Traverse City commissioners will soon consider a text amendment to the city’s zoning code that will allow a proposed Costco retail store to proceed on South Airport Road.

Planning commissioners voted 6-1 this week to approve the text amendment and send it to the city commission for final review. The amendment expands zoning regulations in the city’s transportation district – which encompasses the Cherry Capital Airport property on which Costco is proposed to be built – to allow for a wide variety of uses, including retail stores, brew pubs, restaurants, theaters and commercial offices. The amendment sets certain conditions on such developments, including architectural designs that “enhance visual interest” in the area, lighting that doesn't cast glare on neighboring properties, limited driveway entrances on South Airport Road and a 25-foot setback from the road to protect the corridor’s rural character.

City commissioner Gary Howe, who also sits on the planning commission, was the sole ‘no’ vote against the text amendment. Howe tells The Ticker he is not opposed to the Costco project, nor necessarily approving a text amendment when it comes to the city commission, but had concerns that were unresolved during the 10-minute planning commission public hearing on the topic. In particular, Howe says he’d like to see a requirement added that retail stores over 10,000 square feet – which are allowed by right under the new amendment – go through a special land use permit (SLUP) process with city staff.

“The reason (behind) my concern regarding allowing these stores by right is that large retail box stores add considerable costs to infrastructure need,” Howe says. “(They) have a big impact on the adjacent land use, typically construct short-term buildings with life cycles of less than 20-25 years, and are also prone to specializing in reducing their taxes through the appeal process, commonly known as the dark store assessment. A SLUP may be able to address some or all of these concerns.”

The text amendment is likely to appear on the agenda at the city commission’s next regular meeting, scheduled for April 18. At that meeting, commissioners would vote to schedule a public hearing on the proposal for a future upcoming meeting. The board could vote on approving the amendment once the public hearing has been held.