141 Vester (Planned Unit Development)

The applicants, Sturgeon Bay Partners, have created a proposal for a Preliminary Planned Unit Development (PUD) at 141 Vester for a potential mixed use development. The current proposal would redevelop the existing, privately owned off-street parking lot into a mixed use development, Vester Flats, with retail and residential amenities (as well as parking) on the first floor, and upper floor multiple-family residential units priced for varying incomes.

Current Project Phase

The applicants submit a planned unit development application, draft agreement, and site plan for staff review. After staff completed an initial review, the Planning Commission discussed the application and the development team shared updates at the regular meeting on October, 6, 2021 at 6:30pm. The development team's presentation can be found HERE. There was no action taken on the item, but feedback related to off-street parking, alley circulation, loading/unloading, and potential ground floor commercial space. The applicants will determine plan revisions and consider whether to submit updated plans for a public hearing at a November or December 2021 Planning Commission meeting. City Council reviewed and approved the Planned Unit Development Application, Site Plan Review Application, and the Neighborhood Enterprise Zone Agreement during the meeting on February 28, 2022. View the agenda here.

Previous Project Meetings
  • October 6, 2021 - Planned Unit Development (PUD) Application Discussion at the Planning Commission - Meeting information can be reviewed and accessed HERE.
  • July 21, 2021 - Preliminary Planned Unit Development (PUD) Application Review at the Planning Commission - Meeting information and can be reviewed and accessed HERE.
  • February 28, 2022 – City Council will review the revised Planned Unit Development Application, Site Plan Review Application, and the Neighborhood Enterprise Zone Agreement.

Frequently Asked Questions

What is Planned Unit Development (PUD)?

This is a form of planning that allows for flexibility and creativity in normal zoning requirements. There are several requirements in the City's zoning ordinance (HERE), which applicants must fulfill in order to qualify for this type of project. Those requirements include the following: 

Preservation of significant natural features; a complementary mixture of uses; sustainable building and site design; open space greenways to link to adjacent to greenway corridors; transition areas from adjacent land uses; provision of affordable housing units; diversification of housing types provided in the City; preservation of historical buildings or site features; improvements to public streets or other public infrastructure; pedestrian and transit oriented development; coordinated development of multiple assembled small parcels; and removal or renovation of blighted buildings, or sites or clean up of site contamination.

PUD projects are reviewed by staff and the Planning Commission via a Public Hearing, with final approval from City Council via Public Hearing.

Planned Unit Development Process Overview (September 2021)

What is the site's current zoning district?

-The site is currently zoned P-1 (Vehicular Parking), which only permits limited uses. Nearly any use proposed at the site would require an applicant to pursue a rezoning or Planning Unit Development. The City's Future Land Use Map designates the site as "Downtown", which is described as "an active, medium-to-high density, mixed-use area that provides a mix of residential and employment uses with retail that caters to residents and workers. Appropriate development types support active ground-floor retail and services and contain upper floors for a supportive mix of residential and office space."

Vester St, Ferndale, MI 48220


Community and Economic Development Department