How new development might impact the Historic District
Posted on 05/04/2023
Aerial view of some of the Historic District neighborhoods. Photo by CV Media.The Historic District neighborhoods are only a few blocks away from the north and west side of the Downs property that stretches from 7 Mile and S. Center to Cady Street and Griswold. The 48-acre property includes a long stretch of land along S. Center. The new mixed-use development put forth by Hunter Pasteur Northville and its partners requires final site plan approval before any construction can begin. When developed, the land will be transformed. A distinctive gateway to the city from the south and southeast is in the plans.

The housing units of single-family homes, apartments, condominiums, row houses and town homes will become an entirely new part of town. The promise of a daylighted river and new parks have generated enthusiasm and wide community support. The commercial section on Cady with new retail and restaurants could become an economic boom and a magnet for Northville, surrounding communities and beyond. There’s a mixture of excitement about the prospect of new buildings and new neighbors, offset by some uncertainty about the changes it will bring.

The Planning Commission approved the Downs preliminary PUD site plan with conditions by a vote of 6-2 on Sept. 6, 2022. That was followed on Nov. 21 by City Council’s unanimous approval with 10 conditions, adhering to contingencies set by the Planning Commission. Council also approved the adoption of Ordinance No. 09-19-22Z to rezone the subject property to PUD. Additional steps that still need to be finalized include the brownfield plan and financing plan; a tax abatement for the apartment building; and expanding the DDA boundary around a portion of the new development.

When City Communications Manager Liz Cezat asked Historic District homeowners “How do you think the Historic District will fare if the new Downs development is built?” during interviews conducted from April through December 2022, they were mostly in favor of the development and thought it would further enhance the Historic District.

Marianne Barry, 239 High, said, “It will make the Historic District even more special. We’re seasoned. We’ve stood the test of time. Our grounding base is having a Historic District. We have the infrastructure around us – the Number #1 public schools in Michigan and many amenities.

“We’re excited about what’s changing downtown,” said Ray Bailey, 116 S. Rogers. “It will bring a premium to the historic homes. It makes it (the Historic District) even more valuable since it will always be here. (The new part of town) will be more of a benefit.”

Mike Weyburne , 226 West, said “I don’t fear it. I’m concerned about the quality of the build. Time will tell if the traffic gets worse. I’m leery of the builders. Will these homes be enduring?”

Leanie Bayly, 223 Linden, said, “There are legitimate concerns about how the new development will fit into the fabric of the quaint charm and historic nature of Northville. The proposed development and infill present much concern due to the sheer mass and volume.

“We have a tiny downtown business district with few open green spaces. This is an enormous change that will affect the pedestrian orientation and increase congestion to the entire Historic District,” she said.

“The investment in our historic heritage and preservation will long endure as property owners restore, rehabilitate, and repurpose homes and businesses to protect the Historic District. We’re pretty stable there. The wild card will be the construction and development process. If you don’t have a solid base to build and develop upon, there could be problems with water main breaks and sewer back-ups,” she added.

Steve Calkins, 317 W. Dunlap, said, “I think it will do great. New development will have a variety of housing types. Seniors can live in different homes. There will be different family groupings. It will be a richer life. It will help the downtown. I’m really hoping that some of the new developments would be places that older folks would enjoy. It would not only bring people, but also create a shift over there.”

Calkins believes that some older homeowners in the Historic District will buy homes in the Downs development, freeing up their historic homes for younger homeowners to move in with younger families.

He was asked by Hunter Pasteur Northville and its partners to provide input about the development in some listening sessions. He also attended four sessions of Planning Commission meetings on Zoom. He said he was “impressed with the architecture and quite excited about the project.”

His wife, Joan, said, “We don’t have a plan (for where to live when they retire). For the good of Northville, some of the big old houses could be enjoyed by families. Senior couples may find things down at the Downs. It's nice to have both (old and newer homes in the city). There’s something for everyone.”

Bayly, who serves on the Historic District Commission, said, “People have a tendency to be wary of development and growth. There are many moving parts to a large development project. Folks may tire of the review process, although through careful planning it doesn't have to be the big scary monster in the dark.

“You need to look at the nuts and bolts of everything. With state-of-the-art technology and quality craftsmanship, we need to plan and design for a positive impact to protect the property values of the Historic District.”

Regarding the Planning Commission’s deliberations of the Downs PUD and preliminary site plan, Bayly said, “The whole team has stepped up. They take the time to listen, review, and reflect. I have seen people come together as we involve our whole community in this process.

“I may choose not to live in the new Downs development as I prefer my 100-year-old home with all of its crooks, crannies, and creaks,” she added. “Everyone has a choice on where they call home.”