University Towers, at the corner of Forest and South University avenues in Ann Arbor, in 2019. (Jacob Hamilton | The Ann Arbor News)
ANN ARBOR, MI – When the 18-story University Towers broke ground in 1964, downtown Ann Arbor already had a handful of tall buildings.
But nothing this dramatic or controversial.
The seven-story Glazier Building at Main and Huron was considered the city's first high-rise in 1908, and the 10-story First National Bank Building at Main and Washington pushed the skyline to new heights in the 1920s.
Then came the 11-story Maynard House apartments at the corner of William and Maynard streets in 1962.
But a few years later, when University Towers shot into the sky along South University Avenue, it dwarfed everything else downtown had ever seen.
The 18-story University Towers rising in April 1965. (Ann Arbor News archives courtesy of OldNews.AADL.org)
The 18-story student apartment tower at South U and Forest Avenue, by the University of Michigan campus, became the city's tallest building in 1965, a rank it held only for a few years before the 26-story Tower Plaza on William Street topped it.
Still holding the No. 2 spot, University Towers remains taller than any modern-day high-rise in Ann Arbor, and it ignited community debates about building height, downtown parking and other growth-related concerns still playing out today.
Its sheer height prompted city officials to form a committee and hire consultants to study “the high-rise and parking problem,” The Ann Arbor News reported in 1965.
“At the time of construction of that building, many citizens were protesting its height,” The News reported. “The City Planning Commission recently described these complaints as an ‘overwhelming’ display of public attitude against such tall buildings.”
It was one of several high-rises erected during Ann Arbor’s building boom of the 1960s, when the city’s population ballooned from just over 67,000 to over 100,000.
Most of the residential growth happened outside the downtown, but it was in the city’s commercial core where increasingly taller buildings were being proposed.
Here’s a look back at the saga of University Towers, which introduced Ann Arbor to high-rise controversy.
Ann Arbor News archives courtesy of OldNews.AADL.org
September 1964 - construction begins
In September 1964, construction began on the U-shaped building, then slated to include 270 apartments — a mix of efficiency, one- and two-bed units— plus retail and office space on the first and second floors.
Robert E. Weaver, president of R.E. Weaver Co. of Ann Arbor, and Towne Realty of Milwaukee were the developers. Weaver, who six years later was elected to City Council, estimated 800 university students would live in the building.
"Due to the scarcity and high cost of Central Campus-area land, this type of facility is needed to provide close-in student housing to help care for increasing UM enrollment," Weaver said then, suggesting they were "pioneering" student high-rises. "The apartment building in vertical concept is logical on scarce, high-cost land."
The building was to have a terrace surrounding a large swimming pool for students, and possibly other common areas.
The developers asked UM to advise on apartment layouts, making them efficient living and study areas with “luxurious overtones.”
Ann Arbor News archives courtesy of OldNews.AADL.org
September 1964 - photo from news clipping above
Ann Arbor News archives courtesy of OldNews.AADL.org
Oct. 13, 1964 - parking deck proposed
With the project underway, a lingering question remained: how to address parking challenges that would result from University Towers’ addition to South U.
Off-street parking for tenants wasn’t being provided, as it wasn't required in the Central Business District.
“During the past few weeks, numerous Ann Arbor residents and students have protested the construction of the 18-story apartment house without off-street parking facilities,” The News reported. “It is believed the construction of a 400-space carport would do much to solve the problem of parking.”
Towne Realty proposed leasing the city’s nearby Forest Avenue parking lot and building a four-level parking deck there, with a mix of hourly and permit parking. The developer was willing to pay to build it if the city would pay to operate it.
The local chamber of commerce backed the idea, arguing it would be a net revenue gain for the city.
Permits would not be reserved for University Towers tenants. Rather, they would be sold on a first-come, first-served basis.
City Administrator Guy C. Larcom agreed the matter should be discussed at a future City Council meeting.
Ann Arbor News archives courtesy of OldNews.AADL.org
Oct. 20, 1964 - another high-rise/parking proposal
As South U talks continued, city leaders were approached by an attorney for an undisclosed developer proposing another apartment high-rise above a multi-level parking deck on the Library Lot, the city-owned parking lot next to the downtown library.
The idea never came to fruition.
After considering several high-rise development proposals over the decades, the city is now planning an urban park and civic center commons on the Fifth Avenue site, an idea city voters endorsed in November 2018, halting a 17-story high-rise.
Ann Arbor News archives courtesy of OldNews.AADL.org
Oct. 20, 1964 - new opposition arises
After construction began on University Towers, a newly formed group called the Ann Arbor Property Owners Association voiced objections.
The group, which included local developers and property investors like Dennis Dahlmann and John C. “Jack” Stegeman, wanted to hold University Towers to the letter of the law.
While city officials determined the project met city code, John Gunn, the group’s president, argued the development was in violation of state housing law because the ground-level court was too small — 20 feet wide instead of 33 feet wide.
The association retained a lawyer and contacted the city attorney’s office, prompting the city to look into the alleged violation.
Ann Arbor News archives courtesy of OldNews.AADL.org
Oct. 26, 1964 - construction stopped
Within days, the city revoked the building permit for University Towers, saying the building didn't meet setback requirements under the state housing code.
The property owners group that protested the development had met with city officials and threatened legal action if the permit was not revoked.
“Much groundwork has already been done at the site of the proposed high-rise apartment-commercial building, which has been a matter of controversy since plans were made public,” The News reported.
Ann Arbor News archives courtesy of OldNews.AADL.org
Oct. 27, 1964 - variance sought
With construction halted, University Towers developers turned to the city's housing board of appeals to request a variance to allow the project to proceed.
City Attorney Jacob F. Fahrner Jr. said it appeared a 19-foot setback from the property line was required on the west side, whereas the building was planned with a 10-foot setback. Footings already were poured, though.
Mayor Cecil O. Creal said it was a confusing matter and the city might have to get the state’s 1917 housing law changed. If the matter wasn’t resolved, he said, it could stymie growth in the Central Business District.
Ann Arbor News archives courtesy of OldNews.AADL.org
Nov. 3, 1964 - legal questions
With the matter set to go before the appeals board, Larcom updated City Council, saying city code did not require the 19-foot setback and many Michigan cities ignored the state housing law because it was outdated. If the city went by the letter of the law, “you wouldn’t get a very desirable building,” he said.
"It was pointed out that several apartment buildings have been built in the Central Business District without adhering to state housing law. City ordinances do not require setbacks for apartments constructed in the CBD," The News reported.
Ann Arbor News archives courtesy of OldNews.AADL.org
Nov. 5, 1964 - saga continues
For two and a half hours, the city's housing board of appeals heard arguments for and against granting a variance for the $5 million development.
Local attorney William Barense, representing the developers, gave an hour-long presentation, saying many new buildings in Ann Arbor were in violation of state housing law, and other cities similarly didn’t follow the law. He questioned whether it even applied to Ann Arbor, since the city had its own local zoning ordinance.
Barense told the board the developers and city officials worked together to determine the 18-story building was legal before a permit was issued, and $200,000 was now sunk into construction of the footings and foundation and it would cost $125,000 to alter them, in addition to a $200,000 loss on steel beams already ordered.
Local attorney John Conlin Jr., representing 50-plus residents, contended the board lacked authority to grant a variance for the western setback.
He also said there still were legal questions about whether the building must have an eastern setback and a larger ground-level court.
The board adjourned without making a decision.
Ann Arbor News archives courtesy of OldNews.AADL.org
Nov. 11, 1964 - high-rise OK'd
After a two-hour closed session and a delay to get a written opinion from the city attorney, the appeals board OK'd proceeding with construction.
The board said it was allowing a setback variance because construction already had been permitted and started, and it would cause unreasonable hardship for the developers to change plans.
The board said the original foundation permit was issued “due to conflict and ambiguities in the various codes and laws applicable to a building of this height.”
Ann Arbor News archives courtesy of OldNews.AADL.org
December 1964 - height limits
As University Towers continued to rise, City Council voted 9-1 in December 1964 to give initial OK to a new ordinance imposing a 15-story height limit on new buildings, effectively placing a temporary moratorium on structures any taller.
Gunn, developer of a proposed 24-story commercial-apartment building at the corner of Liberty and Thompson, chided council for the move, singling out Council Members Eunice Burns, Robert Weeks and Edward Pierce.
The three Democrats issued a joint response, saying Gunn’s frustration was understandable, but they voted “to hold the height of buildings at a reasonable level to give city officials time in which to evolve a fair, workable, comprehensive plan for dealing with the construction of high-rise buildings in Ann Arbor.”
It wasn’t to “stop all high-rise construction,” they said, but to “work out solutions to the problems created by high-rise buildings before the buildings are up and it’s too late.”
Three nationally known planning consultants held an all-day conference with city officials the previous Friday. The consultants advised a temporary height limit would be reasonable to cope with a rash of high-rises and would not hinder investment in Ann Arbor’s lively housing market, the Democrats said.
Gunn accused Democrats of taking a stand against high-rises to create a spring election issue, but four of the nine votes for the height limit came from Republicans.
While the 15-story limit was in place, city officials planned to craft new regulations to guide future high-rise construction consistent with community interests, possibly limiting high-rises near city landmarks.
Ann Arbor News archives courtesy of OldNews.AADL.org
January 1965 - design discussed
Towne Realty discussed University Towers design features in January 1965, indicating there would be space for five businesses and student commons areas on the first floor and 16,000 square feet of office space on the second floor. One of the first-floor tenants was to be Miller's Farm Dairy Store with an ice-cream parlor.
It was now planned to have 240 apartments. In addition to studio, one- and two-bedroom units, there would be a fourth type of apartment geared toward graduate students with three distinct living-sleeping rooms, plus bathroom and kitchen. Monthly rent was estimated between $50 and $60.
Ann Arbor News archives courtesy of OldNews.AADL.org
January 1965 - height limits continued
Discussion of height limits continued, with the city's Planning Commission indicating it wasn't in favor of interim measures.
The 15-story limit imposed by council was to be temporary until a study of parking and height limits in the Central Business District was complete.
Council asked the Planning Commission to weigh in on the height matter, but the commission indicated it didn’t have enough information to make a formal recommendation and preferred to wait.
Some commissioners who had recommended not allowing apartment developments in commercial zones in the Central Business District questioned whether a 15-story limit was arbitrary.
Council previously OK’d allowing apartments in commercial zones and the city’s planning director at the time warned of impending problems with doing so.
Ann Arbor News archives courtesy of OldNews.AADL.org
February 1965 - going vertical
University Towers continued to take shape through winter.
Ann Arbor News archives courtesy of OldNews.AADL.org
February 1965 - $45M in projects
With the building boom in full swing, there reportedly was more work than workers. The cost of projects in Ann Arbor the previous year totaled $45 million and included 95 apartment houses and 31 other major buildings.
The city built a new six-story city hall two years earlier.
Ann Arbor News archives courtesy of OldNews.AADL.org
March 1965 - skybound
Six of 18 stories of steel framing for University Towers were in place by March 1965 and the project was to be completed by August.
Ann Arbor News archives courtesy of OldNews.AADL.org
April 1965 - high-rising controversy
“Typical of high-rise buildings or building plans which have stirred controversy in Ann Arbor in recent months is University Towers, which will be the city’s tallest building and a giant among midgets in the University’s shopping area,” The News reported, noting neighboring buildings were mostly two stories tall.
Ann Arbor News archives courtesy of OldNews.AADL.org
April 1965 - still rising
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - $22M in high-rises
In May 1965, several high-rises – $22 million worth — were either planned, underway or completed in the city, including some downtown and some along the Huron River.
That included downtown hotels like the Campus Inn (known today as the Graduate hotel) and the Ann Arbor Inn (now Courthouse Square apartments), as well as a proposed 21-story apartment building at Fourth Avenue and Ann Street, a project that never came to fruition.
One of the developers said at the time the city was lucky to get apartment high-rises downtown because of the high taxes they pay.
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - view atop University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - worker atop University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - view from University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - view from University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - more commanding views
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - worker atop University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - view from University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - view from University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - view from University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - final steel beam for University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
May 1965 - final steel beam for University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
July 1965 - nearing completion
In July 1965, the 240-unit University Towers was moving closer to completion and was expected to welcome its first tenants Aug. 21. About half the apartments already were leased, mostly to university students.
Ann Arbor News archives courtesy of OldNews.AADL.org
Aug. 30, 1965 - cycle of the times
When traffic barricades next to University Towers were removed in August 1965, the resulting on-street parking spaces were quickly filled with motorcycles, an increasingly popular means of student transportation at the time.
In response to controversy over lack of parking, the developers were planning to build a nearly 500-space deck on the Forest Avenue parking lot within six months.
Ann Arbor News archives courtesy of OldNews.AADL.org
September 1965 - height limits discussed
By September 1965, there was talk of putting the question of high-rise height limits to city voters.
City Council had just voted 7-4 in August to approve the controversial Tower Plaza development, which would rise 26 stories on William Street.
The city committee that studied the high-rise issue suggested a max of 18 stories or 180 feet, which is generally the limit today in the most densely zoned parts of downtown.
Those involved in committee discussions in 1965 acknowledged they could just have easily recommended a limit of 15 stories or 20 stories, or any other figure.
Height limits would help the city pace growth and spread it out over a wider area of the Central Business District, argued Norman Elkin, an urban planning consultant who helped prepare a high-rise and parking report for the city.
Richard A. Ahern, a local architect and city planner, didn’t see value in limiting height, arguing it would just result in developers building to the maximum with results that would be functionally and aesthetically undesirable.
Ann Arbor News archives courtesy of OldNews.AADL.org
September 1965 - more parking worries
The city's lack of parking requirements for apartment buildings in the Central Business District continued to be a topic of conversation.
Some city officials were hesitant to require every high-rise to have its own parking deck built into it due to concerns it could destroy building appearance.
There also was talk the city may eventually have to figure out a better way to move people in and out of downtown without cars.
Ann Arbor News archives courtesy of OldNews.AADL.org
February 1966 - view of University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
February 1966 - view of University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
February 1966 - high-rises dot city
Another development underway downtown was the seven-story City Center office building, shown at right, kitty-corner from city hall at Huron and Fifth Avenue.
Ann Arbor News archives courtesy of OldNews.AADL.org
March 1966 - parking deck construction
Construction of the 499-space Forest Avenue parking deck was well underway in March 1966 and scheduled to be complete that spring.
It was being built by a subsidiary of Towne Realty, co-developer of University Towers, and would be turned over to the city for operation under contract.
After a few decades of use, South U’s only public parking deck eventually fell into disrepair, and the city and UM partnered in 2000-2001 to build a replacement deck that now has 578 public parking spaces and 277 spaces for university employees.
University Towers as a corporate entity does not have a contract for parking in the garage, but 33 of its hundreds of tenants were paying for monthly permits to park in the garage as of November 2019, according to the Downtown Development Authority.
Ann Arbor News archives courtesy of OldNews.AADL.org
March 1966 - parking deck construction
Construction workers on break at the Forest Avenue parking deck construction site in March 1966.
Ann Arbor News archives courtesy of OldNews.AADL.org
June 1966 - view of University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
July 1966 - view of Art Fair on South U from University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
July 1966 - view of Art Fair on South U from University Towers
Ann Arbor News archives courtesy of OldNews.AADL.org
July 1966 - more Forest Avenue apartments
Ann Arbor News archives courtesy of OldNews.AADL.org
August 1966 - 26-story tower underway
By August 1966, work was underway on the 26-story Tower Plaza high-rise at William and Maynard. It included 300 apartments, converted to condos in the 1980s.
Ann Arbor News archives courtesy of OldNews.AADL.org
July 1967 - University Towers sold
Less than two years after completing construction, Towne Realty sold its interest in University Towers.
Northwestern Mutual Life Insurance Co. acquired full ownership “in the interest of good investment” and appointed as building manager a subsidiary of a Houston-based company that had built similar high-rises around the country.
The property has sold several times since then.
With an assessed value of $27.2 million, it’s now owned by a company based outside Boston, Massachusetts, which pays more than $430,000 in annual property taxes to Ann Arbor, Washtenaw County, schools and other local taxing entities.
Ann Arbor News archives courtesy of OldNews.AADL.org
November 1968 - Tower Plaza is new tallest building
Exterior work on Tower Plaza on William Street was substantially complete by November 1968, making University Towers the second-tallest building in Ann Arbor.
At 26 stories, Tower Plaza towered above the 11-story Maynard House, a 74-unit apartment building that opened across the street in 1962.
Ann Arbor News archives courtesy of OldNews.AADL.org
April 1969 - high-rise hotel on Huron Street
The 215-room Campus Inn hotel, one of Jack Stegeman's projects and known today as the Graduate, nearing completion on Huron Street.
Ann Arbor News archives courtesy of OldNews.AADL.org
July 1972 - view of University Towers
For many years, University Towers remained the only high-rise on South U, but a major transformation and densification of the corridor is now underway.
Jacob Hamilton | The Ann Arbor News
2019 - University Towers today
University Towers, one of several 1960s high-rises still standing in Ann Arbor, is shown here next to Landmark, one of the new high-rises of the last decade.
Just out of frame in this photo are several more modern-day high-rises in the South U area that include luxury apartments primarily geared toward UM students above ground-floor businesses.
More high-rise developments are in the works, including another 13-story tower recently approved for South U.
Ryan Stanton | The Ann Arbor News
2019 - University Towers today
The University Towers and Landmark high-rises along South U on Nov. 27, 2019.
Ryan Stanton | The Ann Arbor News
2019 - University Towers today
The perks of living in University Towers are advertised on one of the building's windows on Nov. 27, 2019.
Ryan Stanton | The Ann Arbor News
2019 - University Towers today
Insomnia Cookies is one of the ground-floor tenants of University Towers on Nov. 27, 2019.
Ryan Stanton | The Ann Arbor News
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