Planning commission recommends conditional rezoning and special‑use approval for 27777 Franklin; opponents cite spot‑zoning concerns

The City of Southfield Planning Commission voted unanimously March 25 to recommend that city council approve PCZR26‑0001, a conditional rezoning of about 4.7 acres at 27777 Franklin from Regional Center (RC) to I‑1 industrial, and PSLU26‑0002, a related special‑use permit that would allow a landscape contractor yard accessory to an office on the site.

The commission’s recommendation follows a staff presentation of proposed conditions that limit permitted uses to an outdoor landscape storage facility accessory to the adjoining office building, bar retail sales to the public (except order pickup incidental to the contractor business), require screening and fencing, restrict bulk materials to below screening walls, require stormwater controls and compliance with the city’s lighting, noise and hazardous‑materials rules, and make site plan approval and recording of conditions a prerequisite for rezoning to go into effect.

Planner (speaker 9) summarized the restriction package and said the conditions are intended to ensure the landscape yard operates as an accessory office use rather than a general industrial site. Petitioner Chris Savoyan of Redico (speaker 7) told the commission the project would bring a permanent office lease and more than 800 regional employees’ home base to Southfield, would cost more than $1,000,000 in site investment and would add screening and landscaping to mitigate visual impacts. "We're not asking for any public money, any tax exemptions, or variance requested," Savoyan said, and noted the use would be strictly accessory to office occupancy in the building.

Opponents at the public hearing included Ron Reynolds (speaker 12), an attorney who submitted the spot‑zoning memorandum. Reynolds argued the parcel is an inconsistent industrial 'island' within the regional center zoning and said Michigan law forbids spot zoning: "Spot zoning is illegal in Michigan," he said, urging the commission to await the city attorney's review. A representative of the American Commerce Center Association, Patrick Sherrock (speaker 13), said economic pressures such as vacancy rates do not justify rezoning without a master‑plan amendment.

The petitioner and staff said they had received letters of support from major tenants and leasing agents (Village Green, Sun Communities, Cushman & Wakefield, Taft Barton Marlowe) and said one owner previously opposing the application withdrew its letter after reviewing the revised site plan. The planner noted all letters will be part of the record transmitted to city council.

Commissioners questioned operations, deliveries and screening. Continuum Services’ president Ted Spicer (speaker 11) said the yard would primarily be used to park crew trucks and trailers overnight and estimated "between 20 and 30 pickup truck with trailer combinations" would depart in the morning and return in the evening; he said materials such as mulch would typically be delivered in bulk on a seasonal basis and then loaded into crews' vehicles for distribution to job sites. The petitioner said the site provides roughly 2,153 parking spaces for the whole complex (2,081 required), leaving an estimated surplus of about 72 spaces under the submitted calculation.

After discussion, Commissioner Martin (speaker 2) moved a favorable recommendation for PCZR26‑0001; the motion was seconded and carried unanimously. The commission then opened and heard a public hearing for the special‑use portion (PSLU26‑0002). Staff reiterated that PSLU approval would be contingent on the rezoning and described special‑use conditions (including the proposed hours of operation, Monday–Saturday, 6 a.m.–6 p.m.). Following additional public comments and commissioner questions, the commission moved and unanimously recommended PSLU26‑0002 to city council.

Next steps: the commission’s favorable recommendations and the public record (including letters and the spot‑zoning memorandum) will be forwarded to the City Attorney for review and then to the City of Southfield City Council for a final decision. The commission’s recommendation does not change the outcome if the council declines the rezoning or the special use.

Provenance: topic introduced SEG 076; public hearing and petitioner presentation SEG 204; attorney spot‑zoning comments SEG 550; motion and recommendation SEG 1076–SEG 1093.