The Troy City Planning Commission voted to recommend approval of a conditional rezoning for the Troy Trail North project on a 33.9‑acre site east of Livernois and north of Big Beaver.

Planning staff told the commission the applicant, Tableau by Mondrian, proposes 156 total residential units across three product types and will dedicate about 5–5.3 acres to the city for a community park that includes roughly $300,000 in playground equipment. Planning staff said the request would change the site’s zoning from R‑1C (single‑family) to RT (one‑family attached) and described the application as consistent with the city’s master plan because it includes a mix of housing types.

“Tableau’s exciting new development, Troy Trail North, is planned on a 33 acre site and once approved, will be comprised of 156 total units across 3 different home types,” the project video states. Planning staff also noted the submission describes 56 single‑level residences, 37 townhomes and 63 single‑family homes as part of the mix.

Why it matters: The rezoning would allow higher density development on a corridor near the Civic Center and Walsh College and includes a park donation that could expand the city’s trail and recreation system. Opponents warned the change could double dwelling counts compared with an alternate single‑family layout and raised concerns about drainage, school capacity and neighborhood compatibility.

During the hearing residents said flooding near the trail and drainage east of the site have been recurring problems. One resident said the recent series of developments in the same square‑mile area is adding residents and strain on local infrastructure. Project engineer John Thompson (PEA) told the commission the site is within an existing floodplain and that the team would mitigate impacts with compensating cut‑and‑fill so the development does not increase the floodplain. He said regional detention arrangements shared with adjacent properties would be reviewed in final engineering.

Planning staff flagged three technical issues for the commission’s deliberations: the layout of a townhome cluster internal to the site, frontage and grade concerns along Livernois and a linear screening requirement. Staff said the landscape plan provides the required number of trees overall but not in the linear screening configuration the ordinance requires and that the plan is deficient by 29 trees for that linear screen. Staff also told commissioners the wetland delineation on file is expired and must be updated prior to final approval.

Several commissioners praised the project’s integration of housing types but emphasized the limits of a planning commission recommendation. “This is a conditional rezoning where the applicant voluntarily offers conditions, and those conditions go with your recommendation to the city council for final deliberation,” planning staff said.

After discussion the commission moved and passed a resolution recommending approval of the conditional rezoning and including suggested design considerations; the recorded roll call showed one dissenting vote (Commissioner Lambert) and the motion carried. The commission’s recommendation notes the requirement for an updated wetland delineation prior to final site‑plan approval.

What’s next: The Planning Commission’s recommendation will go to the Troy City Council for final action. Staff said no City Council hearing date has been set. The commission included language asking City Council to consider the screening, access and wetland delineation issues raised during the public hearing.

Sources and attribution: Quotes and facts in this article are taken from presentations and public comment at the Troy Planning Commission meeting and from project materials submitted by Tableau by Mondrian. The commission’s recommendation was recorded during the meeting.