We chose our house partly because it's walking distance from a library branch, Traverwood.

It's a great spot, and it's unfortunate that more people don't have that chance, but it's illegal to build an apartment building, or even a duplex, on my street, so our zoning puts a hard limit on how many people can live here.

Repeated across this city, this has limited our housing growth to about a half a percent a year for decades now. And this is how we've ended up with only about 50,000 housing units to serve the 90,000 people that work in Ann Arbor and the 50,000 that study here.

Which is one of the reasons I was so delighted by our library's new proposal, which addresses three problems at once:

• First, it gets us a new downtown library without having to ask voters to approve taxes for a new bond.
• Second, it finds a use for the lot next door which has languished as surface parking for years.
• And third--and the thing that makes it pencil out without requiring new taxes--it puts new housing above the new library.

This is a library that a lot of people will be able to walk to!

We're not going to fill our decades-old housing debt with one project. But I appreciate the library doing their part.

And what better organization to take this on!

If you haven't seen the documentary about the building of the Traverwood branch, I recommend it. It was a unique, ambitious project, so there was some drama, and some changes that had to be made mid-project. But they figured it out, and the results speak for themselves: a lovely, useful, heavily used building.

Or visit the Library's most popular branch, in the Westgate mall. On any given day you'll see kids playing in the kid's section, grownups reading the paper by the fire in the back, people with a drink working by the connected Sweetwaters. The surroundings are totally different from Traverwood's, but in each case it fits in fantastically.

This is an organization that knows how to build great community spaces. I look forward to seeing what they do with downtown!

Mainly, I want to thank the library for showing that we live in a community that can take on these kinds of projects. We don't have to let issues build up, year after year, paralyzed by indecision. We can face our problems head on, come up with creative, ambitious solutions, and execute on them.

And now, something exactly *nobody* has asked for, my thoughts on the new Thurston construction:

• Apparently they're breaking ground in March? I'm no expert on construction, but surely that means it's a done deal--and has been for a while now.
• A new building will be a huge benefit for the school. From my brief time on the PTO board, I know they've done some creative things to keep the old building working. But let's get our schools facilities that are great from the start.
• I live a few hundred feet away. I like taking walks there, watching the herons, and the geese, and the skaters. And it looks to me like the pond is probably going to be fine, a little different, but OK. But even if it couldn't be saved at all--fundamentally, it's on school land, and always has been, and the school board's primary responsibility must be to staff and students, not to me as a neighbor who enjoys taking walks there.
• In general, Ann Arbor does great on parks. (At least on quantity. I sometimes worry about whether we're doing as good a job at maintaining them.) Schools have been more of a struggle. I'd rather not have to choose between them, but if push comes to shove, education comes first for me every time. It doesn't sit well with me to prioritize park use over school use on school property.
• Cities take up something like 2% of US land area. If you're concerned about losing forests--good!--please spare some thought for agricultural policy. Or for suburban sprawl--but even there, I'm not worried about the amount of land used so much as the expense (in terms of energy and carbon emissions) required to spread our infrastructure (especially transportation) over wider and wider areas.
• The impulse to care about the small patches of green we see around us daily is understandable, but when it comes to cities, I think we really need to be focused on ensuring they serve everyone efficiently and well. Parks are an important part of that! But that doesn't mean they need to be insulated from change. Like a lot of natural areas in cities, the landscapes we're talking about on the Thurston property are relatively young, and human-made, and can be remade if necessary.

Anyway, I think we're all going to be OK. I'd rather focus my activism elsewhere. And with that, I'll try to shut up on this subject....

April 10 update: hah, I failed. A couple more points that people are worrying about:

• Proximity to construction: construction next to in-use schools is normal and commonplace. Most of us have lived, studied, or worked next to construction sites at some point in our lives. I really don't think we need to worry about this.
• Any new construction requires a plan showing that the site can manage expected stormwater. Standards for stormwater management have gone up since Thurston was originally built. If anything I expect the result will be to decrease the risk of, say, a neighbor's basement being flooded.

From what I can tell, Ann Arbor's building bike lanes exactly the way that makes sense if your goal is to get the maximum infrastructure for your buck:

The key observation is: if you're already tearing up a street and digging a big trench to do utility work--say, to replace a water main--then reconfiguring the lanes at the same time is cheap. You were going to have to repaint anyway!

So, say you've got a fixed budget to build bike lanes next year. Then the smart thing to do is to look at the list of streets that are already scheduled for major work next year, and spend your bike lane money there.

Sometimes people will complain that "millions" were spent on some bike lane. That usually means that they're confusing the cost of the whole project with the cost of adding bike lanes to it. Yes, it's very expensive to tear up and replace a street. The cost of repainting--and maybe adding some kind of barriers if you're making a physically separated bike lane--is small in comparison.

Now, this approach will sometimes lead to a bike "network" that isn't really a very good network--they're not going to connect up the way you'd ideally like at first. Lanes are going to stop before they go where you want.

Its frustrating, but I take the long view. By getting the maximum lane-miles for our dollar, we're able to grow the network faster, and those awkward gaps will get filled eventually.

By the way, don't forget why we're doing this. One of the pillars of the A2Zero plan is a 50% reduction in vehicle-miles traveled by 2035. I dont think that's unusual--pretty much any serious climate plan depends in part on shifting some of our personal transportation to modes that emit fewer greenhouse gases. It's an ambitious goal. (But note also that a 50% reduction isn't *elimination*--nobody's confiscating anyone's car, and they'll still be the right choice for many situations!)

At a time when progress on carbon emissions is hard at the federal level, this is something substantial and easy that cities--where voters are generally more willing to do the work--have a lot of opportunities for substantial changes that aren't actually that hard.

Reference: this was prompted by $8.6M project aims to improve safety, calm traffic along major Ann Arbor corridor. Note: "The project also includes traffic signal updates at the Maple Road and Seventh Street intersections, replacing water mains from Newport Road to Chapin Street, making stormwater management improvements, resurfacing the street and more." That's quite an "also includes"!

One of the odder parts of the language which proposal D adds to the Ann Arbor city charter is that it puts out-of-town landlords on the same footing as residents. The city would match donations from "small donors" 9-to-1 (so, for each dollar donated to a campaign, the city would contribute $9). Who's a small donor?:

contributions $50 and under in the aggregate that are received from individual eligible voters and taxpayers in the City of Ann Arbor.

(Emphasis mine; excerpted from the full text of the amendment at the no on D site.)

Does that mean the city would also subsidize donations from out-of-town landlords? Why on earth?

Worth reading the whole text of the amendment. It doesn't give a good impression.

Ann Arbor friends: please vote NO on city proposals C and D.

The local League of Women voters has a good press release explaining why, with a longer report attached if you want the details: League of Women Voters of Washtenaw County Opposes Ann Arbor 2024 Ballot Proposals C and D.

Prop D attempts to set up public financing for Ann Arbor city council and mayor races. Like the League of Women voters, I'm in *favor* of public financing, but this is not a serious attempt. It's something that appears to have been developed by people on the losing side of recent elections who have an axe to grind, and went their own way instead of trying to make any kind of coalition with actual advocates or exports on election reform.

Ditto prop C, which makes local mayor and city council elections into a nonpartisan multi-way free-for-all. I'm skeptical of nonpartisan elections, honestly--I think party labels have some value--but I think there are arguments to be made for it. But if you were going to do it right, you'd make it conditional on ranked choice voting, or keep a primary and advance the top two vote-getters to the November election--something to mitigate spoiler effects and assure that the eventual winner has an actual majority. These folks aren't trying to do it right.

The proposals do have some chance of passing, because election day will be the first time a lot of people see them, and they may sound reasonable based on the ballot language itself. So we really do need those "no" votes from everyone else.

Websites from the "vote no" campaigns:

• Vote NO on Prop C
• Vote NO on Prop D

Other references:

• From mlive, Fair Elections Fund proposal in Ann Arbor conflicts with state law, AG’s office says
• From Damn Arbor, Opinion: Against Ann Arbor's nonpartisan and publicly funded election ballot initiatives
• Look up your November ballot at https://mvic.sos.state.mi.us/Voter/Index

Ann Arbor has an increasingly severe housing shortage. People with the lowest income see the largest impact of the shortage, but, as everyone's noticed by now, we're pricing out a lot of middle-income people as well.

The way out of this is to build more housing.

The new housing will be expensive. But that's OK--it still increases the number of units, which frees up older units for everyone else.

Sometimes people will say things like "Ann Arbor doesn't need new housing, it needs new *affordable* housing"! But that's not the way things work.

It always costs more to live in new construction.

That rule has one small but important exception: what governments call "affordable housing", which is means-tested--if you want to live in affordable housing, you'll have to apply and turn over your tax returns and bank statements. (And, unfortunately, get on a long wait list). Ann Arbor is making important progress towards building more affordable housing. We should do a lot more. But there is no realistic scenario where that makes up more than a small fraction of our new housing. Market-rate housing is where the big numbers are.

Anyway, there's no reason we have to choose one or the other! We should do as much of both as we can.

This presentation is useful for understanding some of their building plans.

My main concern: The A2Zero plan says we should cut vehicle miles traveled in half. It's a difficult goal, unfortunately, but I don't think it's weird or arbitrary: every serious climate plan assumes similar changes.

From what I've heard of preliminary plans for new schools (for example, Thurston Elementary), we're going in the opposite direction: adding more space for parking and for dropping off and picking up kids in cars.

We're going to be living with these plans for decades. We should do better.

housingdata.app is a convenient source for housing permits. Total annual units permitted each year, for Ann Arbor and for the county:

One "unit" of housing is a house, or an apartment, or a condo, etc., and the census gets these numbers by asking local governments each year about permits issued to build new housing units. Occasionally a permit is issued without the housing actually getting built, so this is a bit of an overestimate, but if it gives some idea of housing growth.

You'll note that there's more building each year in the county than in the city itself--for the obvious reason that it's bigger. If you want to make more of an apples-to-apples comparison, you can look at per capita numbers:

So, even on a per-capita basis, the county has generally gotten more housing development than Ann Arbor. A unit or two per 1000 residents per year just isn't very much.

(Note those zeroes for years before 1992. For some reason the census data set used by housingdata.app doesn't include population for the city until 1992. It might be interesting to get estimates from some other source, though the shape of the 1980-1991 graph wouldn't fundamentally be much different from that of the previous graph, since the population didn't change much through the eighties. Ann Arbor's biggest population increases happened before 1970.)

Anyway, the more interesting is how housing has (more likely, hasn't) kept up with demand. For that it'd be more helpful to compare with new jobs and students.

The August primary effectively determines the direction of our Ann Arbor's government. It's very quick to look up your ballot at https://mvic.sos.state.mi.us/Voter/Index.

I recommend Christopher Taylor for mayor, and, for council:

ward 1: Cynthia Harrison
Ward 4: Dharma Akmon
Ward 5: Jenn Cornell

In wards 2 and 3, Chris Watson and Ayesha Ghazi Edwin are both uncontested. (But also, fortunately, both look great.)

All of them are sensible and dedicated to the kinds of changes we need.

Any plan dealing with climate change features transportation and land use prominently. See, for example, "Strategy 4" of Ann Arbor's A2Zero plan. We need to allow people to live in denser, more transit-friendly cities. At the local level we have a powerful lever in the form of zoning. Zoning for more housing supply also allows us to moderate housing prices, and to provide more services for the dollar: new housing brings in more tax dollars for transit, water, sewer, and roads, while the new expenses they bring are proportionately less, because it's more efficient to provide those services to a more compact population. All these candidates are people that understand that.

Also, the largest single component of Ann Arbor's city budget is for police, so I'm also happy to see Cynthia Harrison running, as she's been working locally on criminal justice reform for years.

https://www.mlive.com/news/ann-arbor/2022/05/public-invited-to-voice-opinions-on-proposed-plymouth-road-development.html

From https://www.a2gov.org/departments/planning/Pages/default.aspx

"A public meeting will be held on May 26, 2022 at 7:00 PM for a project at 2929 Plymouth Road, Ann Arbor.

The proposed development includes demolition of an existing building and construction of a new building for use as a financial institution. The proposed single story building is approximately 4,750 square feet."

https://www.a2gov.org/departments/planning/Documents/Planning/UMCU%202929%20Plymouth%20Road%20-%20CPM%20Postcard%20-%20Final.pdf

UDC 5.29.5D gives criteria for approval of special use. Eh.... I don't think that really gives so much wiggle room.

Letter to planning commission:

I just saw the proposal for a new bank at 2929 Plymouth Road with a 3-lane drive through. That's a few minutes walk from where I live, so it really brings home the fact that we're still getting a lot of car-dependent development.

I hope you'll set a high bar for new drive-through: perhaps there's some real use for them, but yet another drive-through bank doesn't sound like one.

But more importantly, I wish I understood better what the bottlenecks are preventing us from updating our zoning more quickly. For example, currently it's going to take a couple more years to rezone Plymouth road to TC1. Why can't we rezone larger areas at once, and on a faster schedule?