town meeting february 16, 2017 - northville · expanded transit options. 3.8%. 32. 2.5%. 4....

TOWN MEETINGFebruary 16, 2017

Northville DDA

Mayor and City Council

Downtown Development Authority

Design Marketing Mix Parking Organization

Citizen Development Council

Process

A. Overview of Past Strategic Plan and AccomplishmentsB. Assessment of Physical ConditionsC. Public OpinionD. Retail Market AnalysisE. Residential Target Market AnalysisF. Strategic Plan PreparationG. Public Information and InputH. Finalization

Stakeholder, Patron, and Resident Expectations

Market Potentials

Merger of Expectations and Potentials

Action Plan / Value Proposition

Framework

ProcessSteering Committee:April 27, 2016June 27th, 2016July 25th, 2016August 22, 2016October 24th, 2016November 8th, 2016January 5th, 2017

Joint Committee: (City Council, DDA, Planning Commission and HDC)November 17th, 2017January 12th, 2017

DDA and/or DDA Committee:December 7th, 2016December 20th, 2016January 26th, 2017

AOverview of Past Strategic Plan Accomplishments

Community Engagement: Collective Prioritization


Community Engagement: Collective Prioritization (continued)


Physical Improvements• Town Square• Main and Center Street Streetscapes• Pedestrian Cut-Through• Directional Signage

Redevelopment• CVS• Rehabilitation of Downtown Buildings

Marketing & Promotion• Advertising • Website Update• Special Events


Design • Façade and Signage Assistance• Wayfinding System

Local Government• Parking Turnover Study• Upper Floor Development• Parking Occupancy

ACurrent DDA Development Plan (2014-15)

Project Name Probable Cost Priority Type

Retail and/or Target Market Housing Study $30,000 High MarketingWayfinding and Signage $150,000 High DesignStreet Furnishings $25,000 High DesignAdditional Induction Lighting $250,000 High DesignPavilion Repairs $12,000 High DesignSidewalks / Trees $20,000 High DesignBanner Poles $60,000 High DesignNon-Motorized Improvements $50,000 High ParkingParking Utilization Study $45,000 High ParkingCady Street / Griswold Intersection $15,000 High DesignMary Alexander Court Improvements $25,000 Medium DesignFord Field Plaza $350,000 Medium DesignPedestrian Connection to Ford Field $500,000 Medium DesignAlley Improvements $75,000 Medium DesignMarquis Parking Lot Landscaping $40,000 Medium DesignElectric Charging Stations $12,000 Medium DesignParking Deck Construction $10,000,000 Medium ParkingRefurbishment of Cadt Street Deck $150,000 Medium ParkingTrellis in Town Sqaure $120,000 Low DesignStreetscape $500,000 Low DesignRelocation of the Farmers market $500,000 Low OtherBuilding and Land Acqusition Fund $750,000 Low DesignPlace-based Project Fund $250,000 Low Design

Development Plan Program $13,929,000

ARelationship

DDA Development Plan • Required by State statute• Disclosure how captured taxable valuation

will be used in the downtown.• Determines funding priorities• Programmatic

DDA Strategic Plan • Forward looking• Process of defining direction• Helps with the allocation of resources -

personnel and funding• Incorporate some of the projects identified

in the Development Plan• Guide for implementation of actions

B Assessment of Physical Conditions

B Assessment of Physical ConditionsCORE • Greatest concentration and

density of buildings• Most walkable• High pedestrian traffic


EDGES • Some edges are unattractive• Lack of uniform streetscape

treatment


• Redevelopment opportunities that could reshape downtown and the City.

• The majority of land potentially available for redevelopment is outside the DDA boundary.


GATEWAY • Still needs refinement; depends

on the disposition of the “Downs”


“A” StreetsPedestrian, walkable streets with connected storefronts, defined by buildings on both sides of the street

“B” StreetsBusiness district that is less pedestrian due to curb cuts, adjacent parking lots and increased points of vehicular interaction

“C” StreetsPrimarily vehicular access/ service, delivery and not very walkable

“D” StreetsAlleys


Turn these streets to “A” Streets

C Public Opinion

Public Opinion consisted of:• Stakeholder Interviews (n=14)

• Patron Survey- June (n=172)

• Internet Survey (n=822)

• Follow-Up Internet Survey (n=311)

C Public OpinionStakeholder Results

Question Summary Response

Q1: Image Small town vibe; streets roll up early; struggling to grow

Q2: Vitality Average; retail closing early; active in morning but foot traffic wanes in the evening

Q3: Improvements Greater variety of businesses and dining; need for downtown housing; later store hours

Q4: Desired New Businesses More retail and restaurants; children apparel and toys; movie theater; bowling; focus on millennials and children

Q5: Barriers Northville Downs; local government review is long; lack of coordination; “can’t be afraid to think out of the box; community hasn’t recognized it is becoming younger.



Q6: How Can Government Help Processes and procedures are inaccessible; restrict retail to first floor; provide business incentives.

Q7: Influential Areas Varied responses; clean-up entrances to downtown especially 7 Mile by the “Downs”; better maintenance; keep up events

Q8: Climate to Invest Yes; concern about foot traffic (high rents-low foot traffic); need for a mix of housing

Q9: Transportation Parking options adequate; more pedestrian connections encouraged

Q10: Downtown Shopping Need more retail; perception is that retail offering is limited; downtown dining popular activity.

Q11: Green Space Positive; introduction of wi-fi, seating and fire pit positive; better utilization of Ford Field and connection to downtown.



Q12: Pedestrian Friendly Safe and extremely comfortable; still some difficulty with bikes and cyclists in the downtown

Q13: Other Downtowns Plymouth – “more alive than Northville;” (Kellogg Park and events and variety of restaurants and retail); Ann Arbor, Royal Oak and Detroit (why? Stay open later)

Q14: What is Missing Dining and shopping destinations; range of pricing found in other downtowns; outdoor and rooftop dining; unique retail in other downtowns that is more reasonably priced; variety of price-points; falling to capitalize on potential due to “local agendas.”

C Public OpinionInternet Survey

May I ask the primary purpose of your last visit to Downtown Northville?(Please select one answer)

Distribution List Patron Survey

Answer Options Response Percent

Response Count

Response Percent

Response Count

Dine 46.7% 384 32.0% 55Shop 10.3% 85 8.7% 15Work 7.1% 58 5.8% 10Live 6.6% 54 4.7% 8Library 5.6% 46 0.6% 1Walk 5.2% 43 13.4% 23Post Office 3.5% 29 0.0% 0Entertainment/Theater 3.2% 26 15.1% 26Bar 3.0% 25 2.9% 5General Browsing 2.8% 23 11.6% 20Business/Professional Services 2.8% 23 2.3% 4Banking 1.6% 13 2.3% 4Parks 1.6% 13 0.6% 1Other (please specify) 83 8

answered question 822 822 172 172skipped question 57 57 17 17


What do you like about Downtown Northville?(You may select multiple responses)



Response County

Response Percent

Response County

Atmosphere 71.1% 615 76.2% 131Clean 63.0% 545 48.8% 84Convenient 57.3% 496 45.9% 79Safety 56.8% 491 42.4% 73Restaurant Variety 40.5% 350 35.5% 61Events & Activities 32.0% 277 37.8% 65Fun Place 24.0% 208 18.6% 32Store Variety 19.7% 170 18.6% 32Parking 17.8% 154 34.9% 60Parks 10.9% 94 27.9% 48Exciting 3.7% 32 15.1% 26Other (please specify) 50 11



What, if anything, do you dislike about Downtown Northville?(You may select multiple responses)



Response Count

Response Percent

Response Count

Not Enough Stores 39.2% 328 32.4% 36Store Variety 33.6% 281 20.7% 23Store Hours 31.4% 263 36.0% 40Not Enough Restaurants 30.2% 253 18.0% 20Parking 24.3% 203 25.2% 28Restaurant Variety 19.6% 164 12.6% 14Vacancies 17.4% 146 7.2% 8Traffic 10.8% 90 8.1% 9City Government 3.6% 30 1.8% 2Atmosphere 2.2% 18 4.5% 5Too Many Restaurants 1.2% 10 0.0% 0Dirty 0.7% 6 0.0% 0Safety 0.5% 4 0.0% 0Too Many Stores 0.1% 1 0.0% 0Other (please specify) 101 101 27 27



What additional factors would increase your frequency of visits to the Downtown?(You may select multiple responses)



Response Count

Response Percent

Response Count

Increased variety of retail shops 61.1% 521 34.2% 54Increased variety of restaurants 47.7% 407 27.2% 43Extended store hours 38.3% 327 29.7% 47Increased variety of bars / nightlife 31.4% 268 18.4% 29More affordable retail / restaurants 31.1% 265 19.6% 31Additional entertainment and events 27.0% 230 13.3% 21Better parking options 22.7% 194 10.1% 16Increased park / green spaces 17.6% 150 15.2% 24Expanded transit options 3.8% 32 2.5% 4Nothing, Downtown Northville is perfect! 3.8% 32 19.6% 31

Improved landscaping and design 3.3% 28 2.5% 4Other (please specify) 69 69 19 19answered question 853 853 158 158skipped question 26 26 31 31


Did you have any trouble parking?(Please select one answer)



Response Count

Response Percent

Response Count

No 74.9% 654 89.8% 158Yes 25.1% 219 10.2% 18



Please tell me the category into which your age falls.



Response Count

Response Percent

Response Count

45 to 54 25.4% 221 12.4% 2235 to 44 24.5% 213 18.1% 3255 to 64 21.6% 188 20.3% 3625 to 34 11.8% 103 19.2% 3465 to 74 10.6% 92 7.9% 1475+ 2.8% 24 2.3% 420 or 21 0.8% 7 2.3% 422 to 24 0.6% 5 4.5% 817 to 19 0.3% 3 6.8% 1215 or 16 0.1% 1 5.6% 10[Not given] 1.5% 13 0.6% 1


C Public Opinion2nd Internet Follow-Up Survey

How satisfied are you with the NUMBER of retail opportunities in downtown Northville?


Response Count

Very satisfied 7.4% 23Satisfied 33.4% 104Indifferent 19.3% 60Unsatisfied 37.6% 117Very unsatisfied 2.3% 7Comments 72

answered question 311skipped question 0


Based on your shopping preferences, how satisfied are you with the VARIETY of retail options in downtown Northville?

Answer Options Response Percent Response Count



C Public Opinion1st Choice for Retail


0

50

100

150

200

250

300

350

Below, please indicate the hour the retail stores should first OPEN at the beginning of the day.

6am

8am

9am

10am

11am

No Opinion


0

50

100

150

200

250

300

350

Below, please indicate an acceptable hour for retail stores to CLOSE at the end of the day.

6pm

7pm

8pm

9pm

10pm

No Opinion


16.7%

7.7%

27.7%22.8%

25.1%

If retail store hours matched your preferences, how many more times would you shop downtown per month (than you currently do)?

It would not change the number of times I visitthe downtown

1 additional visit

2 additional visits

3 additional visits

4 or more additional visits


How satisfied are you with the NUMBER of dining opportunities in downtown Northville?


Response Count




Based on your dining preferences, how satisfied are you with the VARIETY of dining options in downtown Northville?


Response Count




Ethniccuisine

(authenticAsian,

Mexican,Middle

Eastern,Italian,

Southern/Creole)

Fine dining(white

tablecloth,full tableservice)

Family-friendly

(informal,full tableservice)

Farm-to-table (menuof artisanaland locally-

sourcedfoods)

Fast-food(limited-

service, notable

service, mayoffer drive-

thru)

Themedrestaurants

withentertainment venues

Microbreweries (beerproduced

on-site; mayoffer food)

Bar /restaurant(traditional

bars,taverns,drinking

establishments)

Cafes (delis,bistros,

and/or grills)

We haveenough

Series1 44.3% 14.3% 36.5% 50.8% 13.0% 9.8% 27.0% 21.2% 35.2% 12.4%

44.3%

14.3%

36.5%

50.8%

13.0%9.8%

27.0%21.2%

35.2%

12.4%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

What types of restaurants do you feel are missing from downtown Northville? Please check all that apply.

C Public OpinionType of Ethnic Restaurant

C Public Opinion

56.9%

21.9%

21.2%

Do you believe that a mixed-housing neighborhood is appropriate for development opportunities surrounding the downtown?

Yes

No

Not Sure

2nd Internet Follow-Up Survey


Detachedhouses

(traditionalNorthville

single familyhouse, does

not sharewalls with

other homes;own or lease)

Duplexes(two

connectedunits; own or

lease)

Small homesclusteredaround

courtyards(detached

homes withshared open

space; mostlyto own)

Townhouse(smaller 2-3

storyattached

homes; ownor lease)

Rowhouses(1-3 storyattachedhomes

sharing asingle facade;own or lease)

Subdividedhouses (onelarge home

retrofitted intomultipledwellingunits; for

lease)

Multiplexes(more than

two units in asingle

buildingconstructed

for thatpurpose;mostly for

lease)

Lofts and flats(one floor of abuilding withuses other

thanresidential;mostly for

lease)

Series1 52.1% 12.2% 42.7% 46.5% 36.1% 5.9% 11.1% 60.1%

0.0%

10.0%

20.0%

30.0%

40.0%

50.0%

60.0%

70.0%

What type of housing do you think is needed in the City of Northville? Please check as many as you think are needed.

TMATMA

TMATMA


Please select your age category.


Response Count

15-16 0.0% 017-19 0.0% 020-21 0.0% 022-24 1.4% 425-34 17.8% 5135-44 23.7% 6845-54 22.0% 6355-64 23.0% 6665-74 10.5% 3075+ 1.7% 5


68% Respondents

D Retail Market Assessment

Summary of FindingsBased on the findings of this retail study, the City of Northville can support up to 50,000 square feet of new retail tenants, plus a boutique hotel.

This conclusion is supported by the study of market size and trade area; incomes and expenditure potential; traffic volumes; nation-wide retail trends; inventory and cluster analysis of local businesses; and supply-demand and gap model.


• Cambria Suites Boutique Hotel (<80 rooms)• Cosmetics like Merle Norman or Sally Beauty• Tuxedo Shop like Rochester Big & Tall• Women’s Intimates, Dance Apparel• Children’s Party Dresses• Full-Line of Art Supplies, like Blick• Costume, Fabric, Silk Floral Supplies• Wedding Cake, Cupcake Bakery• Travel Agency and Event Planning• Tea Room and Meeting Space• Alteration Services, Seamstress

Priority 1: Small Events Venue


• Hardware Store, like True Value• Furniture & Accents, like Home-to-Home• Vintage Furniture, like Salvaged• Kitchen Supply Showroom, like Cutco Cutlery• Shipping Services, like FedEx Office• Electronics, like Vision Computer Solutions• Appliances, like Papa Joe’s• Toys, Educational Supplies. like Learning Express• Sporting Goods, like Moosejaw• Office Supplies, independent proprietor• Small Grocery Store, like Westborn Market• Specialty Food Store, like a wine and cheese shop• Vitamins, like the Medicine Shoppe or Complete Nutrition

Priority 2: Build New Space for Retail Basics


• Urban Pearl Artisan Gallery• Merci-N Handmade Soaps• Gourmet Shop, like American Spoon• Chocolate Shop, like Godiva or Bark Ave.• Retail Gallery, like Bee’s Knees Pottery (expand)• Retail Gallery, like ColorfuLaura Studio (expand)• Creative Studio, like Board & Brush (relocation)

Priority 3: Refill Vacant Niches

E Residential Target Market Assessment

Summary of FindingsMaximum Market Potential – Based on the model results for an aggressive scenario, there is a maximum annual market potential for up to 50 attached units throughout the City of Northville, plus 129 detached houses (for a total of 179 units).

The market potential for 50 attached units includes 4 units among duplexes (which may include subdivided houses); and 46 units among other formats like townhouses, row houses, lofts, flats, multiplexes, and midrise buildings.

The market potential for attached units is based on housing activity in communities adjacent to Northville and Northville lifestyle segments. However, some of the housing types identified do not exist in the City of Northville so market absorption and other indicators were not present for comparison.

E Residential Target Market Assessment

129 1931lofts

F Strategic Discussion – Broad Issues

Residential Market estimated at 179 dwellings per year

Retail Market estimated at 50,000 square feet

Defined and compact downtown that is surrounded by quality neighborhoods

Patron and Consumer base that wantsgreater variety and extended hours that accommodate lifestyle demands

The physical quality of the downtown is attractive

Is the DDA and City ready to take on economic (re)development ?

F Strategic Discussion – Joint Sessions Need to establish a vision for what the community wants in a redevelopment project, and

redevelopment must be consistent with community values Development occurring along the I-96 corridor without regard to quality Encourage quality development Position the community for redevelopment, provide incentives that meet community

expectations and values Need to organize around our arts and creative professionals and existing venues Create facilities for artists to work together Look at Cady Street as a “creative district” City/DDA can’t mandate hours of operation; merchants decide Downtown promotions and events are successful but not all businesses contribute to the

effort (time and funding); usually the same businesses that do the heavy lifting School attendance rising and younger families move in as retirees move out Need housing options to allow older households to “age in place” and stay in the community Housing should be based on preferences, not supply and demand Some housing needs to be affordable; encourage diversity DDA Executive Director at capacity

1Physical Design Opportunities

Timeframe Action Items

Near • Replace Business Directories

Near/Mid • Complete conversion of HPS street lighting to LED

Mid • Continue Historical Marker Program• Implement downtown mural project• Develop a schedule to upgrade street furniture• Convert parking lot lighting• Assist with implementation of non-motorized connections

Mid/Long • Consider alley improvements

1Physical Design Opportunities


Long • Continue S. Center, E. Main, and N. Center Street Streetscape enhancements

• Improve surface parking lot buffer and perimeter landscape• Bury overhead utilities and upgrade traffic signalization• Improve connection to Ford Field and Mill Race District

2 Retail Market Recommendations


Near • Brochure with summary of retail and residential market results• Information meeting with local and regional Realtors• Replace Business Directories

Mid • Prepare an Arts and Creative Industries Master Plan• Downtown Real Estate Exchange between DDA, Property Owners and

Realtors

2 Retail Market Recommendations

Lansing, Michigan

http://www.swimlively.com/

http://www.swimlively.com/

3 Residential Target Market Opportunities


Near • Revise Article 20: Planned Unit Development• Allow for density bonuses with Cady Street Overlay

4 Redevelopment Opportunities


Near • Prepare a community vision for the Sub-Area Plan for Cady Street corridor and the “Downs” property

• LEED Bonuses within the Zoning Ordinance

4 Redevelopment Opportunities

4 Downtown and the Sub-Area Plan

5 Organization Opportunities


Near • Expand DDA boundaries• Fill board positions• Conduct annual work program review session with Joint Planning

session• Evaluate a contractual position with a focus on economic

development• Cost sharing arrangements between the City and DDA

Mid • Town Square Event Coordination• Principal Shopping District

Thank you -Let’s Have a Community Conversation

Community Conversation

Northville DownsThere is concern that additional housing units would cause circulation and congestion problems? The maps shown did not include roads or a circulation analysis.• Should look into a visioning session prior to redevelopment because housing units could add hundreds of trips per day

The Northville Downs concept was to increase retail and residential-according to sub-area plan•Northville Downs is owned by an LLC and is partially family-owned.•A portion of the Downs property is in a floodplain, it becomes expensive to build on the property. We are unaware of a timeline until we know more about building restrictions from the floodplain•Northville wants to take a more proactive approach to making sure that development meets community’s needs

What is the process for building a plan for the Northville Down?•It takes community consensus to work with designers to illustrate for the community to see. •There is already a plan, don’t need to start over, but need to add 3 dimensions to the concept

What are the taxes on the Northville property? $365,000/yr because taxed as agriculture property•The city would benefit from new development on this site due to higher tax earnings

Community ConversationHousing

Single family housing is identified in the TMA because there is already a strong market. The estimates are for housing units per year over the next 5 years.

Single-family development is not a good land use for downtown. We are already surrounded by suburbs. Residents want to be able to age in place and need a variety of housing stock to do so.

There is concern that the TMA has understated the demand for different housing types. Part of the appeal of Northville will be to age in place. St. Lawrence could be a comparable market.

•Yes, LandUSA has used conservative estimates because there are comparable examples to make a more informed projection.

Retail and Economic Development

Ground level is more expensive than upper levels therefore attorneys and accountants lease the 1st floor because they can afford it and push retail out or to the 2nd floor •Coordination among merchants is crucial because a downtown is not run like a mall, each merchant can choose his/her own hours.

No study has been conducted to see the effects of First Friday on retail since they included wine.


Building owners have looked for retailers and space remained vacant for months.

Online shopping is hurting retail stores.

Common complaint is that there is not enough foot traffic-don’t warrant high rental prices. This was identified in the stakeholder interviews as well.

Retail market study does not take into account the market potential for residential growth, but rather existing conditions.

Who would manage a Prinicipal Shopping District?•Anyone. There are a various options. The position could be contracted out.

Has there been any consideration of internet speed’s effect on economic development? Is the broadband good enough for people to work at home?•We can look into infrastructure plans of providers. Fiber options runs through Northville.

What is Wear Kitchen?•This is kitchen ware industry.

Community ConversationIs Ford Field still a priority for funding? •It’s not very visible and not used often. It’s hard to get to and is lacking facilities. Any improvements require collaboration for a fund strategy. By a show of hands, Ford Field is important to community!

ArtsThe arts community struggles because it is off the beaten path. They support an arts district. The Steering Committee is aware of art community’s importance and artists are represented on the Steering Committee. Location is critical to their success.DDA Boundaries

Who suggested expanding the DDA boundaries? •Beckett & Raeder made this recommendation about the same time as new legislation was passed. There is a $20k impact if the libra opts out, but it is not an automatic opt out. This is just a recommendation, not a proposal.

What does the city think about expanding the boundaries?The city is open to the idea.

CommunicationsThere’s nothing in the square that explains what’s going on there. We need a centralized website to promote events and market, possibly an electronic billboard. Wall could be used to promote for the whole community. Add lighting in the square at night so that it feels safer.


Nonmotorized Infrastructure

What are the priorities for nonmotorized circulation/infrastructure?•Some considerations are to improve connectivity, and a shed downtown for bike repair, and bike amenities

town meeting february 16, 2017 - northville · expanded transit options. 3.8%. 32. 2.5%. 4....

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