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Planning Commission preliminarily qualifies Wellspring Lutheran site for one-family cluster option, limits immediate approval to open-space criterion
Summary
The commission determined that the Wellspring/Lands parcel south of the Rouge River qualifies under the cluster-option standard that preserves natural assets; commissioners deferred any higher-density finding pending additional data on floodplain/unbuildable acreage and future development north of the river.
The Farmington Hills Planning Commission on March 20 made a preliminary finding that a redevelopment application for the site at roughly 28009 West Nine Mile Road (the Boys and Girls Republic/Wellspring Lutheran property) qualifies for the city’s one-family cluster option under the criterion that supports preserving natural assets.
Staff and the applicant told commissioners the parcel totals about 79 acres and the conceptual plan before the commission covers the approximately 16–18-acre area south of the branch of the Rouge River. The conceptual proposal shows 13 four-unit buildings (52 dwelling units) clustered in the previously cleared portion of the site; the applicant said buildings would be single-story four-plex units aimed at the nonprofit’s mission.
Commission discussion focused on which of the ordinance’s qualifying findings apply. City staff identified two likely bases for qualification: criterion 6 (the parcel contains floodplain or poor soils resulting in a substantial portion being effectively unbuildable) and criterion 8 (the parcel contains natural assets such as large stands of trees or unusual topography that should be preserved).
Staff and the applicant agreed the development as shown is south of the river and largely avoids wetlands. The commission raised detailed questions about how the city should count density for the entire parcel versus only the portion south of the river; commissioners noted that qualifying the entire parcel at a particular density now would affect potential development acreage and unit counts for the north side in the future.
The planning commission voted to make a preliminary determination that the parcel meets the cluster-qualification criterion for preserving natural assets (section 34-3-17, criterion VIII in staff materials). The commission did not make a finding under the floodplain/poor-soils criterion (criterion VI), with at least one member stating there was insufficient information to determine what portion of the site is unbuildable under that standard.
During public comment, neighbors expressed concerns about traffic on Nine Mile Road, impacts to wildlife and tree canopy, stormwater/runoff and proximity of new buildings to creek ravines, potential impacts on private community wells, and preservation of the wooded north parcel for park or open-space uses. Several commenters asked that any future approvals retain large buffers and strong protections for the creek, and asked that city staff coordinate with EGLE and the city engineer as part of the site-plan review.
Staff told the commission the cluster qualification is an initial, conceptual determination; the developer must later submit a full cluster site plan that will be reviewed by staff, the planning commission and the city council, and that the final decision on density and site design will be made during that later process.
The motion recommended by a commissioner and approved by roll call specified that the application meets the cluster-qualification standard set out in section 34-3-17. The commission’s vote was recorded as unanimous on that preliminary qualification. Commissioners and staff emphasized that the finding is a step in a multi-stage process and does not authorize site construction; final site plan approval, any required permits, and potential EGLE and Army Corps reviews are separate steps.
