A local development team is proposing to build a hotel for business travelers across from Cherry Capital Airport at the southwest corner of South Airport and Townline roads. Plans to combine several parcels on the site – accommodating a national brand hotel with 90-120 rooms and potentially a sit-down restaurant – are prompting Garfield Township planning commissioners to consider a new zoning district that could host a variety of airport-related uses as TVC continues to expand.

Township planning commissioners discussed the hotel proposal at their July 9 and 23 meetings and are expected to revisit the topic on August 13. Wayne Kiley and Rob Mead – operating as R&W Enterprises LLC – are proposing to build the hotel on four parcels that are primarily vacant except for a single-family rental property (pictured in red, map). The goal is to partner with a known business hotel brand – like Marriott or Hilton – to create an affordable lodging option directly across from the airport, the partners said.

With Cherry Capital Airport on the brink of a major expansion that will double its number of gates – and “setting records every year” for passengers – Mead said there’s “going to need to be support (services) for travelers” near the airport. An adjacent hotel could provide meeting rooms for business travelers with quick turnarounds, “airline crews requiring nightly layovers and rest facilities,” families and tourists “seeking seamless connections to accommodations,” and event attendees “participating in conferences or expositions at the airport or nearby venues,” according to a proposal submitted to the township.

The duo also pointed to northern Michigan’s unpredictable winters as another factor. Since “flight delays and cancellations are a reality,” a hotel within walking distance of the airport “offers a critical safety net for stranded travelers, families, and elderly visitors who may not be comfortable navigating snowy roads at night,” the proposal states. “For individuals with disabilities or limited mobility, the convenience of an adjacent hotel removes barriers to travel and ensures a welcoming, accessible experience for all.”

Mead said additional services could potentially be part of the new development, including a sit-down restaurant. However, he said the partners would likely focus on the hotel first. Cherry Capital Airport CEO Kevin Klein calls the project a “very positive development for Garfield Township,” noting its location means travelers could come in from across the region and stay overnight if they have an early morning flight. TVC is also planning its own expanded services for travelers as part of its terminal growth, including more dining options. Klein notes the Lemcool family – owners of Cherry Country Café and Gift Shop – have been approved for a 20-year lease extension and are modernizing their café seating and amenities with expanded kitchen and storage areas. The new terminal expansion will also host another full-service bar concept, Klein says, either one operated by the Lemcools or by another vendor after TVC goes through a request-for-proposals (RFP) process.

Township officials and staff agreed that more airport-related services could be beneficial for the area. “That airport’s not going anywhere, and it’s getting bigger all the time, so let’s plan for that,” said Township Trustee and Planning Commissioner Molly Agostinelli. Such a project could also provide an opportunity to make aesthetic improvements to the corridor, with developers pointing out that the site is one of the first properties that greets passengers as they leave TVC. Kiley, who has been holding on to some of the parcels for over 20 years with an eye to future growth, called the redevelopment an “incredible opportunity” for the township.

Despite general support for the concept, however, several challenges need to be addressed. The South Airport/Townline intersection is already a congested one, with the developers putting land under contract specifically to provide access to the hotel from Townline instead of South Airport. Still, while local officials have acknowledged Townline will need a full reconstruct at some point, the timeline and funding for such a project is unclear. Officials worried about the stress that hotel traffic would add if Townline were not adequately addressed.

Nearby residences are another concern. The proposal discusses using “soundproofing technologies, careful landscaping, and thoughtful traffic management” to mitigate impacts, with the planning commission also discussing buffering and setbacks. Not all commercial uses will be appropriate for the property, officials agreed, particularly wanting to avoid auto-intensive uses like car washes, fast-food restaurants, and gas stations. That discussion tied into the largest issue facing developers: the property’s zoning.

Current zoning for the parcels includes a mix of multi-family and single-family residential. The township’s recently updated master plan and future land use map call for all four parcels to eventually become high-density residential. None of those designations would allow hotels. However, Planning Commission Chair Chris DeGood acknowledged that developers may have had “more vision” when it comes to best uses for the property than the township did when updating the future land use map. Officials also discussed the relative similarities between multi-family apartments and hotels in terms of having a primary purpose of housing individuals, just for different lengths of stay.

Planning commissioners discussed updating the township’s master plan and zoning to allow for hotels and other airport-related services at the site. However, they wanted to take a more holistic look at the corridor area overall, not just the four parcels proposed for redevelopment. Township Planning Director John Sych discussed the possibility of establishing an “airport gateway district,” a type of zoning district found in other communities that is “developed to be a welcoming and functional entry point for travelers and businesses, often featuring a mix of commercial, industrial, and residential spaces. These districts aim to leverage the airport’s presence to boost local economies, create jobs, and enhance overall experience for visitors and residents.”

Planning commissioners expressed interest in exploring such a district, which could allow the township to list specific uses and/or aesthetic standards it desires to see for the corridor. Because the Townline/South Airport intersection crosses not just Garfield Township but East Bay Township and the City of Traverse City – TVC is on city property – planning commissioners expressed interest in looking at the master plans for those other jurisdictions to get a sense of what is envisioned for the overall area. The board also wanted to look at examples of zoning language for airport gateway districts in other communities. Planning commissioners are expected to receive and potentially discuss that data at their August 13 meeting, with the goal of potentially starting the public process to amend the township’s master plan in the near future.