City Council Minutes

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

Downtown Development Authority: Margene Buckhave, David Cole (and DSC member), Greg Presley (and DSC member), Kim Behmer, Jim Long, Rick Shaffner, and Lou LaChance;

Historic District Commission: Leanie Bayly, Tom Gudritz;

Planning Commission: Jim Allen (and DSC member), Steve Kirk, Mark Russell (and DSC member), and Jay Wendt;

Downtown Steering Committee (DSC): Jody Humphries, Lisa Malpede, Larry Parks, and Kevin Wine;

Reporters from the Northville Journal and Northville Record, and 12 citizens.

At the August 15, 2005 meeting, the City Council considered a request from Main Street Bank located at 201 E. Main Street to purchase two small parcels of property from the City to accommodate the physical expansion of the bank. In addition, the bank verbally noted a possible request to purchase two additional small parcels for architectural refinement. Following brief deliberations, the City Council directed that this item be considered at the August 29, 2005 City Council special meeting.

A total of four small parcels are now being requested for purchase. The combined parcels total 450.56 square feet and would be used as follows:

• Parcel of 333.40 square feet (20’ x 16.67’) abuts the bank and would be used for an elevator and stairwell to facilitate the second story expansion.
• Parcel of 96.18 square feet (4.33’ x 22.67’) abuts the bank and would be used as a sidewalk access to the building.
• Two parcels of 9.5 square feet each are located at the northwest corner of the Main Street Bank property and would be used to complete the architectural "rounding" of the redefined building.

Wayne County Appraisal, the City’s assessor, reviewed property sales in the area and suggested that a reasonable purchase price would be $25 per square foot, for a total selling price of $11,264. Per Chapter 8, Section 8.8 of the City Charter, competitive bidding on city-owned property sales must be initiated unless there is no advantage to the City from competitive bidding. This determination requires a unanimous vote of those City Councilmembers present at the meeting.

At the August 1, 2005 meeting, the City Council considered the recommendations of the Bob Gibbs Report. Following brief discussion, it was determined that a special meeting of the City Council would be the best forum to focus on those items that the City should be doing soon and those items which should be left from consideration through a separate strategic planning process. Members of the Historic District Commission, Planning Commission, and Downtown Development Authority (DDA) were invited to attend.

On August 16, 2005, the DDA reviewed a modified list of the Gibbs recommendations that was refined to separate out those items that City staff believed should be referred to the strategic planning consultant, Beckett & Raeder, Inc. (BRI). Subsequent to the discussion, further modification to the list was made and the revised list "Downtown Action Items" was included in the Council packet.

A question was raised pertaining to the status of the final Gibbs Report. It was responded that the DDA Executive Director is expected to receive the final report from Bob Gibbs tomorrow. It was noted that with the exception of grammatical improvements and modifications, the preliminary and final reports are essentially the same in substance.

It was stated that during the Beckett and Raeder, Inc. (BRI) meeting held earlier this evening, it was found that the strategic planning process is about preserving the Northville community. Northville is a special community and preserving Northville for future generations requires the efforts of many. It was commented that Gibbs is a retail planning consultant, whose focus is money and while money is needed to keep the downtown viable, it is a small piece of the overall picture. Gibbs offered a list of opinions and recommendations and once Northville determines what it wants to be, the City can understand which options make sense. It was felt that the City should continue following the course of the BRI process and to initiate parallel efforts by reviewing the Gibbs Report recommendations would drain energy as the outcome of the BRI process is the tool needed to interpret the Gibbs recommendations.

Discussion ensued pertaining to offering a motion to defer consideration of the Gibbs report recommendations. It was noted that a motion to defer consideration would in effect adjourn the meeting and no further discussion on any item in the report, including parking and parking recommendations, could be discussed. A comment noted that recommendations, either by Bob Gibbs or Becket and Raeder, are simply that and that the Council makes the final decision on which recommendations to follow. It was felt that knowing the thought process used by the DDA and other groups when reviewing the list would be helpful. It was noted that the DDA reviewed the list and found that while some items could be appropriately addressed in the short-term; there were also many items that should be deferred until the BRI process is complete. It was recognized that many of the items crossed to other boards and commission, which is the reason for their presence this evening.

Review and discussion of the Gibbs Report Recommendations / Downtown Action Items list.

• Improve enforcement of existing parking regulations. (Defer until BRI study is complete)

Discussion and comments pertained to:

- The need to use parking management tools to address certain parking issues.

- Frustration that the Police Department has not obtained the hand-held parking enforcement equipment, which would assist in parking management enforcement. Until this device is obtained and implemented, it is unknown if the parking management plan adopted last year is effective.

- The fact that many people blatantly ignore the parking ordinances as they know that the ordinances are not enforced. The belief that the graduated fine system will work once the police department has the tools to enforce the parking ordinances.

- A need to enforce the ordinances that currently exist.

- Review of the 1998 study noted a surplus of 27 spaces, which raised concern that parking credit sales of approximately 228 parking credits since that time have depleted the number of parking spaces available for parking credit purchase.

- A reluctance to continue to support parking credit purchase requests until it is known if the parking spaces actually exist.

- Concern that selling parking space credits that do not exist is a violation of the ordinance.

- The need for the DDA to provide an up-to-date parking space assessment was reiterated. It was noted that the DDA deferred this assessment to BRI as part of the parking assessment.

- Agreement that parking needs and the methods used to determine the appropriate number of spaces needed for a business should be reviewed by BRI. The Carlisle/Wortman parking studies of 1992 and 1998 would be a basis to use to form a modern, long-term parking plan.

Mary Poole, owner of Poole’s Tavern, stated her understanding that parking credits were not designated to a specific space, but rather for the use of public parking spaces and to accrue funds to maintain and expand public parking.

• Improve the parking way-finding signage system (project is underway)
• Discussion ensued pertaining to sign color and the need to clearly sign all public parking lots and parking areas.
• Improve the maintenance of the parking deck stairwells, including significant refinishing of the interiors (project is underway)
• Improve the lighting of all parking decks. (defer until BRI study is complete)
• Make parking available in the lower level of the MainCentre parking deck for downtown employees and advertise program. (project is underway)

A comment noted that the agreement between the City and Singh Management will be revised to provide approximately 40 additional parking spaces for general public use. The agreement would likely go before the DDA and City Council in October or November.

Public:

• Address street furniture by restoring or replacing benches. Continue to add trash containers and planters to the downtown. (project is underway – ongoing program)
• Paint and repair existing streetscape lighting. (project is underway)
• Remove existing tree grates in the downtown and replace dead trees. (defer until BRI study is complete)
• Discussion ensued regarding appropriate tree types and the need to relocate tree guards.
• Remove existing business locater signage. (move forward)
• Install new directional signage that includes a simple map with business locater (defer until BRI study is complete)
• It was noted that the DDA is considering a locater "map" sign that can be updated. This part of the directional signage project is deferred until the BRI study is complete. It is hoped that the BRI recommendations will assist in finding appropriate locations for the new signs.
• Improve signage to public restrooms. (defer until BRI study is complete)
• Paint and repair the band shell area. (project is underway)
• Develop historic markers and self-guided walking tours of downtown and surrounding residential areas. (move forward with assistance from the Historic District Commission and Historical Society)

It was noted that this project might qualify for "Certified Local Government" funding.

Private: (all items are move forward)

• Work with the Northville Central Business Association (NCBA) and Chamber of Commerce to encourage property owners and merchants to make needed improvements to their buildings and stores.
• Bring in speakers to address issues of common interest to merchants, such as storefront design, security, and displays.
• Offer technical assistance to merchants.

A comment encouraged storeowners and building owners to improve the outside aesthetics at the back of their buildings by removing clutter and cleaning up. It was noted that the Northville Central Business Association plans to address this matter at their next meeting.

It was questioned if "move forward" meant that Council was authorizing funding to address those projects. It was responded that the City Council would still review and approve any request to expend funds. "Move Forward" means to develop a plan and a more specific recommendation for City Council consideration.

• Pursue grant and loan opportunities for downtown improvements, arts, marketing, and small business assistance. (move forward)
• Establish a low-interest loan program to encourage façade improvements, and replace signs and awnings. (move forward)
• Consider establishing a façade grant program. (move forward)
• Prepare an application for Certified Local Government status. (project underway)

• Implement a common marketing campaign for all downtown merchants. (move forward)
  
  It was noted that BRI did not appear to have marketing expertise and that the study will not heavily focus on marketing. The DDA felt it would be appropriate to take the lead on the marketing and promotion component of the Gibbs recommendations.
   
• Develop a marketing program to advertise downtown merchants in parking decks and parking deck stairwells. (defer until BRI study is complete)
  
  Further discussion found that the DDA and Council were not in favor of this recommendation.
   
• Develop a "brand" for downtown that is consistently used. (defer until BRI study is complete)
   
• Expand downtown shopping hours to 6:00 p.m. weekdays and to 9:00 p.m. at least one evening per week. (project is underway)
   
• Cross-merchandise with other downtown merchants by sharing window and interior display props. (move forward)
   
• Consider coordinating with other merchants to establish a common evening of late operating hours, e.g. Thursday or Friday. (project is underway)
   
• Develop strong recruitment and retention policy and devise tools to help implement the policy. (move forward)
   
• Address desired business mix in the downtown. (deferred until BRI study is complete))

Lisa Malpede, DSC Member, was concerned with moving forward on developing a "brand" for the downtown. Until the BRI study is complete, it is unknown what Northville is or what it wants to be. The answer to this question is one of the keys to developing a "brand" for the downtown.

It was agreed that the DDA would move forward on marketing and promotion and defer action on developing a "brand" for the downtown until the BRI study is completed.

Margene Buckhave, DDA Member, suggested that the City consider an ordinance that required all street level businesses to remain retail so that the downtown does not become a downtown without retail. It was noted that this was part of the Longer Term Recommendations (zoning) of the Gibbs Study.

Following further discussion, it was suggested that the Planning Commission carefully review the zoning ordinance for a possible ordinance amendment to regulate future businesses so that first-level businesses remain retail.

• Install 10 minute metered parking spaces in front of merchants that require quick drop-offs, such as mail stores. (defer until BRI study is complete)
   
• Consider installing parking meters along the prime locations of Main and Center Streets (between Dunlap, Cady, Wing, and Hutton Streets) for a 12-month trial period and gauge impact on sales, parking behavior, merchant reaction and shopper preferences. (defer until BRI study is complete)
   
• Install smart meters that accept pre-paid cards and show expired time minutes. (defer until BRI study is complete)
   
• Install improved pedestrian linkages between the Cady parking deck and Main and Center Streets. (defer until BRI study is complete)
   
• A parking deck should not be installed in the northeast (Dunlap-Hutton) surface lot unless a major expansion of the City is planned. (defer until BRI study is complete)
   
• Limit parking in the prime surface lot locations until 10:00 a.m. (defer until BRI study is complete)
   
• Increase parking credit fees. (underway / increased fees were effective July 1, 2005)
   
• Consider new parking time limits on the northeast surface lot with charged parking Monday to Saturday. The first two hours should be free and $1.00 per hour thereafter. A manned parking booth should be installed to collect fees. (defer until BRI study is complete)
  
  A comment noted that the Cady street parking lot used to have a manned parking booth as an experiment to assist with parking during the racetrack operating season.
  
  Discussion ensued pertaining to what is reasonable to expect from a developer in providing for or paying for use of public parking when on-site parking cannot be provided. It was responded that most cities do not charge or require the developer to provide parking and that Northville is one of two communities that use parking credit sales to assist in funding future public parking when a developer cannot provide onsite parking. It was noted that there is a perception that malls have "free and close" parking and that installing parking meters or charging for parking could in essence drive businesses away from the downtown.
   
• Implement a graduated parking infraction policy in which the fine increases progressively with the number of violations. (move forward when the parking enforcement device is obtained)
   
• Give a warning letter for the first parking violation. (underway/move forward when the parking enforcement management device is obtained)
   
• Paid long-term and employee parking should be permitted in all lots, including the prime lots. (defer until BRI study is complete)
   
• Enclose unsightly trash containers located in the surface parking lots and alleys. Consider relocating the trash containers to less noticeable locations. (defer until BRI study is complete)

Mike McClish, 647 Thayer, voiced concern that the zoning proposals in the Gibbs study recommendations were premature and seemed to contradict the recommendations in the Downtown Steering Committee report. It was responded that the DDA voted to defer action on the zoning recommendations until the BRI study is complete.

Request that the Planning Commission review the following items:

• Consider increasing maximum building heights in the Central Business District (CBD) zoning district to 48 feet from 42 feet to allow for modern retail formats. This will allow for a 17 foot first level retail (measured floor to ceiling) and two upper levels suitable for office or residential use. (defer until BRI study is complete)
• The General Commercial District (GCD) zoning district seems out of place given its unique location between the historic neighborhood and the CBD. The allowed uses will encourage the removal of the existing historic houses. Remove GCD zoning adjacent to downtown. (defer until BRI study is complete)
• Allow retail uses in the Professional and Business Office (PBO) zoning district by right and increase maximum building heights to 40 feet to accommodate modern retail formats. Consider removing the maximum floor area ratio. (defer until BRI study is complete)
• Reduce required retail parking from one car/200 square feet to one car/300 square feet. (defer until BRI study is complete)
• Adopt a 70 percent minimum clear-glass frontage (as measured between three to eight feet from finish walk) at the first level for all new construction. Implement a sunset or cooperative policy to increase the amount of first-level glass on existing buildings located at Center and Main Streets. (defer until BRI study is complete)
• Amend zoning ordinance to require retail only uses on the first floor of all downtown buildings within an identified area. (Planning Commission to move forward and carefully review for a possible ordinance amendment recommendation)

• Enforce existing ordinances which contribute to a vital downtown, i.e. signage, window coverage, and parking. (defer until BRI study is complete)
  
  Discussion ensued pertaining to signage, difficulty in navigating the downtown sidewalks due to the number of A-frame signs, the need to enforce existing ordinances, the need for more proactive enforcement (i.e. an enforcement schedule to review certain areas each month), concern that too many regulations would compromise the individuality of businesses, and a suggestion that the DDA assist in notifying businesses of sign ordinance infractions.

• Replace brick pavers with all well-crafted concrete walks, based on historical Michigan town practices. If pavers are used, install real clay (fired) red brick pavers that will retain their color.
• Remove the mid-block sidewalk "bump-outs" and install more street parking.
• Rebuild the existing town square in the same location with two narrow lanes per Gibbs Planning Group (GPG) 1997 recommendations.
• Rebuild the existing band shell in the new square. Design the band shell as a Victorian period type, with appropriate painted surfaces.
• Consider installing a pedestrian cut-through to Center Street between the Cady Street and the Dunlap-Hutton Street parking deck/lot.
• Replace existing dead or declining street trees with historically accurate trees, including Maple, Oak, Basswood, and Chestnut. Avoid modern trees such as Honey Locust.
• Install pedestrian walk markings along all driveways and street crossings in the downtown.

• The Farmers’ Market should be moved into a long-term location that includes basic shelter. The 1997 GPG report recommended that the market be relocated to the top of the Cady/Mary Alexander parking structure at the town square’s south end. This location would allow market expansion onto the town square and into the parking structure, while allowing easy cross-shopping to downtown. An alternative location could be the surface parking lots located along the south side of Cady Street between Hutton and Center.
• Consider implementing a year-round public market. Offering a variety of meats, fish, vegetables, and fruits, as a public market would be a significant addition to the downtown’s business mix. The Cady Street deck or surface lots would be suitable location for such a market. Columbus Ohio’s North Market and Ann Arbor’s market are models worth investigating.

It was noted that the Farmers’ Market is considered a jewel of the community even though it is not in the DDA or the downtown.

• Request Historic District Commission (HDC) review of the following items:
• Allow for widened or relocated commercial door openings to accommodate modern retail practices. (defer until BRI study is complete)
• Large building mass does need to be in scale with the surrounding community. However, the implementation of the HDC guidelines has produced buildings with an over-abundance of faux massing. Review HDC Guidelines. (defer until BRI study is complete)
• Roof shapes, heights, and sun orientation should not follow adjacent building characteristics exactly. It is desirable to encourage the appearance of a variety of buildings and shopping opportunities. Too much of the same size and scale will tend to make the downtown look more like a faux lifestyle center, undercutting its authenticity as a historic town. Review HDC guidelines. (defer until BRI study is complete)
• Historically, the downtown has consisted of a wide variety of proportions, ranging from one to three levels, both wide and narrow. This building diversity should be encouraged to continue and thus reinforce the downtown’s variety of shopping opportunities. (defer until BRI study is complete)
• Reduce the front valance flap height of awnings to eight inches maximum. Only permit canvass type fabrics; plastic fabrics should be prohibited. Permit two colors for awnings. Small logos or business names on awnings should be permitted. Allow awnings on storefronts without evidence that they are historically accurate to the buildings, since they provide an important pedestrian amenity. Consider a sunset ordinance requiring replacement of all non-conforming awnings within two years. (defer until BRI study is complete)
• Storefront materials should be encouraged to reinforce the merchant’s branding and not copy adjacent materials. However, the building as a whole should respect the downtown’s historical building materials. (defer until BRI study is complete)
• Businesses should be allowed and encouraged to differentiate themselves with signage, color, and façade alterations. Allowing them to reinforce their brand also emphasizes the downtown’s wide selection of goods and services. Avoid overemphasis on continuity of color and form. (defer until BRI study is complete)
• Encourage building owners to paint storefronts, interiors, front doors, and windows on a regular basis. This item to be moved to "Physical Improvements – Private."

Swigart questioned why the developer of the former Sheehan Building site was issued a building permit without the developer appearing before the City Council for parking credit purchase and approval. The City Manager stated he was unable to meet with the Building Official for clarification on this matter and was unsure if the permit issued was a limited building permit for excavation only. The City Manager further stated that Mr. Daskal was notified that he needed to resolve the parking credit matter prior to moving forward with his development.

Mittman asked for an update on the DSC meeting held earlier this evening. It was responded that the meeting was a positive session with the BRI representative touring the downtown with the DSC to hear their issues and concerns. BRI complimented the Mayor on appointing a diverse committee.

Mike McClish, 647 Thayer, stated that it appears that a building or excavation permit was issued to the Sheehan site developer (Daskal). He questioned what the process is if the City does not approve the parking credit purchase application for a building that was excavated.

It was responded that it is believed the building permit was not issued as the Council had not reviewed a parking credit purchase request from the developer. However, if a permit was issued without receiving parking credit approval, it was responded that the City Manager would immediately notify the developer that the development could not move forward and all work would cease until the parking credit matter was resolved.

Ayers and Johnson commented on the City’s 50^th Anniversary Celebration Ice Cream Social, noting that it was a successful and fun event. The Committee was commended for their efforts in organizing this event. It was suggested that the DSC find additional ways to use the open space behind the City Hall for other events.

Word had a photo of the "Human 50" available for viewing.

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

Respectfully submitted,

Dianne Massa
City Clerk