Garfield Township Approves Ollie’s, Cell Tower; Public Hearing Set for Gauthier Project

Garfield Township planning commissioners Wednesday approved plans for Ollie’s Bargain Outlet to open at the Grand Traverse Mall – becoming the first retailer to close off its interior mall access and only have an outside entrance – and approved plans for a new cell tower to be constructed on Zimmerman Road. Planning commissioners also reviewed and scheduled an April 9 public hearing for a new 149-unit workforce apartment complex planned for the Gauthier property on US-31 just north of McRae Hill Road.

Ollie’s
After previously tabling an application from Ollie’s Bargain Outlet to take over the former T.J. Maxx space at the Grand Traverse Mall, planning commissioners unanimously gave the green light Wednesday for the national retailer to move forward.

The board previously pumped the brakes over concerns about Ollie’s plans to wall off the store’s interior mall entrance and only have an outside entrance. Doing so could start a “domino of changes” in how the mall functions, Chair Chris DeGood previously worried. He said the plan could offer a “back-door way to start to turn this mall into an exterior strip mall and eliminate the use of the connectivity on the interior.”

But Eddie Bowles, senior director of tenant coordination for mall owner Brookfield Properties, told the board Wednesday “that’s not going to happen.” He said that approximately 15 mall tenant leases are up for renewal in the next three years. “If we were to start looking at flipping this inside out, we’re going to have to renegotiate all those leases,” he said. Brookfield Properties instead is looking to add “more value” to the property, Bowles said, which could include things like bringing in more restaurants and adding more visual activity through outdoor seating. But converting a property the size of Grand Traverse Mall to a strip mall is too costly and “not what we’re planning here,” he said.

Representatives previously noted that Ollie’s locations typically have just one entrance/exit and that closing off the interior would allow Ollie’s to maximize its display space and minimize shoplifting risks. Bowles agreed to work with township staff on the site plan to ensure there’s proper sidewalk and ramp buffering to clearly separate vehicle and pedestrian traffic around the new entrance (pictured, rendering). He also agreed to explore options with neighboring property owners on a long-discussed service drive that could connect the Grand Traverse Mall to the Lowe’s traffic signal on US-31.

Planning commissioners said they appreciated assurances that the mall wasn’t being converted to a strip mall and the willingness of Brookfield Properties to work on site plan issues. “I think we were all a little concerned this was a square peg in a round hole,” said Planning Commissioner Cara Eule. “I appreciate your approach. I feel like a lot of my concerns have been resolved.”

Cell Tower
Planning commissioners Wednesday approved a new Verizon Wireless cell phone tower to be installed off Zimmerman Road north of Gill-Roy’s – despite concerns from neighbors about radiation and impacts on property values. The planning commission previously sought a legal opinion on how much authority they had over the structure’s placement, but were warned local bodies have limited control over cell towers under federal regulations. Notably, the Telecommunications Act states that local jurisdictions cannot restrict cell towers “on the basis of the environmental effects of radio frequency emissions” so long as towers comply with federal regulations.

The 155-foot tower and antenna equipment are slated to be installed near the Alpers gravel pit. Verizon Wireless said the project will “provide improved cellular data and coverage” in Garfield Township – particularly the area between Long Lake and US-31.

Gauthier Property
Finally, planning commissioners Wednesday discussed and scheduled an April 9 public hearing for a new workforce apartment complex planned for the Gauthier property on US-31 just north of McRae Hill Road.

Developer Keel Capital has estimated it could invest $35 million into redeveloping the property, including removing existing buildings, conducting site preparation work, and constructing three buildings with 149 rental apartments. The development will include a mix of studio, one-bedroom, and two-bedroom units. Planned amenities include a fitness center, club room, pavilion, playground structure, community fire pit, grills, and picnic tables. The property is home to several wetlands and wooded hillsides, which will be largely preserved under the project plans. The development will be accessed from an existing driveway on US-31. Some planning commissioners questioned the safety of residents making a left turn onto US-31 from the site, but project representatives said the Michigan Department of Transportation (MDOT) approved the plans.

Keel Capital previously received township and county approval to be reimbursed nearly $10 million in expenses over a 20-year period through brownfield tax increment finance (TIF) capture. The TIF capture works by capturing rising property values on the site over time to reimburse developers for expenses incurred by investing in blighted properties – or in this case building below-market-rate housing, which is allowed now in Michigan under recent changes to brownfield rules.

Rents for all apartments at the Gauthier site will be capped at 100 percent of the area median income (AMI). To qualify for annual reimbursement, Keel Capital will have to send its rent roll to the Michigan State Housing Development Authority every year. If rents go higher than 100 percent AMI, the developers won’t be eligible for reimbursement. While other workforce housing projects are now underway in East Bay and Acme townships using the same brownfield funding mechanism, the Gauthier development was the first project to come forward under the new rules in Grand Traverse County.