Meet The dot
As a community, we have been aware for some time now that the demand for parking in Ferndale’s downtown exceeds the supply. This constraint puts pressure on our residential neighborhoods, limits the ability of our downtown businesses to grow and thrive, and weakens the City’s overall economic resilience in the long term.
As a result, Mayor David Coulter and Downtown Development Authority Chair Dean Bach convened a Downtown Parking Committee (DPC) comprised of Ferndale business owners and residents and charged the group with evaluating the parking climate and providing recommendations about future development options. Numerous factors were considered including parking data indicating peak demands for parking in all city lots, the location, underlying environmental conditions based on testing, and potential to not only meet the current need for additional parking but to also accommodate for future potential development. Additionally, the City has reviewed impact to the local businesses and residents such as the height of the structure, traffic and access to the site, and noise and lighting. The overall impact of the project will deliver a more pedestrian friendly and engaging downtown experience without negatively impacting the neighboring homes.
Consideration of all of these factors help assure the City is pursuing the most cost-effective option with the greatest return on investment to support the development. Implementing a mixed-use approach represents a vision for providing a lively, friendly downtown space by promoting density, walkability and support for a variety of shops, offices, and housing for the community.
The structure is estimated to cost approximately $28 million and will be supported through a combination of parking revenue funds, DDA Tax Increment Financing, private development, and grants through the state.
After working for the past year to research options and prioritize needs, the DPC delivered a recommendation of Lot 6, located at the intersection of W. Troy St. and Allen St., as the optimal site among those considered for development of a mixed-use parking structure. Ferndale City Council unanimously approved this site recommendation on Oct. 24, 2016.
Planned Unit Development (PUD)
The City submitted the project known as the dot as a Planned Unit Development (PUD). Deliverables for the preliminary PUD application include a site plan, floor plans and exterior elevations of all phases of the project. These drawings reflect the size, character, organization of uses and the proposed phasing of the project.
Redevelopment of the W. Troy surface lot is designated as a priority Land-Use goal in the 2017 Master Land Use Plan update. The design for the development will include approximately 400 parking spaces, street level retail, upper level office space, space for consolidating trash compaction and collection and a residential development along Allen Road. Other aspects of the project include redevelopment of the public alley, a public plaza, a special events plaza and redevelopment of Troy Street.
Implementing a mixed-use approach represents a vision for providing a lively, friendly downtown space by promoting density, walkability and support for a variety of shops, offices, and housing for the community.
The City and DDA worked with Gibbs Planning in 2015 to identify future commercial development opportunities for the downtown. The market study compliments the work undertaken for the 2016 MLUP update.
Downtown Market Study Analysis (Gibbs Planning)
Office Market Study
Residential Market Study
The City partnered with Carl Walker Parking Consultants and Republic Parking System to study parking traffic in our downtown. Parking demand studies help us understand the current usage of our parking system.
2015 Downtown Parking Demand Study
2017 Westside Parking Demand Update
The City partnered with Opus International to study the vehicular traffic and turning movements within the Development on Troy study area. The purpose of the current traffic study is to help us understand the impacts of each concept on the existing street network. Preserving safety and avoiding introducing more traffic in the residential neighborhoods near the proposed development are two priority guiding principles.
Spring 2017 Traffic Impact Study
June 6 Community Input Presentation
Location: Rust Belt Market
Date: June 6, 2017
Time: 6-8 p.m.
City Council & Planning Commission
March 13, 2017: City Council W. Troy Parking Development Update
The City Manager's office presented an update on the W. Troy Parking Development to City Council during the March 13 City Council meeting. At the conclusion of the meeting, City Council approved funding to initiate the design phase for the parking development. Council directed the project team to bring back two design concepts for public comment in by early May, 2017.
Concept 1: Mixed Use Parking Development:
4 levels of parking; 390 parking spaces.
Street level commercial space; 16,500 sf of retail or office
Improved southern alley; explore sustainable or green alley elements
W. Troy Streetscape improvements; explore special event plaza, community gathering spaces, downtown pocket park space
Project Timeline - Estimated 12-15 months
Project Cost breakdown:
$9.5-$12 million - 4 levels of parking
$1.5-$ 2 million - Street level commercial space
$1.5-$2 million - Special events plaza and green alley
$2.$2.5 million - Transfer floor for future 2 levels of office space
Concept 2: Single Use Parking Deck
3 levels of parking; 300 parking spaces
City Council requested staff to provide a second option that consider introducing a simple pre-cast parking deck onto the W. Troy site.
A comparable reference has been the small 233 space parking platform in downtown Rochester, Michigan. The project team will work with Rochester to better understand anticipated project costs and timelines. Updates will be published to this page by April 18th.
August 2, 2017: PUD Pre-Application Meeting
8/2/17 Supplemental Packet (includes following exhibits: Cover letter, MLUP excerpts, Downtown Market Study, Traffic Impact Study
8/2/17 Planning Commission Submittal Packet
Further refinements will be approved by the Planning Commission and City Council. Carl Walker, Inc, retained as the City's Parking Consultant, will be responsible for authoring the final bid documents for this PUD. Per the zoning ordinance, the City attended a PUD pre-application meeting with the Planning Commission on August 2nd, 2017. Per the Zoning Ordinance, the preliminary PUD plan presented in this packet will cover the eight points identified below. Most the information in this plan has been developed during an extensive public engagement process and in conjunction with the Downtown Parking Committee and the Steering Committee over the past years.
General location map
A map indicating the zoning designations and land uses of the site and surrounding properties
Acreage of the site
Vehicular circulation system / associated traffic study
General locations and approximate size of any natural features of the site
General location and size of the buildings, parking, and open space areas
General description of the proposed sewage treatment and water supply systems and proposed storm water drainage system
Description of how the proposed PUD will result in recognizable and substantial benefits to the city that would not be available under the underlying zoning district.
September 20, 2017: PUD Application Submittal / Special Land Use Submittal
The Planning Commission received and unanimously approved of the City's PUD application and special land use submittal during a special meeting of the Planning Commission held on September 20, 2017.
9/20/2017 Supplemental Packet
9/20/2017 PUD Submittal (includes Staff Report, Letter and PUD agreement, Site Plan Submittal)
9/20/2017 Design Presentation
What Does Mixed-Use Mean?
“Mixed use” indicates that the site is ultimately intended to include retail, residential, and/or office space in combination with a parking deck. While the primary objective is to address the need for additional parking, the structure is intended to adhere to good urban design principles, which will likely include street-level retail. Additional mixed-use components such as office space and residential will also be considered. The most successful mixed-use projects are stitched into the existing urban fabric creating a walkable community with convenient access to services while creating a vibrant backdrop for social exchange.
Redevelopment of the West Troy Street surface parking lot is designated as a priority Land-Use goal in the City of Ferndale’s 2017 Master Land Use Plan. The design for the development will increase the number of parking spaces from 138 to approximately 400 and will also include street level retail, upper level office space, a consolidated trash compaction and collection area and a residential development along Allen Road. Other aspects of the project include redevelopment of the public alley, a public plaza, a special events plaza and redevelopment of Troy Street where adjacent to the project.