Let’s Open Northville

Where We Are Now

• DDA expert estimates changes to the streets will cost $2.5-$3 million

- $3M + $47,700 (GMA) + $59,800 (F&V) = $3,107,500 + on-going maintenance

- NOTE: The cost of reopening streets = $0

• Not all businesses doing well, many need streets opened

Why This Matters

• Downs buildout will worsen traffic

• Accessibility: Some people cannot access businesses

• Emergency services & plowing are threatened

• Traffic cuts thru neighborhoods, reduces home values

• No Main Street parades

Let’s reopen Main & Center streets to:

• Ensure the success & access to ALL businesses

• Conform with fire & public safety ordinances, Master Plan

• Make walking/driving safer; get rid of filth & need for rat traps

• Restore parking & views of historic buildings

• Eliminate improperly diverted traffic thru neighboring streets, violating our Master Plan

• Recapture license and permit vendor fees for special events,

• City should charge businesses for use of street space

Northville Street Closure Critical Events Timeline

10/17/22

3/16/20

Executive Order closes non-essential businesses

6/4/20 Governor lifts restrictions on businesses

8/14/20

“The Twist” Social District opens: Main & Center are closed (promised end date 10/20)

5/17/22

DDA tells Council to permanently reopen Center, keep Main St. seasonally closed

Council awards contractor GMA $47,700 to create “Pedestrian Plan” for permanentlyclosed Social District

1/19/23

GMA presents “Pedestrian Plan” to DDA & City Council

DDA applies for street closures & alcohol

Governor lifts restrictions on restaurants

Council extends Social District from

Council votes AGAINST DDA recommendation: PERMANENTLY closes Main & Center

Council awards contractor F&V $59,800 to perform traffic study related to Main & Center closures

According to a 7/22 Traffic Study, 2,075 north-bound vehicles are turning left at Cady and going up Wing. This is only northbound traffic! Double it to understand Wing Street residents’ assault on their safety & property values. Covid

By Larry O’Connor

Proposed Northville Downs move could be windfall for Plymouth Township

On the surface, Northville Downs’ proposed move to nearby Plymouth Township would be a tale of the victor and the vanquished, especially considering it will mean an end to racing in downtown Northville.

Yet Plymouth Township and city of Northville officials both see themselves celebrating in the winner’s circle with last month’s landmark announcement by the Carlo family, the owners of historic race track.

After all, Plymouth Township gains a state-of-the-art harness horse racing facility on 128 acres at the southwest corner of Five Mile and Ridge roads, the former Detroit House of Corrections site. And racing will still be taking place in the community, just across the street from Northville Township.

“We are excited to bring our family business to Plymouth,” said John Carlo, Northville Downs’ owner and director of operations, in a written statement.

With it, the township coffers will get an infusion of so-called

“breakage,” which involves money — often just pennies — derived from rounding down betting payouts to the nearest dime.

For example, if a payoff is $10.23, the bettor receives $10.20 and the remaining 3

In 2021, Northville’s breakage share was $214,203. The city’s take in 2020 was $113,501, which was affected by fewer live and simulcast race events due to Covid.

Breakage income offsets police and fire service costs in 2022 — will evaporate from the city’s books. Northville’s top numbers keeper doesn’t sound too worried, though. “Once the racetrack closes, that lost revenue will eventually be replaced over time,” Wiktorowski said. cents goes into a fund that is distributed to the track’s host municipality. And those farthings add up. related to Northville Downs and helps pay for public safety equipment and vehicles, the city’s finance director and treasurer said. Money collected also covers city councilcommitted special public improvement projects.

Such confidence is derived from the mammoth $300 million commercial-residential development on course to replace the 87-year-old raceway at Seven Mile and Sheldon roads.

Hunter Pasteur Homes has received preliminary planned unit development approval to build 443 homes on the 48-acre site once the race track closes and moves 4.5 miles southwest.

The city won’t recoup lost breakage revenue or receive money for operational costs related to new development until 2032. That’s due to a tax increment financing plan used to underwrite construction costs.

By 2034, though, Northville could see more than a $4 million windfall with that amount expected to increase annually.

By contrast, Plymouth Township will see smaller but immediate dividends with harness racing’s arrival.

The township could net $250,000-$300,000 a year in breakage fees alone once the new track opens, said Kurt Heise, township supervisor.

Northville received $180,731 in breakage fees last year, down from $640,000 annually during the early 2000s, said Sandi Wiktorowski, city finance director and treasurer.

With the track’s exodus, those fees and tax revenue — $113,116

Northville Downs at Plymouth Township is projected to open in spring 2024, if planning commission members and the board of trustees sign off.

The half-mile oval track will include a 4,900-squarefoot open-air grandstand, a 23,032-square-foot racing building, a 35,475-square-foot horse barn and a 3,200-square- foot maintenance building. An 18,400-square-foot patio in front of the grandstand will provide a standing area.

The first phase also includes a paved lot to handle 200 vehicles and a grass-paved area for another 200 overflow spaces. Surfaced lots are included for 28 employees and officials with 20 spaces adjacent to the horse barn and another 36 spots for trailers.

Northville Downs has 52 live racing dates from March to October this year and offers year-round simulcast wagering.

A proposed 53,800-squarefoot gaming facility with a separate parking lot for 1,333 spots is included as part of the project’s second development phase. However, the structure and lot would require separate legislative approval.

Northville Downs at Plymouth Township could generate another $500,000 a year in tax revenue, Heise said.

However, that money would go into the Michigan International Technology Center Brownfield Redevelopment Authority Fund for the first 10 years. The MITC redevelopment area consists of 800 acres along Five Mile Road, between Beck and Ridge roads, in Plymouth and Northville townships.

“We’re basically looking for revenue sharing (breakage fees) plus additional financial guarantees,” Heise said. “I cannot get into what that is going to look like yet because we’re still in negotiations with (the Carlo Family) on what would be the communitybenefit agreement.”

The project’s first hurdle is gaining PUD approval, which the Plymouth Township planning commission will oversee. The planning commission was set to meet Feb. 15.

The site is zoned industrial except for a portion along Johnson Creek on the property’s east side, which was rezoned to public lands in 2016.

PUD approval is contingent on the project providing a public benefit, and a pathway would be one example, Heise said.

“We’ve always envisioned a public pathway off of Ridge Road, going around the development, going to the south and going north to Johnson Creek,” he said. “The township has even designated both sides of Johnson Creek as a linear public park.

“We want to lock that in by having them build a public pathway along the site and creek.”

Planning commission members are expected to consider track lighting, crowd noise, traffic and hours of operations in weighing the Downs’ proposal.

Northville Downs Acquisition Company, LLC and township representatives will deal with specific events and financial arrangements under terms of the community-benefit agreement.

For instance, the township supervisor thinks the new Downs site could be an ideal venue for a return of the Fourth of July fireworks show, possibly in concert with the Michigan Philharmonic or a musical group. The event was scrapped in 2017 at Plymouth Township Park due to safety concerns.

Heise sees other possible public benefits.

Several folks in the equine community — horse breeders, owners and riders — have expressed an interest in the planned Northville Downs at Plymouth Township. That has spawned ideas of equestrian, polo, steeple chase, or other horse-related events perhaps taking place there.

The track’s development is also kicking up a stir in youth soccer circles.

Township Technical Center, off North Haggerty Road, or at Plymouth-Canton Community Schools’ fields when available.

The lush green race track infield depicted in design renderings might be one option for soccer fields, Heise said.

“If they are able to incorporate some field space into that design, it could be a win-win for the community,” said Bob McCurdy, Plymouth Reign vice president.

Said Heise: “We have to make sure we get a good deal that really benefits the township, and that boils down to money and special events for the benefit of the community.”

Northville Downs Acquisition Co. bought the property from Hillside Ridge Holdings West, LLC in October.

WHAT DO YOU THINK?

The owners of the historic Northville Downs race track are proposing moving the track to the southwest corner of Ridge and Five Mile roads in the Michigan International Technology Center corridor. The property had been approved for an industrial park. How do you feel about the Downs moving and do you think a race track is a better use for the property in the MITC?

The 350-member Plymouth Reign is plagued by a dearth of playing fields, which puts the club at a competitive disadvantage against teams in Canton, Northville and Livonia.

Please email your comments to Editor Kurt Kuban at kurtkuban@ thevillemagazine.com.

In 2019, Hillside Realty Investments received approval to build a nine-unit research and design, office and condominium park. The firm laid the groundwork, installing a private roadway, utilities and drainage. The pandemic and ensuing hybrid workforce trend made marketing office properties difficult, paving the way for the sale.

The club plays home matches at Lake Pointe Soccer Park on Haggerty Road but can’t practice there due to wear and tear on the field. Instead, players ranging in ages 8-19 train near the Bosch Plymouth

Northville Downs owners did look at other sites, including Legacy Park in Northville Township. “Legacy Park is not for sale,” said Mark Abbo, Northville Township supervisor.

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