Downtown Development Authority Minutes

Robert Gibbs, Gibbs Planning Group (GPG), presented his findings regarding the downtown retail market study that was conducted by his firm for Northville’s Downtown Development Authority. He began by cautioning the audience that retail forecasting is not an exact science or art and is to be viewed as "putting a custom suit on a moving target." He stated he was directed to project five years into the future and offer three models of growth for the downtown: a status quo model, a maximum growth model, and a small town character model. GPG will not make a recommendation of which model to choose. That decision should be done in a deliberate manner by the community itself and should reflect its values.

After giving a history of current development in the downtown, the following points were made in the presentation:

- Northville is unique in that it is a small city, is relatively isolated, and has a strong historic and small town character.

- The Northville community is under utilized by retailers and, most likely in the next two or three years, the western Wayne County/Novi area will attract a new "lifestyle" shopping center.

- Northville residents do not shop in the downtown. Rather, primary shopping is done outside of Northville. It appears 50% of residents come to Northville on a daily basis, basically to patronize the restaurants, grocery store, and drugstore. However, these are destination shoppers; there is no overflow to additional businesses from these destinations.

- A natural demarcation line to a walkable shopping segment in the downtown is the change of grade obviously discerned on Center Street when walking south from Main Street.

- Northville is a major tourist recreational shopping destination for southeast Michigan.

- Nationally, 75% of all retail sales occur after 5:30 p.m. and on Sunday.

- The Northville Farmers’ Market is an excellent farmers’ market and is a strong destination point for neighborhood businesses.

- While a downtown anchor store will generate more retail in the downtown, there exists a restriction for most anchor stores of building an additional location within a five-mile radius. This eliminates any stores established in the Twelve Oaks Mall and/or Laurel Park Place.

- It is strongly urged to maintain the civic buildings, i.e. library, post office, City Hall, in the downtown area.

Gibbs maintained that, if nothing changed regarding building size, parking, and other restraints, the downtown business segment could still grow to another 32,000 to 34,000 square feet. He suggested a specialty food store such as a Green Grocer or Whole Foods, bookstore, and/or personal services.

In investigating areas in need of improvement, Gibbs found that the City’s management was rated very high in the opinion of residents, buildings owners, and business owners. Suggestions for improvement in physical aspects of the downtown included:

- An upgrade of the streetscape.

- The removal of bump outs in the sidewalk configuration, and replace with additional parking spaces.

- The removal of installed tables, chairs, and benches, and replace with free-standing benches.

- Directional signs, indicating business location, are ineffective and are placed too high.

- Need "you are here" signs to facilitate the tourists.

- Parking decks need additional and regular maintenance.

- The implementation of "sunset" laws for brick frontage walls. Replace with a minimum of 70% of clear glass for store frontage. (Also, Gibbs, while complimenting the high standards set forth by the Historic District Commission which fosters harmony, encouraged the diversification of store fronts.)

- The blue awnings of Comerica Bank must be removed and replaced with canvass awnings.

- The dumpsters are to be screened and enclosed.

- The upgrade of the band shell area.

Gibbs addressed the downtown parking issue by stating that any measures taken to alleviate parking shortages will be unpopular. "There are no nice solutions." Short term measures that could be taken include:

- Improved enforcement.

- Improved deck finishes.

- Institute 10 a.m. restrictions on prime parking spaces, enabling customers to find available spaces.

- Expand the northeast parking lot (Hutton-Dunlap lot), including long-term relocation of Edward’s Catering.

- Install paid parking in northeast lot, with a free two-hour segment in some spaces.

- Institute a "stepped" parking ticket policy with the first infraction being a warning.

- Enclose the dumpster containers.

- Consider parking meters on the primary blocks.

Gibbs encouraged experimentation of various parking solutions such as a shuttle system and parking meters. He also suggested that the best parking spots should be the most expensive. The most remote areas should be free.

Gibbs proceeded to outline the ramifications of the various models.

- Northville will remain a viable commercial district.

- Neighborhood goods and services such as carry out food and beauty salons will expand.

- Office use such as real estate and medical offices will expand.

- The retail shops will decline by a third due to the inability to compete with the rents paid by the office users. By not responding to the parking problems and with the presence of a nearby lifestyle center nearby, the retail district will decline.

Small Town Model: (Factors included: No construction of big buildings, remains a 2- 3-story town, no big road improvements, look the same, build one parking deck).

- Will retain Northville’s core existing retail business.

- Expand up to an additional 65,000 square feet of apparel, sporting goods, electronics, books, enabling residents to buy goods and services in town rather than Costco or Laurel Park.

- Need to redevelop MGM building.

- Build parking deck to scale with rest of the downtown.

- Implement strong marketing program.

- Continue the cooperation with Northville Township.

- Encourage new small building construction.

Maximum Growth: (Factors included: The assembling of 10-15 acres of land, find master developer, and build a lifestyle center contiguous with the downtown.)

- More parking decks needed.

- No major department stores will be available but "junior" department store such as Pottery Barn might be possible.

A question and answer session ensued regarding various points given in the presentation including the possible effects of the proposed nearby lifestyle center on Northville, possible development on East Cady Street, parking meters, mixed use, preference toward a specific growth model, methods of reaching consensus, and possible effect of the internet on shopping habits.

Respectfully submitted,

Carol T. Kasprowicz
Recording Secretary