Proposed Redevelopment Projects
The Downs Development 

Applicant
Hunter Pasteur Northville, LLC
 
Project Name
The Downs 

Description of Proposed Development
Hunter Pasteur Northville, LLC is proposing to redevelop the racetrack area into single-family homes, townhomes, high-end apartments, luxury condominiums, commercial space, and public space in the form of three public parks and pocket parks throughout the site.  

Click on the folders below to view documents filed with the Planning and Zoning Department

Click here to monitor the Planning Commission meeting agendas to know when this application request will be heard by the Planning Commission

11/2/21 Planning Commission Meeting - Request for PUD Eligibility Submission - Submitted on 9/24/21
PUD Eligibility Application
PUD Eligibility Description and Criteria
Site Plan
Concept Review Plan

Internal Review #1
Internal Review #2
Trip Generator Memo
DDA/EDC Letter to Planning Commission
CWA Review
Retail Market Study presented by HPH 11/2/21
The Downs PUD Eligibility Presentation presented by HPH 11/2/21

The PUD Eligibility Request was heard at the 11/2/21 Planning Commission meeting.  The Planning Commission moved to determine the project was PUD eligible, with conditions.  Click here to review the PUD Process flowchart.  

Preliminary Site Plan/PUD Plan Review Submission - Received on 12/14/2021

NOTE:  THESE MATERIALS WERE REVIEWED BY THE CITY PLANNER AND CITY ENGINEER, AND COMMENTS WERE PROVIDED TO THE APPLICANT.  THE APPLICANT CHOSE TO REVISE THE MATERIALS (RESUBMISSION RECEIVED ON 1-20-22) BEFORE BRINGING THE PROJECT BEFORE THE PLANNING COMMISSION.

Click here to monitor the Planning Commission meeting agendas to know when this application will be heard by the Planning Commission, and for up-to-date meeting location information. 

Large files - may take time to download and open

PUD Application
Preliminary Site Plan Application
Site Plan Narrative
Traffic Impact Study Final Report
Traffic Impact Study Appendix Only
Plans - Full Civil Set
Landscape Plans - full set
Rowhouse Updated Plans
Architecture Approval Package
Building Height, Elevation, Floor Plans

12/21/21 Walkability Presentation to Planning Commission by Dan Burden
2/1/22 and 2/15/22 Planning Commission Meeting Materials and Video - Preliminary Site Plan and PUD Resubmission Materials - Received on 01/20/22

February 1 meeting
These materials were submitted by the Applicant, based on comments from the City Planner and City Engineer.  The Applicant chose to revise their 12/14/21 Preliminary Site Plan and PUD submission materials before bringing the preliminary project to the Planning Commission.  The resubmission documents were filed 1/20/22 and are posted below.  Click here to monitor the Planning Commission meeting agenda, and learn when the Preliminary Site Plan/PUD application will be reviewed by the Planning Commission, and for up-to-date meeting location information. 

Large files - may take time to download and open
Preliminary Site Plan R1 - Full Civil Set
GMA Landscape Plans
Apartment Condo Buildings ARCH
Cady-Griswold-Beal Rowhouses
Toll Architecture Approval Package

Preliminary Site Plan Narrative (1/20/22)
Preliminary Site Plan Requirements (response to CWA comments)
ND Setback Study - 1/18/22
PSP Engineering Response (Seiber Keast Lehner 1/20/22)
River Memo (Seiber Keast Lehner 1/20/22)
Funding of Public Benefits (1/19/22)
Response to Dan Burden Walkability Recommendations (1/20/22)
Environmental Summary Letter (McDowell Associates 1/17/22)
Log Cabin Memo (318 River)
Log Cabin Conceptual Budget
Soil Borings Water Table
TIS Review Comments (Fleiss and Vandenbrink 1/19/22)
TIS Report Revision Final (1/20/22)
TIS Report Revision Final Appendix Only (1/20/22)

City Staff, Consultant Memos, Written Comments or letters from the public from 02-01-22 PC Meeting Packet
Finance Director Memo
Technical Review of Dan Burden Walkability Memo CWA
Staff and Project Team Meeting Summary CWA
OHM Engineering Memos (Walkability, Preliminary Site Plan Engineering, TIS)
Internal Reviews from Staff
The Downs PUD Review CWA
Written comments (letters from the public)
CWA Presentation from 2-1-22 meeting

View the Planning Commission meeting video here

February 15 meeting
Cady Street Area Retail Market Analysis - Gibbs Planning Group 1/12/2
CWA Memo - Downs Preliminary Plans - Additional Information 2/10/22
OHM Memo - The Downs Preliminary Site Plan, Additional Items, Engineering Aspects 2/9/22
Seiber Keast Lehner Memorandum - Preliminary Site Plan Supplemental Items - parking 2/7/22
Seiber Keast Lehner Memorandum - Site Groundwater Elevations in Southern Portion of Site 2/9/22
Finance Director/City Assessor Memo - Review of Brownfield Redevelopment Project 2/3/22
Written Comments (letters from the public)

View the 2/15 Planning Commission meeting video here


2/16/22 Historic District Commission (HDC) Meeting and Video - HDC Conceptual Application - for the portion of the project on Cady Street
The HDC conceptual review submission is only for the portion of the The Downs project that is on Cady Street
Application
Color Renderings
CWA Memo 2/8/22

View the 2/16 HDC meeting video here
4/5/22 and 4/19/22 Planning Commission Meetings and Video
April 5 meeting
HPH Cover letter 3/22/22
NV Downs Rev Site Plan Layout (4 sheets)
Alternate Site Plan AS101
Information Available for PC Land Use Discussion - CWA memo 3/25/22
The Downs Preliminary Site Plan Review - Land Use - CWA memo Rev 3/29/22
Northville Downs Presentation - CWA
Northville Downs Market Study 3/30/22 Toll Bros

Written comments received (letters from the public)
NOTE: All written comments were provided to the Planning Commission prior to the meeting
Written comments Set 1
Written comments Set 2

View the 4/5 Planning Commission meeting video here 

April 19 meeting
Memo to PC - Northville Downs Interior Spaces
NV Retail Diagram
CWA Memo 4/13/22
Northville Downs Market Study 4/19/22
NV Market Presentation Unit Change Slide

Written comments received (letters from the public)
NOTE: All written comments were provided to the Planning Commission prior to the meeting
Written Comments Set 1

View the 4/19 Planning Commission meeting video here 
5/3/22 Planning Commission Meeting and Video
May 3 meeting
4/26/22 CWA Memo, re: Discussion on Mobility Questions
Northville Downs Presentation - CWA
Northville Downs Traffic Study Summary - Fleis and Vandenbrink

Written Comments received (letters from the public)
Note: All written comments were provided to the Planning Commission prior to the meeting
Written Comments Set 1

View the 5/4 Planning Commission meeting video here 

May 17 meeting
5/10/22 Memo from Seiber Keast Lehner re: Preliminary Site Plan Layout Revisions
Site Plan Sheet 
8/30/19 OHM Memo, re: Center St. at 7 Mile Roundabout Benefits
L114 Streetscape Sections Alternate
CWA Memo re: 5/17 Presentation
CWA Northville Downs Presentation 5/17/22
HPN Presentation

Written Comments received (letters from the public)
Note: All written comments were provided to the Planning Commission prior to the meeting
Written Comments 

View the 5/17 Planning Commission meeting video here
5/18/22 Historic District Commission Meeting and Video
The HDC conceptual review submission is only for the portion of the The Downs project that is on Cady Street.  
Application 
CWA Memo

View the 5/18 Historic District Commission meeting video here  
6/7/22 and 6/21/22 Planning Commission Meetings and Video
June 7 meeting
Architecture Matrix
5/31/22 letter from M Architects, re; preliminary landscape and architecture submission (also includes memo from Seiber Keast and site plans)
CWA Review Memo
CWA Memo - Summary of Mobility Meeting with Wayne County
HPN Presentation

Written comments received (letters from the public)
Note:  All written comments were provided to the Planning Commission prior to the meeting
Written comments

View the 6/7 Planning Commission meeting video here  

June 21 meeting
No new materials were submitted

View the 6/21 Planning Commission meeting video here.
7/20/22 Historic District Commission Meeting and Video
The HDC submission is only for the portion of the The Downs project in the Historic District

Application
CWA Memo
HPN Presentation

View the 7/20 Historic District Commission meeting video here 
9/6/2022 and 9/20/22 Planning Commission Meeting and Video
September 6 meeting
Draft PSP Motion
Revised Site Plan with Delineated Detention Ponds in River Park
Downs/Cady/Griswold - South of Beal Material Boards
Written Comments Received (letters from public)

View the 9/6 Planning Commission meeting video here 

September 20 meeting
Approved Downs Motion (from the draft meeting minutes approval)
Written Comments (letters from the public)

As the Downs application was not on the agenda, the PC meeting was not recorded
9/19/2022 and 11/21/22 City Council Meetings and Video
September 19 meeting
Council Communication - First Reading of Downs PUD Ordinance Amendment (includes all of the documents listed below):
  • 9/15/2022 CWA Memo, re: The Downs Preliminary PUD Site Plan - Planning Commission Recommendation to City Council
  • Proposed Amendment to Zoning Ordinance/Zoning Map Amendment
  • 9/15/2022 Legal Counsel Memo, re: The Downs Preliminary PUD Site Plan - Response to Questions
  • Preliminary Site Plan
  • The Downs Project Summary 8/12/2022 - HPN
CWA Presentation - Northville Downs PUD Preliminary Site Plan Review 9/19/2022
HPN Presentation to Northville City Council - The Downs 9/19/2022

View the 9/19 City Council meeting video here 

November 21 meeting
11/21/22 Council meeting packet

View the 11/21 City Council meeting video here 



456 East Cady Street Mixed-Use Development

Applicant 
456 Cady, LLC [Mr. Jim Long as representative]

Project Name
456 East Cady Street Mixed-Use Development  

Project Location
456 E. Cady Street (Foundry Flask and Equipment site)

The applicant is requesting a Special Land Use permit, along with Site Plan approval for mixed-use development (residential and commercial) at this location.  The special land use permit would allow upper floor residential uses on-premises zoned PR-1, Performance Regulated Industrial District No. 2, and CSO, Cady Street Overly District.  Section 10.03 of the Zoning Ordinance permits the Planning Commission to allow upper floor residential units as a Special Land Use, pursuant to meeting the criteria in Section 15.02 for multi-family structures. 

4/21/21 Historic District Commission
5/19/21 Historic District Commission - Demo Public Hearing
10/19/21 Planning Commission Meeting and Public Hearing
Public Hearing Notice
See 9/21/21 Planning Commission Meeting Submission folder above for application and other submission documents.

Additional Documents Submitted by Applicant
Applicant Response Letter (10/12/21)
Fleis & Vandenbrink - Response to Foundry Flask Comments (10/12/21)
Traffic Impact Study Revised 10/12/2021
Sheet 3
Sheet 6
Alta/NSPS Land Title Survey
OHM Review
12/15/21 Historic District Commission
12/21/21 Planning Commission (returning)
9/7/2022 Board of Zoning Appeals Submission
BZA Application (includes app submission, CWA review, written comments received)
12/6/22 Planning Commission Submission




126 East Main Street Addition 

Applicant 
Mishelle Lussier

Project Name
126 E. Main St. Addition  

Project Location
126 E. Main St. 

In 2020, the applicant received Special Land Use approval (upper floor residential uses) for a similar proposal.  Final site plan approval was granted in 2021.  The applicant is returning to have the plans reviewed again, as the original Special Land Use permit and Final site plan expired before the property owner was ready to apply for a building permit.  The new proposal is similar to the original proposal, except that the expansion of the residential unit on the second floor has been modified so that the new unit will occupy the entire floor, eliminating the other two small apartments.   

The current set of plans shows that the “service” area of the existing first-floor restaurant will be expanded to include a cooler, and a small storage area underneath the stairwell to the second floor. The first floor will also be expanded to the rear of the site with the addition of a two-car residential garage, elevator, and entryway/stairwell to the residential unit above. The second floor will also be expanded by adding onto the rear of the building, which will include an outdoor patio and outdoor kitchen above the garage.  The number of residential units in this building will be reduced from three to one. Note that the stairwell access from Main Street will remain. The new unit will also be accessed via a stairway at the back of the building.

10/18/22 Planning Commission Meeting Documents
Application and related documents
[includes Special Land Use Application, Site Plan Review Application, Site Plans, Internal Staff Reviews
CWA Review Memo dated 10/7/22]
12/6/22 Planning Commission Meeting and Public Hearing




Exchange Bar and Grill (building alteration)

Applicant 
157 E. Main Street LLC 

Project Name
Exchange Bar and Grill (formerly Poole's Tavern) 

Project Location
157 E. Main Street

The project is an existing restaurant/tavern proposed to be altered to provide a larger kitchen and to add open air rooftop dining, and egress from roof deck dining.  

Site Plan Application Submission (submitted 11/18/2020)
Larger files will require additional download time

Application
Site Plan
Proposed Division
Streetscape
Historic District Commission Application (submitted 11/18/2020)
Larger files will require additional download time

HDC Application
Site Plan
Proposed Division
Streetscape
Site Plan Application (3/2/21 PC Meeting)
Historic District Application - (4/21/21 PC Meeting)
Site Plan Application -returning - (8/3/21 PC Meeting)





Center Street Wealth Strategies (New Building)

Applicant 
Center Street Wealth Strategies 

Project Name
Center Street Wealth Strategies (new building)

Project Location
224 S. Main Street

The project contains two lots, both with a single-family home. The site plan is proposing to remove the building at the northwest corner of S. Main St. and Beal, and replace it with a 3,171 square foot, two-story office building. Access to the parking lot will be off of Beal St. The other single-family home will remain for the time being.  Professional offices/services are permitted uses in this district.

3/18/2020 Historic District Commission Meeting
6/17/2020 Historic District Commission Meeting
7/7/2020 Planning Commission Meeting



The Downs - Planned Unit Development 
The applicant withdrew this project on 8/16/19.  Scroll to the top of this page for the current PUD submission for The Downs

Applicant
Hunter Pasteur Northville LLC  [applicant withdrew project 8/16/19]

Project Name
The Downs Planned Unit Development (PUD)

Project Location
Vacant parcels on the south side of Cady Street (between S. Center and Griswold), the Northville Downs racetrack property south of Cady Street (between S. Center St. and River St.), and two areas on the west side of S. Center Street.

Planned Unit Development Process
Flowchart of the City of Northville's PUD Process

Returning PUD Eligibility - submitted 3/26/19 (PC Meeting held 4/16/19)
Hunter Pasteur Homes PUD Withdrawal Letter - dated 8/16/19