Grand River Growth Plan -All Gibbs for City Jan 2 2026 - Flipbook - Page 2
Grand River Corridor Growth Planning Study
Gibbs Planning Group 12.25
Summary
This study is intended to enhance the Grand River area9s neighborhoods, to beautify the Grand
River corridor, and to stimulate additional small-scale community, employment, retail and
residential development.
The proposed landuse and building standards are also designed to acknowledge Grand River9s
regional highway scale. This study finds that the corridor is not suitable as a traditional main street,
or town center as outlined in the GR-1 Overlay. Instead, it is recommended for the Grand River
corridor to be built with greater open space, smaller buildings, local serving businesses and
expanded housing choices.
Background
The Farmington Hills Grand River corridor has an existing pent-up market demand for new office,
residential and retail development. Overall, the corridor can support 90,000 sf of new retail, 75,000
sf office and 400 new residential dwellings by 2030. These real estate sectors are apparently not
being built for several non-market factors. Unpredictable PUD approval processes and overly
restrictive site design requirements are cited as the primary concerns by area real estate investors.
The PUD process is perceived as 8all take and no give9 by the private sector.
Recommended City Initiatives and Policies
▪ Retaining the existing Grand River corridor zoning districts and standards: B-2, B-3, LI-1, OS1, RA-3, RC-2, RC-3
▪
Maintaining the existing GR-1 Grand River Overlay 1 District Code and geographic area
▪
Conducting community planning engagement workshops with area businesses, residents,
stakeholders, local, county and state regulating organizations
▪
Establishing a new by-right Grand River – 2 Overlay District that includes the overall Grand
River corridor area and the: B-2, B-3, LI-1, OS-1, RA-3, RC-2, RC-3 zoning districts
▪
Creating a 5-year through 2031 sunset timeframe for the new GR-2 Overlay District
▪
Implementing predictable design, engineering standards, reviews and approval timeframes
▪
Organizing blue-ribbon panels of experts to review existing architectural engineering,
planning, site development, zoning, and other related development policies
▪
Continuing landscape and placemaking improvements for Grand River Avenue
▪
Exploring Transferring Development Rights land use zoning policies
▪
Offering conceptual architectural and site design consulting services for small properties
