Planning commission recommends special land use and approves site plan for warehouse expansion at 1401 Farrow Street

FERNDALE, Mich. — The Ferndale Planning Commission on Wednesday, Feb. 19 recommended City Council approve a special land use and approved a site plan for an expansion of the warehouse at 1401 Farrow Street, a project that will add roughly 12,310 square feet across two additions and bring the overall warehouse to about 52,000 square feet.

The special land use recommendation and the site plan approval followed a public hearing and staff presentation outlining conditions intended to limit hazardous uses and address safety, circulation and design. Commissioners voted to recommend approval of the special land use and to approve the site plan with several conditions and one waiver; both actions passed on roll-call votes.

City staff said the project proposes two additions: a smaller roughly 2,250‑square‑foot extension and a larger roughly 10,060‑square‑foot addition. Staff reported the expansion will increase the site's warehouse area from about 40,000 square feet to roughly 52,000. The applicant sought a waiver of a prohibition on sheet‑metal as an exterior material and requested to retain an overhead loading door facing Farrow Street; commissioners declined to waive the overhead‑door rule and required removal of that door from the east façade as part of the approval under the older zoning code governing this application.

Roger (staff) told the commission the special land use is limited to "only the handling and storing of chemicals deemed hazardous by state or federal regulations. Manufacturing, blending, refining, or using such chemicals is prohibited." He said the restriction reflects how the applicant operates and is intended to restrict higher‑risk activities at the site. Roger also noted final building and fire‑department reviews will be required as conditions of site plan approval.

Applicant Wayne Dutton, project manager for Side Act Group, said the expansions are to increase interior storage for the business and to add a small break‑room and employee restrooms. "It's purely for storage of their products. They don't do any of the blending or manufacturing on this site," Dutton said, adding the most recently completed phase received a certificate of occupancy after review by the city's building department and the fire marshal.

Neighbors raised questions. George Holton, speaking on behalf of the owner of 1505 Bonner Street immediately west of the site, said the owner's concerns focused on the conditions required for approval — especially the restriction to storage and the requirement that the fire marshal approve final plans. An emailed comment from Donald John O'Connell expressed concern that handling hazardous materials could depress local property values and asked why the notice was sent after some construction had already been completed; staff answered that the earlier phase had received approval in 2023 and that the current application covers new additions.

On design and equipment, commissioners approved a staff‑recommended finding to waive the prohibition on sheet metal as a primary building material on the basis that the proposed panels match the existing building and adjacent structures. Commissioners required the east elevation to meet a 20 percent fenestration (glazing) standard before final plan approval, and they required the applicant to obtain fire‑marshal sign‑off and final engineering. The commission also recorded that three EV charging spaces were installed under the prior phase and that six additional EV charging stations must be installed if and when Building 3 is reoccupied.

Commissioners discussed whether to review the application under the city's new zoning code or the prior (old) code. Staff said the project application was submitted before the new code adoption (the packet lists a submission date of Nov. 14, 2024), so the commission agreed to review under the old code while noting the city attorney and staff could work with the applicant later on any administrative changes if the new code applies at a later stage.

The commission's motions - Special land use: Commissioner Azar moved to recommend that city council approve the special land use (plans dated Jan. 2, 2025) with the finding and the condition that "the special land use is limited to only the handling and storing of chemicals deemed hazardous by state or federal regulations; manufacturing, blending, refining, or using such chemicals is prohibited." The motion was supported and passed by roll call. The commission is a recommending body for special land use; final action rests with City Council.

- Site plan: The commission approved the site plan (plans dated Jan. 2, 2025) with findings 1–3 from the staff report and an amended finding noting the commission waived the sheet‑metal prohibition per section 24‑1‑84(d)(9) because the material matches existing buildings. Additional conditions adopted by the commission require removal of the proposed overhead door on the Farrow frontage, fire‑marshal approval and final engineering, compliance with a 20 percent glazing requirement on the east elevation, installation of six EV chargers upon reoccupancy of Building 3, and that the building meet the primary frontage/build‑to requirement (15 feet maximum) under section 24‑103 of the older ordinance. The motion passed on roll call.

What happens next The special land use will go to Ferndale City Council for final action. The site plan approval is final from the commission but must meet the listed conditions — including fire‑marshal sign‑off and final engineering — before permits progress. Staff said some site‑plan amendments may be processed administratively under the new code; otherwise any material changes could require return to the commission or council.

Clarifying details: the two additions are roughly 2,250 and 10,060 square feet; total warehouse will be about 52,000 square feet after work; the commission waived the sheet‑metal prohibition but refused to allow a new overhead door facing Farrow; three EV stalls exist now and six more are required if Building 3 is reoccupied.

The commission's votes appear in the meeting record; both the special land use recommendation and the site plan approval carried on roll‑call votes during the Feb. 19 meeting.