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Ferndale Planning Commission reviews 2024 annual report, flags zoning-code clarifications
Summary
At its March 19 meeting the Ferndale Planning Commission reviewed the 2024 annual report, heard staff updates on downtown and site projects and discussed targeted code corrections including setback language, eaves and vacation applications. Commissioners were told some projects cannot move forward until clarifications are codified.
The Ferndale Planning Commission on March 19 reviewed its 2024 annual report, received staff updates on several ongoing development projects and discussed a slate of proposed clarifications to the city's recently overhauled zoning ordinance.
Planning staff opened the administrative portion by saying the city completed a zoning ordinance rewrite late last year and that staff had intentionally pulled a draft food-truck section for separate review. The annual report compiled the commission's operations and reminded members of statutory reporting duties under the Michigan Planning Enabling Act and the Ferndale City Charter, staff said.
Staff presented highlights from 2024 and early 2025 project activity. Noted projects included a 19-unit upper-floor residential proposal at 1120 East 9 Mile Road (near the fire station), an in-progress commercial conversion on Woodward (the Ghost Burger project), a planned 318,000-square-foot expansion for Detroit Axle that includes sidewalk connections, and a 26-unit residential proposal at 651 Livernois. Staff said some projects show construction activity while others remain in permitting or market search phases.
Staff also outlined a set of mostly technical code corrections staff intends to return to the commission with for review. Examples staff cited: - Architectural projections and cantilevers: inconsistent allowance language and differing distances in separate code sections; staff proposes harmonizing the allowance (suggested maximum intrusion of 2 feet into required setbacks with a minimum 3-foot clearance from the property line). - Eaves and projections: clarifying how far eaves may extend beyond a permitted projection. - Detached-garage driveway widths and corner-lot/alley exceptions: clarifying the intent for interior lots versus corner lots and when alley access applies. - Vacation (right-of-way vacate) applications: staff said the city has no codified application findings for vacations and proposed adding an application standard.
Staff emphasized the amendments are primarily clarifications rather than policy shifts, but said at least one item (a front-setback rule in an MXD-1 district) needs prompt attention because the rule, as written, would prevent a specific Marshall Street project from proceeding. "They can't move forward at all with their application until we make it correct," staff told the commission.
Commissioners asked staff to deliver more concrete amendment language and to explain the problem each edit solves before formal consideration. Staff said it would prepare a redline/excel list and circulate it a week before the next agenda to allow commissioners time to review.
Votes at a glance - Motion to excuse Chair Foster, Newman and Polica (mover: Commissioner Brazen; second: Commissioner Azar). Vote: unanimous (6-0) with Commissioners Muschalli, Azar, Brazen, Subhashini, Hall and Vice Chair Schwalter recorded as present and voting yes. Outcome: approved. - Motion to approve the meeting agenda (mover: Commissioner Zarr; second: Commissioner Brazen). Vote: unanimous. Outcome: approved. - Motion to approve minutes of the Feb. 19, 2025 meeting (mover: Commissioner Brazen; second: Commissioner Moshely). Vote: unanimous. Outcome: approved.
Staff said the planning commission will continue monitoring implementation of the new ordinance, consider minor code amendments in the coming weeks, and coordinate work on the master land use plan, tree preservation and South Woodward vacancy strategies. The commission and staff also discussed scheduling joint meetings with the local sustainability committee and said staff will share proposed amendment language in advance of the next meeting.
