The team for the Downs property redevelopment presented an updated site plan to the Planning Commission on Feb. 1 in a hybrid meeting held at the Northville Community Center and on Zoom. Over the course of the 3-1/2 hour meeting, commissioners heard from Planning Consultant Sally Elmiger, Hunter Pasteur CEO Randy Wertheimer and associate Seth Herkowicz, and members of the public. At the meeting’s conclusion, the commissioners voted 6-3 to continue the discussion at their next meeting on Feb. 15 rather than vote on whether the preliminary site plan is complete or not.
Commission Chair Donna Tinberg led the meeting. All board members and most guests wore masks due to the continued spread of COVID-19 and the Omicron variant.
Compelling facts and supporting rationale were presented in back-to-back Powerpoints by the city planner and the development team. Elmiger noted the PC’s role was to make sure the site plan was “generally complete” before commissioners could schedule a public hearing. She outlined six items that needed to be reviewed by the commissioners before they voted and would address specific issues. Traffic studies and data were included with the site plan package but were not covered in detail at the meeting.
The developer noted the cost of the Downs project is projected to be $225 million. Within four years of finishing the first home (2024), the city could realize $2.1 million in tax revenue, based on data provided by the developer and evaluated by the city finance director and assessor.
In Elmiger’s review of the revised site plan, she noted several deviations from the zoning ordinance – for instance, narrower setbacks and taller building heights for some of the town homes – but suggested that these deviations create a desirable site design, based on the recent Master Plan discussions.
When Randy Wertheimer took the microphone, he projected excitement – noting the project as designed was not only the “best in Michigan” but also one of “the most tremendous plans in the United States.” His associate, Seth Herkowicz, focused on four aspects of the plan: 1) revisions to the plan presented for PUD eligibility, 2) geo-technical aspects, including daylighting the river, 3) funding public benefits and 4) review of consultant Dan Burden’s analysis of the site’s walkability.
Plan changes included 474 residential units (of all types) rather than 481; with 19 fewer town homes, 17 fewer single-family homes, the addition of 26 carriage homes (attached 1-1/2 story condos with front-facing garages) closer to 7 Mile, and three additional row houses. The number of condos and apartments within two separate large buildings fronting Cady would stay the same. Single-family home sites would vary in lot width from 52 feet wide to 73 feet wide and lot depth would be 120 to 132 ft. Town homes would be repositioned along Center and have peaked roofs near neighborhood homes and flat roofs along Beal St. – to blend in with the multi-family properties there. The setback along Center street has been adjusted to 15 to 17 feet to be consistent with the primary “entryway” character of the street and the Master Plan.
Commercial space in this project available for rent to tenants is proposed at just over 12,000 ft2, with an additional 4,000 ft2 for residential lobbies and leasing office. A consultant (hired by the DDA) advised that Cady can accommodate up to 50,000 ft2 of commercial space. Herkowicz emphasized that he’d rather see fully engaged commercial space than vacant commercial space, and noted that the entire block of Cady needs to be considered in the equation, not just the Downs development that extends to Cady. Wertheimer later added that other developers could fill the gap in commercial space.
Herkowicz stated that the Downs site could not accommodate single-family homes on the south side because, based on soil borings, the water table there is relatively close to the surface – not enough separation for a basement.
For public benefits, the team said they would pay to daylight the river, a cost estimated to be $3 million but could be higher. In return, their proposal seeks $10.5 million in brownfield tax increment financing either from the city or another government entity. In addition, they will pay up to 50% of the construction costs to rebuild the historic log cabin (but not the addition) at another location on the Downs site as a park amenity, and requested that a public entity provide cost-sharing for this project.
Regarding the Burden walkability study, Herkowicz noted the current configuration complies with the consultant’s 50% rule - providing equal space to both transportation and pedestrians. The developer will also add a sidewalk to River St. and street lights. Later in the meeting, Wertheimer agreed with Commissioner Jeff Gaines’ request to make the entry at Sheldon and 7 Mile something grand, noting that he has to know what land there is to work with. That won’t be known until the intersection design is decided. Also, his team will provide better detail at the next meeting about how the River Street crossing connects to Hines Park.
During public comment, respondents expressed both pros and cons. There were positive comments about the diversity of housing types and the attractive plan, including streetscapes and public parks. Others had reservations about affordability, density, traffic flow and unknown costs for brownfield remediation and daylighting the river. One attendee compared the site plan renderings to a hamburger ad, noting the actual product never looks as good in real life as portrayed in images.
Among written correspondence, the Block Foundation advised the commissioners that a deal has not yet been reached for the MacDonald Ford site to house the Farmers Market and stated support of environmental improvements along the river and at the Downs. In response, Wertheimer said there are a couple areas on the Downs property that could be used for a farmers’ market but did not elaborate. Friends of the Rouge wrote that they want the river to have a wide buffer zone for stream meander and to reduce the risk of flooding in the residential area.
The meeting drew approximately 50 audience members in person and more than 50 online. Mayor Brian Turnbull and several city officials were also present. Due to the Omicron COVID-19 surge and a pending winter storm, attendance was not as high as it usually is for these meetings.
After the Planning Commission determines that the preliminary site plan is generally complete, the next step will be for the PC to schedule a public hearing. Following that, the PC will make a recommendation to City Council. If the project gets a green light from City Council, the project will advance to the final site plan review stage. That’s the stage before construction-level drawings are prepared and permits from the City’s building department, Wayne County, and other agencies are sought.
View the video
here.