[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6460743,"mediaKeyId","5837513-58f037200bc313c7a6785630e7cb3511","parentId",5837513,"title","Planning commission weighs lowering rear setbacks in downtown zones to ease redevelopment","audioSeconds",2312,"startMs",164000,"endMs",2476000,"viewUrl","/Search/View?dp=1&key=5837513-58f037200bc313c7a6785630e7cb3511&start=164&end=2476","thumbnailUrl","https://assets.pipeline.soar.com/5837513-58f037200bc313c7a6785630e7cb3511/thumbnail_164000.jpg","articleUrl","/articles/6460743/Clawson/Oakland-County/Michigan/Planning-commission-weighs-lowering-rear-setbacks-in-downtown-zones-to-ease-redevelopment","mediaUrl","https://secure.pipeline.soar.com/6460743-be291363ce1c1d0a014dcb9d3ee3c85e/orig.mp4?Expires=1773682074&Signature=US421qS7H2zbBvJc5LQCAR1jvZD5Sb7KqXySnOp6D3aABFt1fjmvl5bf2gqQyUi5it8oTFagfyF5w~u1mi-upgRIwMnI9ah2-LDMK5CkEgNL4ISWubTSjUVGJHz4dGzlanSEJ3xP1464GId-qece9XGGxDiYNHtbg2a2eHq8ONN9ywtJW2BS95L~U9kuicgrye7rEFWv5hUF5a2K1i94cqKphz619X4t~5sqktU8Oi9SGU6xGHBvETByAhsx2sOuTnrLRxclaskpe6s969-EBayeV4cQZfb5peL49Evln93XYPC9M6~QySKwHVelTbfR4Xak9fNprE8O35w3qf5f6w__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Clawson","date","2025-09-24T00:00:00Z","article","The Planning Commission discussed lowering rear setbacks in the City Center (CC) and the Central Mixed-Use (CMD) districts to make small downtown lots easier to redevelop. The commission’s discussion focused on lots that currently face a 10-foot setback that increases to 30 feet when there is no public alley, a rule officials said creates practical barriers when the rear of a property adjoins other commercial parcels rather than residential zoning.

Commissioners and staff said many older downtown buildings already come up to or very near rear property lines. “There are a few buildings that have kind of the drive lanes for the public parking lots behind them. And some of those go kind of right up to it,” Planning staff member Joe said, describing buildings at the 14 Mile and Main Street intersection. Joe recommended keeping the 10/30 rule where a CC or CMD property backs up to a residential district such as core residential or R-2, but lowering the standard to 5 feet where a CC or CMD parcel adjoins another CC or CMD parcel.

Why it matters: zoning setbacks shape building footprints and redevelopment feasibility in the compact downtown. Where a 30-foot rear setback is applied to lots that are boxed in by other commercial buildings, redevelopments could be impractical or force frequent variances at the Zoning Board of Appeals (ZBA).

Commissioners noted the ZBA’s historical practice of routinely granting rear-setback variances in the city center and questioned the value of keeping a standard that is frequently waived. “We have taken a look at the history at the ZBA, and it's pretty much an automatic grant,” Joe said. “Kinda doesn't really make sense to keep the standard where it is if they just always get the variance.”

Concerns and constraints: members raised potential risks if the change were applied broadly. One commissioner said that reducing the setback might allow developers to push buildings closer to alleys used by pedestrians and bicyclists, reducing visibility at pinch points. The commission also heard that utility easements and underground or above-ground utilities constrain what property owners can build behind downtown parcels; those easements could effectively require larger clearances than a 5-foot setback. “Instead of taking it to 5, we'd have to at least consider…those existing easements, which could possibly be 6 to 10 feet,” a staff member said.

Corner lots: commissioners repeatedly returned to corner parcels such as the triangular lot at 14 Mile and Bowers and larger corner parcels like the Pizza Hut site. Corner lots often create a greater proportionate loss of developable depth when rear setbacks are applied, so some commissioners proposed limited carve-outs for corner lots or mapping the change only to specific parcels.

Next steps: staff said they will map the parcels downtown that would change status under a 5-foot standard, highlighting specific examples such as the building across the alley from Sabbath and the FabricAir site. Staff also proposed providing a visual that compares current setbacks with the proposed 5-foot setback to help the commission gauge impacts. Commissioners asked staff to return with a draft ordinance or map for further review rather than moving directly to a vote.

Ending: The commission directed staff to prepare parcel maps and draft language showing where a 5-foot rear setback for CC-to-CC or CMD-to-CMD adjacencies would make a difference and to surface easement constraints and ZBA precedent to inform a formal proposal.","mediaType","Video","parentTitle","September 23, 2025 Planning Commission Meeting","oneSentenceSummary","Members discussed reducing the City Center (CC) and Central Mixed-Use (CMD) rear setback from a 10/30 standard to 5 feet when a property backs onto another CC or CMD parcel, citing frequent zoning variances and tight lot conditions downtown.","taxTitle","Clawson, Oakland County, Michigan","taxId",70836,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6460729,"Planning commission asks engineers to review dry wells, retention and catch-basin approach amid combined-sewer concerns",1891,4727000,6618000,"/Search/View?dp=1&key=5837513-58f037200bc313c7a6785630e7cb3511&start=4727&end=6618","https://assets.pipeline.soar.com/5837513-58f037200bc313c7a6785630e7cb3511/thumbnail_4727000.jpg","/articles/6460729/Clawson/Oakland-County/Michigan/Planning-commission-asks-engineers-to-review-dry-wells-retention-and-catch-basin-approach-amid-combined-sewer-concerns","https://secure.pipeline.soar.com/6460729-3811a7ff6162a1a211db65aef5e0b5b3/orig.mp4?Expires=1773682074&Signature=JA4nmUPMHwn0rtVPDVIfq89lmbjWK64eUmEWLrbLSuVZ7MMKK4v~9F-x1WKhMw8JqihaWRd-w~qpTsRASe5XNR6xZA1DjTLflE8DY7GeTDvgiKid5~IPuRrZAlfTTyL5xr9se0vOQt-HGZOWGHjNVu37Hq6sC3LvQfEpCwPWEAy2Or2onr3sDy5t8ya-28jYtu3ODIrwZukobONFYpn0yMDY9EUZ2QCSO7RkCbC1KMGRnAzhNmJV0-jzKS8kh7NhvdMvFq8-8ZiY8WPbfJkdnFKqYthhaWGyhJUpvZa9TVcNePTvi1jOdrWpMRvUap2Iw8cUyaWxdWY3pGRXvqJQtg__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission opened an extended discussion on stormwater management and sustainability measures tied to master-plan implementation. Commissioners raised concern that Clawson’s combined sanitary/storm sewer system is under strain and asked staff to solicit engineering analysis of alternatives such as dry wells, on-site retention and sewer backflow prevention.

Background: staff said current practice for new residential and nonresidential projects is to direct stormwater into the city’s combined system with on-site structures that meter runoff at a restricted flow. “Newer projects have typically underground detention where they're holding more of that water on-site underground before it goes into the system, and it is metered into the system,” Joe said. Legacy properties largely drain directly to the combined system by catch basins, staff said.

Commissioner concerns and examples: several commissioners described backyard flooding and basement backup as primary resident concerns and asked whether alternative approaches could reduce the burden on the combined sewer. One commissioner described installing a private on-site retention bladder and said that underground retention can be an effective option for homeowners.

Requested review: commissioners asked staff to invite AEW (the city’s consultant) and the engineer to explain the current strategy, evaluate the technical suitability and cost of dry wells/retention in Clawson’s clay soils, and review options such as sewer backflow valves and incentives or grants to offset homeowner costs. “I can't volunteer AEW, but I can definitely talk to them,” staff said. The commission noted that county and regional programs (for example rain-barrel incentives) could be explored as part of a broader set of incentives.

Why it matters: Clawson’s legacy combined-sewer system receives both sanitary flow and stormwater. Commissioners said modern low-impact development (LID) techniques and targeted incentives could reduce peak flow volumes, lower flood and backup risk and provide co-benefits such as groundwater recharge where soils allow it.

Next steps: staff will begin the conversation with AEW on the options and bring back engineering guidance, including whether dry wells are feasible given local soils and what programs or incentives might be available to assist homeowners or developers.

Ending: The commission characterized the problem as both an engineering and zoning question and directed staff to report engineering findings and potential ordinance options at a future meeting.","Commissioners asked staff to invite AEW and the city engineer to evaluate alternatives — dry wells/retention versus sending catch-basin flows into the combined sewer — and to identify options to reduce sewer-backup risk and surface flooding on residential lots.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6460733,"Commissioners debate density and form in Core Residential district; discussion of 'missing middle' townhomes",121,4114000,4235000,"/Search/View?dp=1&key=5837513-58f037200bc313c7a6785630e7cb3511&start=4114&end=4235","https://assets.pipeline.soar.com/5837513-58f037200bc313c7a6785630e7cb3511/thumbnail_4114000.jpg","/articles/6460733/Clawson/Oakland-County/Michigan/Commissioners-debate-density-and-form-in-Core-Residential-district-discussion-of-missing-middle-townhomes","https://secure.pipeline.soar.com/6460733-e23c45c4c9bbd349a35ec010ada972a8/orig.mp4?Expires=1773682074&Signature=GuTReXpi3VLaCC7r0Hac9AUz7H7l5ik1txKDPCpvzWfGYm1vZj2xnEhFV5fVSF9xKTntNwQYJtOxQarSPDRrI4VUJ6gl~NcSXYvpO-KsJZjKo2HT7ejmIdzKnuc~uztDfkmErObxPLmiVcnaxiq6wSPNU2Dbv8j7~MPjVfgFrIOMlXDhntg6CH0GlLcdbPqSDAe0zCheqRj0mx3khVGUGIbCStLfdlQ2YSMv9KYJOZudrbDFFRs2eqvCeY8M7i3BGHYMa8RzcbIJWHbztdIyGHDAjd0KokX5dJDDo0Tw0irmw94GCa2AAVxxHdBIyHD70HQ3bC3f1-BJC-s24EDhug__&Key-Pair-Id=KUT5TJCACFTXG","Planning commissioners revisited the Core Residential (CR) district language and development expectations, focusing on how to allow ‘missing middle’ housing — clusters of attached single-family units — without unintentionally enabling dense, multi-unit projects.

Commissioners said CR was intended to be a softer transition between downtown and adjacent residential neighborhoods, with building heights similar to houses rather than high-rise multifamily. One commissioner said she had envisioned clusters of five or six attached units with green space and internal circulation; other commissioners expressed concern about proposals that could pack dozens of units on small parcels. “I was more so envisioning, you know, clusters of them and not like 33 highly dense, like, 1 building,” one commissioner said.

Staff and commissioners discussed whether ordinance language should better define allowable building types, lot coverage and unit counts; they asked staff to prepare clearer definitions for single-family attached (side-by-side) units versus larger multi-unit developments so applicants and lenders understand expectations.

Next steps: staff agreed to draft clearer CR district language and to explore design standards that preserve the district’s transition character (lower height, smaller clusters, greenspace). Commissioners asked that any new definitions be available before upcoming rezoning requests so the commission can consider those parameters when applications return.

Ending: Commissioners signaled support for refining CR rules to encourage lower-density, neighborhood-scaled attached housing rather than denser multifamily developments and asked staff to return with possible text changes.","The commission discussed how to interpret the Core Residential (CR) district and whether permitting lower-density clustered attached units (side-by-side townhomes) better matches the district’s transition intent than higher-density developments.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6460738,"Commission weighs changing East 14 Mile front setbacks and ground-floor parking in CMD district",1616,2492000,4108000,"/Search/View?dp=1&key=5837513-58f037200bc313c7a6785630e7cb3511&start=2492&end=4108","https://assets.pipeline.soar.com/5837513-58f037200bc313c7a6785630e7cb3511/thumbnail_2492000.jpg","/articles/6460738/Clawson/Oakland-County/Michigan/Commission-weighs-changing-East-14-Mile-front-setbacks-and-ground-floor-parking-in-CMD-district","https://secure.pipeline.soar.com/6460738-1759ff00325cf7d49355b8e4f0a1cd62/orig.mp4?Expires=1773682074&Signature=H~q4LJuvrgbTWaCW0qrAArn9DGFIjAUoioX20zHg-ycLy9FGMgtAmq7u5l~2tifHAJfeZOwR1edcKblBP5Hxl2~56RBKjTnYMFeyFS273svXjgYqfqbZPlM81hU9djRJXlKVuRi7wl2sw2a1O54nzc4x4hpjDvYZBNecHe0ppIeiG77rCqPzCgW8OfXx8hDLsgU503LWnON-r3-7Yh6ZjRkQHAcVnTmL6Yn6tK-lK3G9cLE9n1kZd3MoU4hJ9Y0hr2KE9z9MBmzfjbPBfZXUWgrT9rbMyS6ZNIeTMluU5IvDoaTwVYyFJZFHIxRb-2sRmdXA3LVkYDP2tj-jFQtgSA__&Key-Pair-Id=KUT5TJCACFTXG","The commission discussed whether the stretch of Central Mixed-Use (CMD) zoning on East 14 Mile Road should keep its current 45- to 65-foot front setback or be amended so new development sits at the front lot line like the rest of downtown. That existing setback allows one or two bays of parking in front of buildings; staff said the standard originally reflected buildings already in place.

Staff noted the built character varies: “Billy's aft setbacks the Clawson Kitchen is back off of Main Street…Michael's party store is parking in front,” a commissioner said, describing the idiosyncratic pattern of front yards and parking in that area. Commissioners said moving buildings to the lot line could tuck parking to the rear and increase the pedestrian character of the street, but they also raised concerns about reduced visible parking and possible loss of on-site spaces that currently make locations convenient for older patrons.

Parking and pedestrian tradeoffs: staff emphasized the parking requirement for the specific use ultimately drives how much parking must be provided. “The parking standard itself really is gonna drive that,” staff said. A 45-foot setback provides space for one bay of parking; a 65-foot setback allows two bays plus maneuvering. Commissioners flagged the Old Port/14 Mile area as an example where visible front parking cues can signal available parking to potential patrons.

Ground-floor parking and building height: staff proposed permitting ground-floor parking in some cases and allowing a third floor within the existing height limit by lowering first-floor ceiling heights. That approach would add upper-floor capacity without changing overall building height. Several commissioners supported advancing ground-floor parking language first and revisiting floor-count and height rules later.

Next steps: staff will draft ordinance language that (1) would allow building fronts at the street while providing grandfathering language for existing buildings and (2) clarifies under-structure parking design and access so rear parking is usable. They will return with examples and proposed language for deliberation.

Ending: Commissioners asked staff to outline how changes would affect immediate redevelopment possibilities—especially the small vacant lot across from Old Port—and to provide model language for front setbacks and ground-floor parking.","Planners discussed aligning a small portion of the CMD district along East 14 Mile with downtown build-to standards (currently 45–65 feet front setback), and considered ground-floor parking rules, third-story allowances within existing height limits, and possible effects on parking supply and pedestrian character.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6460724,"Commission opens work on BRD‑1 district and asks council for vacant-property ordinance follow-up",347,6673000,7020000,"/Search/View?dp=1&key=5837513-58f037200bc313c7a6785630e7cb3511&start=6673&end=7020","https://assets.pipeline.soar.com/5837513-58f037200bc313c7a6785630e7cb3511/thumbnail_6673000.jpg","/articles/6460724/Clawson/Oakland-County/Michigan/Commission-opens-work-on-BRD1-district-and-asks-council-for-vacant-property-ordinance-follow-up","https://secure.pipeline.soar.com/6460724-760c70b0ea031a69da88e68a9215c740/orig.mp4?Expires=1773682074&Signature=L4vagPiii1HLAr-z3wRO-T3bZXoRqeXQfuojUEE4czuobGZ9FO92UwKlloJhbhi0PXCw-w11KWVJHL8BAw9hDdt~W7hbXxEFxPgtuvCXyfG9w64fV6WxDJYo8fJG1A45qFd07MKzeyghhCdV0xzm8-SP1Rx6Xp6UkUJG~kq0T-rgmM5xCfKcRiEAVbmNVW4AI4eBMnbyB3KlcDbGxX7Gw0qfculZAjWFUaBN~X3ZbIPXA5T9zgSOrxZGQpi6Fvi9X~mZZfJPN3iOU9oB1I4WVIat5sTLRXng6P6bYFaLK2zzy5PawtEoJweT6vX73iNPmc5TBqdUrBYseXNc4NkU1g__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Commission reviewed several master-plan implementation items including a preliminary discussion of the BRD‑1 district (South Main near the Royal Oak border) and the status of a vacant-property ordinance long recommended in prior planning work.

BRD‑1 district: staff asked permission to prepare a more detailed review of uses allowed in the BRD‑1 district and to consider grandfathering language for existing small residential uses that are currently nonconforming. “We've got a couple of residential uses that are completely non conforming there. You know, is it reasonable to write some grandfathering language for them or just permit small residential there,” staff said. Commissioners favored exploring a limited set of additional uses while being mindful of residential neighbors directly behind the small lots.

Vacant-property ordinance: staff said prior work recommended a vacant-property ordinance that would set maintenance and point-of-contact standards for vacant commercial and residential properties. Staff noted the recommendation has been on city worklists but not yet enacted; the commission asked staff to re-engage the city attorney and ordinance-review committee. Staff said the city’s current toolbox includes nuisance/maintenance enforcement and a residential vacant-property fee and proposed bringing a draft ordinance back to council committees.

Other notes: staff reported Council had recently approved a short-term rental ordinance and that the city is coordinating inspections for compliance. Commissioners asked staff to prepare an implementation progress tracker for master-plan items and to include updates in future packets.

Ending: Staff will return with draft BRD‑1 use-language options and will reinitiate discussion with the city attorney and council committees on a vacant-property ordinance.","The commission asked staff to start work on BRD‑1 district use lists and to re-engage city council and the city attorney on a vacant-property ordinance; staff also noted the city recently adopted a short-term rental ordinance.","actionData","errors"]

Article not found

Planning commission weighs lowering rear setbacks in downtown zones to ease redevelopment

Planning commission asks engineers to review dry wells, retention and catch-basin approach amid combined-sewer concerns

Commissioners debate density and form in Core Residential district; discussion of 'missing middle' townhomes

Commission weighs changing East 14 Mile front setbacks and ground-floor parking in CMD district

Commission opens work on BRD‑1 district and asks council for vacant-property ordinance follow-up