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| Developer Hunter Pasteur presented architectural and landscapedesigns of the proposed 48- acre Northville Downs development. |
The March 15 public hearing, scheduled by members of the Northville Planning Commission, took place at the Northville Community Center and was available online using Zoom. The developer, Hunter Pasteur, plans mixed use development of single and multi-family housing, commercial property including town homes and condominiums, along with public parks and green space at the site.
Meeting chairman Donna Tinberg explained that the hearing was an effort to determine the viability of the plans submitted to the commission and compliance with the zoning ordinance and the 2018 master plan. When, and if, commissioners determine the acceptability of the site plan and planned urban development, the project plans must undergo a final site plan review. Tinberg noted that there will be negotiations between commissioners and the developer during the ongoing review process.
Tinberg noted the commissioners will begin reviewing the site plan in greater detail at upcoming meetings beginning April 5 and the public will be invited to comment after each topic area is covered, which at times may take more than one meeting.
She said the public benefits offered by the developer include the daylighting the river and turning it into a 9-acre public park along River Street, creating a 1.09 acre central park on Cady Street and several pocket parks; potentially offering a new site for the farmers' market; contributing toward the cost of preserving an historic log cabin (either on site or at a new location); and developing a gateway to the city from Seven Mile and S. Center. In addition, Seth Herkowitz, of Hunter Pasteur, said there would be increased tax revenue for the city, the Downtown Development Authority and the Northville Public Schools.
Plans currently include 474 housing units with a mix of townhomes, single-family homes, condos, high-end apartments, row houses and carriage homes. In addition, more than 16,000 square feet of commercial space is proposed along Cady. Herkowitz noted that many of the housing units either have first-floor master bedrooms or elevators for greater accessibility for the growing numbers of seniors in Northville.
The developer indicated that changes to the site plan, including replacing 50 townhomes with 40 row houses along South Center, and reducing the building height of some townhomes from three stories to 2.5 stories on one section of the street are being negotiated. These changes are being considered in response to public concern about having a “canyon effect” due to townhomes on both sides of South Center.
“Constructive community input has profoundly influenced our plan and we are appreciative. I know we look forward to synthesizing community and commission feedback as we continue to refine our site plan during the PUD process,” said Herkowitz.
To address concerns about density, Herkowitz showed a chart that had the Downs density at 9.85 dwelling units per acre. In comparison, he noted the new Foundry Flask project has a 16.77 dwelling units per acre. The ordinance requires at least 15 dwelling units per acre for property fronting on Cady Street. In addressing traffic concerns, he advised the public to read the traffic report audited by OHM Advisors and also recommended that a technical working group be set up..
In response to concerns about the new housing units having an adverse impact on Northville Public Schools, Herkowitz used school and census data to show school enrollment would be down by 200 students if no new housing units are built.
Tinberg commented, “A school district presentation during the 2021 Master Plan update process indicated that there is room for increased enrollment from this development within the existing school buildings.”
During the public comments, 53 people voiced opinions and/or statements about how the project either meets or fails to meet requirements of the zoning ordinance. In addition, 69 letters or emails were received on the topic. Top concerns included density and the impact on traffic. Those who support the project are eager to move ahead, citing specific benefits it will bring to the city. Comments will be in the planning commission minutes posted on the city website and the public hearing can be viewed on the city Vimeo link.
Herkowitz said Hunter Pasteur now has a website devoted to the project at: www.northvilledowns.info.
