City Council Minutes

Mayor Johnson called the meeting to order with the Pledge of Allegiance at 7:30 p.m. in the Northville City Hall Council Chambers, 215 West Main Street, Northville, Michigan.

Present: Mayor Christopher Johnson, Mayor ProTem Carolann Ayers, Councilmembers Kevin Hartshorne, Jerome Mittman, and Thomas Swigart.

Absent: None.

Tim Mielock, 103 N. Center Street, expressed his concern with the extra burden placed on the downtown residents relative to the increase in parking fees. A further comment suggested that business owners or persons visiting the downtown be required to pay a parking fee.

The Mayor noted that the implementation of the parking fee increases was deferred until March 31, 2002, pending a review and report from staff.

Motion Ayers, seconded by Mittman to approve the agenda and consent agenda as presented. Consent agenda as follows:

City Council Minutes:

Regular Meeting of December 3, 2001

Approve Bills List: Checks #24631 - #24840

Receive Board and Commission Minutes:

Housing Commission: 11/5/01

Parks and Recreation: 11/14/01

Youth Assistance: 10/9/01

Receive Departmental Reports:

Parks and Recreation: 11/01

Police Department: 5/01, 6/01, 7/01

Youth Assistance: 11/01

Wayne County Solid Waste Management Plan 2000 Update and Resolution

For the past three years, Cambridge Development Company has worked to develop a portion of south Cady Street into a mixed-use development complex called Cambridge Place. The proposed development is being reviewed under the City’s Planned Unit Development Ordinance and has received preliminary and final approval and recommendation from the Planning Commission, preliminary approval from the Historic District Commission, and preliminary approval from the City Council. The development is proposed to be five stories in height, with three stories of owner-occupied residential and two stories of office/commercial space, and to offer public amenities including a public plaza, water fountain, and pedestrian linkage to the Central Business District.

Cambridge Development Representatives Mark Guidobono and Gregory Presley offered a brief project overview, which focused on square footage and building footprint, landscaping, architecture, public amenities, and parking. Changes to the project included an adjustment to the building setback to provide parallel parking along Cady Street, the purchase of land from Northville Downs relative to the landscaping on the south side of the building, and changes relative to ingress, egress, and vehicular circulation on Center and Cady Streets.

Ron Bodnar, 343 E. Main Street, questioned the possibility of moving telephone poles (not a part of this project), and suggested that the developer approach Northville Downs to purchase additional land in order to provide the remaining 79 parking spaces. Further comments included the fact that more residential and retail development within the downtown is essential; however, the lack of adequate parking is detrimental to the merchants. The developer noted that Northville Downs is not willing to sell any additional land.

Timothy Luikart, 521 W. Cady Street, commented on the size of the structure, stating that it is equivalent to the size of Target or Costco.

Tim Mielock, 103 N. Center Street, expressed concern with the size of the building, whether the building would create a "wall" that would block the view of the downtown from S. Center and Cady Streets, and suggested expanding the CadyCentre parking deck to alleviate the parking shortage. A further comment questioned the City’s solution to Center Street traffic. The Mayor noted that the recent traffic study does offer suggestions to alleviate traffic backups on northbound Center Street.

David Johnson, 201 S. Center Street and Jim Perkins, 209 S. Center Street, noted they liked the project; however, there was concern with the possible loss of available parking near their businesses, excessive truck traffic in the alley behind the Center Street businesses, and the apparent lack of ingress and egress from Center Street. Further comments included a suggestion to the developer to approach Northville Downs to purchase additional land for parking purposes, and designating Cady as a "one-way" street. The developer noted that Northville Downs is not willing to sell any additional land.

Don Wortman, Planning Consultant, stated that the Planning Commission agreed that the ingress and egress to the development was adequate.

Resident, 105 Linden, expressed concern with the height and size of the building.

Lou Ronayne, 310 Dunlap Street, stated this is a quality project, which will create a destination on the south end of the downtown, spread out traffic congestion, and enhance the downtown and Northville community.

Mary Ellen Patterson Hollis, 114 Walnut, questioned parking availability at the library.

Ann Marie Harris, 118 Linden, expressed concern on the massive size of the building creating a "table-top" effect, and felt that future development on Cady Street would detract from the beauty of the downtown.

Carl Giroux, 127 S. Rogers, expressed concern with the size of the building, parking, increased traffic, and the possibility that future developments on Cady Street would be of this size or larger. He suggested that the developer eliminate the retail space and scale down the building from five to four stories.

Charles Lapham, 18412 Blue Heron, stated this is a quality project, which sets a quality precedent for future Cady Street developments. The project also provides much needed retail space in the downtown. He further noted that the downtown is unique and quality developments on Cady Street, such as Cambridge Place, would only help in the future of the downtown.

John Gallagher, 227 Hutton, stated this project is good for the City and will bring more life into the downtown.

Nancy Welch, 514 W. Cady Street, expressed concern with the size of the building, increased traffic on Cady Street detracting from their neighborhood, and a further comment that the downtown is unique and this development is not consistent with downtown architecture.

Council Comments / Discussion: Lengthy discussion ensued on the proposed development relative to parking, traffic studies and trip-generated rates, building size in comparison to MainCentre, the RFP and selection process, and the quality of a four versus five story building.

A question was directed to the developer relative to determining the value of the land and project for tax purposes. It was noted that the developer provides an estimate based on the land and construction to the City Assessor, who, along with the Board of Review, makes the determination on the land and project value.

An article in a Birmingham newspaper was referenced relative to an ordinance change reducing the allowed building height in their overlay district, with a comment that our ordinance allows Cambridge Place to be built at an "overpowering" height. It was argued that great care was taken to tighten the Northville Zoning Ordinance to maintain the downtown as well as encourage development and expansion within the area.

It was noted that MainCentre is a successful destination for approximately 100 downtown residents. The residential aspect of Cambridge Place is of extreme value and importance to the ambience and vitality of the downtown and community, as downtown residents will frequent the shops and restaurants, assisting in their prosperity.

It was suggested that one story of the building be eliminated, as there was concern with the project’s size and height. There was a feeling that reducing the building from five to four stories would provide a better "fit" to the downtown, while still providing commercial, office, and residential aspects, and that a four story building would still provide a quality development.

A comment noted that the architecture of the building makes the building appear to have three separate facades, which would offset its size. The quality of the materials and architecture, and the inclusion of several public amenities, offer a quality appearance from all sides of the building.

Concern was expressed relative to the recent Historic District Commission approval of a demolition permit for the Sheehan Building, which was requested because the owner felt the building was no longer economically viable. There was concern that allowing a five story development on Cady Street would create an economic disparity between the older, quaint buildings in the downtown and the feeling that a newer building in that same space would be more financially rewarding.

It was stated that, for many years, the City Council has tried to get commercial development on Cady Street because it is a vacant area that can be developed to help the prosperity of the City as a whole. It is important to keep the commercial areas in the City viable in order to reduce the tax burden on the residents. The PUD provides the City the opportunity to have a voice in the quality and amenities of a development on Cady Street, which is extremely important to any future developments in this area.

A comment noted that it is important to create and maintain a downtown that people want to visit. Increased traffic is vital to the success, growth, and viability of the businesses within the downtown.

Mark Guidobono addressed the Council stating that the modifications to the project offer many public amenities, underground parking, and quality architecture and materials, all which add an expense to the project. As such, the fifth story is necessary to make the project economical. It was further noted that five stories would provide much needed retail, commercial and residential opportunities, which would strengthen the downtown.

Further discussion focused on development precedent on Cady Street, a comment that project approval does not result in automatic standards for every project, and the possibility of accepting the building at five stories if the five stories were not across the entire building.

Motion Hartshorne, seconded by Mittman to grant approval of the final site plan submitted, with the condition that the structure be reduced one story in height and be referred back to the Planning Commission, based upon the reasoning that the proposed use or uses should be of such size, density, and character as to be in harmony with the zoning district in which it is situated (Section 20.03a8 of the Northville Zoning Ordinance). Yes: Mittman, Hartshorne. No: Ayers, Johnson, Swigart. Motion denied.

Motion Ayers to introduce for first reading an ordinance amending the City’s Zoning Ordinance providing for a PUD zoning for the proposed Cambridge Place mixed-use development, with second reading and possible adoption scheduled for Tuesday, January 22, 2002. Motion died for lack of support.

The Mayor requested this item be placed on the regular meeting agenda of January 22, 2002.

The City received a request to purchase five (5) parking credits as a result of a third floor building renovation to the structure located at 114 E. Main Street. The addition provides office space for VanTine/Guthrie Studio of Architecture. When developers within the central business district are unable to provide on-site parking, City policy allows the purchase of parking credits in accordance with Section 17.03 of the Zoning Ordinance. The cost of each parking credit has been established at $3,200 for expansions and or changes of use of less than 50% for an existing building.

Motion Hartshorne, seconded by Ayers to:

Determine that the need for parking space credits at 114 E. Main Street meets the criteria for sale of the credits under established City policy.

Allow the sale of five (5) parking credits at an established price of $3,200 per parking space credits for a total of $16,000.

Authorize City staff to prepare and effectuate a special assessment agreement to allow the payment

of parking space credits over a ten-year period with an interest rate of 6% to be applied against the unpaid balance. Motion carried unanimously.

At its regular meeting of May 7, 2001 the City Council declared the 1956 American LaFrance pumper truck as surplus and authorized its disposal by trade-in, competitive bidding, or outright sale. On December 11, 2001 the City received sealed bids for the sale of the 1956 American LaFrance Pumper as follows:

Dennis Borkowski $1,555.00

Phil Wagner $2,657.00

Ed Pashukewich $3,000.00

Motion Swigart, seconded by Hartshorne to approve the bid of $3,000.00, as submitted by Ed Pashukewich, for the sale of the 1956 American LaFrance pumper truck. Motion carried unanimously.

Traditionally, the City Council has met in late January or early February to determine its goals, objectives, and priorities in preparation for the next fiscal year budget.

Motion Hartshorne, seconded by Ayers to place FY 2002-03 goals, objectives and priorities on the regular meeting agenda of February 4, 2002 and change the meeting time to 6:30 p.m. Motion carried unanimously.

Swigart noted that the Rouge Tours conducted by Parks and Recreation Commissioner Nancy Darga have been very successful. However, he suggested that a second curb cut might be needed in order to accommodate busses in the Mill Race Village parking lot. He also noted that the 35^th District Court third judgeship bill passed the House and Senate and awaits signature by Governor Engler. The judgeship is effective on January 1, 2003 and would be filled in the 2002 election year.

Mittman noted that the Rouge Tours are wonderful. Further comments focused on the memo from DPW Director Gallogly relative to tree planting, discussions with the Parks and Recreation Department on the possibility of resurrecting a 5K run to be held on July 4^th, and questions on the recent traffic study. It was noted that the City Manager and the DPW Director plan to review the study and report to the Council in early 2002.

Johnson will be out of town for the meeting of January 7, 2002.

B. Staff Communications

Word extended holiday wishes to the Mayor, City Council, and Northville residents.

There being no further business to come before Council, the meeting was adjourned.

Respectfully submitted,

Dianne Massa

City Clerk