8 GROUNDCOVER NEWS LAND USE I spoke at the podium, but was anyone listening? MARCH 6, 2026 The plan behind the plan AYAT SOHOUBAH U-M student contributor At its February 2 meeting, the Ann Arbor City Council approved the first reading of a 30-year renewal and expansion of the Ann Arbor Downtown Development Authority (DDA). The vote extends the DDA’s tax ELIZABETH "LIT" KURTZ Groundcover vendor No. 159 While the inhumane realities of people living — and literally dying — on the streets of a college town known for its progressive ideals have become disturbingly normalized, it is difficult to accept the possibility that local government may be normalizing them as well. Having lived this reality for over a decade, I occupy a rare vantage point from which to speak about the destabilizing experiences of those surviving outside of traditional housing. I was genuinely elated to have the opportunity to present a solution I believed aligned with the City’s stated goals of equitability and sustainability. Survival is my full-time job. That reality afforded me only brief moments and cursory glances at the details of the Planning Commission meeting where the Comprehensive Land Use Plan (CLUP) would be finalized. I arrived late, unsure whether I would be permitted to speak without having signed up in advance. As I listened to the final round of public commentary, I weighed each remark as it touched on affordability, equitability, sustainability, and dynamic growth. Shortly before public commentary closed, Chair Wyche asked whether anyone else wished to speak. Though I remained uncertain about certain procedural technicalities, I felt steady as I approached the podium, with the knowledge I was speaking from lived experience. A daytime stabilization center would not only advance the City’s stated goals, but also provide immediate structure and support for residents experiencing housing instability while creating realistic pathways toward employment and long-term housing. Without stability, employment — often the first step toward affordability — remains out of reach. I used my time at the podium to address the unique needs facing this community. My remarks moved beyond the familiar affordability debate and centered on the foundational need for daytime stability for those locked out of mainstream housing markets. Yet in the media coverage that followed, there was no mention of my commentary. Even The Michigan Daily, a student-led publication, did not reference or pivot toward the housing instability perspective offered by someone directly experiencing it. The omission is notable. Student journalism often presents itself as attentive to emerging and underrepresented viewpoints, yet this firsthand account of housing instability did not enter the public narrative. If I am being honest, that silence left a lingering sense that I did not fully belong in that space. Prior to my remarks, Chair Wyche offered an explanation of the meeting’s purpose that reflected a subtle institutional paternalism — a dynamic in which individuals experiencing homelessness are perceived as needing instruction and guidance rather than being equal participants. In a city where homelessness remains an ever-present crisis in our midst, it was mentioned only three times across the entirety of public commentary spanning all three meetings on the Comprehensive Land Use Plan. That scarcity — compounded by the absence of media acknowledgment — suggests not see PODIUM next page capture authority through 2055, expands its district northward, and removes a 3.5% annual cap on how much its revenue can grow. While much of the public debate in Ann Arbor centers on the Comprehensive Land Use Plan (CLUP), this decision focuses on a less visible issue: who controls the tax revenue generated by that growth. The CLUP sets the city’s longterm vision. It shapes where housing can be built, how dense downtowns become, and which transit and infrastructure investments are prioritized. When development increases property values, property tax revenue increases as well. That increase is captured by the DDA through Tax Increment Financing (TIF). TIF does not raise taxes. Instead, it captures the growth in tax revenue within a defined district and reinvests it in that same district. According to the DDA, TIF funds capital improvements, such as streets, sidewalks, utilities and parks, as well as support for affordable housing. In 2025, the DDA collected $5.2 million that would have otherwise gone directly to the city. Washtenaw County lost over $2.2 million to DDA capture that same year. Those funds could have supported county services, including mental health, public safety and social services. Under the current structure, DDA revenue growth is capped at 3.5% annually. The proposed renewal would remove that cap and replace it with a “gainshare” model, allowing the DDA to capture 70% of tax growth while returning 30% to other taxing entities. The plan would extend this structure for another 30 years. Public comments at the meeting reflected sharp divisions. Supporters highlighted infrastructure improvements, transit investments, and most notably, housing support. The Ann Arbor Housing Commission said the expansion would enable improvements to housing properties. Critics questioned oversight and long-term financial trade-offs, arguing that diverting funds from the county creates a “zero-sum game.” Despite these concerns, the council approved the renewal and expansion unanimously at first reading. The timing wasn’t coincidental. The DDA renewal occurred alongside votes to rezone parcels at Fifth and Madison for a 14-story development and to approve a $370 million Brownfield TIF plan for Arbor South, another mechanism to redirect future tax revenue. Taken together, these decisions show how Ann Arbor’s growth strategy is structured. The Comprehensive Plan shapes where development happens. TIF determines how the financial gains from that development are distributed. Together, they shape both the physical and financial future downtown. The DDA renewal will return to council for second reading in April, after a 60-day window in which other taxing jurisdictions may opt out. As the city continues revising its Comprehensive Plan, public participation matters. The Planning Commission held a second public hearing on the Comprehensive Land Use Plan on February 18. The public hearing lasted for over four hours, with 56 residents expressing their thoughts both in person and online. In a unanimous decision, the planning commission voted to adopt the Comprehensive Land Use Plan. The Ann Arbor City Council will hold another public hearing and vote on the TIF plan March 2. Then, on Monday, April 20, the City Council will hold the second reading and final vote on the ordinance renewing and expanding the DDA’s Development and TIF Plan. Both meetings include opportunities for public comment, so let your voice be heard. Editor's note: The American Association of University Women are hosting an event on Wednesday, March 18, 12:30 p.m. at the Ann Arbor City Club (1830 Washtenaw Ave.) on Ann Arbor's Comprehensive Land Use Plan. The Ann Arbor Economic Development Corporation and Equitable Ann Arbor Land Trust board member Brian R. Chambers will be discussing the current land use plan and challenges of achieving housing affordability, sustainability and equity. of
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