citizen's report on reuse of the top of the library lot, april 2013

7/28/2019 Citizen's Report on Reuse of the Top of the Library Lot, April 2013

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Willia

mStr

eet

DivisionStreet

Liberty

Street

FifthAvenue

Ann Arbor

District Library

UM Credit

Union

Herb

David

Liberty Plaza

Library Green

A C e n t r a l P a r k N o w !C i t i z e n s R e p o r t

A p r i l 2 0 1 3

Old Y site, now surface

parking lot

AATA Blake Center

under construction

O

L i b r a r y

G r e e n C o n s e r v a n c y


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I . Choose a Pa rk

over the Park ing

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Citizens Report on Use of the Top of the Library Lot, April 2013

I. Choose a Park pg. 2II. Central Location of Library Lot pg. 5

III.BenetsofCentralGreenSpace pg.7

IV.SeasonalParkDesign pg.10

V. Now Is The Time pg. 12

We are a group of Ann Arbor residents who believe that the social and cultural value of a communityowned public space in downtown Ann Arbor far exceeds any nancial value such a space might have. Weseek to encourage both public and private agencies and individuals to work together towards creatinga green space on the roof the Library Parking structure. Such a space will help to make Ann Arboreven more a special city by providing a common location where people can meet for social, civic, andrecreational purposes. We wish to incorporate a broad range of public input in the creationof such a facility and intend that the result will be a signicant community asset, ecologicallysocially, and nancially.

LibraryGreenConservancyMissionStatement

The City of Ann Arbor has built a huge 770 space underground parking structure on 5thAvenue next to the Public Library at a cost of over $55 million dollars. What should go on top?Why not seize this opportunity to create a place for people instead of cars? We can create the

central park Ann Arbor currently lacks on a downtown site that the people of Ann Arbor alreadyown. We can have a Library Green.

AGreenRoofParkonTopof the

ParkingGarageNext toourPubl icLibrary

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Campus Martius in Detroit:

Outdoor performance in

summer sunshine. In the

winter, ice skating.

Interactive, playful

sculptures like the Wave

Field on U-Ms

North Campus

A Successful Urban Park Is Fun

4Central Seattle, Washington

Gallup Park, Ann Arbor


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The Library Green ConservancyWhen the City voted down the hotel/conerence

center proposal in spring 2011, a group o citizens be-gan meeting with the goal o promoting a park on theLibrary Lot. We call this vision or a uture park LibraryGreen. We ormed a non-prot organization called theLibrary Green Conservancy. While the construction crewwas busy excavating the hole or the new underground park-ing, we were busy meeting with members o City Council,developers, business and community leaders, adjacent propertyowners and neighbors to talk about our idea o a centraldowntown park and to listen to their concerns and sugges-tions. We learned a lot. We know that there are otherpoten-tially competingviews or the uture o the Library Lot, andthere are some who have concerns about the possible negativeimpacts o public, open spaceparticularly in the downtown.

Te Library Green Conservancy would like

the City to reconsider and move to create apublic place on that portion o the LibraryLot now rather than waiting or some uturedeveloper. We recognize that it will takecreative design to ensure that this plaza is avibrant public space. We imagine an interac-tive water eature with kids playing and parentswatchingan ice rink in winter. How aboutinteractive public art like the Cube on RegentsPlaza? Tere should be tables and chairs on theLibrary Lot as there are at sculpture plaza nearthe Peoples Food Co-op.

Our vision or a downtown park is in-ormed by the concept o place-makingthrough which many urban neighborhoods anddowntowns around the world are being trans-ormed. Place-making relies on economic development gener-ated by proximity to an attractive public open space. Once alively public plaza is created, the existing buildings near theLibrary Lot could be reborn, with new, expanded uses. Newconstruction would occur nearby and more customers will bedrawn to the area.

According to the City o Ann Arbors 2009 Downtown

Plan, the only downtown park right now is Liberty Plazaarelatively small public space with limitations due in part toits sunken physical design. By creating a pedestrian link romLiberty Plaza to a Library Green both places would beenhanced. It would be Ann Arbors downtown Diag. Te AnnArbor District Library draws thousands o people young andold who would enjoy a green space and playground on theirway in and out. Like libraries in other cities, the Ann Arborlibrary could sponsor activities in the park.

Anyone who has used the new underground struc-ture would agree that it is well designedin some ways

architecturally beautiful. It merits a green crown. Replace sur-face parking with a beautiful central public square Ann Arbordeserves.

BackgroundAs long as most people can remember, there was a large

surace parking lot next to the library. Over the years, peo-ple advocated or it to become a downtown park. When thepocket park o Liberty Plaza was created in the late 1970smany saw the potential or connecting it with the larger,adjacent Library Lot. Te dream o a central park orAnn Arbor seemed attainable. Our town could nally reclaim the downtown public square we lost in the 1950swhen the stately, old County Courthouse was torn downits generous lawn replaced with more concrete. Tevision o a city plaza on the Library Lot was enshrined in the2006 Calthorpe Report, the result o a lengthy publicprocess which proposed a own Square or central civic area that

incorporates an outdoor meeting place, an art centerunderground parking, an indoor acility andmixed-use buildings.

Te City o Ann Arborthroughthe Downtown Development Authority(DDA)did push orward with creation othe underground parking. However, thevision o a public plaza was subordinatedto a competing vision or dense develop-ment. Te underground parking structurewas designed with the assumption that askyscraper would be built on top. Extramillions were spent on reinorced oot-ings and inrastructure to support thespeculative tower.

In 2009 the City issued a Request or Proposals (RFP)or development o the Library Lot. A long process ollowedduring which two proposals or public parks were dismissedout o hand. A 15-story, combination hotel/conerence centeseemed to be the winning proposal. Upon closer examinationit was determined to be uneasible without a huge nancialcommitment rom the City. City Council said no. Ater irejected the Valiant hotel/conerence center, Council sought

another way to build consensus or using the publicly ownedland downtown. In spring 2011 Council charged the DDA toa oversee a robust public process to study and recommendthe uture o ve city owned downtown properties includingthe Library Lot. Te DDA leadership entered into this proj-ect which it named Connecting William Street witha preconceived desired outcome dense development includ-ing a downtown hotel. Te process it executed unsurprisinglyconrmed those preconceived ideas - resisting contrary inputssuch as lack o public support or a hotel and the persistent andoverwhelming call or downtown public parks.

I I . Ann A rbor s M iss ing Cen t ra l Park

Our vision for a down-

town park is informed

by the concept of

place-making through

which many urban

neighborhoods and

downtowns around the

world are

being transformed.

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First, o all the available sites, it is the most central! It is ineasy walking distance rom Main Street, State Street, the cen-tral University, and government buildings on Huron.

Second: Pedestrian paths already converge and cross there.For a successul urban park, lots o pedestrian activity is es-

sential. Te Library block is guaranteed to have people walk-ing to and rom their cars in the underground ramp; alsopeople walking to and rom the buses at the AAA terminal.

6

Above: A Conceptual Plan by Stephan TrendovBelow: the DDA Plan and Current Use

The Library Lot is well

connected in all direc-

tions to become an invit-

ing pedestrian pathway.

People walk to the library. Te block has traditionally had adiagonal path rom Liberty Plaza to the library, an east-westpath now ormalized as Library Lane, and a north-south pathrom Liberty Street between Seva restaurant and the Denalicondos. Some o these paths ace new obstacles ollowing

construction o the parking ramp, but these pathways canbe restored, and new ones can be added.

Question:WhyIstheLibraryLotUniquelyAppropriateforOurCentralPark?

Library


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Tis depends on how much soil and plant material can besupported on the site. We have asked the DDA, the PlanningDirector, and the Citys Chie Development Ocer or thisinormation, but have not as yet received an answer. RFP #743says that the structure will accommodate 18 inches o soil,and we think it could accommodate more than that. Crushedgravel and stone were laid down under the concrete suraceWe could peel back the concrete, remove the stone and replaceit with soil and plant material. rees with a shallow, lateral roosystem could grow. Certainly grass and owers could grow. Idesired, some o the surace could be nished with pavers.

It is possible to provide shade even without growing bigtrees. Arbors supporting vines are one way. Hanging baskets oowers rom a central post can create a beautiul shady spot.

Question:WillExistingHistoricDistrictsPreventa

GoodFramefromDevelopingaroundthePark?

Some people worry that historic buildings on the block donot ace the park. Others worry that new construction aroundthe park, taking advantage o the view, would be orbiddenunder historic district ordinances.

Both o these statements are misconceptions.First, there is nothing in the law that would prevent

existing buildings, whether historic or not, rom openingtheir backsides to enjoyment o the new park. New entries,porches, balconies, decks, or plazas would seize thisopportunity. Such buildings will have enhanced value.

Second, the Historic Districts on the block would notprevent new development rom occurring. Tey protect justve houses on Division (plus a carriage house) and one houseacing William. On Liberty Street, three houses west o theSeva Restaurant. Around the corner: Jerusalem Garden,Earthen Jar, and a small house behind Earthen Jar. Tese

houses are in dotted lines on our map. Te Historic DistrictOrdinance protects them rom demolition but allowschanges to their rear, not visible rom the street.

Te Historic Districts do not include the Library, theCredit Union, or the Spark building. Tose can be demol-ished and replaced. Denali, Seva and the apartment build-ing on the corner o William and Division are included inthe districts as non-contributing buildingsthat is, hav-ing no historic or architectural distinction.

According to the ordinance, non-contributing buildingsmay be demolished and replaced. Obviously, such changeswould not happen tomorrow. But in the long term, as prop-

erty values rise around the park, these sites will evolve.Te so-called proximity principle predicts increased

value o land near a public park. It would operate in this caseto encourage redevelop-ment o all properties onthe block which are notprotected.

A look at the map othe Library Block revealsthat the area availableor re-development ex-

ceeds the area protectedby the Historic DistrictOrdinance. Our hope isthat changes will be wel-comed on many o thesesites, and that the chang-es will be coordinatedwith each other and thepark to create a vibrantsetting or the new civicopen space.

Question:IsGreenPossible?CanTrees,Grass,

andFlowersGrowonaConcreteParkingRamp?

Two examples of vines on arbors providing shade

Library BlockThe historic

structureson

the Library

block are in the

dottedlines.

They may be

modiedaslongas the changes

arenotvisible

from the street,

butmaynotbe

demolished.The

non-contributing

buildingsindi-

catedbyarrows

maybereplaced.

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Question:WillaDowntownParkAttractHi-tech?

Here is the voice of a young tech who moved toAnn Arbor from California and misses the green

open spaces provided for tech workers there:I am a local startup co-ounder, the sort o technology

proessional that places like Ann Arbor are hoping to attractand retain. I walk around the city enough to know that thereis no wide, people-lled space that serves as the center o ourcivic lie. A place to pass through, to socialize, or to read andsip cofee while our kids play.

For tech workers, perhaps more than or others, an opengreen space is essential. Creative work requires mental regen-eration. No one can just stare at the screen all day. Tats whyUniversity campuses provide trees and lawns. Tere is a practi-cal purpose or them: brie exposure to nature improves intel-lectual perormance. Science agrees: a University o Michiganstudy Te Cognitive Benets o Interacting with Nature

concluded that a short exposure to nature restores directed at-tention abilities ar better than a walk down a city street.

Like Universities, the tech industry invests heavily in openspace. Basic needs or exercise, ood, the ability to comort-ably say hello to people outside the immediate work groupdrive companies like Google, Pixar, Apple, and Microsotto create plenty o open space, inside and outside o theircorporate campuses. Some o my best programming yearswere spent in Santa Monica at Boingo Wireless in the WaterGarden complex right next door to the Yahoo Center. All ittook was a short walk downstairs and I would nd mysel next

to a wide, duck-lled lake surrounded by trees. In Yahoos case,it is a large garden and plaza, leading to a park and playground.Both Yahoo and the Water Garden are built on top ounder-ground parking lots!

Like companies, cities are in serious competition or cre-ative and visionary people. Te smart cities look beyond squareootage o oce space, numbers o parking spaces, and reallythink: what do people need in order to grow? Ann Arbor hasa large space on top o its new underground parking lot, a

parcel located in the middleo Ann Arbors current civicoferings. With the strong

impetus to concentrateyoung workers and residentsdowntown, this is the per-ect spot in which to buildAnn Arbors central mentalreset zone. Such a space willadvertise itsel, as so manytech employees are alreadymaking use o the parkinglot below.

Te constant ow o pedestrians through the park is its bestsecurity. A well-used park is sel-policing.

In addition, we expect that the Citys normal proceduresor monitoring saety in the underground parking ramp willbe extended to the surace o the ramp. Coordination osecurity measures by city police, the Ann Arbor DistrictLibrary, the AAA Blake erminal, the DDA parking garageand city parks have the potential to make this area a sae andactive area o downtown.

An additional option which we have explored is a largedigital screen or showing movies at night. During the dayit could show what cameras are observing in the park. Tiswould be part o the un. Kids would love to see themselvecavorting on the big screen.

Question:WontanewparkontheblockjustextendtheproblemsobservedatLibertyPlaza?

We have given a lot o thought to this. Te problems aLiberty Plaza are instantly relieved when more people arrive, asor a musical concert, or when a group o school children on aeld trip take a break in the Plaza. As long as one demograph-ic group seems to own the park, others are hesitant to comeWe think that having a larger, very active park along with thepedestrian trac generated by the entrance to the undergroundparking decks on the same block will insure steady oot-traco all kinds o people through Liberty Plaza and will help to

solve the perceived problems there.We envision that the Library Green park will share the site

with a building o some type (needed to cover the entrance and exit ramps to the underground parking, andto restore the diagonal connection to Division Street)Tis structure could incorporate amenities such as acofee house, a platorm or outdoor perormancespossibly a skate-changing room in the winter. It should bedesigned to have windows acing the park. Eyes on the parkwill discourage the kinds o illegal activities that have takenhold at Liberty Plaza.

Question:Howwillsafetybeaddressed?

III. Cultural & Economic Benets of Urban Parks

Ann Arborfriends

playing chess

at the

Imagine a

ParkDay

in Library

Green July

2012


9/12

Te recent DDA exercise eaturing scenarios had boxesto check or several kinds o development on ve city-ownedlots on or near William Street. Retail, Oce, Indoor Peror-mance Space, Residentialthese were among the options.Missing was a box or Public Open Space, Urban Park, orCommunity Green.

Te same deect marred the DDA online survey opublic opinion in early 2012. Te survey ofered a dozen or sopossible responses to each question, or people to choose. Achoice o park, or open plaza, or green space, was notofered. However, the survey included several open-endedquestions inviting respondents to expand on the choices that

were ofered. Many people gladly named parks, green spacepublic open space, outdoor perormance space, and othernames or what they elt was missing rom the survey.

When asked open-ended questions, a signicant proportiono respondents took the opportunity to ask or a park. De-pending on the question, they ranged rom 1/6 to 1/3 o re-spondents. Tese are people who made an efort to put intotheir own words what was missing rom the questionnaireOther respondents, with very ew exceptions, did not opposea park. Tey used the space to mention other goals. Tese arehighly motivated citizens and voters.

Question:WhatDoCitizensWant?TheDowntownDevelopmentAuthority(DDA)HasGathered

PublicInput,ButHasIgnoredtheCallforPublicOpenSpaceintheRecommendations

9

This graph was created by the

Library Green Conservancy from

careful reading of all 806 responses to

Question 3 of the DDA online survey,

http://www.a2dda.org/current_projects/a2p5/


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IV. A Park for All Seasons

10

ParksgenerateeconomicbenetsthroughPlacemaking:

Placemakingisthecreationofadynamic,attractivepublicspacetorevitalizeand

bringnewinvestmenttoadowntownneighborhood.

RecentarticleonPlaceMakinginMichigan:http://www.pps.org/placemaking-in-michigan/


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Question:Howcanadowntownpark

attractnewenterprisestoAnnArbor?

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Here is an unsolicited letter from a youngprofessional business owner living in Indianapolis.

I currently live in Indianapolis, am 43 years old, and own a busi-ness. A ew years ago, I began researching smaller cities that might ofer a

higher quality o lie now and into retirement.I visited 41 cities in the eastern hal o the US. Many are on Best Places

to Live lists. How does Ann Arbor compare? Like many places Ive visited,Ann Arbors downtown is vibrant, walkable and has character. And, like theothers, Ann Arbor has an abundance o arts and culture, and a highly educatedpopulation. But what stood out about Ann Arbor were its urban neigh-borhoods areas like the Old West Side and Burns Park, with quiet,treelined streets lled with charming, historic bungalows. Compared tothose in the East, these houses are relatively afordable and sit on gener-ously sized lots. Tese incredibly appealing Ann Arbor neighborhoods arewithin walking or biking distance to a hustling and bustling downtown.

Tats one part o the magic ormula that so many people rom

young proessionals to baby boomers are looking or.Which is why Ann Arbor currently sits at the top o my short list,

but with one major caveat. One o the things that instantly struck meabout Ann Arbor was a lack o urban green spaces.

In act, Ann Arbor appears to have less urban green space than anyother city on my list. Tis is troubling, and I was not expecting this roma city that had a reputation or being green.

Downtown Indianapolis contains numerous green spaces. Tesespaces are humanriendly and break up the monotony o concrete andsteel. Tey are a signicant source o natural beauty in an area not blessedwith views o mountains or oceans. Green spaces invite locals and visi-

tors to relax, connect, and stay a while. Tis has been shown to be goodor peoples health and good or the local economy. Tese spaces can alsoserve as revenueproducing venues or outdoor arts and music events.

Ann Arbor is at a turning point. It can choose now to make urbangreen spaces a priority, or itcan choose to ll in its ewremaining open urban spaceswith more commercial devel-opment. Te latter will con-tribute to congestion and ageneric urban ootprint. Tiswill certainly not help Ann

Arbors case when it com-petes with the other localeson my list that ofer stunningnatural geography and urbangreen spaces. Youve takenimpressive steps to create agreenbelt around the city;now is the time to establish agreen core in the city.

Tank youChristine Freiman

A longtime resident speaking before the Parks

Advisory Committee about the needfor a downtown park asked:

What memory o Ann Arbor will my grand

daughter have in the uture? Will she rememberswan boats; a sprinkle pool; a unky avorite bench?She cited several other examples rom memorableurban parks in other cities, and said the point isthat Ann Arbor has no urban parks, and no citystaf or elected body is making it a priority. . . Wehave monster buildings, and a city hall that somecant nd, she said, but there is no downtown publicspace that denes the character o Ann Arbor as a cityo trees.

She asked that an urban park become a priorityWhere is the play space or all o us? Where arethe setbacks? . . I want to take my granddaughterto play, to rest, to see grass and a sculpture or any-thing that other cities have, along with new devel-opment. I want her to remember something veryspecial about her second city when she vis-its me. Its great to have visitors to Ann Arbors restaurants and galleries, and its im-portant to have people living and workingdowntown. All o these people need gatheringplacesa downtown urban parkto be developedand maintained. Who knows? she said. With en

couragement, we might even orm a oundation tohelp maintain these special places that we will neverregret having planned or.

Question:Wherein

downtowncanchildrenplay?


12/12

Te City has acted upon the Calthorperecommendation to construct an underground parking garageunder the library parking lot, but not on the open space parkrecommendations. Tis structure should have had a green roo,

not orty surace parking spaces that only serve to dissuademotorists rom using the now abundant underground spaces.

Te Library Green Conservancy proposes that now isthe time to develop Ann Arbors central urban park and thatit should be located on top o the new underground struc-ture. Our advocacy is or a public place, a center or commu-nity activities, o mixed and multi, our-season use, basicallygreen and open with the possibility o an over-the-road upperlevel plaza and community building (low density) including aconnecting way to Liberty Plaza park.

Many public spaces in America are maintained bynot-or-prot Conservancies, organized or public benetrun democratically by local residents in consultation and coop-eration with governmental units. It was or this purpose tha

Ann Arbor residents created the Library Green Conservancyopen to all Ann Arborites and riends o our town in supporto the Library Green vision.

Te wide public agreement about public space, thelibrary green endeavor, and the creative contributions o somany have both heartened us, and let us rustrated. Te ocial decision-makers seem not to hear.

Tis Citizens Report is a public dissent rom the DDAreport and is a product o the Library Green Conservancy.

Library Green Conservancy

Now Is the Time for Ann Arbors Central Park

View our web site:http://a2centralpark.org

Notes:

This report was prepared by citizen volunteers using donated materials and employing no paid staff or

consultant. Drawings and photos are to stimulate discussion and visioning and are not intended as con-

crete proposals. Special thank you to artist Stephan Trendov for concept park on front cover and page 6.

When we say park we mean to include public open space whether green, paved, or a combination,

used for relaxation, recreation, cultural events and performances and to delight passersby.

References: Links to articles on the economic benets of urban parks and open space and a Review of the

Calthorpe Report of 2006 are at http://a2centralpark.org April 2013

If You What Some Green:

Let Park Commission know

Write or speak at Council

Tell your friends

Concert in

Dexter

Town Square

Gazebo

citizen's report on reuse of the top of the library lot, april 2013

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