Proposed Redevelopment Projects
The Downs Development 

Applicant
Hunter Pasteur Northville, LLC
 
Project Name
The Downs 

Description of Proposed Development
Hunter Pasteur Northville, LLC is proposing to redevelop the racetrack area into single-family homes, townhomes, high-end apartments, luxury condominiums, commercial space, and public space in the form of three public parks and pocket parks throughout the site.  

Click on the folders below to view documents filed with the Planning and Zoning Department

News about the Downs redevelopment project is located in the Community section of the city website. View it here. 


8/17/21 Planning Commission Meeting - Conceptual Submission
Letter of Transmittal
7/26/21 Cover Letter
Plan Concept Review - part 1 (large file)
Plan Concept Review - part 2 (large file)
Site Plan
11/2/21 Planning Commission Meeting - Request for PUD Eligibility Submission - Submitted on 9/24/21
PUD Eligibility Application
PUD Eligibility Description and Criteria
Site Plan
Concept Review Plan

Internal Review #1
Internal Review #2
Trip Generator Memo
DDA/EDC Letter to Planning Commission
CWA Review
Retail Market Study presented by HPH 11/2/21
The Downs PUD Eligibility Presentation presented by HPH 11/2/21

The PUD Eligibility Request was heard at the 11/2/21 Planning Commission meeting.  The Planning Commission moved to determine the project was PUD eligible, with conditions.  Click here to review the PUD Process flowchart.  

Preliminary Site Plan/PUD Plan Review Submission - Received on 12/14/2021

NOTE:  THESE MATERIALS WERE REVIEWED BY THE CITY PLANNER AND CITY ENGINEER, AND COMMENTS WERE PROVIDED TO THE APPLICANT.  THE APPLICANT CHOSE TO REVISE THE MATERIALS (RESUBMISSION RECEIVED ON 1-20-22) BEFORE BRINGING THE PROJECT BEFORE THE PLANNING COMMISSION.

Click here to monitor the Planning Commission meeting agendas to know when this application will be heard by the Planning Commission, and for up-to-date meeting location information. 

Large files - may take time to download and open
PUD Application
Preliminary Site Plan Application
Site Plan Narrative
Traffic Impact Study Final Report
Traffic Impact Study Appendix Only
Plans - Full Civil Set
Landscape Plans - full set
Rowhouse Updated Plans
Architecture Approval Package
Building Height, Elevation, Floor Plans

12/21/21 Walkability Presentation to Planning Commission by Dan Burden
Walkability Presentation to Planning Commission - Dan Burden 
Video of presentation
2/1/22 and 2/15/22 Planning Commission Meeting Materials and Video - Preliminary Site Plan and PUD Resubmission Materials - Received on 01/20/22

February 1 meeting
These materials were submitted by the Applicant, based on comments from the City Planner and City Engineer.  The Applicant chose to revise their 12/14/21 Preliminary Site Plan and PUD submission materials before bringing the preliminary project to the Planning Commission.  The resubmission documents were filed 1/20/22 and are posted below.  Click here to monitor the Planning Commission meeting agenda, and learn when the Preliminary Site Plan/PUD application will be reviewed by the Planning Commission, and for up-to-date meeting location information. 

Large files - may take time to download and open
Preliminary Site Plan R1 - Full Civil Set
GMA Landscape Plans
Apartment Condo Buildings ARCH
Cady-Griswold-Beal Rowhouses
Toll Architecture Approval Package

Preliminary Site Plan Narrative (1/20/22)
Preliminary Site Plan Requirements (response to CWA comments)
ND Setback Study - 1/18/22
PSP Engineering Response (Seiber Keast Lehner 1/20/22)
River Memo (Seiber Keast Lehner 1/20/22)
Funding of Public Benefits (1/19/22)
Response to Dan Burden Walkability Recommendations (1/20/22)
Environmental Summary Letter (McDowell Associates 1/17/22)
Log Cabin Memo (318 River)
Log Cabin Conceptual Budget
Soil Borings Water Table
TIS Review Comments (Fleiss and Vandenbrink 1/19/22)
TIS Report Revision Final (1/20/22)
TIS Report Revision Final Appendix Only (1/20/22)

City Staff, Consultant Memos, Written Comments or letters from the public from 02-01-22 PC Meeting Packet
Finance Director Memo
Technical Review of Dan Burden Walkability Memo CWA
Staff and Project Team Meeting Summary CWA
OHM Engineering Memos (Walkability, Preliminary Site Plan Engineering, TIS)
Internal Reviews from Staff
The Downs PUD Review CWA
Written comments (letters from the public)
CWA Presentation from 2-1-22 meeting

View the Planning Commission meeting video here

February 15 meeting
Cady Street Area Retail Market Analysis - Gibbs Planning Group 1/12/2
CWA Memo - Downs Preliminary Plans - Additional Information 2/10/22
OHM Memo - The Downs Preliminary Site Plan, Additional Items, Engineering Aspects 2/9/22
Seiber Keast Lehner Memorandum - Preliminary Site Plan Supplemental Items - parking 2/7/22
Seiber Keast Lehner Memorandum - Site Groundwater Elevations in Southern Portion of Site 2/9/22
Finance Director/City Assessor Memo - Review of Brownfield Redevelopment Project 2/3/22
Written Comments (letters from the public)

View the 2/15 Planning Commission meeting video here


2/16/22 Historic District Commission (HDC) Meeting and Video - HDC Conceptual Application - for the portion of the project on Cady Street
The HDC conceptual review submission is only for the portion of the The Downs project that is on Cady Street
Application
Color Renderings
CWA Memo 2/8/22

View the 2/16 HDC meeting video here
3/15/22 Planning Commission Meeting Public Hearing and Video
March 15, 2022 Public Hearing Notice 
Public Hearing Notice - Northville Record
Certificate of Service

Traffic Impact Study revised 2/20/22
Traffic Impact Study revised 2/20/22 appendix 
OHM Memo - The Downs Traffic Impact Study, Engineering Acceptance 3/2/22
Memo to Planning Commission - Downs Site Plan Review Process
Hunter Pasteur Homes - Presentation to Planning Commission 3/15/22

Written comments received (letters from the public)
NOTE:  All written comments were provided to the Planning Commission prior to the meeting
Written Comments Set 1 
Written Comments Set 2 
Written Comments Set 3 

View the 3/15 Planning Commission meeting video here 
4/5/22 and 4/19/22 Planning Commission Meetings and Video
April 5 meeting
HPH Cover letter 3/22/22
NV Downs Rev Site Plan Layout (4 sheets)
Alternate Site Plan AS101
Information Available for PC Land Use Discussion - CWA memo 3/25/22
The Downs Preliminary Site Plan Review - Land Use - CWA memo Rev 3/29/22
Northville Downs Presentation - CWA
Northville Downs Market Study 3/30/22 Toll Bros

Written comments received (letters from the public)
NOTE: All written comments were provided to the Planning Commission prior to the meeting
Written comments Set 1
Written comments Set 2

View the 4/5 Planning Commission meeting video here 

April 19 meeting
Memo to PC - Northville Downs Interior Spaces
NV Retail Diagram
CWA Memo 4/13/22
Northville Downs Market Study 4/19/22
NV Market Presentation Unit Change Slide

Written comments received (letters from the public)
NOTE: All written comments were provided to the Planning Commission prior to the meeting
Written Comments Set 1

View the 4/19 Planning Commission meeting video here 
5/3/22 Planning Commission Meeting and Video
May 3 meeting
4/26/22 CWA Memo, re: Discussion on Mobility Questions
Northville Downs Presentation - CWA
Northville Downs Traffic Study Summary - Fleis and Vandenbrink

Written Comments received (letters from the public)
Note: All written comments were provided to the Planning Commission prior to the meeting
Written Comments Set 1

View the 5/4 Planning Commission meeting video here 

May 17 meeting
5/10/22 Memo from Seiber Keast Lehner re: Preliminary Site Plan Layout Revisions
Site Plan Sheet 
8/30/19 OHM Memo, re: Center St. at 7 Mile Roundabout Benefits
L114 Streetscape Sections Alternate
CWA Memo re: 5/17 Presentation
CWA Northville Downs Presentation 5/17/22
HPN Presentation

Written Comments received (letters from the public)
Note: All written comments were provided to the Planning Commission prior to the meeting
Written Comments 

View the 5/17 Planning Commission meeting video here
5/18/22 Historic District Commission Meeting and Video
The HDC conceptual review submission is only for the portion of the The Downs project that is on Cady Street.  
Application 
CWA Memo

View the 5/18 Historic District Commission meeting video here  
6/7/22 and 6/21/22 Planning Commission Meetings and Video
June 7 meeting
Architecture Matrix
5/31/22 letter from M Architects, re; preliminary landscape and architecture submission (also includes memo from Seiber Keast and site plans)
CWA Review Memo
CWA Memo - Summary of Mobility Meeting with Wayne County
HPN Presentation

Written comments received (letters from the public)
Note:  All written comments were provided to the Planning Commission prior to the meeting
Written comments

View the 6/7 Planning Commission meeting video here  

June 21 meeting
No new materials were submitted

View the 6/21 Planning Commission meeting video here.
7/5/22 and 7/19/22 Planning Commission Meetings and Video
July 5 meeting

Presentations to the Planning Commission
Farmers Market Update to Planning Commission 7/5/22
Central park Public Space Analysis 7/1/22
Block Foundation Response to HP
Memorandum River Park Design Process 
Downs Log Cabin Planning Commission

View the 7/5 Planning Commission meeting video here 

July 19 meeting
Downs Deliberation Tracker
CWA Memo - PC - Other Reviewing Agency Descriptions
CWA Memo - PC - Draft Outstanding Items - The Downs 7-13-22
Downs Commission Topics Status Review - Thom Barry
HPN Response to Northville Downs - Open Space Deliberation List 7-18-22

Written comments received (letters from the public)
Jim Long (re NV Farmers Market)

View the 7/19 Planning Commission meeting video here 
7/20/22 Historic District Commission Meeting and Video
The HDC submission is only for the portion of the The Downs project in the Historic District

Application
CWA Memo
HPN Presentation

View the 7/20 Historic District Commission meeting video here 
8/2/22, 8/16/22, and 8/29/22 Planning Commission Meetings and Video
August 2 meeting
Downs Deliberations Tracker
PC Chair Update to Planning Commission/Decision Making Process for PUD Preliminary Site Plans
Written comments received (letters from the public)
[All written comments were provided to the Planning Commission]

View the 8/2 Planning Commission meeting video here 

August 16 meeting
8/9/22 HPN Letter, re: updated submittal package
8/9/22 Seiber Keast Lehner Engineering memo, re: preliminary site plan layout revisions and site plans
8/11/22 Memo from DPW Director, re: preliminary site plan review
8/16/22 Sustainability Team memo, re: Downs infrastructure input
8/16/22 Hunter Pasteur Presentation
Written Comments received (letters from the public) [all provided to Planning Commission]

View the 8/16 Planning Commission meeting video here 

August 29 special meeting
Northville Downs Architecture Approval Package 8/15
The Downs - Project Summary (Final)
PC - Downs Benefits - Deviations - Draft Conditions 
PC - Draft of Outstanding Items - The Downs
HP Response to CW Draft Conditions
Materials for 8/29 Special PC Meeting - Omar Eid
Road Width Discussion Outline
Written Comments (letters from the Public) [all were provided to the Planning Commission]

View the 8/29 Planning Commission meeting video here
9/6/2022 and 9/20/22 Planning Commission Meetings and Video
September 6 meeting
Draft PSP Motion
Revised Site Plan with Delineated Detention Ponds in River Park
Downs/Cady/Griswold - South of Beal Material Boards
Written Comments Received (letters from public)

View the 9/6 Planning Commission meeting video here 

September 20 meeting
Approved Downs Motion (from the draft meeting minutes approval)
Written Comments (letters from the public)

As the Downs application was not on the agenda, the PC meeting was not recorded
9/19/2022 and 11/21/22 City Council Meetings and Video
September 19 meeting
Council Communication - First Reading of Downs PUD Ordinance Amendment (includes all of the documents listed below):
  • 9/15/2022 CWA Memo, re: The Downs Preliminary PUD Site Plan - Planning Commission Recommendation to City Council
  • Proposed Amendment to Zoning Ordinance/Zoning Map Amendment
  • 9/15/2022 Legal Counsel Memo, re: The Downs Preliminary PUD Site Plan - Response to Questions
  • Preliminary Site Plan
  • The Downs Project Summary 8/12/2022 - HPN
CWA Presentation - Northville Downs PUD Preliminary Site Plan Review 9/19/2022
HPN Presentation to Northville City Council - The Downs 9/19/2022

View the 9/19 City Council meeting video here 

November 21 meeting
11/21/22 Council meeting packet

View the 11/21 City Council meeting video here 

9/18/2023 City Council meeting

September 18 meeting
Council Packet can be viewed here

The following items were on the Agenda for approval:
A. Proposed Downs Development Agreement
B. Public Hearing to Establish Commercial Rehabilitation District
C. Public Hearing to Approve Exemption Certificate
D. Public Hearing to Consider PA 210 Agreement
E. Public Hearing to Consider Downs Brownfield Plan

View the 9/18/23 City Council meeting video here



10/16/2023 City Council meeting
October 16 meeting

Notice to Assessor and Taxing Units - Amended Commercial Rehabilitation Exemption Certificate
Notice to County and Property Owners - Expanded Downs Commercial Rehabilitation District



10/17/2023 Planning Commission meeting
Hunter Pasteur Cover Memo OHM Engineer Response 
Exhibit A: Exhibit 1
Pond Response  NVD Final Site Plan Review 
Basin Vs. Walk 
Exhibit B: Final Site Plan: North Site
Perennial Northville LEED Score  Final Site Plan: South Site
Condo Building LEED Score  Landscape Plan
Exhibit C: Site Photometrics  
ADA Accessibility  Daylighted River Plan 
Exhibit D: Architectural NW & NE Buildings   
Neighborhood Traffic Mitigation  Architectural Carriage House  
Exhibit E: Architectural 2.5 Stories Townhouses 
City Construction Site Operation Standards Architectural Single Family Attached 
The Downs Preliminary Construction Mitigation Plan  Architectural Single Family Dethatched 
Cady & Griswold Rowhouses 
Hutton Street Looking East 
Downs Site Plan Phase 1
Downs Site Plan Phase 2


Presentations done at the beginning of the meeting:

Chairperson Tinberg Opening Introduction
Carlisle Wortman Opening Presentation

Presentations done at the meeting by The Downs Developers:

Final Site Plan Presentation #1 October 17th, 2023
M Architects
Toll Brothers Designs


Downs Development updates
November 08 Meeting 

https://www.dropbox.com/scl/fi/tql4kbn5slup5abyb8byw/2023-11-08_Planning-Commission-Meeting-Pkg.pdf?rlkey=oqu61y5ecsy0k3f5a8oajmo67&dl=0

November 21 meeting


Resubmittal Packet 
 
December 19

Final Site Plan Approval submittal