415 W Washington, situated on the south side of W. Washington Street between South 1st and 3rd Streets in Ann Arbor, is poised for significant redevelopment. Currently, the property, partially within a floodway and floodplain, functions as a parking lot and houses U-shaped buildings. These buildings, some utilized by the City of Ann Arbor and Republic Parking Services for storage, are slated for demolition, having received approval from the Historic District Commission. The Downtown Development Authority (DDA) currently manages the site as a paid parking area.
The location is notable for its proximity to key Ann Arbor landmarks. To the north lies the YMCA, while the historic Old West Side district is to the west. A burgeoning creative and entertainment district is to the east, and a heavy rail line runs parallel to the planned Treeline Greenway Trail. Presently zoned D2, the site allows for buildings up to approximately 6 stories with a 200% Floor Area Ratio. However, floodplain location and railway adjacency make state and federal affordable housing subsidies unlikely, suggesting local and philanthropic funding as more viable options.
The City of Ann Arbor is considering several objectives for this redevelopment project on w. washington street:
- Chimney Swift Habitat Preservation: Integrating measures to protect or relocate the existing Chimney Swift habitat.
- Park Space Maximization: Prioritizing the incorporation of green space within the development.
- Treeline Trail Engagement: Designing the project to seamlessly connect with and enhance the Treeline Trail.
- Contextual Building Scale: Ensuring new construction aligns with the height and scale of surrounding buildings along w. washington street.
- Washington Street Setback Harmony: Maintaining existing setback lines along w. washington street for cohesive streetscape.
- Embracing W. Washington Street: Creating a development that positively contributes to the w. washington street corridor.
- Market Rate Residential Maximization: Exploring the potential for a substantial market-rate residential component.
- Single Family Housing Buffer: Providing adequate separation and consideration for adjacent single-family residential areas.
- Affordable Housing Provision: Aiming to maximize affordable housing units for households at or below 60% of the Area Median Income (AMI).
- Property Sale and Affordable Housing Funding: Considering selling the property and using the proceeds to fund affordable housing projects at other city-owned locations.
- Environmental Remediation: Addressing and remediating any potential sub-surface environmental contamination concerns.
Project History Timeline
- August 19, 2019: The City contracted with SmithGroup (Resolution R-19-376) to conduct community engagement, develop building concepts, and assess project feasibility.
- July 6, 2020: Resolution R-20-0272 directed the City Administrator to authorize the Ann Arbor Housing Commission (AAHC) to petition for pre-entitlement and collaborate with staff and the Planning Commission. The resolution also outlined prioritizing residential development, setting aside space for the Treeline Trail, and adhering to D2 Downtown Interface Zoning District standards.
- May 5, 2021: The DDA approved pre-entitlement work for 415 W Washington, emphasizing goals such as eliminating blight, increasing housing stock (including affordable/workforce housing exploration), developing a signature Treeline Trail segment, securing Historic District Commission approval, and increasing the city’s tax base.
- June 3, 2024: Resolution R-24-209 recommended a six-month negotiation period with a local developer for the potential sale of the 415 W Washington site.
Next Steps: Following the negotiation period, the selected development team will commence the site plan approval process and secure necessary development financing to move the w. washington street project forward.
