Urgent Questions Yet To Be Answered by the City for The Downs

It is important to note that the PC’s approval recommendation is based on adherence to design standards, deviations, benefits and conditions only, nothing more.  Only the City Council is empowered to conduct a comprehensive analysis (including a detailed 20 year pro-forma financial analysis) to answer the question is this plan right for Northville, guided by Sections 20.01-.05 of the Zoning Ordinance

We feel that the developer’s plan is very well done.  But is the plan right for Northville?  The Citizens For Northville believe that the plan, in its current form, is not right for Northville.  While the developer has made improvements to the original plan, the plan density was reduced only somewhat and together with Housing Types, foreign to Downtown Northville, remains the central issue in our view.

The Plan, in its present form, appears to be a high-risk plan with unknown consequences for Northville. Once implemented, becomes irreversible. Hopefully, working with the developer in good faith, the plan can be enhanced to mitigate this risk.

The key question that must be answered is “Is the HP Plan in keeping with Northville’s present Character and small-town Charm?  We believe it must be answered based on a specific set of questions that we are requesting the City Council adopt and respond to, item by item, as outlined below. Otherwise, all we have are opinions.

There is a secondary question.  Is a high-density plan the only way to pay for the public benefits such as daylighting the river?   Lower risk scenarios should be explored with the developer that would include daylighting the river.

These questions must be answered and made public so that the citizens are fully informed as the process unfolds.

Following are excerpts from the PUD (Planned Unit Development) Article 20 of the Zoning Ordinance with related Question numbers that tie into each of these sections:

20.01: Purpose and Intent: “…….to preserve significant natural, historical, and architectural features and open space……..” 2 3 6 7 10 13-17

20.05: “…..The proposed use or uses shall be of such location, size, density and character as to be in harmony with the zoning district in which it is situated, and shall not be detrimental to the adjoining zoning districts….” 1 2 3 4 5 8 9 12 13-17

“…. The proposed type and density of use shall not result in an unreasonable increase in the need for or burden upon public services, facilities, roads, and utilities….” 1 4 5 8 9 11 12 13-17

20.8 1. PUD: “Reasonable conditions may be required by the Planning Commission before the approval of a planned unit development, to the extent authorized by law, for the purpose of ensuring that existing public services and facilities affected by a proposed land use or activity will be capable of accommodating increased service and facility loads caused by the land use or activity, protecting the natural environment and conserving natural resources and energy, ensuring compatibility with adjacent uses of land, and promoting the use of land in a socially and economically desirable manner.” 1 3 4 5 7 8 9 11 12 13-17

We request that the City Council) adopt and respond to the following questions to assess as objectively as possible the answer to the key question: “Is the Plan in keeping with Northville’s character and small-town charm?

Questions:

1. Is Residential Density in harmony with surrounding neighborhoods?:
   5.8 homes per acre current surrounding neighborhoods – the current plan calls for approximately twice the density of surrounding neighborhoods which are predominantly single-family homes.
2. Are Residential Architecture and Housing Types in harmony with surrounding neighborhoods?:
   Single Family Homes: yes, on front façades. Are large apartment and condo buildings, row, town and carriage houses appealing structures adjacent to Single Family Homes. Are these types of structures sustainable?
3. Have Walkability requirements been met? :
4. Will impact on traffic improve? :
5. Is Commercial Density in harmony with downtown?:
6. Is Commercial Architecture in harmony with downtown?:
7. Have Landscaping requirements been met?:
8. Will FAR restrictions be met?:
9. Is Parking adequate (where do non-Downs residents park that want to use the green space?)?:
10. Has a permanent location for the Farmers Market area been specified?:
11. Has impact study been done for City Services/Aging Infrastructure/Utilities? Will a bond issue be required?:
12. Has assessment been done concerning impact on surrounding neighborhood Property Values: ?
13. Has the City conducted a Pro Forma Cost/Benefit Analysis?
14. Have required developer escrow accounts been determined: ?
15. Has the developer claimed net tax increase revenue for Northville been substantiated and will it offset incremental costs to the city?
16. Has the developer’s ability to complete the Plan been assessed?:
17. Will the Plan attract visitors to Northville: ?

We believe that whatever the City Council decides, it must include a very specific, sober analysis of the enhanced plan and its impact on Northville’s small-town Charm and Character. And this analysis must be widely communicated to the public, demonstrating how the plan is in the best interests of Northville, in order for the plan to have broad based support by the public. Such an analysis is critical to clear-eyed decision making and even more so, given the highly volatile geopolitical and financial world that may be in the process of rapidly unravelling in ways that none of us have seen in our lifetimes.