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On November 4, Ann Arbor and Ann Arbor Township residents voted to preserve more than 7,000 acres of open space in and around Ann Arbor. The ballot proposals will generate $35 million, plus additional millions in matching funds, to buy parkland in the city and conservation easements to protect farmland outside city limits.
Introduction to the proposals
The City of Ann Arbor Parks & Greenbelt Proposal
Ann Arbor Stands Up To Sprawl (published in "The Mackinac")
View the election results
Homepage for the Parks & Greenbelt Proposal
Nature or Sprawl? The Battle over Ann Arbor's Future
Facts about the Ann Arbor Parks & Greenbelt Proposal
Lies and the Lying Developers Who Tell Them
Questions and answers published by the Ecology Center
Ann Arbor Township's Land Preservation Proposal
New! View the election results
Homepage for the Proposal
The Ann Arbor Township Land
Preservation Proposal
Facts about the Ann Arbor Township Land Preservation Proposal
Photos by Tina Topalian
Introduction to the proposals:
Ann Arbor and Ann Arbor Township take first steps
to preserve regional green space
By Mike Sklar
Originally published in "The Lookout", the newsletter of the Sierra Club Huron Valley Group, Sep-Oct 2003 edition.
On the evening of August 18, the November election suddenly became much more interesting for people who hate what sprawl is doing to our region. That night the Ann Arbor City Council and the Ann Arbor Township Board
of Trustees each voted to place proposals on the fall ballot which would provide funds to protect open space. Voters will decide the fate of these proposals in November.
The City proposal would create the Ann Arbor Area Parks and Greenbelt Program. The Program would fund both parkland acquisition within the City and land preservation within a greenbelt around the City. The millage would
generate up to $35 million, which would leverage as much as an additional $50 million in matching funds. One-third of the funds would be targeted for in-City acquisitions and two-thirds outside City borders. The Program
would protect 7,000 to 10,000 acres of land.
If Ann Arbor voters approve this ballot proposal, the current City parks
acquisition millage would be amended so that it would continue for 30
years. The 0.5 millage level would continue unchanged, so the tax rate
would not increase.
The in-City funds would be spent in the same manner as the current
parks acquisition millage. The out-City money would be spent to protect a
greenbelt around the City. The Greenbelt funds would be used to buy
land and conservation easements - including development rights - to protect
open space and farmland. Matching funds are expected to come from
townships and from County, State and federal governments. The City's
portion of the costs is expected to average about one-third of the total
appraised value of the protected property.
The Ann Arbor Area Parks and Greenbelt Program builds upon recent
discussions of regional land use cooperation. It would create a strong
incentive for neighboring townships to commit funds for land and
easement acquisitions in order to obtain Greenbelt money.
Residents of Ann Arbor Township, which wraps around the City of Ann
Arbor to the north and east, will consider their own fall ballot proposal.
If approved, the Township program will raise $5.5 million to purchase
development rights to preserve farm land.
A majority of voters in both the City of Ann Arbor and Ann Arbor
Township favored the land preservation proposals on the 1998 and 2000 ballots.
However, the 2003 election promises to be fiercely contested. A
representative of the Home Builders Association of Washtenaw County
stated that they would spend $400,000 in a campaign to oppose the proposals.
Their successful effort to defeat the 1998 County land preservation
proposal was notable for employing "greenscam" tactics in which the
homebuilders created a sham environmental organization which argued
that there was a "better way" to save open space than the proposal on the
ballot. To no one's surprise, they have not presented a "better way"
in the five subsequent years.
The Ann Arbor area is one of the fastest growing regions in Michigan.
Poorly controlled development is converting hundreds of acres of open
space into subdivisions each year. This November, voters in two
communities will have an opportunity to strike back against the sprawl
that is diminishing their quality of life and raising their taxes. The
election results may well determine the future character of the Ann
Arbor area.
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Criticism raised by opponents of open space preservation proves to be unfounded, even false!
By Mike Sklar
Originally published in "The Lookout", the newsletter of the Sierra Club Huron Valley Group, Nov 2003 - Jan 2004 edition.
Ann Arbor is a special city. It looks and feels very different from
the sprawling suburbs that dominate southeastern Michigan. This result is
no accident: Ann Arbor has done a terrific job of protecting its
natural beauty, providing recreational opportunities, and maintaining a
distinctive character. That's why it's one of Governor Granholm's
"cool cities," and why study after study declares it to be one of the best
places in the country to live.
But uncontrolled sprawl threatens this special place. If we do not act
soon, Ann Arbor will be swallowed up by the wave of sprawl heading west
from Detroit and south from Brighton. We will face even more traffic
congestion, more air and water pollution, and more destruction of our
beautiful rural landscape. We will also face tax increases to pay for
the new roads, sewer system expansions, and additional schools that
sprawl development requires, because sprawl subdivisions do not even
come close to generating the tax revenues needed to cover the services
that must be provided for their residents.
We have spent years studying and debating how to best protect our
quality of life and the natural character of our community from this
threat. Now Ann Arbor residents will make a fateful decision about our
future as we vote on the Ann Arbor Parks and Greenbelt Proposal -
Proposal B - on November 4th.
What would the proposal do?
Proposal B asks voters to renew the current Parkland Acquisition
millage for 30 years, guaranteeing long-term funding for this popular program
that was most recently renewed by a 2-to-1 margin in 1999. It would
provide funds to acquire additional land inside Ann Arbor for natural
parks, ball fields, and play areas. Proposal B would also expand the
existing program to allow the acquisition of conservation easements on
farmland and open space in a "greenbelt area" around the city.
Proposal B would NOT raise tax rates - the average homeowner would continue to
pay less than 90 cents per week.
What are the benefits?
Proposal B would protect the Huron River watershed, which supplies our
drinking water. It would reduce traffic congestion and air pollution.
It would provide the funds needed to acquire terrific new parks of all
kinds. And it would put the brakes on sprawl-related tax hikes.
In addition to providing the funds for purchasing new park land,
Proposal B would leverage city funds with township and state funds to
protect open space in the townships closest to Ann Arbor. It would
trigger genuine regional cooperation to protect open space and slow the
pace of sprawl development, and shift development to places where there
is existing infrastructure that is under-utilized.
For these reasons, Proposal B has broad support. It has been endorsed
by environmental groups (including the Sierra Club), business and
community leaders, and even by progressive local builders and real
estate developers who recognize that uncontrolled sprawl threatens Ann
Arbor's unique character and is the antithesis of 'smart growth.' It
also has been endorsed by the farming community, local township
supervisors, and Ann Arbor city officials. A complete list of
endorsers can be found on the Proposal B website at www.a2openspace.org.
Why should I bother to vote?
Voter turnout in this "off year" election is expected to be very low,
and the election outcome is too close to call. The out-of-town sprawl
developers plan to spend up to $800,000 to defeat Proposal B.
According to an article in Crain's Detroit Business (Oct. 13, 2003), this money
is coming in from developer lobbying groups all over the United States.
The developers know that confused people tend to vote against ballot
proposals, so they are using their big money on a massive ad campaign
designed to mislead voters about Proposal B.
In early October, the
developers started using newspaper ads, direct mail, and anonymous,
automated "robo calls" in a slick attempt to fool Ann Arbor residents
into believing bald-faced lies -- like the absurd claim that Proposal
B, which is supported by all local parks advocates, needs to be defeated
in order to "save our parks." They successfully pulled off this classic
greenscam strategy in 1998, when county residents rejected a different
anti-sprawl proposal. Post-election polls showed that voters didn't
realize that the opposition to this proposal was almost entirely funded
by the developers, and - had they known that - the election would have
turned out differently.
The developers don't need to confuse many people in order to defeat
Proposal B, especially if environmentally-concerned citizens stay home.
Just 25% of Sierra Club members vote in most off-year elections. If
this pattern holds true on November 4th, over one thousand people who
favor acquiring more parks and preserving open space will not cast a
vote -- which would almost surely result in the defeat of Proposal B.
So, Ann Arbor residents, please make a commitment to vote YES on Proposal B on Tuesday,
November 4. Let's send a message to the sprawl lobby and the
politicians who support them that Ann Arbor voters won't be fooled by
yet another deceptive political campaign fueled by their out-of-town
money. The fate of our best chance - and perhaps our last chance - to
curb sprawl in our region is in our hands.
HOW CAN I HELP PASS PROPOSAL B?
If we all pitch in, we can pass Proposal B and change the quality of
life for ourselves and future generations for the better. Besides
voting YES on Proposal B, you can help in these important ways:
- You can make sure that friends and family members know why they
should support Proposal B, and remind them to go to the polls on
November 4.
- You can mail a donation to "Friends of Ann Arbor Open Space" at
1308 E. Stadium Blvd, Ann Arbor, MI 48104. Please include a note with
your name and full mailing address if it's not on your check. If your
campaign donations total more than $100, you are required by law to
include your occupation, employer, and employer's address. The
campaign
will be in debt after election day, so even late contributions will
help.
- To volunteer or get more information about the
campaign, please contact campaign manager Barb Fuller at 734-213-2174
or
a2openspace@provide.net. Learn more about the Parks and Greenbelt
Proposal and upcoming voluteer projects at www.a2openspace.org.
Back to the 'Ballot proposal' index
Originally published in "The Lookout", the newsletter of the Sierra Club Huron Valley Group, Nov 2003 - Jan 2004 edition.
What will the program do?
The Ann Arbor Area Parks and Greenbelt program would preserve as much
as 7,000 acres of the best open space in and around Ann Arbor. The program
would generate $35 million plus $30 to $50 million in matching funds
from townships and other sources to buy both parkland within the city
and conservation easements on land in a "greenbelt" surrounding the
city.
How much will it cost?
Currently, Ann Arbor property owners pay a 0.5-mill parkland
acquisition levy which costs the average household approximately 90 cents per week.
This tax would remain at the exact same level, extended for 30 years,
with its purpose expanded to authorize the preservation of land in a
greenbelt around the City.
What criteria will be used to select open space properties?
First of all, the property owner must be willing to sell a conservation
easement. After that, the top criteria include quality of agricultural
land; proximity to City limits; characteristics of the property
(species diversity, age of trees, presence of streams or wetlands, etc.); size;
proximity to other protected land; current or projected future use of
adjacent property, and availability of matching funds.
How will the funds be allocated between city parks and greenbelt open
space?
Approximately 1/3 would be spent inside the city, and 2/3 outside the
city limits. Greenbelt funds would be prioritized for properties that
offered a significant amount of matching funds. The City would pay only
about one-third of the preservation cost, with the remainder coming
from township, state, federal, and private sources.
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Originally published in "The Lookout", the newsletter of the Sierra Club Huron Valley Group, Nov 2003 - Jan 2004 edition.
The sprawl developers have stated that they will spend a
record-shattering $800,000 to kill the open space proposals on the fall
ballots in Ann Arbor and Ann Arbor Township. They're already using the
same tactics they used in 1998 to defeat that year's county land
preservation proposal.
First the developers re-awakened their phony green-sounding group,
"Washtenaw Citizens for Responsible Growth." Then they re-hired public
relations consultants Marketing Resource Group (MRG) to spread
disinformation and confusion. According to their own website, when
they're not working for the sprawl developer lobby, MRG works for the
state's largest polluters, the tobacco industry, and the waste
companies that dump foreign trash in our state.
Here's what the developers and their hired guns are saying, followed by
the facts.
What They Say: Proposal B will hurt Ann Arbor's parks.
The Facts: Proposal B would continue to fund purchases of new parkland
to balance development in and around Ann Arbor. It has been endorsed by
parks advocates including the City of Ann Arbor Parks Advisory
Commission, the Ecology Center, the Huron River Watershed Council, and
recently retired Interim Parks Superintendent Gerry Clark -- not to
mention the Sierra Club, of course.
What They Say: Proposal B is a tax increase.
The Facts: Proposal B is a renewal of our current Parks millage at the
same level it's been for years. The average homeowner will continue to
pay less than 90 cents a week.
What They Say: Proposal B is "just too long."
The Facts: When open space is lost, it's lost forever. By renewing the
Parks millage for 30 years, the City can sell bonds to buy land and
easements over the next five to ten years, while open space is still
available. As is typically the case with other long-term public
investments such as schools and bridges, these bonds will be paid off
by
millage revenues over 30 years, so that people who benefit from parks
and open space in decades to come will share the cost. Past generations
made commitments to preserve the open space we now treasure. It's time
for us to carry on that legacy.
What They Say: Proposal B will use Ann Arbor's money to save land
outside the city when townships won't do it.
The Facts: It won't happen. City funds will be used to protect
properties only where townships are willing to pay their fair share.
The City would pay only about one-third of the cost of preserving land in
surrounding areas, with the rest of the money coming from township,
state, federal, and private sources. After years of discussion without
action, Proposal B would trigger the first real regional partnerships
to guide where to protect open space and where to encourage growth.
What They Say: Proposal B will make housing unaffordable.
The Facts: This issue is being pushed by developers who want to
distract voters and don't care a whit about affordable housing. For proof,
consider this comment at a public meeting on September 21 from Jeff
Fisher, who is leading their campaign against Proposal B: "We don't
build affordable housing in the Ann Arbor greenbelt area." Proposal B
won'treduce the numbers of homes that are built but rather will shift
development away from sprawl subdivisons and towards infill
developments
closer to existing infrastructure. House prices won't be bumped up by
Proposal B since its effect on land values, if any would affect s,
since this is only a small fraction of the cost of a home. In fact, the home
of one of the country's most successful open space preservation
programs (Lancaster County, Pennsylvania) has the most affordable housing in
the state.
What They Say: Proposal B will just push sprawl further out from Ann
Arbor.
The Facts: Sprawl is already spreading far from Ann Arbor. The
greenbelt
will actually help guide development back inside Ann Arbor, where city
officials are now looking to encourage greater density, and to
neighboring Ypsilanti, which is promoting redevelopment. If Proposal B
and Ann Arbor Township's Land Preservation Proposal are successful,
townships farther way from Ann Arbor are likely to take action to
preserve their open space as well. If these proposals fail, then sprawl
will continue to spread both near and far from Ann Arbor.
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By Doug Cowherd
Originally published in "The Lookout", the newsletter of the Sierra Club Huron Valley Group, Nov 2003 - Jan 2004 edition.
Ann Arbor Township has been targeted by sprawl developers for some of
the worst development proposals in the region, including a recent
proposal for an enormous mobile home park. Thus far, embattled
township trustees have successfully stopped these poorly-conceived projects,
however wealthy developers are applying intense legal and political
pressure that puts the township's future at risk.
Voters in Ann Arbor Township now have a chance to vote on a ballot
proposal that will protect their quality of life from sprawl
development. The Land Preservation Proposal would raise funds to
purchase development rights on farmland and open space, which will
protect this land forever. The proposal would give the township
trustees the tool they need to preserve Ann Arbor Township's unique
rural character.
The township ballot proposal would also save money. It is less
expensive to buy development rights on open space than to let it be
covered by sprawl, which does not generate enough tax revenue to cover
the public services it requires. The Land Preservation proposal will
protect current residents from property tax increases required to
subsidize the new roads, sewer and water lines, and schools that sprawl
development imposes on a community.
The Ann Arbor Township proposal would dovetail nicely with Ann Arbor's
Proposal B. Township officials have already indicated that they are
eager to partner with Ann Arbor, the County, and the State in
preserving farmland and open space. If voters approve the Land Preservation
Proposal, other townships in the region are likely to follow suit with
similar programs.
For further information and to learn what you can do to help pass the
Land Preservation Proposal, please go to the website at www.aatfightsprawl.org.
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Originally published in "The Lookout", the newsletter of the Sierra Club Huron Valley Group, Nov 2003 - Jan 2004 edition.
What would the Township program do?
Ann Arbor Township would levy a 20-year 0.7-mill tax to fund the
permanent preservation of farmland and open space in the township. The
program would raise $5.5 million plus $15-20 million in matching funds,
and save two-thirds of the township's farmland.
How does a Purchase of Development Rights (PDR) Program work?
In a PDR program, a participating landowner sells a conservation
easement to a buyer. The landowner receives a price equal to the
appraised value of the land as developable property less its value as
farm or open space. Landowners retain ownership of the property and it
stays on the tax rolls. The land will continue in its present use;
farmland will continue to be farmed. The conservation easement
permanently protects the land from development.
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