Toll Brothers' plan to swap 19 townhomes for 11 detached condos at The Downs came back before Northville's Planning Commission on Tuesday, July 21, alongside two zoning amendments that would cap how much of a residential lot homeowners can pave over. Formal decisions from the meeting had not been posted as of July 22.
The commission took up four items at its 6:30 p.m. session in City Hall Council Chambers at 215 W. Main St.
The Downs (South): fewer units, bigger price tags
The headline item was an amendment to the Final PUD Site Plan for The Downs (South), the Toll Brothers portion of the former Northville Downs racetrack redevelopment.
The change would cut the project's total unit count from 428 to 420 and replace four townhouse buildings with 11 detached condominium units in the development's southeast corner. Detached units on the site would rise from 38 to 49; attached units would drop from 154 to 135.
The application first came before the commission at a July 7 public hearing, the most recent session with available minutes. At that meeting, Toll Brothers Vice President of Land Development Scott Hanson described the core change: "The principal amendment [is] replacing 19 two-and-one-half story townhomes with 11 detached condominium units."
Community Development Director Justin Quagliata told commissioners on July 7 that staff found the detached-home layout more consistent with the 2022 Master Plan, which calls for single-family housing in the southern portion of the former racetrack property. Staff recommended approval subject to conditions.
Marketing materials for The Downs list Carriage Homes starting at $989,000 and Griswold Townhomes starting at $1,089,000.
The amendment requires City Council approval of a revised Development Agreement before construction can proceed.
New impervious surface caps for residential lots
A proposed zoning text amendment heard at public hearing would set maximum impervious surface coverage for the city's single-family and low-density residential zones (R-1A through R-3). Under the draft language prepared by Quagliata, lots under 5,000 square feet could cover up to 65% of their area with hard surfaces; lots over 25,000 square feet would be capped at 35%.
The definition of impervious surface would include artificial turf, pool decks, driveways, and outdoor recreation courts. The amendment would also make recreation courts a special land use requiring separate approval.
Quagliata's office first discussed the proposal at the commission's June 16 meeting, which voted to schedule the July 21 public hearing.
Garage setback rule
A second text amendment would require attached garages to sit at least four feet behind all portions of a home's front facade. Staff recommended approval.
20900 Taft Road
The commission also reviewed a final site plan, final condominium plan, and tree removal permit for a five-unit, two-story attached single-family condominium at 20900 Taft Road. The preliminary plan was conditionally approved in August 2025.
Meeting minutes will be posted at ci.northville.mi.us. The Downs amendment, if approved by the commission, moves to City Council for final action on the Development Agreement.
