such as sealing entry points, preventing moisture buildup, and removing trash. Building staff should clean surfaces regularly as accumulated dust and dirt can contain high levels of chemicals, allergens, and metals.

Use of pesticides should be avoided as these introduce health threats upon human exposure.

Building staff must regularly test water quality.

The development should include water purification systems to remove contaminants and prevent water stagnation in pipes.

Foundation 8: Noise Spaces should minimize background noise to 35db and a maximum reverberation time of 0.7 seconds.

Foundation 9: Lighting & Views Residential units should include task lighting, daylight, and blue-enriched white light, a type of light source that has been associated with improved concentration and cognitive processing. Interior design should incorporate nature-inspired elements.

Additional Considerations: Smoking Policy + Active Design • Smoking: The proposed developments should establish and enforce smoke-free policies indoors and within 20 feet of the building.

• Active Design: Design elements should be

incorporated to encourage physical activity to the greatest extent possible, including safe, inviting, and accessible staircases and access to recreational areas.

Fitwel Certification The Fitwel Certification is a system developed by public health experts that is committed to buildings that support health and well-being.214 The system takes a multi-faceted approach to residential health by measuring criteria in the following twelve priority areas for multifamily residential developments.

• Stairs

• Shared Spaces • Indoor Environments • Prepared Food Areas + Grocery Stores • Dwelling Units • Vending Machines + Snack Bars • Water Supply

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healthy buildng system • Emergency Preparedness

FIGURE 3.14. Earthshade Window Shades236

• Location • Outdoor Spaces • Entrances and Ground Floor • Building Access To promote indoor environmental quality, we suggest focusing on the priority areas bolded above as they most directly relate to indoor environments and overlap with the Nine Foundations. However, developers should aim to tackle all twelve priority areas to achieve Fitwel certification and promote the greatest benefits for residential health. Ann Arbor is currently home to three Fitwel-certified developments: Arbor Blu, Hoover & Greene, and The Courtyards.

Entrances and Ground Floor All entrances should contain tobacco- and smokefree signage and continuous lighting.

Stairs Developments should have at least one stairway to connect floors, located in prominent areas near elevators and with point-of-decision signs to promote use. Stairs should be safely designed, with handrails on two sides, high contrast tread edges, visual cues, strong lighting, and carpet or matte finishes to avoid glare.

Indoor Environments Developments should establish and implement tobacco- and smoke-free policies for all indoor environments. Building staff should establish an Indoor Air Quality Policy and Integrated Pest Management Plan, with regular monitoring and testing of both to be shared with residents. Areas with chemical use or storage should use separate ventilation. Builders should implement acoustic control measures to minimize interior- and exterior-

sourced noises, including soundproofing materials, HVAC silencers, and fiberglass thermal installation.

Dwelling Units Residential units should have access to views of nature, room darkening shades, and operable windows. Bathrooms and kitchens should include mold-resistant materials around sinks, dishwashers, and floors. We recommend using Earthshadebrand window shades in dwelling units, whose shades rank best in occupant health, comfort, and energy efficiency compared to other options in the market (Figure 3.14)215. These coverings are crafted without chemical finishes and feature some of the lowest emitting high-performance shading fabrics.

These shades are also comparable in cost with other standard options in the industry, including curtains, conventional rollers, wood blinds, and vertical blinds, which come with other downsides.

Water Supply

Building operators should conduct regular water testing and ensure that the developments meet clean drinking standards. Water should be tested a minimum of twice per year and after any major construction projects or renovations. Testing should be prioritized at water fixtures located furthest away from the water source.

WELL Building Institute The WELL Building Institute prides itself on its history

of seven years of rigorous research and development

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working with leading physicians, scientists, and industry professionals.216 Created in 2014, the WELL Building Institute is achieving its prominence in the United States after having gained popularity in China, Australia, and Europe.217 WELL has been more widely adopted in institutional and commercial spaces.

However, its concepts, practices & recommendations, and standards are adaptable across other sectors, including residential. In its most current iteration, the WELL Building Institute offers the WELL Building Standard and Health & Safety Ratings.

The WELL Building Standard The WELL Building Standard is a standard that assesses and monitors the healthy & well-being and quality of life imposed on a building’s inhabitants through innovative design interventions and quality assurance checks. The basis of the WELL standards are derived from its 10 Concepts. These concepts include Air, Water, Nourishment, Light, Movement, Thermal Comfort, Sound, Materials, and Mind.218

Implementation Specific to our project, WELL has caveats regarding multi-family residential projects (MFR). Firstly, multi-family projects can pursue WELL certification so long as any single building within the project has a minimum of five dwelling units with common structural elements.219 Secondly, the project can take the form of apartments, condominiums, town houses or other residential complexes and can be within any market threshold - affordable housing, mixed-income, market-rate, or luxury.220 Lastly, MFRs are also afforded a distinct pathway to certification through WELL Core standards.

To meet overall certification standards, the development must meet all preconditions and a minimum of two optimization points per concept.

Each concept has subcategories that are assessed through preconditions and optimizations.

Preconditions are the minimum standards and all must be met for certification. Optimizations allow for various pathways to earn points in any given concept category. This allows flexibility for the project to be intentional on what optimizations to further pursue

depending on its individualized goals. In the Appendix of this document is a matrix of instructions, core requirements, and MFR certification guidelines as a reference.

Special Considerations As the Ann Arbor Municipal Center is LEED certified, the City is familiar with LEED building standards.

Through research, there were many sentiments to which standards were superior - WELL or LEED and therefore worth implementing in development.

However, it is best to consider utilizing both standards as one often fulfills important criteria in which the other may lack. WELL and LEED also serve different purposes - the former focuses on people’s health and wellness, while the latter centers environmental impact and sustainability.221

WELL Health and Safety Ratings This aspect of WELL grew from the increasing concern of the Coronavirus Pandemic. It is informed by the WELL Building Standards, as well as collaboration from more than 600 experts of the Task Force on Covid-19.222 While many of the 22 strategies align more with business operations and spaces, it is something to consider as we weigh the possibility of business/retail occupying the bottom levels of highrise developments. Specific to this section of the report are the standards within the category of Air and Water Quality Management. These standards are summarized as follows:223 • Assess Ventilation - Minimize Indoor Air Quality (IAQ) issues by assessing the ability to increase fresh air supply through mechanical/natural means, thereby diluting human and product generated air pollutants. Frequency of assessment to multifamily units is especially important as often air systems may be shared across units. Units that share a centralized ventilation system with connected air ducts should be equipped with decentralized heat recovery ventilators (HRV) and energy recovery ventilators (ERV) systems in each apartment.224

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healthy buildng system • Assess and Maintain Air Treatment Systems - Recommendation of High-Efficiency Particulate Air (HEPA) or near-HEPA filters and upper-room Ultraviolet Germicidal Irradiation lights. Ultraviolet germicidal irradiation, or UVGI, is the use of ultraviolet (UV) energy to kill viral, bacterial, and fungal organisms.225 Conduct a system inventory of all filters and UVGI equipment to inform proper air treatment and filtration maintenance.

• Develop Legionella Management Plan - Legionella bacteria is naturally present in waters at low concentrations, but may colonize in recirculated water systems. Implementing a

management plan reduces the risk of exposure to pathogenic bacteria. Developers can reduce colonization by analyzing hazards and maintaining regular records of water systems inventories.

• Monitoring Air and Water Quality - Exposure to air pollutants like VOCs, ozone, particulate matter, carbon monoxide and other dangerous agents, as well as water contaminants are very harmful to people with immediate and long term effects. It is recommended to have an annual water monitoring and treatment and assessment of IAQ.

Indoor airPLUS Program The Indoor airPLUS Program is a voluntary partnership and labeling program that assists homebuilders and developers in improving IAQ through construction requirements and product specifications that minimize the risk of exposure to pollutants and contaminants.226 Indoor airPLUS is a program through the U.S. Environmental Protection Agency (EPA). Indoor airPLUS builds on the EPA’s ENERGY STAR requirements. Thus, any development certified for Indoor airPLUS has also met the requirements regarding thermal enclosure systems, heating & cooling systems, water management systems, and energy-efficient lighting and appliances227 as outlined in ENERGY STAR standards.

Implementation As stated above, the baseline for achieving Indoor airPLUS certification is first designing and building a project that earns ENERGY STAR certification. The ENERGY STAR Multifamily New Construction (MFNC) program with state specific compliance requirements and resources can be found on the ENERGY STAR website.228 Thereafter, developments must meet Indoor airPLUS requirements which are outlined in its checklist into the following categories: moisture control, radon, pests, HVAC systems, combustion pollutants, materials, and finalized inspection. A summary of these specifications can be found in Table 6 in

FIGURE 3.15. Illustration of UVGI Device237

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healthy buildng system Appendix A.229

Special Considerations he Indoor airPLUS Program is valuable to further explore as it is user friendly and transparent in its processes to meet requirements. On the EPA’s website for Indoor airPLUS there are various resources for those wanting to get involved in the program

including easy-to-follow checklists, guides to finding compliant products/materials, and opportunities for partnerships with experienced developers.230 Some significant benefits of further exploring this program include reduced warranty costs and risks, access to utilize marketing materials and tools for promotional purposes, as well as technical support from other professionals.

Declare Label Products - Healthy Materials In alignment with the Nine Foundations, developers should prioritize using supplies, furnishings, and building materials with low chemical emissions to limit volatile and semi-volatile organic compounds in indoor air. The International Future Living Institute provides an extensive database of over 700 residential-approved products that do not contain any of the “worst in class” materials in the building industry known to harm human health.231 These products, also known as Declare Label products, are low-emitting and produced without toxic materials.

To the greatest extent possible, new developments should use building materials and furnishings from this list to limit chemical emissions and maintain indoor air quality. Additionally, cleaning staff should avoid using toxic cleaning products in public spaces.

The EPA offers a Safer Choice list of products with healthy and effective ingredients to help.232

exacerbated with affordable housing developments.

The International Future Living Institute offers a guide specifically for affordable housing projects with inexpensive options.233 They also recommend reaching out to manufacturers for discounts and donations as many are looking to invest in social equity by assisting with affordable housing projects.

It may also be possible to scale healthy materials across multiple new developments to help reduce costs. To ensure that developers follow healthy materials standards, the Housing Commission should include materials requirements in the bidding process and ensure that specifications are written in the contract to avoid substitutions. All project team members should be educated on the materials requirements before the project’s start.

A common concern is that healthy materials cost more than traditional ones, and this challenge is

Healthy Materials With The Greatest Impact 238 • Composite Woods: Formaldehyde

Specify

No

Added

• Resilient Flooring: Use bio-based products like linoleum or rubber, or polished concrete with a carefully selected finish.

• Carpet: Avoid recycled carpet pads and PVC backing.

• Furniture and fabrics: Do not use topicallyapplied stain treatments, water repellents and flame retardants. Wool, polyester and fiberglass are flame resistant while wood and nylon are inherently stain resistant and water repellant.

• Paints: Use zero or low VOC paint and coatings

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healthy buildng system Health & Well Being Case Studies Carmel Place, NYC

First Community Housing, San Jose, CA

Carmel Place approached building wellness from a health and equity perspective. Some health considerations included soundproofing strategies of double walls, floors, & ceiling, selection of wood panels that reflect light optimally, and tile installation in which floor to ceiling porcelain tile was installed in bathrooms to minimizes the risk of mildew to develop between differing materials & enhanced sealing to reduce the risk of rodents & pests infiltration. Another health feature included the selection of furniture in units. These pieces were sustainable, healthy, and recycled from materials including particle boards, wood, glass, iron & aluminum, and lacquers that were water-based, nontoxic, solvent, and formaldehyde free. Regarding equity, affordable units were dispersed to avoid segregation of low-income renters, similar materials and finishes were maintained throughout units, regardless of income rate, views, access to amenities, and shared spaces were equally distributed.

FIGURE 3.16. Carmel Place in New York City, NY239

For cost purposes, the main focus of First Community Housing FCH) was to plan for replicability by finding a healthy product and bulk purchasing for current and future projects. The reason being is that increased purchasing upfront yields lower overall costs per unit. FCH determined this strategy is most feasible in the following three areas: flooring, cabinetry & walls, and communal space.

For flooring, linoleum flooring with a rubber base was used to increase comfort. Large concrete slabs as opposed to smaller slabs were utilized where possible because larger slabs reduce the space needed for sealant which can emit harmful odors and have an increased potential for pest intrusion.

Certified Forest Stewardship Council (FSC) solid wood was used in cabinetry. As a noise and acoustic consideration, walls are buffered with concrete. This strategy decreases the likelihood of mold build up and is more allergen-friendly. In community spaces, sustainably harvested teak wood was selected. This was especially important to outdoor spaces as this FIGURE 3.17. First Community Housing Developments, San Jose, CA240

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healthy buildng system material is optimal for all weather conditions. Teak wood is also safer in that it does not retain heat in

hot weather.234

Healthy Building Systems Best Practices • Consider the Nine Foundations of Healthy Buildings when constructing the proposed developments, and follow the guidelines outlined for each foundation to achieve well-rounded building health.

• Prioritize Fitwel Certification for the proposed developments.

This certification system is manageable in terms of low costs and administrative burdens and overlaps thoroughly with the Nine Foundations.

• The WELL Building Standards and Indoor airPLUS Program are likely too time and cost consuming to achieve full certification. However, using the principles outlined in these systems as a guide in the proposed AAHC development projects can offer robust benefits to the health of the buildings and residents.

• Declare Label products are certified as lowemitting and produced without toxic materials.

Developers should prioritize using these products for supplies, furnishings, and building materials.

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Facade Materials The design and visual appeal of subsidized and affordable housing developments have always been scrutinized. Whether it be the carceral mirroring in subsidized housing projects that were rampant in the late 50s through 60s, or the modern copy and paste affordable housing communities we see today. These critiques and more, have made all stakeholders involved in housing projects think critically of how housing is provided not only with economic feasibility but also with visual flare that is also sustainable.

One way to achieve sustainability and aesthetics is considering what materials are used for facades.

Many of the homes in Ann Arbor currently use vinyl siding as an option when original materials start to deteriorate and are in need of maintenance.

Vinyl siding is also a leading option for newly built housing and developments across the U.S. as it is economical, durable, and can be easily manipulated

to any color and style.241 However, it is important to note that vinyl has some extremely negative environmental implications. Vinyl siding is made of polyvinyl chloride (PVC) which is not biodegradable and more so, releases dioxin - a deadly carcinogen to both animals and humans - in its production.242 Many vinyl planks may also contain lead as a stabilizing agent. Stretching its impact - at the end of its life cycle - in landfills vinyl can quickly pollute soil and groundwater. Fortunately, other options are available.

As the City looks to the future of a millage that will allow for funds dedicated to sustainability projects, the following index of materials, as well as examples of built projects and resources is especially important to use as a reference in creating affordable housing developments that can be attractive and sustainable.

Top Materials for Sustainable & Affordable Facades Table 3.7 highlights the most affordable and sustainable facade materials used in the construction of housing.

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TABLE 3.7. Facade Materials Benefits + Costs

Materials

Considerations

Cost243

Other Considerations

Wood

Unlike other materials, wood is naturally occurring and does not rely on other pollutant materials such as glue, plastics, or chemicals.244

$6 to $9 sq. ft. (installed)

When possible, use reclaimed wood or salvaged timber from previous projects to avoid environmental impacts of logging.245 Cedar wood siding is a top choice in this category as it is less expensive to transport due to it being lightweight, is available in various styles, and can be painted or stained.

Wood is a natural insulator.

Different wood types are almost always locally sourced.

Initial upfront costs are considerably lower.

Brick

Simple make up; brick is composed of clay, shale, and water.246

Maintenance can be costly and requires painting and staining, which can release VOCs into the atmosphere. $7 to $9 sq. ft. (installed)

Low maintenance & highly energy efficient.

Extremely durable and carries a long lifespan (up to 200 years).

Fiber Cement

Made of natural material; sand, cement, wood pulp.247

Alternatives to this include using salvaged brick, Green Leaf Brick (made of completely recycled material), and brick veneer. $5 to $9 sq. ft. (installed)

Energy efficient, fire-resistant, and pestproof.248

Fiber-cement is a non-recyclable material.

Silica dust is emitted when cutting planks.

This has negative safety implications because silica dust is harmful to breath in.

Can withstand extreme weather temperatures.

Requires minimal maintenance and is extremely durable, especially to heavy rain and snow.249

Can be manufactured to resemble wood and vinyl siding.

Can be intensive to install.

Emits fewer dioxins and Polychlorinated Biphenyls (PCBs).

Metal

Clay bricks are an industry “go to”.

However, manufacturing this brick has ecological implications as it requires days of baking at temperatures over 2000 degrees.

$3 to $7 sq. ft. (installed)252

Steel and aluminum are preferred. They can most easily be recycled and are less costly253

Has excellent insulating properties providing a considerable amount of savings on heating and cooling costs.250

This material can come in many different colors, profiles, and styles, and is able to mimic the look of other materials.

Resistant to fading as finish is “baked” on (minimal peeling).

Integrity of durability depends on gauge sizing (lower gauge is stronger, but more expensive).254

Product is light and easy to install which can translate to savings in labor costs.251

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facade materials Examples of Built Projects The following projects depict facades utilizing the recommended materials. While not all projects presented are affordable housing developments, they were selected to highlight visions for each

potential development at 415 W. Washington, The Klines Lot, and 2000 S. Industrial as it relates to size, character and site specific limitations.

Brick 18th & Boulder Townhouses, Denver, CO • Facades with a brick veneer, wood siding and

metal screening mix

255

FIGURE 3.18. Front Facing 18th & Boulder Townhouses256

FIGURE 3.20. Exterior Facade 18th & Boulder Townhouses257

FIGURE 3.22. Exterior Facade Close-Up 18th & Boulder Townhouses 258

The Shea, Seattle, WA • Brick veneer with cladding • Commercial spaces with accents of wood siding FIGURE 3.19. The Shea259

FIGURE 3.21. The Shea260

FIGURE 3.23. The Shea261

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Wood Hartford Village, VT

Palm Terrace in Lindsay, CA

• Modular construction

• Affordable housing

• Wood paneling from locally-sourced lumber

• Multi-colored wood paneling facade

• Hemlock (specific wood type) siding milled from trees cleared on property262

FIGURE 3.25. Palm Terrace Multifamily Units264

FIGURE 3.24. Modular Development w/ Wood Facade263

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Fiber-Cement Via Verde, Bronx, NY

Tassafaronga Village, Oakland, CA

• Affordable housing

• Constructed on Brownfield site

• 3 types of rain screen cladding used: extruded fiber cement, phenolic wood and composite aluminum265

• Certified in LEED for Homes Platinum

FIGURE 3.26. Via Verde Front View266

FIGURE 3.28. Via Verde Cladding Close-Up267

• Exterior fiber-cement cladding and COR-TEN steel268 FIGURE 3.27. Tassafaronga Balconies + Facades269

FIGURE 3.29. Tassafaronga Wideshot270

FIGURE 3.30. Tassafaronga Buildings271

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Metal Potters Lane, Midway City, CA

Cloverdale749 Apts. in Los Angeles, CA

• For chronically homeless veterans

• Vertical metal siding

• Made out of recycled shipping containers.272

• Corrugated metal with varying opacity276

FIGURE 3.31. Potter’s Lane Apartments273

FIGURE 3.33. Potter’s Lane Communal Space274

FIGURE 3.35. Potter’s Lane Main Entry275

FIGURE 3.32. Cloverdale749, Front-Facing277

FIGURE 3.34. Cloverdale Facade Close-Up278

FIGURE 3.36. Cloverdale749, Screening Opacity279

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facade materials TALLY Tool for Choosing Facade Materials One of the biggest undertakings in the development of affordable housing is in understanding the best options when it comes to using sustainable building materials. However, there are various tools available that can be used to assess a specific material’s embodied energy and environmental impact. If the City wants to explore other material options, one of these applications, which is strongly recommended by sustainability expert John Beeson (AIA, NCARB, LEED AP), is TALLY. TALLY provides an entire life cycle assessment of any given material, as well as comparable, more sustainable material options.

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Potential Development Partners As the City begins to develop properties for affordable housing, it is vital that highly qualified development partners are identified. The greatest opportunities for partnerships will come from the City partnering with developers with significant experience in working on complex urban-infill projects such as these sites.

Experience and commitment to working with the cutting edge of sustainable construction techniques as well as navigating complex financing of properties should be an additional characteristic sought. We have identified several potential development partners that the City may look to as they seek to create new opportunities for affordable housing in Ann Arbor.

TABLE 3.8. Potential Development Partners280 Developer

Location Headquarter

Vecino Group

Springfield, MO

SK Collaborative

Decatur, GA

L+M Development Partners

Larchmont, NY

NRP Group

Cleveland, OH

Dominium

Plymouth, MN

Ginosko

Novi, MI

MHT

Bingham Farms, MI

American Community Developers

Harper Woods, MI

MRK Partners

Los Angeles, CA

Larc Properties

Southfield, MI

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Public Art Opportunities The Case for Public Art Public art is critical to placemaking as it enhances and humanizes the built environment. It is an investment that produces a wealth of benefits as it increases the cultural, social, and economic value of communities.

As noted by local art educator, John Kotarski, “Art is what turns a space into a place.“281 Kotarski, who is also a member of the Ann Arbor Public Art Commission, emphasized that public art must be approached as a placemaking investment, not a decoration expense.

As the Ann Arbor Housing Commission (AAHC) seeks to create vibrant communities that serve the needs of diverse residents, public art is an important strategy.

Economic Growth and Sustainability Art enhances the identity and character of communities and directly supports cultural tourism and economic development strategies. It can help to attract and retain residents and businesses.282 • 70% of Americans believe that the, “arts improve the image and identity” of their community.283

Attachment and Cultural Identity Public art impacts how people experience and connect with a place. Public art strengthens attachment to a location through cultural and historical understanding, and by highlighting the uniqueness of places.284

Social Cohesion and Cultural Understanding

Public art provides a visual and creative means for understanding other cultures and perspectives, reinforcing social connectivity with others.285 • 72% of Americans believe, “the arts unify our communities regardless of age, race, and ethnicity.

• 73% of Americans agree that the arts, “helps me understand other cultures better.”286

Public Health and Belonging “Public art addresses public health and personal illness by reducing stress, providing a sense of belonging, and addressing stigmas towards those with mental health issues.”287 • Public art can be a catalyst for improved mental and physical health.

• Public art has been shown to have clear public health impacts including decreased stress, eliciting awe, developing shared identity, reinforcing selfefficacy, and promoting positive health behaviors.

• Public art is noted as slowing pedestrians down to enjoy their space and improving mood.288

Ways to Incorporate Public Art • Murals (Including Interactive Photo Opportunities) • Crosswalks

• Bike Racks • Shade Canopies • Benches

• Sculptures • Parking Lots + Structures

• Rainwater Reclamation • Walkways

Community Outreach When incorporating public art, it is critical to gain shared buy-in from the public during the selection process. Thus, community outreach is important and

may also involve educating people about placemaking and its value. Kotarski recommends a two-stage selection process after the initial Request for

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Public art opportunies FIGURE 3.37. Mural, Philadelphia, PA291

FIGURE 3.38. Bike Rack, Downtown Fargo, ND292

FIGURE 3.39. Crosswalk, Los Angeles, CA293

FIGURE 3.40. Parking Lot, Virginia Beach, VA294

Proposals (for small projects) or Request for Qualifications (for larger projects) is issued. After artists submit their works, the first stage of selection should involve a jury of art professionals and community members. The jury is tasked with

reviewing all the works and identifying the top three to four choices. In the second stage, the public makes the final decision. This can be done through an online public voting process.

Funding Sources • Project Budget: Public art is an investment that is critical to placemaking and should be thought of as part of the design. Kotarski recommends advocating that the developer set aside one percent of the project budget for creative design and placemaking, and suggests that this percentage can be sourced from the 10% construction contingency.

• Corporate Sponsorship: Companies benefit from corporate sponsorships through tax deductions, positive brand recognition, and attraction of new

customers. When researching which companies to target for sponsorship, consider local businesses, companies that have shared values with the work of the AAHC, and companies with which your organization has direct points of contact. However, be sure to communicate that the art will not directly promote their business. Rather, the company can use it in their promotional materials and indicate their sponsorship.

• Capital Improvement Plan: The AAHC may be able to coordinate with the City on plans

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for municipal construction near its affordable housing development projects. The City spends approximately $50 million a year on construction, and when they make an investment, the Arts Commission recommends that one percent of it be dedicated to creative use.289 • Donors: Donors are a critical source of funding for public art. Many people are passionate about leaving a legacy by making a contribution that will be valued by future generations. While donors tend to be wealthy individuals and families, donation campaigns can also appeal to people across the income spectrum.

• Michigan Arts and Culture Council (MACC): With the support of the Michigan Economic Development Corporation, MACC coordinates grants to arts and culture organizations, cities and municipalities, and other nonprofit organizations “ensuring that every citizen and community in Michigan enjoys the civic, economic and educational benefits of arts and culture.”290 In addition to seeking external funding sources, the AAHC should also consider how much funding it is willing and able to dedicate to public art.

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Transportation Transportation Background Current Transportation Use in Ann Arbor In Ann Arbor, transportation preferences vary greatly depending on the location of a person’s workplace and residence. There is a notable difference between those who either live or work and those who both live and work in Ann Arbor. According to a Transportation Habits Survey that the City conducted in 2019, driving was the most popular form of transportation for people who either lived or worked in the city, but not both (Figure 3.41). More than half of people who live and work in the city prefer to bike, walk, take public transit, or use a ridesharing service when commuting to work or school.295 Only 44 percent commute by car.296 Increased housing supply within Ann Arbor makes it possible for more people who already work in the city to also live in the city, adding to the number of people who would be more likely to take more sustainable forms of transportation.

According to the City of Ann Arbor’s Comprehensive Transportation Plan that was updated in 2021, two of the City’s top transportation goals are safety and sustainability. Its main safety initiative is Vision Zero;

“zero” refers to the elimination of traffic-related injuries and deaths by 2025.297 Over the past decade, the City has diversified its transit infrastructure by installing new crosswalks, pedestrian refuge islands, bike lanes and paths, and rapid flash beacons.298 These changes make streets safer for cyclists and pedestrians, travelers who are disproportionately harmed by traffic crashes.299 The infrastructure updates also support A2Zero, Ann Arbor’s sustainability vision to reduce transportation emissions and have a carbon neutral transportation system by 2030.300 Better infrastructure for nonmotorized transit makes it easier and safer to get around Ann Arbor without a car. High quality public transit can also reduce the amount of trips that require a private vehicle. When more travelers can rely on public transit, there are fewer cars on the road.301 TheRide bus service has significantly improved in recent years. The transit agency increased its hours of service by 42 percent between 2013 and 2017.

As a result of these investments in non-motorized infrastructure and public transit, total transit trips (including both TheRide and U-M Blue Bus) reached

FIGURE 3.41. Transportation Modes, Ann Arbor, MI318

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Transporti 14.5 million trips in 2018, an increase of 800,000 since 2013.302 Transportation emissions also declined 13 percent between 2000 and 2018.303 Development projects that consider the needs of pedestrians and

cyclists and improve access to public transit can help Ann Arbor achieve its Vision Zero and A2Zero strategies.

Designing for Multi-Modal Transportation Accommodating a Multi-Modal Public Right-of-Way To encourage more Ann Arbor residents to walk, bike, and use public transportation, the Ann Arbor Housing Commission has specified that each affordable housing site included in this study should accommodate all modes of transportation. A key document that will influence the Housing Commission’s site plans is TABLE 3.9: Design Element Requirements319

the Ann Arbor Downtown Street Design Manual. The Manual was created by the Downtown Development Authority (DDA) to guide decisions that impact the public right-of-way.304 Two of the parcels included in this study, 415 West Washington and 309 South Ashley, are located in the downtown district and are subject to the Manual’s guidelines. Specific right-ofway recommendations for each site can be found in their respective chapters.

Design Elements Each street within the DDA district is assigned a frontage context and a functional emphasis, or classifications that specify which design elements are appropriate for each street.305 The DDA Manual indicates which design elements are required, recommended, create an opportunity, or are restricted within each frontage context and functional emphasis. It also highlights the elements that are typically impacted by development projects. Table 3.9 lists the design element requirements for development projects constructed within the relevant contexts for this report. The full table for all design elements is located in Table 7 in Appendix A.

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Transporti Accommodating All Modes of Transportation Through Site Design In 2004, the Canadian Institute of Transportation Engineers (ITE) released Promoting Sustainable Transportation Through Site Design: An ITE Proposed Recommended Practice. The 76 page document lists specific site design strategies that promote walking, biking, and public transit use. According to ITE, there are five main decision factors that influence transportation use that should be considered during the site planning phase:306 • Building orientation and layout • Location and design of pedestrian and cycling facilities • Location of transit routes and stops • Parking placement and layout • Site access for vehicles

Design Barriers ITE also identified the most common design barriers that discourage people from walking, biking or taking public transportation:307 • Barrier: Travel time and distance - Strategies: Mixed-use buildings, appropriate site location, and direct transportation routes • Barrier: Weather - Strategies: Protected walkways, enclosed transit shelters, and on-site changing facilities • Barrier: Lack of convenience and comfort - Strategies: High-visibility pedestrian and bicycle linkages, accessible and secure bicycle parking, attractive pathways • Barrier: Lack of safety and security - Strategies: Thoughtful street design that includes biking infrastructure as well as appropriate landscaping and lighting.

Safety and Security Concerns Safety and security concerns impact travelers of all kinds. Planners should consider the parent who decides to chauffeur their child to and from

activities instead of walking, biking, or taking transit independently, or the cyclist who avoids areas that are poorly lit and lack dedicated infrastructure.308 Safety and security enhancing design features should address road user behavior, conflict points, on-site personal security, and operation and maintenance considerations.

Safety and Security Concerns Various transportation users interact at conflict points. All types of transportation users should feel safe on their journeys, but special consideration should be given to avoiding dangerous collisions with vehicles. Appropriate signage and markings should be used to mitigate confusion. Site design should (as much as possible) give each user time and space to detect, recognize, and avoid hazards.309 Conflict Points Conflict points are unavoidable, but there are many strategies that developers can use to reduce the overall risk of collisions around paths like driveways, bike lanes, parking areas, and alleys at their site:310 • Reduce the number of overall conflict points, and clearly define road user pathways where they exist. Poorly marked pedestrian crossings can increase confusion and danger.

• Reduce the amount of time that non-motorized users are exposed to vehicles with features like pedestrian refuge islands and bumpouts.

• Provide adequate visibility near conflict points so all users have time to see the conflict point and appropriately react.

• Use design features like raised crosswalks and bump outs to draw attention to vehicle-pedestrian conflict points.

• Ensure that all travelers have adequate lighting to travel safely in dark conditions.

On-Site Personal Security Design features can also improve safety for people as they move from private buildings into the public

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Transportation FIGURE 3.42. Old West Side Historic District Boundary320

of protection. First, locate building entrances close to pedestrian pathways, transit stops, and bicycle parking. Second, place loading areas in spaces that are not frequently used by pedestrians, cyclists, and transit riders. Third, remove on-site obstacles for pedestrians and cyclists such as curbs and stairs, or provide bike ramps on the sides of stairs. Fourth, locate and orient buildings, site amenities, and landscaping features in places that are highly visible to pedestrians.311 Fifth, place bicycle parking in highly visible areas to minimize theft and vandalism. Last, provide adequate lighting for all non-motorized users during operating hours throughout the entire year.312 Operation and Maintenance Considerations

realm. For example, a cyclist may feel unsafe if bicycle parking is located in a remote area that is not clearly visible to other people, creating a sense of a lack

Sites should be designed in a way that is easy to operate and maintain. In colder climates, infrastructure must accommodate snow removal and storage. Design features should also be made with quality materials to extend the life of the installation and eliminate the need for frequent repairs.313

Historic District Considerations If a project site is located within a historic district, developers must be sensitive to the historic character of that neighborhood. The City of Ann Arbor’s Historic District Design Guidelines state that it is appropriate to design “new sidewalks, entrances, steps, porches and canopies to be consistent with the historic rhythm

established in the district.”314 415 W. Washington is the only site in this report located within a historic district. The proposed project should be compatible with the neighborhood character of the Old West Side Historic District.

Subsidizing Alternative Modes of Transportation In addition to site design that encourages multi-modal transit, the AAHC can encourage residents in their buildings to take public transit and limit personal vehicle usage through intentional education and discounted services. There are a few already-existing programs that new residents should be informed of upon move-in. TheRide bus service offers discounted passes for income-eligible riders as well as students and college faculty members.315 Also, residents who work downtown should ask their employers about the go!pass program, where downtown employers

sponsor passes that give their employees access to unlimited fixed bus routes and other discounted services.316 In buildings with supportive housing, case managers may offer subsidized passes to residents who are searching for a job, are enrolled in educational programs, or need transportation to health services. Last, the AAHC could partner with a local bicycle nonprofit and health organization to sponsor a ride-to-own bicycle program, where residents can participate in cycling safety activities to earn a bike.317 By sponsoring these kinds of activities,

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the AAHC can compel its residents to use more sustainable modes of transportation and decrease auto dependency in Ann Arbor.

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Parking Parking Overview • Downtown Ann Arbor has over 8,000 parking spaces located in parking structures, surface parking lots, and on the street metered parking which are managed by the Downtown Development Authority (DDA).

• The parking system supports itself through parking revenue and also funds other transportation initiatives.

• Twenty percent of parking revenue goes back to the City to support other City services.321

• The DDA establishes an annual repair and restoration plan based on a full evaluation of the parking facilities.

• For multi-family housing developments, the electric vehicle (EV) parking ordinance requires 10% of required parking spaces to have EV chargers installed, 25% to be EV-ready and 65% EV-capable.322 • Parking is not required for developments that have a sustainability component or an affordable housing component.323

Current State of DDA Parking Prior to the COVID-19 pandemic, DDA parking facilities were consistently full. However, COVID-19 has greatly impacted office, retail, and food and beverage establishments downtown. As people have shifted to remote work, office vacancies have increased. The office vacancy rate in Ann Arbor increased from 9.4% in 2020 to 11.7% in 2021 (+2.3%).324 Office vacancy is even higher downtown, having increased from 8.0% to 14.2% from 2020 to 2021. (+6.2%).325 Upon reassessing their office space needs, many businesses have downsized or departed from downtown office buildings.326 Due to the pandemic, fewer people ventured downtown to patronize restaurants, bars, and coffee shops.

Further, retail has long been challenged by online shopping, and COVID exacerbated those challenges.

Consequently, parking utilization in the DDA district has decreased significantly, and future demand for

parking is uncertain.

Dramatic changes in downtown parking have resulted in a substantial decrease in DDA revenue.

The following data shows parking revenue levels for April 2020: • Hourly: -100% • Meters: -99% • Permits: -5%327 Although this data represents a snapshot in time, data on total parking fees in fiscal year 2020 versus fiscal year 2021 shows that the system is still far from reaching pre-pandemic revenue levels (Figure 2 in Appendix A). Given the vacancies in DDA parking facilities and its sizable reduction in revenue, it is clear that the DDA does not have the need nor funding to finance new parking structures downtown.

Changes to the Parking Code Ann Arbor’s parking code is currently under review and likely to undergo significant reductions in parking requirements. The goal is to reduce the amount of unnecessary parking and decrease development costs. The Planning Commission is considering eliminating parking minimums citywide. Additionally, the DDA is unlikely to push for parking to be required on downtown sites. As this is an evolving issue, we

cannot be sure what the result will be, but the Ann Arbor Housing Commission can likely expect a favorable outcome in which minimal parking is required.

Electric Vehicle Charging In January 2021, the City of Ann Arbor approved a new EV ordinance. The ordinance requires

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Parking multifamily housing developments to have EV chargers on 10% of required parking spaces, to have 25% of spaces be EV-ready, and 65% EV-capable.

EV-ready means “having installed electricalpanel capacity with dedicated branch circuits” and EV-capable means “having installed electricalpanel capacity.” Additionally, it requires level 2 chargers with a minimum of 20 amps per plug.

Including EV charging infrastructure in multifamily communities is important for supporting sustainability efforts as more than 85% of plug-

in electric vehicle charging typically occurs at the vehicle-owner’s residence. Accessing charging stations is more difficult for residents of multi-unit dwellings, disincentivizing the purchase of electric vehicles for those living in these housing types.

Recommendation: When planning for parking needs, account for the inclusion of EV charging stations. However, keep in mind that minimal to no parking will be required for these developments.

309 S. Ashley (Kline’s Lot) The Downtown Development Authority does not have funding to construct parking here. Either the AAHC or a developer can enter into a long-term parking agreement with the DDA to secure passes for future residents. Typically, the DDA only does parking contracts when it’s required by zoning, but it would likely be open to a parking agreement with the City in this case regardless of parking requirements. The DDA would normally charge a premium for these parking passes, but would likely not do so in a

partnership with the City. The process is as follows: • The Ann Arbor Housing Commission will determine how many spaces it needs and work with DDA staff to put together an official request.

• The request will go to the DDA Parking Operations Committee. The Housing Committee may also be interested in reviewing the request in this case.

• Finally, the request will move to the full DDA board for approval.

415 W. Washington The Downtown Development Authority would be willing to consider partnering with the AAHC on providing and managing parking on this site if it was public hourly parking. Due to site restrictions related

to floodplain boundaries, there are no feasible opportunities for public parking. Thus, the private residential parking will need to be paid for and managed by the developer.

Parking Recommendations • 309 S. Ashley: Meet with the DDA to discuss establishing a long-term parking agreement to secure passes for future residents.

• 415 W. Washington: Parking would be for private residential use due to limitations of space from the impending floodway and flood risk on site.

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Potential Off-Site Costs New large-scale developments can have a major impact on the City of Ann Arbor’s infrastructure.

Developers who do not take these off-site costs into consideration early in the development process may

create costly and time-consuming challenges for themselves later on. Because the AAHC is a municipal agency, it may be exempt from some of these costs.

These off-site expenses may vary from site to site.

Common Off-Site Costs Traffic Studies and Off-Site Traffic Mitigation A traffic impact study is required if a project generates 50 or more trips during peak periods. A traffic study costs approximately $5,000 to $6,000.328 Off-site mitigation can include a range of improvements such as adjusted traffic signals and new crosswalks.

Streetscape Reconstruction and Improvements Any developer who makes changes to the public right-of-way is generally responsible to pay for those improvements. These improvements may include widening sidewalks, installing new street lights, and planting new street trees. Concrete sidewalks cost approximately $10-$13 per square foot.329 Each street light may cost $1,500 or more,330 and each street tree may cost approximately $500 to install.331

are proposing to build seven or more units, contribute parkland to the city’s open space system. According to the ordinance, developers can “contribute parkland, recreational amenities and/or a cash contribution.”333 The voluntary parkland dedication can be calculated using the following formula: • Number of dwelling units x 0.124 acres = Number of acres of neighborhood parkland to maintain.334 • If a developer chooses to pay a fee instead of dedicate land, they should expect to pay $50,000 per acre of required parkland.335 Recreational amenities include public amenities that exceed the City’s basic requirements. This can include pedestrian walkways, plazas, landscaping, public art, and decorative pavers. A more detailed description can be found in the ordinance.336

Sewage Offset Mitigation Program Sanitary Systems

Parking Meter Removal and DDA Parking Fees

• New large-scale developments can substantially increase sanitary flow, which can add stress to the City’s sewer system.

If a developer wishes to remove an on-street parking meter managed by the DDA, the DDA requires developers to pay upwards of $45,000 to cover the loss of revenue.332 Developers must also pay for the temporary use or blockage of onstreet metered parking spaces during construction.

• The City of Ann Arbor requires developers to mitigate sanitary flow through infrastructure improvements or pay an in lieu fee that supports capital improvements that expand the sewer system’s capacity.337 The ordinance requires developers to pay $3,000 per gallon per minute of new peak flow.338

Parks and Recreation Developer Contribution Program The City of Ann Arbor Parks, Recreation and Open Space Plan requests that residential developers who

Stormwater Systems In Ann Arbor, a stormwater charge of $894.01/acre is collected every quarter based on the amount of impervious surfaces on our site.339 Various

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discounts are available based on the amount of green stormwater infrastructure provided on site and participation in local programs (Table 6.1).

New Fire Hydrants Developers may be required to install new fire hydrants around their property. New hydrant infrastructure costs can vary, but the equipment and labor for each hydrant may cost $6,000 or more.340

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309 S. Ashley

Background+SiteAnalysis 309 S. A

shley

FIGURE 4.1. Aerial of 309 S Ashley Street (Kline’s Lot)341

Site Context 309 S. Ashley Street, locally known as “Kline’s,” is a 1.2 acre site located in Downtown Ann Arbor one block west of Main Street. This site served as the original parking lot for Kline’s Department Store, which opened in 1930 and operated until 1994.342 Since the closure of the Kline’s Department Store, the site has served as a convenient parking location for patrons of downtown Ann Arbor. To the north of Kline’s Lot are retail stores including a bar, the Ann Arbor Art Center, and a bookstore. To the east of Kline’s Lot is an alley and the backside of retail stores located on Main Street. To the south of Kline’s Lot is a bank and to the west are single family homes, some of which have commercial uses..

The location of the Kline’s Lot is very attractive for housing because of its proximity to Main Street and all of the other benefits of living in downtown Ann Arbor. There are various stores, restaurants, and recreational options within 0.5 miles. This provides lots of opportunity for potential residents

of the development. Additionally, the University of Michigan’s Central Campus is only a few blocks east of the site. The Blake Transit Center is conveniently located two blocks away from the Kline’s Lot site and acts as the launching point for TheRide, Ann Arbor’s regional bus system.

According to SEMCOG’s Traffic Volume Analysis, the average annual daily travel (AADT) is 3,500 for S.Ashley Street and 5,900 for W.William Street.

The streets which surround the Kline’s Lot site are significantly lower than the 13,500 AADT of Main Street.343 Therefore, potential residents of the development will have access to all the benefits of being located near Main Street without having to deal with some of the congestion issues.

The site itself is a clean slate, meaning it is not currently considered a brownfield. The Kline’s Lot site shares an alley on the east side of the site which provides access and design opportunities as well as challenges.

The alley between Main Street and South Ashley

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Background + Site Analysis Street is shared between businesses who operate on Main Street and Kline’s Lot. The main functions of the alley are trash and recycling collection as well as a space for emergency vehicles. Currently, there are enclosed dumpsters on the lot which are presumed to be shared by the aforementioned businesses. These dumpsters would have to be relocated without taking up space in the narrow alley. Overall, the location and condition of the site is an excellent location for a housing development providing affordable and supportive units for the Ann Arbor community.

Mixed-Income Construction Background A mixed-income housing development can be defined as one in which the mixing of income groups is a fundamental goal of the development plan. In the case of 309 S. Ashey, this can be achieved by having marketrate units mixed with affordable housing units in one tower, and affordable and supportive housing units in the other. There are several proposed benefits to utilizing the mixed-income construction method. For one, the development of market-rate units can help to finance subsidized rental housing.344 An additional, and sometimes challenged assertion, is the idea that income mixing can promote improved outcomes for low-income families by taking them outside of areas of concentrated poverty.

Case Study, Encore, Tampa, FL Encore is a mixed-use, mixed-income redevelopment of a former public housing site near downtown Tampa, Florida. Encore is a great case study for our proposal for 309 S. Ashley because it includes a similar partnership between a local housing authority and a community development corporation to generate a mixed-income property of over 600 units in two towers. Of the 662 total units of housing 559 are affordable to seniors.345 Additionally, the project includes 180,000 square feet of office space, a 36,000 square foot grocery store, and 200 hotel keys.

Sustainability was a key goal of the plan, marked by a stated and achieved goal of receiving LEED Gold Certification across the entire development.

309 S. A

sHLEY

Stormwater and cooling management and green space are combined through a “technology park” that contains an 18,000 square foot ground sand basin. This means that the stormwater can be used for irrigation or filtered into the aquifer, with no stormwater leaving the site through runoff.346 Encore used several different sources of subsidies to build out the four residential structures with 662 units. Two of the structures are 100% affordable for seniors, while the other two are 70% affordable, 30% market-rate. The buildings received Low-Income Housing Tax Credits, HUD grants available for replacing public housing units, HUD guarantees for housing vouchers, brownfield redevelopment grants, and other local funding sources.

Analysis of Market-Rate Properties in Ann Arbor Looking at the Greater Ann Arbor Multifamily Submarket will help to develop an understanding of how the market-rate side of a development project at 309 S. Ashley would function. Currently, vacancies are near a 10-Year low, at 2.4%. Only 140 units have been delivered across the Greater Ann Arbor submarket over the past 12 months, although many projects were likely paused or delayed due to the COVID-19 Pandemic. Rents across Greater Ann Arbor have been increasing by 11.4% annually. The Average Market Asking Rent/Unit was $1,524, with an average asking rent of $1,358 for a 1-bedroom and $1,606 for a two-bedroom.347 Within the University of Michigan submarket, which contains all of campus, the east side of Downtown, Kerrytown, and Southeast Ann Arbor, the numbers are relatively similar. There are very low vacancy rates, around 2.5%. The average asking rent per unit is $1,627, however the annual rent growth is only around 3.0%.348 Looking at comparable properties such as the Beekman on Broadway, we can see what we could predict asking rents to be on brand new market-rate units. The Beekman on Broadway is considered a 4 State Mid-Rise Apartment. The dwelling units have an average square footage of 737 square feet, with an average asking rent per unit of $2,365 or $3.21 per square foot. A 1-bedroom unit has an average

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Background + Site Analysis square footage of 632, and an asking rent of $2,144 per unit. A 2-bedroom unit has an average square footage of 1,038 and an average asking rent of $2,950. It is possible that the market-rate units at 309 S. Ashley could command even higher asking rents due to a more desirable location downtown.

309 S. A

sHLEY

FIGURE 4.2. Infiltration Planters355

Sustainability Considerations The Ann Arbor Housing Commission (AAHC) should follow the guidelines for sustainable construction, sustainable systems, and healthy buildings, as described in the best practices section. Some additional recommendations are provided below to address the specific needs of 309 S. Ashley.

Heating and Cooling

on the property.349

A vertical geothermal system aligning with the bestpractices of geothermal previously described would be appropriate for both towers. The AAHC should consider working with a third-party geothermal provider in order to lower the high upfront installation costs. Specific recommendations should come from this provider.

Stormwater Systems As this site has limited space, it is important to utilize green stormwater infrastructure that efficiently uses the space available.

• Install Stormwater-Friendly Landscaping such as infiltration planters to optimize stormwater management and enhance the beauty of the sidewalk. Infiltration planters collect and filter runoff from impervious surfaces. The planter may connect to the stormwater management system

• Use Permeable Pavement on paved areas of the site to allow stormwater to infiltrate into the soil. Permeable pavements can be made of pervious concrete, porous asphalt, or permeable interlocking pavers.350 • Utilize Downspout Disconnection to redirect some stormwater from rooftop drainage pipes into permeable areas of the site. This practice reroutes rainwater from storm sewers and can be used to allow stormwater to infiltrate into the soil.351

Water Systems We are not recommending a greywater reuse system for The Kline’s Lot. These systems are difficult to pay back and the development process is hard to navigate due to a lack of precedent in Ann Arbor.

We recommend that the AAHC incorporate the ondemand hot water pumps and water-efficient fixtures recommended in the best practices section.

Transportation Considerations The Kline’s Lot is ideally located in Ann Arbor’s downtown district, the most walkable part of the city.352 Out of the three parcels included in this report, the Kline’s Lot has the best access to non-motorized transportation options. Future residents of the site would benefit greatly in access and mobility

considering that the site earns a particularly high Walk Score (97 out of 100) and Bike Score (93 out of 100), metrics that are commonly used within the real estate industry to communicate how easily someone can take care of daily errands without a car around a specific address.353 The Kline’s Lot is also close to

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many public transit options.354 While the site has many built-in advantages, there are opportunities to encourage non-motorized transportation use through improvements to the adjoining public right-of-way and the site design. A SWOT analysis (Strengths, Weaknesses, Opportunities, and Threats) can be found in Table 1 in Appendix B.

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Area Plan

309 s. ashley

Conceptual Model FIGURE 4.2. Kline’s Conceptual Model356

Tenant Breakdown TABLE 4.1. 309 S. Ashley, Tenant Breakdown Tower #1 (Larger, North)

Tower #2 (Smaller, South)

AMI

% of Units

AMI

% of Units

Market-Rate

80%

40-60%

80%

20%

Below 30% (Supportive Housing)

20%

40-60%

Transportation + Parking Improvements to the Kline’s Lot, located at the intersection of S. Ashley and W. William, should abide by the DDA’s Ann Arbor Downtown Street Design Manual. According to the Manual, S. Ashley is located in a commercial frontage context with a bicycle functional emphasis. Commercial frontage contexts are busy streets with a mix of restaurants, retail, major offices, and multi-family residences, although less active uses such as banks and commercial lobbies are commonly sprinkled throughout. Pedestrians are the highest priority users of commercial blocks, and ground floors should be active to create an engaging experience.357 Blocks with a bicycle functional emphasis prioritize cyclists by providing substantial infrastructure that facilitates travel to and through

the downtown area. Features such as protected lanes and bicycle-oriented wayfinding increase comfort and safety for cyclists of all ages and levels of experience.358 W. William also has a bicycle functional emphasis, but it is located in a mixed frontage context like W. Washington. W. William may include lower-intensity uses compared to S. Ashley, but it should still attract pedestrians.359 All of the design element specifications required for S. Ashley and W. William can be found in Table 2 in Appendix B. Lastly, the public alley on the east side of the S. Ashley parcel should not be overlooked. The main users of public alleys are service vehicles such

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Area Plan

309 S. A

as waste management trucks. Alleys should be designed to allow large vehicles to easily access the properties that they service. Pedestrians and cyclists are not the priority users of public alleys, but they will frequently utilize the passageways out of convenience or necessity. Public alleys should simultaneously improve service vehicle movement and pedestrian safety.360

Transportation Improvements The Ann Arbor Housing Commission can improve the safety, beauty, and comfort for all users of the rightof-way around the Kline’s Lot.

Public Right-of-Way • Widen Sidewalks to improve comfort for pedestrians and provide more space for amenities.

The designated walking path should be between 6-10 ft., and the amenity zone (space between the sidewalk and the curb where street trees, light poles, etc. are located) should be between 2-12 ft.361 362 363 • Install Benches to provide a resting place for pedestrians and people who are waiting for transit, food orders, etc. There should be a mix of seating options such as benches with backs, benches without backs, and landscaping containers that FIGURE 4.3. Seating Wall Around Street Tree Container381

sHLEY

double as seating.364 • Install an awning along one or multiple sections of the building to protect pedestrians from harsh weather conditions and provide a resting place for people.

• Install pedestrian-scale lighting along S. Ashley to improve safety and enhance the downtown identity. Lights should be (12-16 ft. tall).365 Building entrances should also be well-lit.

• Install Short-Term Bike Parking near entrances along S. Ashley to make it easier for cyclists to visit commercial spaces at the site and to mitigate theft.

• Build a Corner Bumpout on S. Ashley on the northern side of the W. William intersection to improve pedestrian visibility and calm traffic.

Bumpouts near on-street parking are typically 6 ft. wide.366 The bumpout should not disrupt the bike lanes on W. William.

• Provide Adequate Visibility near Conflict Points to prevent collisions between drivers and other users of the street. Clearly mark pedestrian paths near conflict points to add visibility and prevent confusion.

• Consider Building a Midblock Bumpout on S. Ashley to calm traffic.

FIGURE 4.4. Preferred Style of Lamppost, Downtown Ann Arbor382

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Area Plan

309 S. A

FIGURE 4.5. Public Art Concept on Pavement383

sHLEY

• Place an Enclosed Bike Parking Area near one or more residential building entrances to provide quality bike parking for residents in a convenient location.

• Place Lighting Throughout the Property to ensure that pedestrians and cyclists feel safe and comfortable traveling in dark conditions.

Parking

• Incorporate Public Art to enhance the unique identity of the block and create interest for pedestrians and residents. Public art can be placed on walls, ground surfaces, and within the right-ofway (project tenure varies by surface type). Public art should never obstruct sightlines for drivers and other users of the street.367 Specific examples will be outlined under Public Art below.

• Consider Installing Larger Planters around some of the street trees with stormwater-friendly landscaping.

Due to the ample number of parking spaces currently available in DDA parking facilities and the lack of DDA funding for new parking structures downtown, we recommend that the AAHC and the private developer enter into long-term parking agreements with the DDA to secure passes for future residents rather than include parking on site. Further information can be found in the section on parking best practices.

Public Amenities As displayed in the area plan (Figure 4.2), we propose that the Kline’s Lot include extensive paved driveway space to accommodate rideshare services, food delivery, and postal drivers. Providing adequate room for these automobile users to pull up and idle will alleviate traffic concerns and promote greater FIGURE 4.6. Public Art on Concrete Bench384

• Create an Engaging Streetwall with features like large windows and attractive signage to enhance the pedestrian experience. Encourage restaurants and retailers to have outdoor seating and sidewalk displays.

Site Design • Consider Constructing a Mixed-Use Building to add to the density of services and amenities within downtown. Ground-floor commercial activity aligns with the DDA Manual and adds interest to the block.

FIGURE 4.7. Public Art on Park Bench385

• Build a Driveway and Internal Loading Zone that connects S. Ashley to the alley to create a convenient loop for delivery vehicles and rideshare services. A loading zone that is separated from the public right-of-way will mitigate traffic congestion.

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area Plan

309 s. ashley

efficiency for these services. The driveway should manage these services for both towers. Both towers should also have individual entry lobbies, leasing offices, and indoor bike storage facilities for their respective residents. Including designated, sheltered space for bike storage can encourage active transportation, which is especially relevant for the Kline’s Lot as numerous bike lanes exist on nearby streets. While each of these amenities will be equal for residents of both towers, only the market-rate tower should include a resident gym and rooftop outdoor space for safety precautions and ease of surveillance for city staff.

FIGURE 4.8. Interactive Mural in Ann Arbor, MI386

Public Art When approaching public art at this site, it will be important to balance the private use with the public use. However, the density of this area is an asset and those who choose to live here are seeking a vibrant environment. As a core downtown site, the Kline’s Lot is in a location where people are drawn to spend time. Retail customers and pedestrians desire places to sit and hang out. Thus, this development can enhance the area by providing seating and art that

enhances the pedestrian experience. Seating can be incorporated creatively and can be a form of public art.

Retail The Kline’s Lot is located within a commercial frontage context; commercial frontage blocks should have mostly high intensity activities such as restaurants, retail, major offices, and multi-family residences. Pedestrians are the highest priority users of commercial blocks, and ground floors should be active and transparent to create an engaging experience.368 The ground floor activity along S. Ashley should complement the destination commercial activity on S. Main, one of Ann Arbor’s most popular shopping streets. Located to the west of the Kline’s Lot, the block includes high-intensity groundfloor storefronts like a coffee shop, fine dining, casual dining, entertainment venues, bars, clothing stores, gifts and home decor stores, a jewelry and watch store, health and beauty

services, a cosmetic store, a gallery, and an eyewear store. There are a few financial service businesses, and there is a mix of local and national brands.

The loss of office workers has negatively impacted downtown businesses. Before the pandemic, there were many office employees who worked downtown.

Since the pandemic, however, many offices have transitioned to a remote or hybrid format, and downtown activity has dramatically declined.369 Many food and beverage establishments maximize their capacity and activate the sidewalk by placing outdoor seating areas on the sidewalk. Future commercial tenants at the Kline’s Lot should create engaging storefronts and concepts to attract pedestrians from S. Main St.

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Supply & Demand Downtown Ann Arbor currently has a weak retail market, but there are signs of improvement.

According to CoStar data for Washtenaw County west of U.S. 23, neighborhood center retail has a vacancy rate of 4.3 percent.370 The vacancy rate spiked slightly in 2020, but it has steadily declined since. CoStar predicts it will level off around 3.0 percent in the next few years.371 The average neighborhood center market rate rent per square foot is $20.67, and CoStar projects that it will surpass $22 by 2025.372 373

FIGURE 4.9. Floor Plan on Building with Small Storefronts387

The YTD absorption rate for neighborhood center retail is -0.4%, but CoStar anticipates that it will rise to 1.4% by the end of 2022. They predict that the rates for 2023 through 2026 will also be positive but below 1%. The market should be able to absorb 15,001 square feet in 2025 and 12,963 square feet in 2026.374 The Standard, a luxury 10-story mixed-use building with ground level retail, is currently under construction one block away from the Kline’s Lot. Upon completion in Fall 2022, the development will add 5,925 square feet of retail space to downtown Ann Arbor.375 Before the COVID-19 pandemic, the Ann Arbor DDA “State of the Downtown” Report indicated that the greatest retail demand was for restaurants and eating establishments, grocery stores, and hobby stores.376 Ann Arbor’s retail surplus indicates that it is a retail destination. Retail surplus is defined as “retail sales supported by those who do not live in downtown.”

According to the “State of the Downtown” report, there was a retail surplus of $241M in 2018.377

Retail at the Kline’s Lot The retail market in downtown Ann Arbor is currently weak, but there are signs of improvement. The following recommendations are based upon the assumption that the retail market will continue to strengthen and will be able to support new retail space in the coming years. However, If the AAHC is very uncomfortable with the risk of retail, they should consider designing flexible ground-floor units that are used as residential units at first and can be

converted to commercial space later on if and when demand increases.

• Incorporate a Small Amount of Retail Space along S. Ashley. While market conditions are improving, the Washtenaw County retail absorption rate appears to be shrinking over the next few years.

The most appropriate location for retail units would be in Tower 1, with market-rate units on the north side of the property adjacent to the restaurants near the S. Ashley and Liberty intersection. The ground floor could accommodate approximately 4,550 square feet of retail, or roughly seven 650 square foot units.

• Target Small Business Tenants that are Typically Successful within an Urban, MixedUse Environment. Bobby Boone from & Access Retail Solutions recommends a mix of three retail typologies: neighborhood goods and services, food and beverage, and general merchandise, apparel,

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furniture, and other. A list of examples for these categories can be found in Table 3 in Appendix B.378 • Design Facades to Encourage Commercial Activity. Smaller, more narrow spaces approximately 20-25 ft. wide are appropriate for small businesses with low square footage needs and can be combined later.379 Windows are another important facade design element.

Potential shoppers should have a clear idea of the business’s contents and enhance their sense of safety.380

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415 W. Washington

Background+SiteAnalysis 415 W. W

ashington

Site Context 415 W. Washington has a long history of various uses. In an assessment study conducted by Reuter Associates/Architects, earliest maps of the site show that 415 hosted the Ann Arbor Electric Light Co Works, Ann Arbor Steam Laundry, J.J. Sauer Coal and Lumber Co. and the Michigan Milling Company warehouse.388 Working in some add-ons to the structure, in 1925, the Washtenaw County Road Commission purchased and utilized 415 W. Washington as a site for its garages and offices. In 1965, the City of Ann Arbor made claim to the site and used the office space for different departmental needs).389 415 W. Washington has been dormant since 2007 when the City withdrew its offices from the site.390 Upon the City’s departure from the site, contentious debates on the future of 415 have been an ongoing conversation amongst the City, community members, and all else who continue to track the life of 415.

The controversy surrounding 415 does not go unwarranted as there are many considerations when thinking critically of its renewed life. First, the site poses an environmental risk for development as it is located within a FEMA designated floodplain/flood fringe, as well as being deemed a brownfield site due to pollutants and contaminants as a result of its previous uses. Also, running below and alongside 415 is the Allen Creek stormwater management piping which has a six foot diameter; visual context provided in Figure 5.2 below. The site is also adjacent to the Tree Line Trail –a proposed non-motorized pathway– which will greatly inform the design of a new development. Furthermore, the 415 site is located in the Old West Side Historic District, which –in simplest terms– means that development of this site has another slew of guidelines to adhere to based on the City’s Historic Preservation codes/ordinances.

With all these constraints considered, the City and community members are hopeful in reactivating 415, even though their visions do not exactly align with one another. The City has long expressed that 415 should be a site for affordable housing. However, some community members oppose the placement of affordable housing in the floodway/floodfringe

for two reasons: 1) the current floodway/flood fringe demarcation line is over a decade old and does not consider a likely expansion of parameters given environmental changes and 2) a proposal of affordable housing further perpetuates harmful historic planning practices that place lower-income people in environmentally unsafe areas.391 Some opposition to that is the concern that a long history of planning that has situated lower-income people in unsafe spaces is only further perpetuated by this proposal since the site is in the floodway/flood fringe. Still, community members acknowledge the need for affordable housing in Ann Arbor. To oblige with this proposal, community members are more in favor of a development that is the lowest possible density. This community preference is contrary to the newest conceptualizations provided to the City by SmithGroup (addressed in more detail later). Other options for 415 have been provided by the Allen Creek Greenway Task Force, a group appointed by the mayor in 2006. This group proposed three options for the site: 1) remove existing buildings and fully convert the site to open green space 2) use adaptive reuse to preserve and repurpose the historic brick buildings as community space and 3) remove existing structures and build housing in the flood fringe and keep open space in the floodplain.392 One thing all stakeholders that closely follow 415 can agree upon (aside from preserving the Chimney Swifts’ habitat) is that 415’s revitalization is long overdue. Our recommendations and development concepts presented in this section are mindful of all the varying perspectives and constraints surrounding 415 and aim to present a feasible and productive use of the site.

Development Considerations Floodway and Floodplain Considerations Both the floodway and the flood fringe run through this site (Figure 5.1). All new construction and substantial renovation within the floodway and flood fringe zones must be designed to prevent flood hazards, constructed with flood resistant materials, and constructed to minimize flood damage.393

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FIGURE 5.1. Floodway + Flood Fringe on 415 W. Washington403

• Floodway Zone Considerations394 - Prohibited: The construction of any new residential buildings, structures without a foundation (including trailers and other temporary facilities), and parking lots built at a grade where the base flood event would exceed 2.0 feet.

- Permitted: Building redevelopment or replacement of an existing structure is permitted if the lowest floor is elevated above the flood protection elevation, if the overall development will not impede floodway conveyance, and if the building does not contain residential uses.

• Flood Fringe Zone Considerations395 - Prohibited: Egress windows and doors below the Flood Protection Elevation, Toilets connected to the sanitary sewer system with an elevation below the Flood Protection elevation, and new structures without a foundation.

- Permitted: Residential structures and related equipment, as long as it is elevated at or above the flood protection elevation. Nonresidential structures must also be elevated at this level or floodproofed below it.

Brownfield Considerations 415 W. Washington poses significant brownfield remediation obstacles due to past uses of the site including the Ann Arbor Electric Light Company,

Allmendinger and Schneider Cooper Shop, J.J. Sauer Coal and Lumber Yard, the Washtenaw County Road Commission, and more. The City and County engaged Tetra Tech to work alongside SmithGroup to conduct a Phase I and II Environmental Site Assessments; these investigations show soil and groundwater contamination. A Phase I Environmental Site Assessment conducted in April 2013 identified six recognized environmental conditions (RECs) of a more severe nature, eleven RECs that require further consideration, and four RECs that were previously remediated or were part of historical activities. The groundwater has been impacted by fuel and trichloroethene (TCE) remnants. Figure XX. below shows the placement of these sources of contamination. Many of the more severe sources are located in the southernmost section of the existing buildings. For this parcel to be suitable for residential use, significant remediation of the soil and water contamination is required. Following the completion of a previously conducted Phase II Environmental Site Assessment, Tetra Tech estimated that remediation costs would likely be in the $500,000 to $800,000 range.

Following the completion of the updated Phase II Environmental Site Assessment, the Ann Arbor Housing Commission will need to work with an environmental professional to create a clean-up plan.

As mentioned previously in the report, the amount and type of clean-up for brownfield sites varies considerably based on the contaminants present and the proposed uses to be developed on the land.

One type of remediation which may be necessary on the site is the use of a vapor intrusion barrier. This method is commonly used to ensure that harmful vapors from contaminated soil or other material do not enter the airways of buildings and subsequently harm residents or other users. In most cases, a “geomembrane” or strong sheet of plastic is installed beneath the building during the construction phase to block these harmful contaminants.396 While this method may be a potential remediation opportunity, expert knowledge is still necessary to determine the most responsible course of action to be taken on 415 W. Washington.

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Background + Site Analysis FIGURE 5.2. 415 W. Washington, Recognized Environmental Conditions404

415 W. W

ASHINGTON

development of this site. Several alternative funding sources for brownfield remediation were listed previously in the report as opportunities to pursue. Use of the Ann Arbor Affordable Housing Mileage will likely also need to play a large role as these other commonly utilized sources are unavailable for this site.

Potential Ownership Structure

For more information regarding oversight bodies, standard remediation processes, and funding opportunities, please refer to the Brownfield Remediation section located earlier in this report.

Funding Limitations For many developers, especially those focusing on affordable housing, federal housing programs are a great source of funding. In the State of Michigan, the Michigan State Housing Development Authority (MSHDA) oversees the allocation of Low-Income Housing Tax Credits (LIHTC) per Michigan’s Qualified Allocation Plan.397 Under MSHDA regulations, 415 W. Washington is disqualified from receiving LIHTC funds due to it being within 300 ft. of the Ann Arbor Railroad.398 Additionally, there are disqualifying factors associated with the site’s identification as a floodplain.

There are also funding limitations associated with brownfield remediation, as discussed previously in the report. To Leverage tax increment financing (TIF), the site must be a privately-owned, tax contributing parcel. Due to the Ann Arbor Housing Commission’s tax-exempt status, TIF funding could not be leveraged under a typical ownership structure by the AAHC. With these funding limitations in mind, the AAHC will need to be creative with their capital financing in the

Due to the Ann Arbor Housing Commission’s lack of access to TIF funds, and because of the significant constraints on the site that will raise project costs, it may be beneficial for the AAHC to consider alternative ownership structures. A potential solution would be to split the parcel between the buildable space and the greenspace surrounding the Treeline trail, and subsequently sell the buildable lot to a private developer. If this route is to be pursued, the AAHC could write certain provisions into the contract, including the preservation of the existing chimney and Chimney Swifts, as well as the AAHC’s control and operation of the affordable housing units. The private ownership of the land would then allow for TIF funds to be used towards brownfield remediation.

The parcel containing the Treeline trail could then remain under the ownership of the City of Ann Arbor.

The Ann Arbor Housing Commission could also choose to retain full ownership of the site, but should be cognizant of the financial constraints associated with brownfield remediation on a tax-exempt property.

Downtown Development District Authority Considerations According to the Ann Arbor DDA Downtown Street Design Manual, each street within the DDA district is assigned a frontage context and a functional emphasis, or classifications that specify which design elements are appropriate for each street. 415 West Washington is located in a mixed frontage context with a balanced functional emphasis.399 Mixed

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Background + Site Analysis context blocks have a mix of high and low intensity uses, and there may be an occasional parking lot or blank wall. Street design in this district should attract pedestrians with attractive ground floor uses and landscaping. It should also complement more intense commercial streets nearby. Desired activities include lower intensity uses like commercial offices and residential lobbies.400 Blocks with a balanced functional emphasis should accommodate many different modes of transportation.

Cyclists, pedestrians, and motor vehicles should be able to navigate these blocks safely and comfortably.

Infrastructure for each type of transportation can vary depending on the context, but balanced streets should always be inviting to cyclists and pedestrians.”401

Sustainability Considerations The AAHC should follow the guidelines for sustainable construction, sustainable systems, and healthy buildings, as described in the best practices section.

Some additional recommendations are provided below to address the specific needs of this site.

Heating and Cooling • We do not recommend geothermal due to the site constraints of 415 W. Washington. The density of this neighborhood would require the installation of a vertical geothermal system, and because the site is contaminated it is best to avoid excessive digging. Instead, install an air source heat pump.

• The AAHC should install cooling towers that could be compatible with a greywater reuse system, which will be recommended later.

Stormwater Systems Due to the level of soil contamination on site, stormwater infiltration cannot occur and special consideration to the types of stormwater retention is necessary. Since water infiltration should not occur here, this site is not suitable for green stormwater infrastructure. Additionally, detention in above ground or below ground storage is also not recommended because detaining water within a floodway/floodplain can obstruct potential floodwaters. Greywater reuse

415 W. W

ASHINGTON

systems, discussed in the stormwater best practices section of this report, could serve as an option to manage stormwater.

Water Systems Since this site is contaminated and lies within a floodway and floodplain, infiltration and detention of stormwater is not recommended for this site. Due to this unique situation, the AAHC should consider a greywater reuse system. A greywater reuse system on this building can limit the runoff on this site by directing rainfall that lands on the rooftop into storage tanks to be reused. This could help the developer earn stormwater credits from the City of Ann Arbor. A common method of storing stormwater for these systems is to install an underground retention unit. However, the extent to which the site is remediated will determine the type of underground stormwater retention. For example, for this site to have an underground stormwater retention system, the aged underground fuel tank and the surrounding contaminated soil would need to be removed.

The retention system cannot be adjacent to the contamination. Regardless of the level of remediation done on site, water storage is permitted within the basement of the building. This system is compatible with the solar panels, still allowing rainwater to be collected from the rooftop and stored in tanks.

As noted in the best practices section, payback periods are long for these systems due to the low cost of water. For that reason, we are only recommending greywater reuse at 415 W. Washington to serve as a trial project to hopefully pave the way for more future projects.This project could have the unique opportunity to pave the way for legislation surrounding greywater reuse systems in Ann Arbor.

More details concerning greywater reuse systems can be found in the sustainability systems best practices section.

Transportation Considerations The site is located in a walkable area; however, it has some setbacks for non motorized transit. In

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terms of accessing amenities by foot and bike, this site allows for a very walkable lifestyle. It has a high Walk Score (97 out of 100) and Bike Score (89 out of 100).402 Although the site is situated a block away from shops and restaurants downtown, it is located downhill from amenities from the west and east. Figure 5.3 demonstrates the elevation change around this site. Walking and biking up this steep climb can be people, especially for residents with limited or restricted mobility, such as seniors. This street, nor W. Liberty Street on its southern border, doesn’t have a protected bike lane, which is difficult for the safety of bicycle riders, especially with the increase in speed going downhill.

pedestrians with small children. Since YMCA does not have a dropoff loop and cars parallel park on each side of W. Washington, there is congestion and safety concerns with the current system. There are also safety issues with bicyclists and pedestrians sharing the same sidewalk space. Moreover, there is traffic from downtown areas that passes through this block to access Huron street (BL I-94) from Third Street.

Due to the downhill slope vehicle traffic and bicycle traffic gain speed in this area. Speed bumps, more drop off areas in front of YMCA, designated bike-only space, and more pedestrian crossings could greatly help alleviate traffic and safety concerns on this block.

In addition, the YMCA on the opposite side of the street on W. Washington brings traffic to the area, especially during peak child dropoff hours before standard work hours and pickup times after work.

This brings a mixture of motorists, bicyclists, and

A SWOT analysis (Strengths, Weaknesses, Opportunities, and Threats) is included in Table 1 in Appendix C.

FIGURE 5.3. Elevation Changes in Ann Arbor405

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Area Plan

415 W. WASHINGTON

Conceptual Model FIGURE 5.4. Preferred Smith Group Development Model, Floor View407

FIGURE 5.4. Preferred Smith Group Development Model, Aerial View406

FIGURE 5.6. Capstone Team Development Model, Aerial View417

Figures 5.4 and 5.5 show the preferred development option for 415 W. Washington which is going before the City of Ann Arbor Planning Commission and City Council in the coming months. Figure 5.6 shows our team’s proposed development plan prior to discovery of the preferred development option. The site coverage of this conceptual model is approximately 21,300 sf. Much of the massing and site footprint is similar between these two concepts. The SmithGroup plan is said to accommodate up to 150 units. Due to the constraints on the sites, no building can

occur outside of the proposed area. One difference of note is our team’s inclusion of townhouse units along W. Washington. Because this is a residential neighborhood, we feel it would be most appropriate to provide this lower-density development along the roadway in order to match the existing character of the single-family home neighborhood, and provide a buffer between the lower density of the neighborhood and the higher density of the proposed apartment building.

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area Plan

415 w. washingTon

Given that the Ann Arbor Housing Commission appears to be moving forward with the preferred development model, our recommendations in this section are suitable for both this model and our

team’s development model. It is our goal to provide suggestions that are most relevant to the AAHC’s current direction with respect to this site.

Tenant Breakdown TABLE 5.1. Tenant Breakdown, 415 W. Washington419 SmithGroup Plan

Capstone Plan

AMI

% of Units

AMI

% of Units

Market-Rate

85%

Market Rate

85%

60%

15%

60%

15%

Given the funding limitations associated with the site, it would be financially difficult to have a majority of units on the site be affordable. Based on research of the proposed development going before the City of Ann Arbor, as well as our own understanding of the

financial feasibility and Brownfield TIF regulation, we concur with the suggestion that 15% of the units be set aside for residents earning up to 60% of the Area Median Income.408 Per the same proposal source, 415 W. Washington is slated to have around 150 units, suggesting that approximately 22 units would be set aside as affordable housing units.

These affordable units are likely best suited for individuals/couples without children as families may wish for more open space away from the busier streets of Downtown Ann Arbor. This development is also not well-suited to older individuals due to the incline of the walk to and from Main Street.

Transportation + Parking Washington Street is designated as a balanced street and should be inviting to cyclists and pedestrians.

Moreover, Washington is viewed as a bicycle corridor.

However, as it is now, this block only has designated areas for pedestrians and motorists. In addition, the YMCA, on this block, draws in a great deal of traffic, much of which is families with children. The current street design yields many safety concerns, especially when children are crossing the street during busy drop-off/pick-up periods.

should be to: • Prioritize safety, with special attention to small children • Slow down auto traffic • Shift how drivers and people feel on this block to signal it is more of a non-motorized space than the FIGURE 5.7. Aerial View of N. 5th Avenue in Kerrytown, Ann Arbor418

The development of 415 W. Washington provides an opportunity to reconfigure the streetscape: Before the lot is developed or sold to a developer, the property line could be set further back from Washington Street to extend the public right of way. Adding space to the right of way could provide space for a protected two-way bike lane or space for a bigger dropoff area for families bringing their children to the YMCA. In general, it would allow for a redesign of the street.

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downtown area • Add a protected bike lane, financed by the developer of 415 W. Washington To slow down auto traffic and signal a shift to a nonmotorized priority transportation area, the roadway should include traffic calming design elements, such as pedestrian refuge islands, raised crosswalks, and speed bumps. The block of N. 5th Avenue from E Kingsley Street to Catherine Street serves as a great example of what incorporating these elements look like and their effectiveness. (Figure 5.7)

zoned PUD is one parking space per unit.409 However, this applies to PUD projects of more than 300% FAR.410 Since this project will be less dense than this FAR, no maximum is required. Nevertheless, we still recommend trying to accommodate one space per unit for this site. Given this information as well as the city’s EV ordinance, there should be approximately 125 spaces. Each of the townhomes have a parking space located underneath the dwelling space, leaving 120 spaces we hope to accommodate underneath the main building. Of these 120 spaces, we recommend the AAHC provide 12 EV-charging stations, 30 EVready spaces, and 78 EV-capable spaces. The building

In addition to these roadway street calming elements, the roadway should be redesigned to better accommodate non-motorized FIGURE 5.8. Washington Street Reconfiguration: Protected Bike Lane and transportation, traffic during drop- Angled Parking420 off period, and safety of families crossing the street. Figure X below shows a redesign of this block on W Washington that incorporates more street parking in front of the YMCA, a median for a pedestrian refuge island, and a protected bike lane.

Currently, the roadway spans 36 feet from one curb to the other and 65 feet when including the sidewalks in the right of way as it is designed right now. Figure 5.8 below offers one solution that reconfigures the space within the 65 feet. If additional space from the FIGURE 5.9. Washington Street Reconfiguration: Drop off lane421 415 lot is dedicated to the right-ofway, additional features, like bike racks, covered bus stops, bikeshare ports, and space for scooters could be added.

Parking The plan in progress proposes rezoning this site as a Planned Unit Development (PUD) and will include approximately 125 units, including the units in the townhomes. The current recommended maximum amount of parking spaces in an area URP 603 - Taubman College - University of Michigan - April 2022

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area Plan

415 w. washingTon

footprint covers approximately 21,300 square feet.

Setting aside 15% of this area for road right of ways and supportive columns, that would leave 18,105 square feet underneath for parking which would accommodate approximately 100 spaces.

This falls 20 spaces short of our goal of providing one space to each resident. These spaces are not legally required to be provided, however if the AAHC wishes to provide all 120 spaces, there may be more space in the Northwest corner of the site. Due to the limited space of areas outside of the high flood risk zone, public parking spaces from the DDA cannot be accommodated on site.

There should be caution in where the EV spaces are placed: Even though planned EV parking in the flood fringe of a floodplain is not yet regulated, it is not well-advised. Thus, the EV spaces should have priority to be on the outer edge of the flood fringe, on the western edge of the property, where flooding is low risk. If there is not enough space to accommodate all the EV-charging stations and EV ready spaces, then the number of EV spaces will need

Public Art + Placemaking

to be reduced regardless of the standards in the citywide EV ordinance. In addition, the electrical facilities to support EV charging are regulated in the UDC. All hard wired components of the electrical facility – electrical meters, panelboards, disconnect switches, circuit breakers, etc. – must be elevated 1 foot above the 0.2% flood elevation, also known as the 500-year flood.411, 412 The recent housing construction Liberty Lofts mounted their electrical facilities 6-8 feet above ground on the wall with the charge cables dangling down to the cars.

For bicycle parking, one bike parking space is required for every five dwelling units, with 50% class A parking and 50% class c parking. Class A storage is an enclosed bike parking storage facility, class B storage is covered bicycle racks, and class C storage are fixed bicycle racks.413 For our proposed development this would be 15 spaces of enclosed bicycle storage and 15 spaces of hoopstyle rack bicycle parking. It is important to note that a hoopstyle rack constitutes 2 spaces.

Figure 5.11. View of Train Tracks, looking East on W. Washington Ave423

There are multiple opportunities for community activation, placemaking, and public art on this site.

Incorporating public art and placemaking into this site’s development can foster community buy-in, economic vitality, and become a community asset for the City of Ann Arbor. According to Project for Public Spaces, placemaking “refers to a collaborative 424 process by which we can shape our public realm FIGURE 5.12. Mobile Coffee Truck in order to maximize shared value”.414 Potential FIGURE 5.10. Asphalt Art, Lancaster, PA422

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opportunities focus around connecting the site to the surrounding community in a creative and safe way and establishing the site as a community hub. We recommend maximizing public space activation for this site by employing a variety of these opportunities.

demonstrating the “impact of asphalt art projects.”415

Public Art Opportunities

Pedestrian art at crosswalks and the implementation of a midblock crossing connecting 415 W. Washington to 400 W. Washington, would be an opportunity to improve pedestrian safety in front of the YMCA and facilitate connections to the Treeline Trail. Crosswalk art not only helps calm and control traffic, but also provides opportunities for placemaking and place attachment for community members. Bloomberg Philanthropies offers grants through their Asphalt Art Initiative to support projects in the US

The inclusion of the Treeline Trail and the programming of a public plaza on the site will provide moments for popup shops, holiday markets, a coffee stall, small scale concerts, food trucks, and more. Although structures without a foundation are not permitted in the floodway, we recommend discussing with the floodplain manager the possibility of permitting food trucks and other pop-up shops in this space during the daytime under the condition that they cannot remain on the premises overnight. Project for Public Spaces is a non-profit that offers grants for US-based nonprofits and government agencies to transform public spaces into community assets, and could provide an opportunity for funding this type of work

FIGURE 5.13. A Nighttime Public Market425

FIGURE 5.14. Los Trompos at Beacon Park, Detroit, MI426

FIGURE 5.15. Decorative Screening on Corcoran St. Parking Garage, Durham, NC427

FIGURE 5.16. Washington and S. 4th Avenue Parking Structure, Ann Arbor, MI428

Crosswalk Art

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on the site.416 As this development will likely be elevated to accommodate a single field of parking, the parking level will provide a great opportunity to incorporate public art. A decorative screening using metal panels or art wraps can be creatively used to shield the parking and enhance the pedestrian experience. This site also offers a unique storytelling opportunity in which the history of the area can be featured in the art and attract corporate sponsorship.

Chimney Preservation The preservation of the chimney on 415 W. Washington offers a very unique opportunity for public education on chimney sweeps and the history of the site. We recommend creating a parklet surrounding the chimney offering a place to gather, play, rest, and learn about the chimney’s historical context.

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2000 S. Industrial

Background+SiteAnalysis 2000 S. I

ndustrial

Site Context 2000 South Industrial Highway is a 4.01 acre site located two miles southeast of Downtown Ann Arbor.

The site is bordered by the Ann Arbor Railroad to the west and South Industrial Highway to the east. To the north of the site is the U.S. Army Reserve Training Center. The site’s southern border includes retail lighting and window treatment stores. Other retail and office buildings are located directly across South Industrial Highway. Woodbury Gardens Apartments and Townhomes is a large rental housing community located north west across South Industrial Highway.

Currently, this site serves as a fueling and overnight parking space for city-owned vehicles. It houses the former building of the Ann Arbor Housing Commission Office that now sits vacant, as well as a water tank in use that services the surrounding area.

Development Considerations Two constraints to building affordable residential housing include potential contamination on site and ineligibility for Low Income Housing Tax Credit

(LIHTC) and other government funding due to its adjacency to railroad tracks. To determine the full extent of contaminants on site, an Environmental Site Assessment (ESA) Phase I and II are needed.

However, from an initial soil assessment, petroleum contamination exists on site from an abandoned underground heating oil tank.429 The underground storage tank has since been removed; however, the remedial action plan is still in progress. In addition, remedial action may be needed around the existing fueling station that we propose relocating on site. Remediation adds additional upfront costs to the development project. The additional expense may only be known once the city pays for an ESA Phase I. Additionally, a potential development on this site would not be eligible for funding assistance to make this project financially feasible.

LIHTC nor Michigan State Housing Development Authority (MSHDA) grants and tax credits are not eligible for sites adjacent to the railroad.

FIGURE 6.1. Aerial of 2000 S Industrial Highway437

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Background + Site Analysis

20 S. I

Potential Ownership Structures

Sustainability Systems

The AAHC could implement the site plan proposed below through a multitude of ownership structures depending on the total cost of the project and the amount of funding that the AAHC can access. The site could:

Heating and Cooling

• Remain Entirely City-Owned. The AAHC could then apply the AA Affordable Housing Millage funds to construct the housing development.

However, it would also need to fund remediating the potential contamination on site.

• Divide the Site into Two Lots, split down the middle. The northern half – with the municipal uses – would remain city-owned while the southern half would be sold to a private developer who would then be responsible for constructing, remediating, and maintaining the land. This option would be most suitable if there is extensive contamination remediation needed as the remediation could then be funded through a TIF. However, the developer would not be eligible to receive LIHTC funding or funds from the affordable housing mileage.

• Remain City-Owned but Ground Lease the Housing Development. In this scenario, the city retains ownership of the land; however, the ground lease would bring a private developer in to develop and maintain the residential building.

Lease agreements typically last 99 years. In this time, the developer would cover the development and maintenance costs. Depending on the contract, the private developer could also contribute to financing the brownfield remediation, though still would not be eligible for TIF funding. This scenario could create a unique funding structure by creating a public private partnership to supplement AA Affordable Housing Millage dollars with private funds through leaseholder financing. This would be appealing to share the burden of the brownfield remediation and help cover the upfront cost of constructing everything on site.

NDUsTRiAL

A vertical geothermal system aligning with the bestpractices of geothermal previously described would be appropriate on 2000 S. Industrial to heat and cool all buildings on site. Because 2000 S. Industrial is located within the city limits of Ann Arbor, building a horizontal geothermal system could limit future, more dense development in the area. The AAHC should work with a third-party geothermal provider in order to lower the high upfront installation costs.

Specific recommendations should come from this provider.

Stormwater Managing stormwater on this site is particularly important because 2000 S. Industrial is a part of the Mallet Creek watershed. This area has historically dealt with flooding issues, water quality issues, structural problems, and diminished habitats.430 We recommend stormwater collection and capture on this site. We recommend installing multiple rain TABLE 6.1. Stormwater Charges and Discounts for 2000 S. Industrial438 Calculations

Acres

Total Site Area

4.09

Estimated Impervious Area

2.50

Stormwater Charger per quarter

2,239.26

Discount for being a community parner for clean streams

578.40

25.85%

Discount fo complaint water control

646.47

28.87%

Discount for other best management practice controls

473.60

25.83%

Stormwater charge per quarter with discounts

540.79

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Background + Site Analysis gardens collecting water from the downspouts of each residential building and office building. In Ann Arbor, a stormwater charge of $894.01 per acre of impervious surface on site is collected every quarter.

We attempted to minimize impervious surfaces by designing taller buildings and minimizing parking spaces. Various discounts are available based on the amount of green stormwater infrastructure provided on site and participation in local programs (Table 6.1). The AAHC should install rain gardens and become a community partner for clean streams.

Rain barrels should be placed under the downspouts near the community garden, collecting rainwater to reuse to irrigate the plants. Once incorporating the stormwater charge discounts, the AAHC can expect to be responsible for a quarterly stormwater charge of approximately $540.00.

Water Systems

We are not recommending a greywater reuse system for 2000 S. Industrial. These systems are difficult to pay back and the development process is hard to navigate due to a lack of precedent in Ann Arbor.

We recommend that the AAHC incorporate the ondemand hot water pumps and water-efficient fixtures recommended in the best practices section for both the residential and office buildings developed on this site.

20 S. I

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Transportation Considerations Compared to the other sites, 2000 S. Industrial has fewer amenities within a walking and biking distance.

It rates as a Walk Score of 79 out of 100, which is still very walkable, and a Bike Score of 80 out of 100.431 The site faces some connectivity issues due to the railroad tracks that run along the west side of the property making South Industrial the only main route for motorists, cyclists, and pedestrians for about 0.4 miles. Figure 6.2 shows SS. Industrial’s current condition: it serves two-way traffic with a two-way turn lane in the middle and serves as a main route for trucks. However, there is not a designated lane for bicyclists. For pedestrians, there is a marked crosswalk 200 feet from the entrance of the property that has a flashing light on demand to stop traffic; however, it lacks a pedestrian refuge island.

There have been proposals to add a protected bike lane along the road on S. Industrial Avenue or along the State Street side of the railroad tracks.

The non-motorized path proposed for along the railroad track, mentioned in the 2013 S. State Street Corridor Plan, would connect the proposed Treeline Urban Trail Allen to Pittsfield Township.432 However, an active trail for non-motorized transportation on the opposite side of the railroad tracks from 2000 S. Industrial would not service potential residents.

FIGURE 6.2. South-Facing View of S. Industrial Highway439

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Background + Site Analysis Overall, additional infrastructure would be needed to improve to be added for potential residents to have better connectivity to amenities beyond what is located north of the site on S. Industrial.

Transit There are two Ann Arbor Area Transportation Authority (AAATA) TheRide bus routes which run along South Industrial Highway.433 Route 24 Eisenhower - Golfside runs from the Blake Transit Center in Downtown Ann Arbor to St. Joe’s Hospital on the east side of the metropolitan area. Route 6 Ellsworth runs from the Blake Transit Center to Downtown Ypsilanti. According to SEMCOG’s Traffic Volume Analysis, the average annual daily travel (AADT) for South Industrial Highway is 10,600. This value is lower than Packard Street which is further west and has an AADT of 13,200 and the northern portion of South State Street which has an AADT of 11,600.434 A SWOT analysis (Strengths, Weaknesses, Opportunities, and Threats) is included in Table 1 in Appendix D.

Supportive Housing Feasibility for 2000 S. Industrial To determine the site feasibility for supportive housing at 2000 S. Industrial, the physical site must be examined for alignment with supportive housing needs. The physical surroundings are extremely important for promoting recovery for those who may be experiencing trauma or other challenges.435 Additional considerations include the transportation

20 S. I

NDUsTRiAL

options and accessibility of necessary amenities.

2000 S. Industrial is not in a particularly walkable section of Ann Arbor, and while there is access to bus routes, lacking a personal vehicle while living in this area severely limits accessibility. Accessibility to other amenities such as affordable food options and job centers must be further understood, but through early stage analysis, 2000 S. Industrial seems to have adequate accessibility to necessary destinations.

This particular site faces challenges when it comes to financial feasibility and accessing capital financing sources. Due to the site’s proximity to the Ann Arbor Railroad, the site is excluded from using HUD capital financing sources and Low-Income Housing Tax Credits. HUD sources that could have been used include the Supportive Housing Program, Home Investment Partnerships Program, Community Development Block Grant funding, and more.436 Some options are available through the Michigan State Housing Development Authority and other sources, such as the Federal Home Loan Bank system.

However, many of these programs are competitive and if they do not exclusively deny projects that are close to railroads and industrial uses, they may still not give preference to such proposals. Developing a set of Operating Financing Sources would be similarly challenging without access to HUD programs. While gaps in financing could potentially be filled through the Ann Arbor Affordable Housing millage, if a significant amount is required it may be an unwise use of the funds. Due to these financial restraints, we recommend the AAHC pursue supportive housing opportunities on the Klines lot or other LIHTC eligible City-owned cites.

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Area Plan

2000 s. indUsTRial

Conceptual Model FIGURE 6.3. 2000 S Industrial Aerial View440

Tenant Breakdown TABLE 6.2. Tenant Breakdown, 2000 S. Industrial Option 1, Ground Lease

Option 2, Alternative Funding

AMI

% of Units

AMI

% of Units

80%

80%

80%

40%

40-60%

20%

40-60%

60%

2000 S. Industrial is limited in its ability to receive traditional state and federal funding for affordable housing, such as LIHTC and HOME funds, due to the site being adjacent to the railway. In 2019, the Ann Arbor Housing Commission determined the site could accommodate 50-165 affordable housing units by using a limited equity cooperative for households or alternative local funding sources for rental units at 80% of Area Median Income (AMI) or less.441 An affordable development can be achieved through

either for-sale or for-rental units.

• Option 1: Homeownership Cooperative through a Ground Lease - The cooperative would operate through a ground lease with the City and allow private construction partners to secure private financing to construct for-sale condominiums.

Homebuyers could purchase units ranging from $275,000-$385,000 and pay monthly membership fees to cover maintenance costs.

• Option 2: Affordable Rental Units - Nontraditional local financing could support and be repaid through rental units at 80% AMI or below. Such financing options include “housing revenue bonds, Brownfield funds, Ann Arbor Affordable Housing Funds, and/or proceeds from the sale of other public sites.”442 Based on research of the proposed development presented to City Council, as well as our own

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area Plan

2000 s. indUsTRial

understanding of the financial feasibility, we concur with the suggestion that the majority of the units should be 80% AMI with the addition of at least 20% of units reserved for 60% AMI. With our conceptual plan we recommend 109 rental units on the site, 65 of these units would be 60% AMI or below while the remainder would be 80% AMI. With a goal of larger-unit sizes, we aim for this development to be an accessible option for small families who may

prefer the location outside of downtown Ann Arbor.

If the brownfield remediation is more intensive and expensive than initially expected or the AAHC can take on, then the AAHC should look to a ground lease.

For this scenario, 21 of the units would be 40-60% AMI and the remainder would be 80%. This option has significantly more units at 80% AMI to increase the profit margin of this project, which is attractive to private developers and lenders.

Transportation + Parking To allow and promote a walkable lifestyle in this area, the following design elements should be incorporated on and around the site: • Protected bike lane along S. Industrial • Shaded/Sheltered bus waiting areas There is space to accommodate these elements in the public right of way. (Figure 6.4) In addition to adding infrastructure for non-motorized transportation, beautifying the area is important.

Vegetation should be added along S. Industrial and the railroad to improve the aesthetics of the residential area and to mitigate heat reflected off the payment.

Parking

council provided other sustainability alternatives, such as building electrification, in order to move developments forward without meeting the ordinance expectations.444 However, we recommend the AAHC strive to meet the ordinance requirements if possible to help further the goals of the A2 Zero plan.

For government offices and courts, the minimum amount of parking spaces is 1 space per 333 square feet of floor area, and the maximum amount of parking spaces is 1 space per 250 square feet of floor area.445 Our proposed office development will contain approximately 20,000 square feet of floor area and approximately 18 parking spaces. These parking spaces would exceed the minimum amount of spaces needed for the building which would provide an opportunity for electric vehicles charging stations if the city chooses to pursue that option. Additionally, these spaces could be available for guests visiting residents of 2000 S. Industrial after office hours.

As a city-owned lot that will be redesigned to incorporate residential and office uses, the city will likely rezone this parcel as a PUD (Planned FIGURE 6.4. Potential Refiguration of 2000 S. Industrial Unit Development). Our proposed residential Avenue449 development will contain approximately 109 units, and while parking minimums are not enforced for this project, we recommend providing approximately one space per unit considering this area is in a relatively car-dependent area.443 Given this information as well as the city’s EV ordinance, the AAHC should provide approximately 10 EV-charging stations, 28 EV-ready spaces, and 71 EV-capable spaces in order to meet the EV ordinance. Previous developers in Ann Arbor have struggled to meet the demands of the ordinance. To address these concerns, the city URP 603 - Taubman College - University of Michigan - April 2022

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area Plan

2000 s. indUsTRial

For bicycle parking, since one bike parking space is required for every five dwelling units, with 50% class A parking and 50% class C parking, the development should include a total of 11 class A spots and 11 class C spots. Clase A storage is an enclosed bike parking

storage facility, class B storage is covered bicycle racks, and class C storage are fixed bicycle racks.446 For our proposed development we recommend 11 spaces within a secured bicycle storage room and 11 spaces of outdoor bicycle hoop parking.

Municipal Facilities + Equipment In addition to housing, 2000 S. Industrial could be a good location for a few different municipal facilities.

The biggest municipal structure would be an office and warehouse for the Ann Arbor Housing Commission, which is in need of space for its growing staff. There is also a fueling station for municipal vehicles that is currently on the property that can be moved, but it must remain on the site. The EV parking spaces for municipal employees on the property can also be relocated within the property.

Ann Arbor Housing Commission Office and Warehouse

square feet of the building will be flex space that can be utilized by the City or rented by the community. A kitchen space will be included as a practical amenity for gatherings.

The AAHC offices will be situated near the edge of the property along the northern boundary and S. Industrial. Placing the building along the S. Industrial boundary will activate the streetfront, and an entrance close to the street will improve accessibility for pedestrians and cyclists. The Warehouse will be located in a separate structure closer to the water tower.

Fueling Station

The AAHC office should include a large open workspace, individual offices, and meeting rooms.

The nature of the AAHC’s work makes it necessary for employ ees to be in-person, so almost all of its staff will be working in the office and not remotely. AAHC’s total office area will be approximately 10,000 square feet. The AAHC warehouse will be approximately 3,000 square feet and provide space for municipal vehicle storage and maintenance. Another 10,000

The fueling station on the property is a necessary piece of equipment to service municipal vehicles.

The pump cannot be removed, but it can be relocated within the site. The fuel pump will be relocated to a spot near the AAHC warehouse and the water tank to keep municipal facilities separated from the residential buildings on the site.

FIGURE 6.5. Flexible Meeting Space450

FIGURE 6.6. EV Charging Station, Ann Arbor, MI451

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area Plan

2000 s. indUsTRial

EV Stations The City of Ann Arbor has expressed the potential desire to store and charge City-owned electric vehicles on this site. Currently the City is considering two options for EV storage. One option is to have select full-time City employees store the vehicles at their permanent residences, providing funding to help install charging stations at these residences. The other option is to have EV charging infrastructure on the 2000 S. Industrial site for City vehicles. In this scenario, the EVs would be stored on site when not in use and a separate space would need to be available for the personal vehicle of the employee who drives to 2000 S. Industrial in order to access their Cityowned electric vehicle. Regardless of the decision of the City of Ann Arbor to store City-owned EVs on-site, the AAHC should include some EV spaces for both the office and residential buildings according to the ordinance described in the best practices section.

Assuming the AAHC follows the ordinance for the residential and office development, there may be EV charging stations open and available for City-vehicles to use as employees and residents make the transition from gas to electric personal vehicles. Perhaps the City of Ann Arbor can use these open EV charging stations while they decide whether to help full-time employees install EV chargers at home for city-owned EVs, or to create a city-owned designated parking lot for EVs.

Water Main Easement There is a water main that runs along the north side of the property, and the City must be able to access the infrastructure. The AAHC should maintain a 40 ft. access easement on the north side of the property from S. Industrial to the water tower. Nothing can be built on top of this easement; we recommend paving over this area to create parking spaces along the back side of the AAHC office building.

Public Amenities An attractive and vibrant public space can enhance FIGURE 6.7. Public Art Playground Structure452

the unique identity of the neighborhood and foster community connections. Placemaking elements like public art, a community garden, outdoor seating, and play and fitness equipment may be suitable for the 2000 S. Industrial site. Sidewalk amenities like trees and benches can improve the experience for pedestrians, cyclists, and public transit users.

• Incorporate Public Art like Sculptures and Murals. Sculptural pieces that are safe for children to play on can add a defining landmark to the neighborhood and provide a welcoming space for children. A mural on the water tank on the site could improve the tower’s appearance.

Since the residents would be the main people benefiting from a mural on the water tower facing Southeast, thorough engagement with residents when envisioning a design would be vital.

• Consider Planting a Community Garden that provides fresh, healthy food and creates learning opportunities for community members. Gardening is a great way for residents in more urban settings

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to connect with nature and with other community members. The garden area could also potentially include space for 2000 S. Industrial residents to compost. Although gardens provide many benefits, the AAHC should be prepared to program and manage the space. The estimated cost of constructing four to eight raised beds ranges from $2,000 to $4,000, and ongoing maintenance costs are relatively low.447 Rain gardens can also be incorporated throughout the site.

• Create a Comfortable Seating Area near the play sculpture and garden where community members can gather and enjoy the outdoors. A grill could also be added to allow for outdoor cooking.

FIGURE 6.8. Water Tank Public Art, South Ogden, UT455

FIGURE 6.9. Seating Shelter with Benches + Tables454

• Allow Community Members to Rent the Flex Space Inside the AAHC Office Building. Affordable meeting spaces are useful community assets.

• Install a Fit Park to improve community access to fitness equipment. A fit park includes a variety of permanent fitness equipment fixtures in a public outdoor area. This new community will not likely include a gym, and the fit park would be a simple way to give residents access to fitness equipment.448 • Add sheltered seating and landscaping near the Industrial + Rosewood bus stop to make public transit users and pedestrians more comfortable.

There should be a clear walking path that connects the property and its various buildings to the main sidewalk and bus stop on S. Industrial to make transit usage as easy as possible.

FIGURE 6.10. Fit Park453

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Conclusion

CONCLUSION The City of Ann Arbor and the Ann Arbor Housing Commission have a great opportunity over the next two decades to utilize the affordable housing levy to create thousands of affordable housing units. As the City of Ann Arbor continues to grow and be an attractive location for students, workers, and employers, the addition of these units is vital to further the goals of creating an equitable and sustainable environment for all residents.

The City and the AAHC are in a position to develop these sites through the utilization of innovative financing and public-private partnerships that not only provide affordable housing but contribute to the overall vitality of the community. These sites also present an opportunity for leading sustainability initiatives that set the tone for future developments.

The analysis of these three sites have led to understanding the many different considerations that are facing the City and the AAHC as they move forward with the task of developing these sites and others. At the Kline’s Lot site, we analyzed the potential for a high-rise development within a downtown context and how affordability can be considered when developing in one of the most coveted locations within the City. 415 W. Washington required extremely innovative design and careful consideration of the site’s contexts and constraints to develop a brownfield that was also located within Ann Arbor’s floodway. At 2000 S. Industrial we worked to provide a conceptual plan that balanced providing a high-quality living environment while also continuing the municipal uses of the site.

In each of these sites, additional consideration was given to aspects of sustainable and healthy building systems, transportation and parking options, environmental remediation practices, and financing opportunities.

Additionally, through interview processes with Ann Arbor residents and subject matter experts, we have developed an understanding of the many different public interests and perspectives on the development of these sites.

As the City and the AAHC begin to present plans for the 415 W. Washington site to become the next new affordable development project in Ann Arbor, we hope that our recommendations and best practices provide the AAHC with new considerations that can be incorporated into 415 W. Washington and future developments.

We would like to thank our project partners and everyone who has contributed to the development of this report and who help to advance housing equity within the Ann Arbor community.

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“Affordable Housing Sites,” created by Charlotte Dhaya.

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Zach Smith (Sustainability Expert), Lecture in discussion with the group, January 2022.

U.S. General Services Administration, “Buildings and Health - GSA Sustainable Facilities Tool,” sftool.gov, accessed April 11, 2022, https://sftool.gov/learn/about/576/buildings-health.

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Judith Layzer and Alexis Schulman, 25.

Judith Layzer and Alexis Schulman, 33.

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Judith Layzer and Alexis Schulman, 32.

We recommend the City of Ann Arbor refer to “The Municipal Curbside Compostables Collection,” a wonderful guide created by the Department of Urban Studies and Planning at MIT that could help make these changes.

Judith Layzer and Alexis Schulman.

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Reuter Associates/Architects, 415 West Washington Historic Structure Assessment, (2013), 5-14. [https:// annarborchronicle.com/wp-content/uploads/2014/04/14-095-AskinsRueter-final-report415-W-Washigton.pdf] The Future of 415 W. Washington, History. [https://www.futureof415.com/q1.html] Grace Shackman, The Eyesore on W. Washington; The old road commission site is once again in play, (The Ann Arbor Observer, 2021),1-4. [https://annarborobserver.com/the-eyesore-on-w-washington/] Old West Side Community Members: L. Berauer, A. Colvin, M. Mackenzie, M. St Cyr, T. Stulberg, G. Ziegler.

Interview by Valerie Lujan. In person. [resident address redacted] and 415 W. Washington, Ann Arbor, MI, March 21, 2022.

The Future of 415 W. Washington, History.

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“Analysis of the Financial Feasibility of Developing Affordable Housing on Under-Utilized City-Owned Property,” SmithGroup, May 2020, https://www.a2gov.org/departments/Housing/Documents/%21%20 Financial%20Analysis%20of%20Affordable%20Housing%20on%20City%20Owned%20Property%20

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UPDATED%205.27.20.pdf.

DDA Manual, p. 33 DDA Manual, p. 42 DDA Manual, p. 58 Walk Score “MapWashtenaw,” Washtenaw County Michigan, Accessed April 12, 2022, https://www.washtenaw.org/1197/ MapWashtenaw.

404 “Phase 1 Environmental Site Assessment: 415 W. Washington Street, Ann Arbor, Michigan, 48103,” Tetra Tech, published on April 22, 2013.

405 Topographic-maps.com, “Ann Arbor, MI,” https://en-gb.topographic-map.com/maps/p4mw/Ann-Arbor/ 406 Ryan Stanton, “Latest look at Ann Arbor’s plan for blighted site across from YMCA,” MLive, December 15, 2021, https://www.mlive.com/news/ann-arbor/2021/12/latest-look-at-ann-arbors-plan-for-blighted-siteacross-from-ymca.html.

407 Ryan Stanton, “Latest look at Ann Arbor’s plan for blighted site across from YMCA.” 408 Ryan Stanton, “Latest look at Ann Arbor’s plan for blighted site across from YMCA.” 409 “MEMO: 415 W. Washington Tradeoffs Analysis,” December 15, 2021.

410 Advised by Jeff Kahan, City of Ann Arbor Planner 411 Unified development code seventh edition 5.14.2.I.3 412 Jerry Hancock, City of Ann Arbor’s FloodPlain Coordinator 413 Unified development code seventh edition 5.19.10 A 414 “What Is Placemaking? | Category — Project for Public Spaces,” accessed March 18, 2022, https://www.pps. org/category/placemaking.

415 “Asphalt Art | Bloomberg Philanthropies,” Asphalt Art, accessed March 16, 2022, https://asphaltart. bloomberg.org/.

416 “Home — Project for Public Spaces,” accessed March 18, 2022, https://www.pps.org/.

417 Created by Capstone Member Charlotte Dhaya.

418 “S 5th. Ave.,” Google Maps, accessed April 12, 2022.

419 Ryan Stanton, “Latest look at Ann Arbor’s plan for blighted site across from YMCA.” 420 Streetmix, created by Capstone Member Brigitte Smith.

421 Streetmix, created by Capstone Member Shelby Mistor.

422 “Asphalt Art | Bloomberg Philanthropies,” Asphalt Art. 423 “W. Washington Ave,” Google Maps, accessed April 12, 2022.

424 “R&L Coffee Mobile Espresso Bar,” Roaming Hunger, accessed April 12, 2022, https://roaminghunger.com/rlcoffee-mobile-espresso-bar/.

425 Nicky Lefebvre, “Night Markets Return to Memorial Park for Summer,” Busselton-Dunsborough Mail, November 21, 2019, https://www.busseltonmail.com.au/story/6504436/night-markets-return-to-margaretriver-for-summer/.

426 “2021: Los Trompos at Beacon Park” accessed April 12, 2022, https://metrodetroitmommy.com/2021-lostrompos-at-beacon-park-spinning-whimsy-fun/.

427 “Pick the Design for New Downtown Durham Garage Public Art,” Durham Herald Sun, https://www. heraldsun.com/news/local/counties/durham-county/article215374760.html.

428 “Urban Configurations, Irina Koukhanova 2002,” City of Ann Arbor Public Art Tour, accessed April 12, 2022, https://www2.a2gov.org/GIS/MapAnnArbor/PublicArt/.

429 “21-1467 Resolution to Approve a Professional Services Agreement with ATC Group Services LLC for Environmental Services at 2000 S. Industrial Highway and to Appropriate Funding in the Amount of $60,000.00 from the Water Supply System Fund Balance (8 Votes Required),” Ann Arbor City Council, Published on September 7, 2021, https://a2gov.legistar.com/LegislationDetail.aspx?ID=5117103&GUID=07333F85-252F48C5-99B1-C307190B0AA0 430 Mallets Creek Restoration Project, Washtenaw County Drain Commissioner, City of Ann Arbor, Pittsfield Township, Accessed April 10, 2022, https://www.a2gov.org/departments/systems-planning/planning-areas/ water-resources/Documents/Malletts_TMDL_ImplementationPlan.pdf.

431 Walk Score, https://www.walkscore.com/score/2000-s-industrial-hwy-ann-arbor-mi-48104# 432 South State Street Corridor Plan, An element of the City of Ann Arbor Master Plan: Land Use Element, https://www.a2gov.org/Documents/SSSC%20PLAN%20August%202013.pdf 399 400 401 402 403

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433

“Route Maps & Schedules Library.” TheRide. Accessed March 22, 2022. https://www.theride.org/mapsschedules/route-maps-schedules-library.

434 “Semcog Traffic Volume Map.” SEMCOG.org. Accessed March 22, 2022. https://maps.semcog.org/ trafficvolume/.

435 Kimberly A. Rollings and Christina S. Bollo. “Permanent Supportive Housing Design Characteristics Associated with the Mental Health of Formerly Homeless Adults in the U.S. and Canada: An Integrative Review.” International Journal of Environmental Research and Public Health vol. 18,18 9588. 12 Sep. 2021 436 Corporation for Supportive Housing. “Supportive Housing Financing Guide” Accessed 03/20/2022 from https://www.csh.org/wp-content/uploads/2011/12/Toolkit_Supportive-Housing-Financing-Guide1.pdf 437 “2000 S. Industrial Hwy,” Google Maps, accessed April 12, 2022.

438 “Ann Arbor Non-Residential Stormwater Credits”, A2gov.com, Accessed April 10, 2022, https://www.a2gov. org/departments/systems-planning/planning-areas/water-resources/Pages/Commercial-Storm-WaterCredits.aspx 439 “S. Industrial Highway,” Google Maps, accessed April 12, 2022.

440 SketchUp, Created by Capstone Member Roland Amarteifio 441 “19-2126: Resolution to Direct the Ann Arbor Housing Commission to Pursue Affordable Housing Development of 2000 S. Industrial,” Ann Arbor City Council, Published November 18, 2019. https://a2gov.legistar.com/LegislationDetail.aspx?ID=4218355&GUID=4DDE84F8-71E6-4283-B77C23F7E26D6657&FullText=1 442 “19-2126: Resolution … 2000 S. Industrial ” 443 “MEMO: 415 W. Washington Tradeoffs Analysis,” December 15, 2021.

444 Ryan Stanton, “Ann Arbor Housing Development Gets Initial OK, but Lack of EV Chargers a Concern,” Mlive, August 18, 2021, https://www.mlive.com/news/ann-arbor/2021/08/ann-arbor-housing-development-getsinitial-ok-but-lack-of-ev-chargers-a-concern.html.

445 Unified development code seventh edition 5.19.2.

446 Unified development code seventh edition 5.19.10 A 447 Carolyn Zezima, “Creating a Successful Community Garden for Residents,” in Sustainable Affordable Housing Management: A Money-Saving Guide to Keeping Your Site Green, Healthy & Energy Efficient, (New York: Vendome Real Estate Media, 2016), 13, https://cdn2.hubspot.net/hubfs/591414/Community_Garden-FreeChapter-4.2.pdf.

448 “What Is a Fit Park? Where to Find One in Michigan,” A Healthier Michigan, June 19, 2015, https://www. ahealthiermichigan.org/2015/06/19/what-is-a-fit-park-and-where-to-find-one-in-michigan/.

449 Streetmix, created by Capstone Member Rebeka Rooks.

450 “Meeting + Event Space,” Techtown Detroit, accessed April 12, 2022, https://techtowndetroit.org/viewconference-rooms-at-techtown-detroit/.

451 Ryan Stanton, “Ann Arbor Rolls Out Rapid EV Chargers for Public Use Downtown,” MLive, October 29, 2021, https://www.mlive.com/news/ann-arbor/2021/10/ann-arbor-rolls-out-rapid-ev-chargers-for-public-usedowntown.html.

452 “Amazing Playgrounds,” Handmade Charlotte, September 3, 2012, https://www.handmadecharlotte.com/ amazing-playscapes/.

453 “What is a Fit Park? Where to Find One in Michigan,” A Healthier Michigan.

454 “Stoddart Infrastructure Safari Shelter,” Stoddart, accessed April 12, 2022, https://stoddart.com.au/ products/stoddart-infrastructure-safari-shelter.

455 Jamie Lampros, “Murals Brightening South Ogden’s Two Water Towers,” Standard Examiner, October 11, 2012, https://www.standard.net/lifestyle/2012/oct/11/murals-brightening-south-ogdens-two-water-towers/.

456 “Prices of Modular Vs. Stick Built Homes,” Budgeting Money - The Nest, 2019, https://budgeting.thenest.com/ prices-modular-vs-stick-built-homes-23826.html.

457 “Prices of Modular Vs. Stick Built Homes.”

458 “Benefits - LIFTbuild,” accessed March 12, 2022, https://www.liftbuild.com/benefits/.

459 “Benefits - LIFTbuild.”

460 “Benefits - LIFTbuild.”

461 “Steel vs. Wood Framing for Your Home,” accessed February 6, 2022, https://homereference.net/steel-vswood-framing/.

462 “Fiberglass, Cellulose, or Foam: Which Is the Right Insulation Material for You? -,” Environmental Protection,

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463 464 465 466 467 468 469 470 471 472 473 474 475 476 477 478 479

2017, https://eponline.com/articles/2017/11/21/right-insulation-material.aspx.

“Fiberglass, Cellulose, or Foam.”

Tobias Roberts, “Building With Straw Bales: A Comprehensive Guide,” Rise, December 12, 2020, https://www. buildwithrise.com/stories/how-to-build-a-home-using-straw-bale.

Tobias Roberts, “Insulating Homes With Sheep Wool,” Rise, December 6, 2019, https://www.buildwithrise. com/stories/can-you-use-sheep-wool-to-insulate-your-home.

“Fiberglass, Cellulose, or Foam.”

“Learn Why Energy Efficient Insulation Works,” GreenHomes America (blog), January 11, 2018, https://www. greenhomesamerica.com/energy-efficient-insulation-works/.

“Fiberglass, Cellulose, or Foam.”

Erin Shine, “Rockwool (Mineral Wool) Insulation: Pros and Cons,” January 2022, https://www.attainablehome. com/rockwool-mineral-wool-insulation/.

“Fiberglass, Cellulose, or Foam.”

“Fiberglass, Cellulose, or Foam.”

“Fiberglass, Cellulose, or Foam.”

Ann Arbor DDA, Street Design, 32–33.

DDA FY22 & FY23 Budget Review (Mar. 22, 2021) Ann Arbor DDA, Street Design, 32–33.

Boone, “Strategizing.”

Otwell Mawby, P.C., “Brownfield Plan - Former Sawmill Redevelopment,” November 2017, https://www. crawfordco.org/wp-content/uploads/2017/12/Brownfield-Plan-Former-Sawmill.Crawford-Co-BRA. Grayling.112117.pdf.

“Veteran Services: Piquette Square Fact Sheet”, Southwest Solutions, last revision 2010, https://www.swsol. org/piquette-square-fact-sheet/ “The Corner Mixed-Use Development Architectural Design,” ROSSETTI, October 9, 2019, https://www.rossetti. com/corner-mixed-use-development.

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APPENDIX A TABLE 1. Washtenaw County, Requirements to Qualify for Brownfield Incentives 1.

The proposed project site meets the definition of an eligible property as defined in Public Act 381 of 1996, as amended, MCL 125.2652 Definitions.

2.

The project is located in the Brownfield Redevelopment Zone, which is defined as the jurisdictional boundary of each municipality within Washtenaw County that passed a resolution requesting to join the Washtenaw County Brownfield Redevelopment Authority (WCBRA).

3.

The Local Unit of Government supports inclusion of the eligible property in the Brownfield Plan, which may or may not include the use of Tax Increment Financings, to support the proposed brownfield project.

4.

The proposed redevelopment for the eligible property is consistent with the master plans, zoning ordinances and community/economic development goals of the local municipality and County where the proposed project is located, as determined by the local unit of government and County.

5.

The existing character of the eligible property is such that redevelopment activities would be limited or not feasible without brownfield redevelopment assistance provided by PA 381 and/or other brownfield redevelopment programs. In addition, the project developer commits to explore all other available private and public funding sources, as determined in consultation with the WCBRA.

6.

An analysis demonstrates that the required eligible activities can be satisfactorily completed within the available resources under this program, or if not, that supplemental funding sources, such as private equity or financing, tax credits, grants or loans, will be utilized to complement the financial resources available under PA 381 for proposed projects.

7.

The developer has provided evidence of a firm commitment to the project and a demonstration of sufficient experience, financial resources, and development capabilities to successfully implement the proposed redevelopment project.

8.

The proposed project site will have adequate access to the necessary public infrastructure and utilities needed to serve the proposed redevelopment project, as determined in consultation with the affected community.

9.

The WCBRA reserves the right to consider other factors applicable to a specific project or participating municipality.

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TABLE 2. City of Ann Arbor, Brownfield Plan Review Criteria 1.

Developer-reimbursable Brownfield Tax Increment Financing shall not exceed 20% of overall project investment.. This limit does not apply to projects with $3 million or less in private investment, not including property acquisition costs.

2.

Brownfield Tax Increment Financing incentives shall not be reimbursed to (benefit) a Liable Party, nor used to finance brownfield activities that are otherwise the legal responsibility of a Viable Liable Party. Primary Responsible Parties are identified and pursued by the MDEQ [now the Michigan Department of Environment, Great Lakes, and Energy].

3.

If a project includes residential land use, and Non-Environmental Eligible Activities are requested, and is not already paying a Fee in Lieu of providing affordable housing as part of a Planned Unit Development, affordable housing must be included. In those cases at least 15% of the total number of units must be provided to households that earn a maximum of 60% of the Area Median Income, with rents established using MSHDA rents and MSHDA PHA Utility Allowances, for at least 99 years. a. If for-sale residential units are proposed, AMI limits still apply and sales price will be limited to maintain affordability over the required affordability period.

4.

If a project does not include residential land use, and is not already paying a Fee in Lieu as part of a Planned Unit Development, and Non-Environmental Eligible Activities are requested, a payment in lieu of providing the required affordable housing is required. The payment in lieu amount shall be $50,000 + 2% of the overall private investment, to be reserved by the Brownfield Authority and remitted to the City from first Tax Increment capture available for reimbursement to developer for Eligible Activities.

5.

If only Environmental Eligible Activities are requested, affordable housing is not required, and the project will generally be supported with the assumption of the inherent benefits of a cleaner environment and protection of public health. The City strongly favors additional remediation beyond minimum required for Due Care and compliance with applicable environmental standards. Examples include remediation beyond property boundaries within adjacent street rights-of-way and properties where such actions will result in meaningful current and/or future protection of public health.

6.

Additionally, Non-Environmental Eligible Activities will only be considered if:

• i. Total of non-environmental activities does not exceed environmental, unless the project provides affordable housing, or Fee in Lieu, in accordance with #4, above; AND • ii. Projects that can demonstrate the project meets MEDC requirements, and the MEDC has given verbal conceptual support for the project. However, projects may be supported that do not qualify for MEDC support, if determined to be a local priority; AND • iii. A real financial gap in project feasibility can be demonstrated.

7.

Public Infrastructure Non-Environmental Eligible Activities must demonstrate an area-wide benefit, and not only serve the proposed development. The proposed infrastructure upgrade shall not be an improvement that would otherwise be required to support the development. The City also encourages infrastructure that result in exemplary improvements in energy efficiency.

8.

The environmental conditions and/or extraordinary costs associated with urban infill development prevent a reasonable Return on Investment for the developer.

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9.

Interest, permit review fees, building review fees, sewer disconnect fees, as an additional brownfield eligible expense, will not be considered eligible expenses.

10.

Total TIF capture period for developer reimbursement may be limited to below the maximum 30 years allowed by statute, as negotiated with the City. Any such capture period shall explicitly identify duration and eligible activities, inclusive of administrative and local brownfield revolving fund activities.

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TABLE 3. Standard Brownfield Remediation Processes Excavation

Contaminants and contaminated soil on the surface or subsurface are dug up from the site and transported offsite for treatment or disposal in a landfill. Clean soil or other material can be used to fill the excavated area and create a level surface for reuse.

Tank Removal

Soil contaminated with gasoline or other fuels is dug up from the site to expose and remove the underground storage tanks and piping system. Then the soils under the tank can be examined for contamination and removed as needed.

Capping

Creating or adding a barrier between the surface and contaminants by using a geotextile, a layer or clean soil or both. Capping protects areas of cleanup, reduces exposure, and prevents the spread of contamination.

On site or ‘In situ’ treatment

Chemicals are injected into the soil to break down contaminants or convert them into less harmful or toxic substances. Solidification or stabilization adds binding of chemical agents to prevent contaminant movement.

Bioremediation

Naturally-occurring or adapted microbes consume organic contaminants. Active management at bioremediation sites includes adding nutrients, oxygen or chemicals that release oxygen to increase microbial growth, allowing them to degrade the contaminants over time to water, gas, or less harmful or toxic substances.

Phytoremediation

Plant root systems release substances which help plants neutralize, stabilize or increase microbial degradation of contaminants in contaminated soil or water near roots. Select plans can also take up contaminants through their roots, reducing soil and water contamination over time.

Lead and asbestos abatement

Lead and asbestos are inspected and removed by specially-trained licensed contractors. The training, inspection, and abatement may be regulated by environmental or agencies separate from brownfield programs. Lead and asbestos removal involve removal of contaminated material in contained areas using specialized equipment.

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TABLE 4. Sustainable Construction Methods, Pros + Cons Construction Method

What is it?

Pros

Modular Construction

Modular construction is the technique of pre-fabricating modules of a building offsite in a climate-controlled facility, transporting these` modules to the construction site, and assembling the building module by module.

• A type of prefabricated construction • Can drastically reduce construction related costs • Can be made out of wood or steel • Pre-fabricated in climate controlled, so weather does not impact construction timeline • Construction time on site much less

Cons

• Few to no Midwest modular housing manufacturers • More difficult to address thermal bridging in between modules • Not flexible for on site adjustments • Requires a builder who is knowledgeable in panelized construction

• Produces much less waste

Stick Frame Build

LIFTBuild

A traditional construction method consisting of building a building out of timber.

A vertical construction approach where a building is essentially built from the top down.

• At $50-$250/sq ft, a typical single-family modular home costs 1020% less than a stick-built single-family home456 • Most cost effective to construct

• More prone to degradation and mold and termites

• Costs about $150–$250/ sq ft to construct a single family home457

• Can warp over time

• No need for tower cranes and lifting equipment458

• New technology and still patent pending

• Reduced waste compared with traditional construction

• Only one North American residential project to date460

• More consistent quality control compared with traditional construction

• Can not be built as tall as steel framed building

• LIFTBuild is the only company who does this type of construction

• Safer assemblage for workers compared with traditional construction459

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Steel Frame Build

A traditional construction method consisting of building a building out of steel.

• Can build higher buildings • Less prone to degradation • Non-combustible • Can withstand natural disasters (not quite so important for michigan) • Does not warp over time

• Less design flexibility • Metal is a conductor, so not good for keeping spaces warm in the winter if the space is not properly insulated • Can rust if exposed to water over a long period • Can cost between 10 and 20 percent more than wood frames461

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TABLE 5. Sustainable Insulation Materials Insulation material Spray Foam

Pros • Can seal in cavities best • Best for retrofitting spaces

Straw

• All natural material • Can have very high R-value • No off-gassing

Cons

R-value

• Contains polyurethane which Ranges from R-4 462 can cause respiratory problems R-6.5 per inch463 • R-value depends on how tightly packed the straw is • A high R-value requires very thick walls

~R-2.38 - R-0.94 per sq inch, but can get upwards of R-60464

• Not water-resistant • Not fire-retardant Sheep wool

• Naturally resistant to mold and mildew

• Needs to be treated to not attract insects

• Just as flame-retardant as other non-natural insulations

• Costs more

Ranges between R-3.5 - R-3.8 per sq inch465

• No off-gassing Cellulose

• Also acts as a good sound insulator

• Can settle and flatten overtime, losing R-value466

~R-3.8 per inch467

• Has a slightly lower R-value, providing less financial payoff 468

Ranges from R-3 R-3.3 per inch470

• A recycled product Rock Wool Insulation

• A recycled material • Fire retardant

• Not biodegradable, thus reducing environmental benefits • Can be as much as 25% more expensive than other insulation options469 Cotton insulation

• Uses cotton fibers

• Takes a lot of energy to produce, ~R-3.4 per inch472 so needs to be recycled cotton to be sustainable471

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FIGURE 1. 3: Step Water Treatment Processes for Various End Uses

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TABLE 6: Indoor airPLUS Requirement Checklist

Category Moisture Control

Requirements • Drain or sump pump installed in basements and crawl spaces. In EPA Radon Zone 1, a check valve is also installed.

• Layer of aggregate or sand (4in.) with geotextile matting installed below slabs AND radon techniques used in EPA Radon Zone 1.

• Basements/crawl spaces insulated, sealed, and conditioned.

• Protection from water splash damage if no gutters.

• Supply piping in exterior walls insulated with pipe wrap.

• Hard-surface flooring in kitchens, baths, entry, laundry, and utility rooms.

Radon

• Radon-resistant features installed in Radon Zone 1 homes in accordance with Construction Specifications 2.1.

Pests

• Corrosion-proof rodent/bird screens installed at all openings that cannot be fully sealed.

(Not required for clothes drying vents).

HVAC Systems

• Equipment selected to keep relative humidity <60% in “Warm-Humid” Climates.

• Ducts systems protected from construction debris AND no building cavities used as air supplies or returns.

• No air handling equipment or ductwork installed in the garage(s).

• Clothes dryers vented to the outdoors or plumbed to a drain according to manufacturer’s instructions.

• Central forced-air HVAC system(s) have a minimum MERV 8 filter AND no ozone generators in home. Temporary filter installed to protect the unit from construction dust.

Combustion Pollutants

• Emissions standards met for fuel-burning and space-heating appliances • CO alarms installed in each sleeping zone according to NFPA 720.

• Multifamily buildings: Smoking restrictions implemented and ETS transfer pathways minimized.

• Attached garages: Door closer installed on all connecting doors.

• Attached garages: In homes with exhaust-only whole-house ventilation EITHER • 70 cfm exhaust fan installed in garage OR • Pressure test conducted to verify the effectiveness of the garage-to-house air barrier

Materials

• All composite wood products certified, interior paints and finishes, carpet, carpet adhesives, and carpet cushion certified low-emission.

Final (Inspection)

• HVAC system and duct • zork verified to be dry and clean AND new filter installed • Home ventilated before occupancy • Equipment manuals, Indoor airPLUS label, and certificates provided to owner/occupants.

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TABLE 7: Downtown Ann Arbor Design Element Guidelines473

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FIGURE 2. Downtown Development Authority Total Parking Fees FY20 vs FY21474

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APPENDIXB TABLE 1. 309 S. Ashley Transportation SWOT Analysis

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TABLE 2. Design Element Requirements for W. William and S. Ashley475

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TABLE 3. Retail Typology Examples476 Neighborhood Goods and Services

Food and Beverage

General Merchandise, Other Apparel, Furniture, and Other

Grocery store

Restaurants (Full-service, Boutique quick service, fast food)

Gyms

Drug Store/Pharmacy

Coffee shop

Thrift

Urgent/Specialty healthcare

Convenience Store

Dessert/Candy shop

Toystore

Entertainment (bowling, theaters, cinema, club)

Spa

Bar

Books and music store

Salons

Food trucks

Sports store

Beer/wine/liquor store

Popup restaurant

Homegoods

Pet store

Ghost kitchen

Stationary

Hardware store

Art gallery

Flower shop

Hobby/Gift

Cosmetic shop

Jewelry, watches, and optical Popup shops

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APPENDIX C TABLE 1: 415 W. Washington Transportation SWOT Analysis

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APPENDIX D TABLE 1. 2000 S. Industrial Transportation SWOT Analysis

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