Ann Arbor, MI Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Ann Arbor, MI and summarizes what was decided — variances, site-plan and subdivision applications, and Board of Adjustment hearings. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 81 items on file; most recent August 22, 2026.
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548 South 5th Avenue — Reszoning Area Plan (REZ 26-00007) to D1 with Midtown Character Overlay and Secondary Street Frontage
The Planning Commission recommended City Council approval of the 548 S. 5th Avenue reszoning area plan (version dated May 27, 2026) from R4C to D1 with Midtown Character Overlay and Secondary Street Frontage, accepting an offered condition for a 10-foot side and rear setback adjacent to residential zoning. Discussion included access/driveway changes, streetscape activation, and how sustainability commitments should be handled.
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Public hearings schedule announcement and advance notice of upcoming site plan item
Staff stated there were no public hearings scheduled for the next business meeting. Staff also gave advance notice of an upcoming site plan item at 3005 Packard Road involving relocation of a solid waste enclosure and addition of bicycle parking, with a staff recommendation for approval.
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Commissioner proposed business: PUD supplemental regulations amendment process clarification
Staff clarified how a future request to update PUD supplemental regulations (such as parking minimums) would be processed, describing it as a text amendment/rezoning-type process and noting when site plans or area plans may or may not be required.
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Public hearing and decision: 3861 Research Park Drive (Gift of Life Michigan) site plan
The commission approved site plan SP26-0002 for additions and reconstruction at 3861 Research Park Drive (Gift of Life Michigan), including demolition and replacement of building wings, a new connector wing enclosing a courtyard, a utility room addition, and new parking. Discussion focused on bicycle parking standards changing at City Council.
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Public hearing and decision: 841 Broadway Street site plan amendment (remove one parking deck level; add residential units; offsite parking via Amtrak lot)
The commission held a public hearing and approved the 841 Broadway Street site plan amendment SP26-0007 to remove the top level of a parking deck, add net five residential units (seven added with two fewer permitted), and shift 118 parking spaces to the adjacent Amtrak lot under a long-term lease arrangement, subject to a development agreement and conditions.
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Public hearing and recommendation: 3400 Dexter Road rezoning and site plan (annexation from Scio Township; R4B; 33 attached townhomes)
The commission held a public hearing and voted to recommend City Council approval of the 3400 Dexter Road rezoning to R4B and approval of site plan SP25-0021, subject to a development agreement and conditions including revised plans and engineering/transportation requirements.
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University Ann Arbor site plan (2424 East Stadium Boulevard) — approval
The Planning Commission approved the University Ann Arbor site plan for a six-story residential building and townhomes at 2424 East Stadium Boulevard, subject to a development agreement. Discussion covered unit mix, parking quantity and future convertibility, EV chargers, tree mitigation and park plantings, pedestrian connections, sidewalk reconstruction, NGBS certification level, backup generator fuel type, and a potential TIF request mentioned in public comment.
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SpringHill Suites site plan (2295 South State Street) — approval
The Planning Commission approved the SpringHill Suites site plan for a five-story, 118-room hotel at 2295 South State Street, subject to a development agreement. Discussion addressed utility relocation, grading/retaining walls, stormwater, tree mitigation, pedestrian crossing contribution, parking quantity, and electrification.
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Upcoming agenda preview (August 5, 2026)
Staff previewed four items anticipated for the August 5, 2026 Planning Commission meeting, including a rezoning for 2958 Shady Lane, a returning 3400 Dexter site plan with annexation/rezoning, a revised 841 Broadway site plan, and a 3861 Research Park Drive site plan.
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Public comment period (late meeting): recognition of departing ZBA member
During a public comment opportunity near the end of the meeting, the chair recognized a departing long-serving ZBA member and presented a certificate of appreciation. The departing member addressed the board, thanked colleagues, and described continued community service.
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Reports: Council update
A board member reported that city council passed an ordinance amendment related to downtown height bonuses, with options tied to affordability or sustainability requirements, including electric-capable buildings and solar requirements or payments in lieu.
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New business: 2026 annual retreat scheduling discussion
Staff and board members discussed scheduling the 2026 annual retreat, including potential dates in August and September and preferred start times. Staff planned to send an email poll to gauge availability, with discussion suggesting September dates as stronger options.
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Unfinished business
The board reported there was no unfinished business.
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Public hearing and decision: 110 South Ravina Boulevard rear open space variance for detached garage reconstruction
The board held a public hearing on a request for a 6.6 variance under Section 5.16.6D to allow a 450.5 square foot detached garage exceeding rear open space limits at 110 South Ravina Boulevard. The existing garage was damaged in an April tornado and demolished; the new garage would meet 3-foot setbacks. Support letters and supportive public comments were received. The board approved the variance unanimously.
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Public hearing and decision: 3630 Terhune Road rear-yard setback variance request
The board held a public hearing on a request for a 7-foot rear-yard setback variance at 3630 Terhune Road to allow a garage addition and first/second-floor additions. Multiple support letters were received and one neighbor spoke in support. The board found the lot uniquely shaped and approved the variance unanimously.
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Public hearing and decision: 1724 Waltham Drive rear-yard setback variance request
The board held a public hearing on a request for a 16-foot rear-yard setback variance to allow a single-story rear addition at 1724 Waltham Drive. Two support letters were received and no one spoke at the hearing. After discussion of lot geometry and alternatives, the board denied the variance on a 4-3 vote.
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Meeting procedures and appeal rights overview
Chair Candace Brier opened the Zoning Board of Appeals meeting and staff reviewed procedures for applicant presentations, timekeeping, in-person and remote public comment, and the board’s decision process. The board also stated the vote threshold for granting an appeal and noted the right to appeal ZBA decisions to circuit court.
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Recommendation to City Council: Approve 1310 Wisteria site plan (SP26003) and development agreement contingent on administrative land transfer
The Planning Commission recommended that City Council approve the 1310 Wisteria site plan (version 2 dated May 5, 2026) and associated development agreement, contingent on an approved administrative land transfer.
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Public hearing: Woodbury Gardens rezoning and site plan (opposition and support)
Multiple residents and community members spoke on the Woodbury Gardens rezoning and site plan. Several urged denial of TC1 rezoning, citing transit-corridor eligibility, parking levels, traffic methodology, and displacement concerns; others supported the project with requests for better pedestrian connections and clarification of paths and crossings.
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Staff report: Recommendation for approval of rezoning and site plan with conditions; comprehensive plan context; sustainability commitments
Staff recommended approval of the site plan and TC1 rezoning with conditions, citing compliance with TC1 dimensional requirements after revisions, alignment with the comprehensive plan’s transition district concept, limited landmark tree impacts, and sustainability commitments including all-electric units with limited gas for backup generators and grills and at least 40% solar coverage on roofs.
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Architectural presentation: Site plan, building program, parking, and materials (Woodbury Gardens)
The project architect presented the site context, phased plan, unit mix, parking reduction to 369 spaces (1.08 per unit), building layouts, third-floor pedestrian bridges, and exterior materials (brick, cast stone, metal panel, fiber cement), along with renderings and circulation details.
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Petitioner presentation: Woodbury Gardens revised site plan and conditional rezoning request
The petitioner team presented revisions to the Woodbury Gardens proposal, including splitting building mass into three buildings, removing one level of parking (reducing parking by about 87 spaces), adding screening/landscaping, offering conditional zoning restrictions on certain parcels, contributing to a midblock crossing on E. Stadium, and adding a 10-foot multi-purpose path to Frisinger Park.
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Staff introduction of public hearing item: Woodbury Gardens rezoning and site plan (REZ24-00008; SP26003)
Staff introduced agenda item 10A, covering the Woodbury Gardens rezoning petition (REZ24-00008) and site plan (SP26003) at 1310 Wisteria, including the proposed rezoning from R3/R4C/PL to TC1 with conditions and a partially redeveloping project with three seven-story buildings and a five-level parking garage.
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Public hearings scheduled for next meeting (July 21, 2026)
Staff announced two petitions scheduled for the July 21, 2026 Planning Commission meeting: a SpringHill Suites hotel site plan at 2295 S. State Street and a University Residential site plan at 2424 E. Stadium Boulevard.
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Public comment (reserved time): Height exceptions and sustainability requirements (C4)
A resident opposed the proposed height exception ordinance as written and urged Council to require the state energy code “zero code” appendix as a condition for granting additional downtown building height, arguing that without a net-zero requirement the incentive becomes a giveaway to developers.
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Postponement — 3,400 Dexter Road rezoning and site plan to August 5, 2026
After discussion of unresolved transportation connectivity and pedestrian safety issues, the Planning Commission voted to postpone the 3,400 Dexter Road rezoning and site plan item to August 5, 2026.
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Motions introduced — 3,400 Dexter Road rezoning recommendation and site plan recommendation
The Commission introduced two motions: to recommend City Council approval of rezoning 3,400 Dexter Road from TWWP Township to R4B, and to recommend approval of the site plan (version dated April 30, 2026) subject to a development agreement and conditions.
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Public hearing — 3,400 Dexter Road rezoning and site plan
A public commenter questioned why R4B was requested instead of R4A, raised concerns about future density and open space if rezoned R4B, and asked about sustainability features such as solar and electrification.
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Staff report — 3,400 Dexter Road SP25-000021 and rezoning recommendation
Staff recommended conditional approval of the 3,400 Dexter Road site plan and recommended approval of rezoning to R4B, noting annexation timing, wetland permitting, bicycle parking requirements, EV-ready parking, and comprehensive plan consistency.
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Regular business — 3,400 Dexter Road SP25-000021 (Dexter Townhomes) petitioner presentation
The applicant presented a 30-unit, three-story townhome proposal on a 4.31-acre parcel at 3,400 Dexter Road, seeking annexation-related rezoning to R4B and site plan approval, with 2.82 acres of open space and wetland preservation.
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Approval — 850 Green Hills Drive (Greenhills School) SEU modification, site plan, landscape modification, and wetland use permit (with amended conditions)
The Planning Commission approved the Greenhills School SEU modification to 750 students and approved the site plan, landscape modification, and wetland use permit, adding conditions for a one-way circulation plan and a transportation demand management strategy including staggered start/end times, and extending wetland monitoring to five years.
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Public hearing — 850 Green Hills Drive (Greenhills School) SEU/site plan/wetland permit
Public commenters raised concerns about parking spillover and sidewalk recommendations, while others urged unbiased review and supported the project’s educational benefits and traffic improvements, including added parking via conversion of a softball field.
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Unfinished business — 850 Green Hills Drive (Greenhills School) SEU modification, site plan, landscape modification, and wetland use permit
The applicant presented revisions for 850 Green Hills Drive, including a one-way circulation loop and staggered start times to address pickup/drop-off congestion, and described wetland monitoring as a curriculum opportunity.
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Public hearing schedule announcement (July 7, 2026 — Woodbury Gardens)
Staff announced that the July 7, 2026 Planning Commission meeting will include a public hearing on the Woodbury Gardens rezoning and site plan at 1310 Wisteria, including proposed TC1 rezoning with conditions and a 342-unit redevelopment plan.
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Recommend approval — rezoning 3785 Varsity Drive from M1 to C2B with area plan
The Planning Commission voted to recommend City Council approval of rezoning 3785 Varsity Drive from M1 to C2B. Commissioners discussed that the action was a rezoning with an area plan (not a site plan approval), floodplain constraints limiting buildout, building height allowances, and whether C2B’s purpose statement aligns with the transition intent.
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Public hearing — 3785 Varsity Drive rezoning (support with pedestrian/sidewalk connectivity concerns)
A remote speaker supported adding housing at Varsity Drive but raised concerns about pedestrian access, sidewalk gaps to Ellsworth and the bus route, and suggested formalizing a pedestrian connection to the adjacent Pheasant Run community during site plan review.
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Recommend approval — rezoning 225 & 235 South Wagner Road from R1D to R2A
The Planning Commission voted to recommend City Council approval of rezoning 225 and 235 South Wagner Road from R1D to R2A. Commissioners discussed unit sizes, parking, setbacks, occupancy limits, TIF-related questions, runoff, and the distinction between rezoning and site plan review.
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Public hearings scheduled for next business meeting (5/19): 805 Oxford Rd; 850 Greenhills Dr; 1710 Dhu Varren/“Village of Ann Arbor”
Planning Manager Kelly previewed three upcoming public hearing items for the 5/19 meeting: a sorority special exception use and site plan at 805 Oxford Road, a Greenhills School special exception use amendment and site plan at 850 Greenhills Drive, and the Village of Ann Arbor site plan at 1710 Dhu Varren and related addresses.
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Planning Manager report (closed session request; upcoming agenda items; working session topics)
Planning Manager Kelly reported on a request to schedule a closed session with the city attorney regarding special exception uses, previewed upcoming agenda topics including comprehensive plan implementation, and described a May 12 virtual working session featuring the fire marshal on fire code and site plan review interactions.
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Conditional approval: Village of Ann Arbor site plan amendment (SP25-0026)
The commission approved the Village of Ann Arbor site plan amendment (version dated March 27, 2026) subject to execution and compliance with a development agreement and satisfaction of staff report conditions within specified timelines prior to engineering review and permits.
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Village of Ann Arbor — staff presentation and recommendation (SP25-0026)
Staff summarized the project’s evolution from earlier approvals (SP21-0024 and SP23-00009) and recommended conditional approval of the March 27, 2026 site plan amendment for 616 units on 78 acres, noting unit shifts and circulation changes.
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Postponement: Greenhills School SEU modification and site plan (SP25-0022) to June 16, 2026
The commission postponed the Greenhills School request to June 16, 2026 to allow the applicant to address traffic and parking concerns and better demonstrate compliance with SEU standards, including potential transportation demand management measures and implementation/enforcement mechanisms.
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Public hearing: Greenhills School SEU modification and site plan (SP25-0022) — traffic and parking concerns
Residents from the adjacent Green Hills Drive/Earhart Village area opposed increasing the school’s maximum enrollment to 750, describing severe daily traffic congestion, unsafe conditions for residents and pedestrians, cars blocking driveways, and street parking overflow. Speakers requested enforceable monitoring and solutions such as shuttles or other traffic/parking management.
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850 Green Hills Drive — staff presentation (SEU modification, site plan, landscape modification, wetland use permit)
Staff outlined four requested approvals: SEU modification to increase maximum enrollment to 750, site plan for two additions and a paved fire access road, landscape modification, and a wetland use permit for 4,828 sq ft of wetland buffer impacts mitigated by 7,242 sq ft of restoration (1.5:1). Staff recommended approval.
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850 Green Hills Drive — petitioner presentation for Greenhills School additions and SEU modification (SP25-0022)
Greenhills School presented a request to amend an existing special exception use and site plan to add two building additions totaling about 16,000–16,665 sq ft, pave a fire access road, expand geothermal, and increase maximum enrollment to 750. The team described limited visual impacts due to woodland buffers and noted one landmark tree removal and wetland buffer impacts with mitigation.
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Approval: Kappa Delta sorority house at 805 Oxford Road (SP25-000025; EU25-00001) with conditions/amendment for all-electric building and allowance for backup systems
After discussion, the commission approved the special exception use and site plan for the Kappa Delta sorority house at 805 Oxford Road, including a maximum occupant cap stated in the motion and an amendment requiring the building be constructed fully electric, with flexibility to accommodate emergency backup systems (including potential battery storage) without triggering separate site plan issues.
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Public hearing: 805 Oxford Road sorority house (SP25-000025; EU25-00001)
Multiple residents spoke opposing the 805 Oxford proposal, citing incompatibility with the Cambridge/Washington/Hill neighborhood, extensive tree removal and impervious surface, traffic and delivery congestion near an elementary school, and concerns about construction impacts (geotechnical, vibration, dewatering). Several speakers disputed petitioner claims about comparable building sizes and setbacks and requested redesign and collaboration.
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805 Oxford Road — staff update on revised site plan
Staff reported late updates: the vehicular use area was reduced, parking decreased to 8 spaces, which reduced required EV chargers and resulted in fewer landmark trees proposed for removal. Other changes included retaining walls, lighting, and outdoor areas.
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805 Oxford Road — petitioner presentation for sorority house site plan and special exception use (SP25-000025; EU25-00001)
The petitioner’s attorney presented the proposal for a three-story ~23,500 sq ft sorority house with 47 beds and 8 parking spaces in R2B, arguing compatibility with surrounding Greek housing and compliance with SEU standards. The presentation addressed stormwater, impervious surface, building placement, noise, screening, tree mitigation, and electrification.
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Upcoming public hearing notice (June 2, 2026): 315 W Huron PUD rezoning and site plan
Staff previewed the June 2, 2026 public hearing for a planned unit development rezoning and site plan at 315 W Huron for a fully electric 10-story mixed-use building with 285 units, including 15 affordable units at 60% AMI, parking, EV charging, retail/coffee, and a rooftop bar.
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Public Comment (General ZBA Matters)
The chair opened a general public comment period for any ZBA matter. No in-person or remote speakers participated, and the chair closed the comment period after confirming there were no callers.
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Communications
The meeting included a communications segment; no specific communications content was stated in the transcript.
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New Business: 2026 Annual Retreat Planning Discussion
Staff previewed planning for a 2026 annual retreat, targeting August or September, potentially as a two-hour session with activities such as a case study and possible participation by the city attorney. Staff said a poll would be sent to members to identify dates and times.
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Unfinished Business
The chair noted there was no unfinished business.
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Public Hearing and Decision: Average Front Setback Variance for 182 Hiscock Street
The ZBA held a public hearing on a request for a 15-foot average front setback variance at a vacant lot at 182 Hiscock Street to reduce the average setback from 40 feet to 25 feet. After staff presentation, applicant testimony about steep grade and driveway constraints, and no public speakers, the board approved the variance unanimously.
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Public Hearing and Decision: Fence Variance for 1620 Kernney Road (Front Yard Standards Along Washtenaw Avenue)
The ZBA held a public hearing on a request to allow an 8-foot, 100% opaque fence along a lot line treated as a front yard due to abutting Washtenaw Avenue. After staff presentation, applicant remarks, and no public speakers, the board voted 4-0 in favor, which failed to reach the five votes required; the request was denied.
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Recommendation to City Council: approve SP26-00004 site plan (315 West Huron Street) subject to development agreement and conditions
The commission recommended City Council approval of site plan SP26-00004 (Version 2 dated April 15, 2026) for 315 W Huron Street, subject to execution/compliance with a development agreement and listed conditions. The recommendation passed unanimously.
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Public hearing — 315 West Huron Street SP26-00004 (PUD rezoning and site plan)
Multiple residents spoke for the public hearing on SP26-00004, raising questions and concerns about rentals vs. condos, parking, historic preservation, affordability levels, business displacement, rooftop bar impacts, infrastructure capacity, and backup generator fuel source; one speaker supported the project’s potential benefits and noted the existing building is not designated historic.
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315 West Huron Street SP26-00004 — PUD rezoning and site plan (project overview)
The petitioner and staff presented a proposed fully electric 10-story mixed-use development at 315 W Huron Street (SP26-00004) with 285 units, a coffee shop/retail, rooftop bar, and 15 units at 60% AMI, seeking PUD rezoning and site plan approval recommendations to City Council.
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Reports from Council
The board confirmed that there were no legislative updates or reports from the City Council for this session.
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General Public Comment Period
The board opened the floor for general public comments; no participants came forward to speak.
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Variance Request for 1211 Prospect Street
The board denied a request for three variances to permit front-yard parking and an oversized driveway at a residential rental property.
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Variance Request for 558 South Fifth Avenue (The Dean)
The board approved a variance to allow three street openings for a 14-story residential development, reducing the total number of existing curb cuts.
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Southtown Site Plan Revision Approval
The revised site plan for the Southtown project at 1601 South State Street was approved. The plan includes a redesigned 8-story residential building with increased dwelling units, updated site access, and a commitment to sustainability through a microgrid system.
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Rezoning and Site Plan Approval for 2700 Fuller Road
The Planning Commission recommended rezoning a 6,534 sq. ft. vacant lot at 2700 Fuller Road to a Public Land (PL) zoning district. The site, purchased by Ann Arbor Parks, is intended for public use, and the rezoning aligns with city goals for land management and community access.
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Southtown Site Plan Approval
The Ann Arbor Planning Commission approved the revised Southtown site plan for an 8-story residential building with 289 units. The plan includes a microgrid and sustainability features to meet carbon emission reduction targets.
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Alignment with Ann Arbor Comprehensive Land Use Plan
Board members and the petitioner discussed how the variance request aligns with the city's comprehensive land use plan, emphasizing goals like density, accessibility, and infrastructure efficiency.
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Zoning Board Debate on Practical Difficulty
Board members debated whether the property presented a practical difficulty warranting a variance. Some supported the proposal due to neighborhood consistency, while others questioned the lack of unique hardship.
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Public Commentary on Variance Request
Public feedback included strong support for the variance request, highlighting the neighborhood's compatibility with smaller lots and shared driveways. Concerns about traffic and equitable treatment of similar lots were also addressed.
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Variance Request for 1056 Ferdon Road ZBA26-00004
The zoning board considered a variance request for lot width and area to facilitate a land division at 1056 Ferdon Road. The proposal aimed to create two nearly identical parcels with shared driveway access, supporting increased density and accessibility in the neighborhood.
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Lot Width and Area Variance for 1056 Ferdon Road
Resolution 26-00004 addresses a request by property owner Michael Mclashen for variances to lot width and area requirements in the R1C single-family residential district to enable land division creating two parcels of nearly equal size, allowing increased residential density in the neighborhood.
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Lot Area and Width Variances for 1056 Ferdon Road
The ordinance discusses a request for variances on lot area and width requirements to enable the division of a single property into two lots at 1056 Ferdon Road, Ann Arbor, MI. The proposal involves a shared driveway, demolition of an existing garage, and variances to create two lots that do not conform to the R1C zoning requirements.
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Board Deliberation on Variance Request
The board deliberated on the variance request, weighing its alignment with zoning standards, neighborhood consistency, and broader city goals for density. Members expressed mixed opinions, reflecting both support and concerns.
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Public Comments on Variance Request
Public comments were received in support of the variance request, highlighting the proposal's alignment with neighborhood character and zoning precedents. Concerns about traffic and tree removal were briefly mentioned.
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Variance Request for 1056 Ferdon Road
John Barrett presented a petition on behalf of property owner Michael McGlashen for variances related to lot width and area to enable land division into two parcels. The proposal aligns with zoning requirements but requested exceptions for specific dimensions.
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Zoning Board of Appeals Overview
The Zoning Board of Appeals (ZBA) in Ann Arbor, Michigan, consists of a nine-person volunteer board, nominated by the mayor and approved by the city council. The board reviews planning services and variance requests related to zoning regulations.
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Historic Preservation Standards and Guidelines
The Commission reviewed and applied historic preservation standards, including compatibility with size, massing, and setbacks. They emphasized protecting the character and integrity of historic properties and landscapes.
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Proposal for New Construction at 717 West Liberty Street
The Ann Arbor Historic District Commission reviewed a proposal for constructing a two-story home with an attached garage at 717 West Liberty Street. Discussions focused on the compatibility of the structure with historic guidelines, concerns over the building's size, setbacks, and its proximity to the existing historic home.
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Hearing on 717 West Liberty Street
The hearing for 717 West Liberty Street, postponed from the previous month, addressed the construction of a new two-story house on the rear portion of the lot, facing West Liberty. Discussions included site plans, floodplain constraints, and compatibility with historic district standards.
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Leslie Science and Nature Center Master Site Plan Ordinance
This ordinance approves the development of a master site plan for Leslie Science and Nature Center to address infrastructure needs, accessibility, and future programming, ensuring alignment with community and environmental goals.
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Leslie Science and Nature Center Updates
Susan West provided an update on the Leslie Science and Nature Center, focusing on its mission, recent expansions, accessibility projects, and future plans. Highlights included the nature playscape, upcoming master site planning, and Earth Day event collaboration.