In late 2018, Hartland hired Gibbs Planning Group to help it determine whether “too much land is currently zoned commercial and whether changes to the existing commercially zoned properties should be made.” A summary of the study was presented on April 4th, 2019 by Robert Gibbs, owner. A copy of the study was included in the meeting packet, and is provided here: 2019 – Retail Market Analysis April 4.
The study was in part initiated because Ramco-Gershenson requested that it’s PD be amended to allow a significant part of its remaining property to be re-planned (the property proposed for Menards) from Commercial to multi-family residential. (Of note, previously a similar request was made by the owners of land at the SW Corner of Old US 23 and M59 – for a mixed use commercial and multi-family residential – which was denied.)
Rather than supporting conversion of land from commercial to other uses, the study appears to indicate that significantly more land should be zoned commercial. This seems to be counter-intuitive, in that for the last decade there has been little demand for additional commercial development, indicated by:
- Ramco doesn’t even qualify as a shopping center (by Gibbs), because of failure to develop any additional qualifying retail after 10 years of trying.
- No additional retail development within Shops at Waldenwoods – a perceived slap by the Township has lessened Kroger’s commitment to Hartland.
- Abrupt closing of Walmart – sale to Rural King at bankruptcy prices
- Menard’s decision (after 8 years of trying) to go to Wixom, abandoning Hartland because of Hartland’s regulatory climate was their stated reason.
The Gibbs’ report states several times that its conclusions are based on the Township allowing very good signage and visibility. Their conclusions clearly are based on a good regulatory environment, which according to all surveys does not exist in Hartland. It seems apparent that Gibbs did not review the three sets of available surveys of Hartland’s businesses, which should have resulted in opposite conclusions. (See Surveys)