Planning Commission delays vote on Village of Hastings rezoning; neighbors request clearer preservation commitments

The City of Troy Planning Commission on Feb. 25 postponed a recommendation on a conditional rezoning request for a project on the east side of Livernois north of Square Lake, often described by the applicant as the ‘‘Village of Hastings.’'

Ben Carlisle, senior planner, presented the application (case JPCR2025-001) as a conditional rezoning that would change multiple parcels now zoned R-1B (single-family) and Neighborhood Node to R-T (attached residential) and allow construction of up to 22 new residential units while preserving three existing houses that front Livernois. Carlisle said the applicant had reduced the previously proposed density (a denied PUD had sought 30 units) and offered conditions that limit building height to 28 feet and dedicate about 20% of the site to open space and parks.

Applicant Gary Abathura (applicant name as recorded at the meeting) told the commission the current plan trims unit count and shifts from three-story townhomes to two-story units and ranch-style detached homes along the site edges so the development better matches surrounding single-family neighborhoods. ‘‘I’m back here with no more density, which means no more traffic,’’ Abathura said, explaining the changes from the earlier PUD proposal.

Traffic consultant Steven Dearing of OHM Advisors warned commissioners that off-site lane improvements are governed by Oakland County because Livernois is a county road. He told the commission that county road authorities use specific thresholds to require passing or left-turn lanes, and added that ‘‘isolating left turns from through movements always results in a safer road system.’’ Whether a southbound bypass or a center left-turn lane will be needed can depend on county review and final engineering.

Key project details offered by staff and the applicant: - Proposed build: 22 new units (mix of 1-story ranch detached units, duplexes and 2-story attached units); three existing Livernois-fronting homes to be preserved. - Open space: applicant proposes approximately 20% dedicated open space and two internal park areas for residents. - Height: maximum 28 feet for new units. - Access: primary vehicular access proposed from Livernois; the applicant has shown an emergency/EV access toward Square Lake to support pedestrian and nonvehicular connections. - Stormwater: applicant proposes a detention system where none exists today; staff asked for a photometric plan and other technical details at the preliminary site-plan stage.

Neighbors at the public hearing asked for stronger, written guarantees about the three existing homes slated to remain at the Livernois frontage. Telford Ridge Homeowners Association members and multiple adjacent homeowners said they had been told previously that the applicant owned or intended to buy two lots east of the site and were concerned those lots could be developed later in ways that would affect Telford Ridge. Several speakers asked the commission to require a commitment — or for the applicant to acknowledge publicly — that those adjacent parcels would not be rezoned or attached to the new development.

Several neighbors and commissioners also urged the applicant to show how the development would screen adjacent single-family yards, improve pedestrian safety and manage any required off-site lane work on Livernois. Commissioners asked for photometric (lighting) plans, color building elevations (the proposal lacked color renderings for some unit types), and clearer illustrations of landscaping and buffers facing existing homes.

Commissioner discussion considered whether conditional rezoning is the appropriate tool. Commissioners and staff noted that conditional rezoning allows an applicant to offer binding conditions with a rezone; those written conditions are recorded and travel with the land. Commissioners asked the applicant to provide a clarified written condition that explains what ‘‘preserve’’ means for the three Livernois houses — whether preservation includes a timeline, required renovations, protective covenants or deed restrictions that would remain with future owners.

Action and next steps: the commission voted to postpone its recommendation and asked the applicant to provide the written conditional proffers to planning staff (including a clear definition of ‘‘preserve’’ for the three houses), color renderings for the attached and duplex units, a photometric plan, and additional landscape/screening detail along the northern and eastern property lines. The applicant indicated willingness to return with revised materials before the application is presented to the City Council. The commission also asked staff to continue coordination with county road authorities about any necessary Livernois improvements.

What’s next: Applicant to submit the requested written conditions and technical graphic materials for staff review. The item will return to the Planning Commission for a recommendation prior to City Council consideration.