• ADA Accessibility Package

• PC Minutes - 06/07/22
• PC Minutes - 05/17/22
• PC Minutes - 03/15/22
• Neighborhood Traffic Mitigation (Report)
• F&V Final Traffic Impact Study (Report)
• F&V Final Traffic Impact Study (Appendix Only)
• OHM Traffic Impact Letter of Acceptance
• City of Northville Mobility Network Study

• McDowell & Associates Summary of Environmental Conditions
• SKL - Ground Water Response
• Soil Borings Water Table
• 01/26/22: The Downs Preliminary Site Plan OHM Review
• 02/09/22: The Downs Preliminary Site Plan OHM Review (Additional Items)

• River Restoration Project Summary
• River Restoration Renderings

• Log Cabin Conceptual Budget
• ND Log Cabin Memo
• History of the Northville Downs Log Cabin

• Downtown Northville Retail Demand Report
• Gibbs Report - Cady Street Retail Study

• Bloomfield Township - Brian Kepes, Treasurer
• Novi - Mayor Gatt
• West Bloomfield - Steven Kaplan, Township Supervisor
• Orion Township - Chris Barnett, Township Supervisor

• 01/07/22: The Downs Preliminary Site Plan Review
• 02/10/22: The Downs Preliminary Site Plan (Additional Information)
• 03/29/22: The Downs Preliminary Site Plan Review - Land Use
• 04/13/22: The Downs Evaluation of New Commercial Space

Yes, consistent with feedback from select Planning Commission members, the Dan Burden Walkability Study, and pursuant to the Northville master plan, we provided the highest density building typologies closest to the downtown, along Cady, and subsequently stepped down density as the site plan progresses to the south side of Beal Street. Please reference the Carlisle Wortman’s PUD Eligibility Review letter submitted on October 28th, 2021, that noted a density of 7.6 - 14 dwelling units per acre for the Downs site, as identified in the Master Plan. Our site plan, as proposed includes 9.96 DU/acre, which is on the lower end of the range suggested by the Master Plan.

The development is creating 338 public parking spaces throughout the entirety of the site:

• 28 parallel spaces on Cady Street
• 14 parallel spaces on existing Griswold Street
• 37 parallel spaces on Griswold Street extension
• 56 parallel spaces on Beal Street
• 52 parallel spaces on Hutton Street
• 52 parallel spaces on Road “A”
• 44 parallel spaces on Fairbrook Street
• 55 additional parking spaces throughout Toll Neighborhood south of Fairbrook

Traffic Impact Study submitted to the City of Northville by Fleis & VandenBrink is an in-depth, objective evaluation and analysis which found that there is a “negligible increase in traffic volume associated with the Northville Downs development. Additionally, alternatives for mitigating existing delays are recommended which will also support the projected increases in traffic volumes generated by the proposed development”. In addition to the Traffic Impact Study, OHM, the City’s engineers, provided a Traffic Impact Letter of Acceptance to the City confirming Fleis & VandenBrink’s analyses, stating “We concur that it is a complete and accurate depiction of the potential traffic impacts from the proposed Northville Downs development.”

Our design team has publicly stated that our proposed architecture was inspired by Northville. We understand and respect the sensitivity to the history and tradition of Northville. The development team was very strategic in our selection of both national and local design and engineering talent to ensure our plan and designs build on the existing fabric of Northville. Both Presley Architecture and M Architects, as well as renowned landscape architect Grissim Metz, have deep and well respected roots in Northville. More specifically, we established key design principles, consistent with architectural design prevalent in downtown Northville:

• Individual Buildings
  • Articulation of separate buildings along each street. Breakup of the facades with buildings of different widths, heights, and architectural details.
• Facade Articulation
  • Variation in the facade plane to create shadow and accent the individualized building expression including overall building setbacks from the sidewalk, vertical bay windows, and upper level, “attic,” setbacks.
• Color and Materiality
  • A diversity of brick colors including range of darker red and lighter gray, white, and tan bricks.
  • Window heads and sills of different colors: white, dark gray, and brownstone.
  • Contrasting materials at the storefronts, residential entrances, bay windows, and setback “attic” level.
• Details
  • A finer level of historical façade detailing including expressed window heads and sills, string coursing, cornices, brick patterning, articulated entries and porch enclosures with columns, railings and parapet walls, balcony railings, and entry gates.
• Storefronts and Residential Entrances
  • Distinctive and individualized framed openings at storefronts contrasting with the building materials above.
  • Special residential entry expression with multiple typologies creating inviting and active residential street frontages.

Furthermore, it is our expectation that the approved elevation designs will be incorporated into the Development Agreement.

We know, the Farmer’s Market Task Force has spent considerable time and effort creating a long-term vision and plan for the implementation of that vision. We are committed to working collaboratively with the Task Force, both short term and long term, although we understand that the Farmer’s Market Task Force presented a detailed presentation to City Council on February 7th and has indicated their preferred location at McDonald Ford Site. We will work with the City, the Chamber of Commerce and the Farmer’s Market task force to accommodate a temporary relocation of the Farmer’s Market, on the Down’s property through 2024, if that is the preferred direction of the task force.

We are drastically improving the existing site conditions through Infrastructural and environmental upgrades including a proposed stormwater management system, detention and bio-swale improvements and most notably, the daylighting of over 1,100’ of the Rouge River which will not only improve the environmental condition of the site, but the region. Daylighting of the Middle Rouge River has the benefit of creating a much wider river cross section than is currently available within the existing cross section. This widening of the river will create enough room to convey the full 100-year flood flows within the banks of the open river and removing the 100-yr flood plain from the proposed developed areas within The Downs development and the properties along River Street.

Mary K. Gallagher, the NPS Superintendent, sent a letter to Northville community members in November of 2021 that speaks in favor of the Downs Development, stating that “The potential for future growth in enrollment is a positive for the school district, and [that they] anticipate having more than adequate space to take on additional enrollment based on [their] projections”.

We are respectful to the appropriate balance of new retail space to be included in our development and intend our new retail space to be complimentary to existing Northville businesses and concluded that ~18,500 sf of commercial space supports the market conditions of Northville, based on a retail market analysis conducted by Friedman Real Estate Group in October of 2021 which was also submitted to the Northville DDA and the City. Separately, the Northville DDA hired Bob Gibbs to provide an analysis on the retail market potential of Northville’s Cady Street area from Center to Griswold Street. Mr. Gibbs’ study ultimately finds that the existing Cady Street area will be able to support up to 50,000 square feet of new retail and restaurant space. In addition, the Economic Development Committee, submitted a letter to Northville’s Planning Commission on November 2nd, 2021, showing unanimous support for our PUD Eligibility application.

Yes, The Downs plan can accommodate up to 3 restaurant spaces along Cady Street, we would like to make Cady Street restaurant row.

The developer will be making a major investment in City Infrastructure and contributing important future public park and future right-of-way land to the City. Together, the developers infrastructure investment and land contribution have a total value of $11,418,600. This investment does not include the cost to daylight the river, build out the central park and does not include the gap funding committed for the priority offsite roadway and utility improvements.

The Downs Development team will contribute an additional $1,113,000 toward prior offsite roadway and utility improvements including the Cady Street Water Main, Roundabout Design Fees and improvements to Northville Rd./7 Mile and Main/7Mile. Further the developer will contribute an additional $500,000, which can be utilized at the City’s discretion to meet other existing and unmet infrastructure liabilities. In return, Developer will receive a 10 year PA 210 Tax Incentive on the future apartment building. Developers additional $1,613,000 contribution will help address the City’s financial need and cash flow issues by fronting the necessary capital costs, doing so with the burden of risk being carried by the developer.

The Downs project will create one of the most impactful green infrastructure projects and community assets, that being the future daylighted river and 10.44 acre river park. The river project has many significant benefits including plant and habitat restoration, and the capturing of the current 100-year flood plain. It has critical storm water and related environmental benefits that impact not only the City of Northville and the Downs site but the entire downstream riparian Rouge water way. Furthermore, the river project is absolutely necessary to implement the City’s vision of creating an interconnected river walk. The Downs provides the missing ‘link’ within the overall riverwalk pathway, helping to connect the City’s Ford Field on the north end and the potential new Farmers market property to the South, ultimately connecting to the Hines Park Trail System.

Developer is seeking Brownfield Tax Increment Financing for the river project in the amount of $17,787,860. The Brownfield TIF is an economic development tool that is used to encourage private investment to develop projects that have environmental challenges such as environmental contamination, abatement of hazardous materials, demolition of underutilized buildings and geotechnical issues or other soil related conditions. A Brownfield can also be used as a tool to help fund public infrastructure projects such as public green space and stormwater management. All of the aforementioned are present at the Downs.

The Developers financial framework, addresses many of the City’s funding needs, regarding critical infrastructure projects and solves many preexisting infrastructure problems. The financial framework mitigates current and future financial risk to the City, while also creating significant and generational community investment and public benefit.

In 23 years of business in which we have developed approximately 2,000 units, Hunter Pasteur has had a total of one lawsuit with a homeowner (Hunter Pasteur won the single lawsuit) and zero lawsuits with any municipality that Hunter Pasteur has done business in. The simple reason: when we have an issue, we deal with it directly with honesty and integrity to find a solution. That is the reason Mayors and top city executives from Bloomfield Hills, Novi, Detroit, Lake Orion, West Bloomfield have written letters of support to Northville on our behalf.