Ferndale Planning Commission Meeting – December 17, 2025

The Ferndale Planning Commission met on Wednesday, December 17, 2025, at 6:30 PM at City Hall, 300 E 9 Mile. The primary item of business was a public hearing and votes on a conditional rezoning and site plan for 660 E. 10 Mile Road (Iron Ridge district). The commission also approved the agenda and October 15, 2025 minutes, heard public comments, introduced the new Community and Economic Development Director, and discussed the 2026 schedule and future agenda items.

Consent Calendar

• Agenda: Approved as presented (motion by Pollica, support by Sherwalter; unanimous).
• Minutes: Approved as amended (minor correction to attendance wording) for the October 15, 2025 meeting (motion by Pollica, support by Newman; unanimous).

Public Comments & Testimony

• James Van Steele (Ferndale resident and member of the Ferndale Environmental Sustainability Commission, speaking as a resident): Expressed appreciation for the invitation to observe the planning commission and invited commissioners to strengthen partnership with the FESC. He later asked about potential hazardous waste mitigation from the former industrial use at the site. The applicant responded that the site was part of a $7 million brownfield remediation, including PCB removal, and that remaining sub-slab contamination is managed with state-of-the-art venting systems.

Discussion Items

• Conditional Rezoning and Site Plan for 660 E. 10 Mile Road (Iron Ridge Holdings LLC): The applicant seeks to rezone the parcel from I-1 Industrial to MXD-1 Neighborhood Mixed Use, with voluntarily offered conditions restricting uses to 33 commercial/retail/restaurant types (excluding residential and most public/quasi-public uses), and to approve a site plan for a restaurant (Paper Suns Barbecue) operated by chef Will Branch. The property is at the southwest corner of E. 10 Mile Road and Bermuda Street, part of the larger Iron Ridge redevelopment. Staff (Melissa) presented an overview, noting the existing zoning (I-1), future land use designation (light industrial), and the requested modifications (outdoor patio, fencing, landscaping in front yard, reduced setbacks, parking in adjacent lot, no dedicated loading zone). Applicant Dennis Cowan, along with Craig Strong (owner) and Will Branch, presented the project, highlighting the adaptive reuse of a former industrial building, completion of exterior improvements, and adequate parking in the adjacent lot. Discussion included:
  • Environmental remediation: extensive cleanup completed.
  • Parking and circulation: shared parking with adjacent lots, walkability improvements on Bermuda Street.
  • Noise mitigation: screen wall similar to that used at the apartment pool.
  • Outdoor dining: proposed five-foot fence for patio.
  • Lighting: dark-sky compliant, but commissioners suggested adding wall-mounted lighting on the north side (along 10 Mile) for safety.
  • Bicycle parking: located behind the small building; commissioners noted it may not be easily visible.
  • Dumpster and grease trap: shared with adjacent building; chef described use of sealed containers on casters.
  • Future plans for the smaller garage building: accessory café/coffee use to be submitted separately.
  • Commissioner Newman noted the need to verify that the accessory use is still permitted under the updated zoning ordinance.
• Commissioner Pollica’s upcoming resignation: He announced that his term will end after the February 2026 meeting as he is moving out of Ferndale. Other commissioners thanked him for his service.
• Food Truck Ordinance Update: Commissioner Hall requested that the stalled update to the food truck ordinance, previously worked on with former director Roger Caruso, be revived. New CED Director Ross acknowledged the item and said it is on the working list, with recommendations to come to the commission soon. Commissioner Subakatani requested an updated list of registered food trucks from the fire department, which Director Ross said he can provide.

Key Outcomes

• Conditional Rezoning (660 E. 10 Mile Road): The planning commission voted unanimously (5-0) to recommend approval to City Council of the conditional rezoning from I-1 to MXD-1 with the conditions as presented in the agreement dated December 1, 2025. (Motion by Pollica, support by Subakatani; roll call: Chair Foster yes, Subakatani yes, Newman yes, Hall yes, Pollica yes.)
• Site Plan Approval: The planning commission voted unanimously (5-0) to conditionally approve the site plan dated December 1, 2025, with conditions as noted in the packet (conditions 1 and 2). (Motion by Pollica, support by Hall; roll call: Newman yes, Subakatani yes, Foster yes, Hall yes, Pollica yes.)
• 2026 Planning Commission Schedule: Approved by City Council; informational item only.
• Future Agenda Items: The commission will revisit the food truck ordinance update and bicycle parking waiver procedures under the new zoning code.
• Adjournment: The meeting was adjourned at 7:46 PM.