Grand River Growth Plan -All Gibbs for City Jan 2 2026 - Flipbook - Page 51
Twelve Oaks Mall:
Located 4 miles northwest of Grand River, Twelve Oaks is one of the premier shopping destinations
for Southeast Michigan. The 1.5 million sf upscale mall is anchored by Nordstrom, Macy’s and JC
Penney’s. The 180 stores include Apple, Crate & Barrel, The North Face, California Pizza Kitchen, and
the Cheesecake Factory. The Twelve Oaks Mall is surrounded by an additional 2 million square feet
of local and community shopping centers.
Laurel Park Place:
Located in the City of Livonia 4-miles southwest of the Grand River district, the Laurel Park Place
mall consists of approximately 30 stores and 500,000 sf of retail space. Laurel Park Place is
anchored by the luxury Von Maur department store, and the Detroit Marriott Livonia hotel,
Dunham’s Sports and the Phoenix Theater. The Laurel Park area is also home to both Madonna
University and Schoolcraft Community College.
Pop. &
Worker
2024 Retail
Spending
Trade Area
2024 Store
Sales
Potential %
Capture in
Grand River
Dist.
Supportable
New GR
Retail
Businesses
Figure 17: Retail Market Research Process – Market Spending – Market Sales x % Capture = Supportable New Retail
Research Methodology
This analysis begins with a discussion of the context locale, evaluated in terms of a variety of factors
influencing suitability of new retail and restaurant development in the study area. Local and regional
demographic and economic factors likely to affect the current and future retail market are collected,
including specific competitive supply conditions such as occupancy, rents, sale prices, construction
activity and absorption. GPG also conducted interviews with Farmington businesses, property
owners, residents, area developers and builders, the Chamber of Commerce and other stakeholders.
Market Analysis Assumptions
After describing the existing housing market, a variety of sources are used to develop reasonable
projections for population and household growth within the study area. These forecasts are
analyzed alongside household income, housing preferences, and regional real estate trends to
estimate demand for new retail categories, sizes, and price poinst (including any unmet or pent-up
demand). Informed by historical absorption patterns, demographic trends, and local development
intelligence, this study estimates the types and sizes of new or expanded stores and restaurants that
can be reasonably supported in the East Grand River Avenue area by 2028.
East Grand River Avenue Retail Market Analysis
Gibbs Group - July 2, 2025
17
