[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6078242,"mediaKeyId","2960306-0aa54da0587d55bf2dcfa9afdd08ce46","parentId",2960306,"title","Planning commission sets hearings and approves several site‑plan changes; outdoor‑dining text amendment recommended","audioSeconds",5984,"startMs",176000,"endMs",6160000,"viewUrl","/Search/View?dp=1&key=2960306-0aa54da0587d55bf2dcfa9afdd08ce46&start=176&end=6160","thumbnailUrl","https://assets.pipeline.soar.com/2960306-0aa54da0587d55bf2dcfa9afdd08ce46/thumbnail_176000.jpg","articleUrl","/articles/6078242/Michigan/Planning-commission-sets-hearings-and-approves-several-siteplan-changes-outdoordining-text-amendment-recommended","mediaUrl","https://secure.pipeline.soar.com/6078242-c9c1b4c4701765831e9fb73e2d09d26e/orig.mp4?Expires=1773679089&Signature=oAN4PoicNQ0tS~nwOfhpBOX7Z93BOKKfNu0SLyB~Mtcboe8T4RUNFQz5zlQIP-uQcidExh4ipohAKdcuF8Hjo43a10OrmkdyI-zktSedWrcU5MY610xPKcgIp8F76rtEoEyMF3ASDeaQJS4YwPksj~qfjKxZ8LeRvmJD4zFXKHWY-yrla4EunKz-V5HCdCEigUB9zzd~vFfTH4XaQzqVpVz-Tw1OUX~R51bEZo05QksCUWiFEkBQHI6rg~3T2Wd0uBKl58ciYUF4Ta3o15NjVzZiN1WVof22qQodef9uWtKWxfDI5JDzTE9Pv6ipherI1YFIZVMibcQJQTRaN7duUw__&Key-Pair-Id=KUT5TJCACFTXG","author","Canton Community Productions","date","2025-04-07T00:00:00Z","article","The Canton Township Planning Commission on the same agenda recommended approval of an outdoor‑dining zoning ordinance amendment, set public hearings for two zoning‑text items, and approved site‑plan modifications and site work for two township properties and a village arts complex.

Outdoor dining text amendment: Planning staff presented proposed revisions to the zoning ordinance to give the approving authority discretion on front‑yard setback encroachments and to relax some barrier requirements for outdoor dining seating (examples: raised curbs or walkway openings). The commission opened and closed the public hearing with no public comment and voted to recommend approval of the text amendment. The motion to recommend approval was made by Commissioner Gordon Watkins and supported by Commissioner Clarence Lee; the commission voted unanimously in favor. Patrick Sloane said the proposal will go to the township board of trustees for two readings prior to any township action.

Tree/woodland preservation and sign ordinance hearings set: The commission compiled prior comments and voted to set public hearings for two zoning‑text amendments. Commissioners approved scheduling a public hearing for the tree and woodland preservation ordinance and for sign‑regulation changes (those sign changes affect multiple articles of the zoning ordinance). Both motions to set the hearings were made and supported by commissioners and adopted by voice vote.

Canton Township Administration Building parking‑lot amendment: The commission approved a site plan amendment for parking improvements at the Canton Township Administration Building (1150 S. Canton Center Road). Staff reported the project narrows some landscape islands below the 12‑foot ordinance minimum. The commission approved a modification to section 5.02.c.2 to allow the narrower islands and accepted the landscape plan; the motion was moved by Commissioner Watkins and supported by Commissioner Lee.

Canton Village Arts Factory site plan: The commission approved site‑work, circulation, accessible parking and landscaping changes at the Canton Village Arts Factory (Cherry Hill Road at South Ridge Road). Staff recommended a modification to allow work within the 75‑foot setback from the top of bank for the Rouge River tributary that runs between parcels; the planning commission granted the requested modification and approved the site plan. The motion was moved by Commissioner Weber and supported by Commissioner Foster.

Master plan public hearing set: The commission voted to set a public hearing on the master plan update (\"Canton's Vision for Tomorrow\") for the next regular meeting and instructed staff to present the draft to the township board; the board review was scheduled for the next available board meeting for information, and a public hearing before the planning commission will follow for formal comment.

Votes at a glance:
- Outdoor‑dining text amendment: planning commission recommended approval (motion by Watkins; support Lee).
- Viva Bene preliminary PDD (detailed in a separate article): recommended approval with conditions (Watkins; Lee) — vote 7‑0.
- Tree and woodland preservation ordinance: public hearing set (motion by Weber; support Foster).
- Sign ordinance amendments: public hearing set (motion by Weber; support Janowski).
- Canton Township Administration Building parking lot amendment (084‑SPX‑7134): site plan amendment approved; landscape island width modification approved (motion Watkins; support Lee).
- Canton Village Arts Factory parking/site improvements (074‑DIR‑8588): site plan approved with modification for work within 75‑foot buffer (motion Weber; support Foster).
- Master plan public hearing (comprehensive plan): public hearing set for next planning commission meeting (motion Watkins; support Lee).

What comes next: The staff‑recommended items and the commission’s recommendations will go to the township board where applicable (text amendments and preliminary PDD recommendation), and final PDD/site‑plan submissions are expected to return to the commission for final review. Staff flagged several items requiring further work before final approvals, including traffic coordination with MDOT/Wayne County, wetland permitting and final engineering details.","mediaType","Video","parentTitle","Planning Commission Meeting 04.07.2025","oneSentenceSummary","At the meeting the commission recommended an outdoor‑dining zoning text amendment, set public hearings for tree/woodland and sign ordinance changes, approved two parking‑lot/landscape modifications and set a public hearing for the master plan update.","taxTitle","Canton Township, Wayne County, Michigan","taxId",63520,"location","Michigan","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6078246,"Planning commission recommends approval of 180‑unit Viva Bene senior housing development with conditions",5605,455000,6060000,"/Search/View?dp=1&key=2960306-0aa54da0587d55bf2dcfa9afdd08ce46&start=455&end=6060","https://assets.pipeline.soar.com/2960306-0aa54da0587d55bf2dcfa9afdd08ce46/thumbnail_455000.jpg","/articles/6078246/Michigan/Planning-commission-recommends-approval-of-180unit-Viva-Bene-senior-housing-development-with-conditions","https://secure.pipeline.soar.com/6078246-6294f874961a72129087f85d42bf1f29/orig.mp4?Expires=1773679089&Signature=POEqDx6yCK91dJ-AMwPBy2XvVkk2vfFevcb6R2RyfVd0cbFpn-ybb6eU1mOv-LCItlze40bqTAUWbqdWPrG3QkvVEsfAG8vVEm6sCR6xD42tcwdgbbiwdB1MPj2jnjy7boLfVDFPZJ7hq9912XN48yzr8x45GE1a0~95Q0hWpM8zDsSvA4gS5055l8FBUEslndnPcogp0ff3FvydtMlzVEB3xqGFIDL6qJl2sqTL45ceyTTXwnAJL5vYUluyc9PQq4ujKvAHH0ZBEcAlR-oqzsWeTz6weWKf0mj1thAS6860F0SF~zZDyrSv2PX9e-TkMzw7SgQLcOuturf7r4JjtQ__&Key-Pair-Id=KUT5TJCACFTXG","The Canton Township Planning Commission on a 7‑0 vote recommended approval of a preliminary planned development district for Viva Bene, a proposed independent‑living community of 180 age‑restricted units at the southwest corner of Ford Road and Gorman Road.

The recommendation followed a public hearing, a presentation from township planning staff and comments from the project sponsor, Avenue Development. Patrick Sloane, Canton Township planning staff, described the proposal as 140 units in a three‑story main building and 40 attached cottage units arranged in 17 two‑unit buildings and two three‑unit buildings, across about 17.25 acres. Sloane said the project is proposed as housing for the elderly, which the ordinance treats as a special land use in the R‑1 and R‑3 districts, and that staff’s packet showed several requested modifications to the zoning schedule and to building standards.

The project team, led by Matt Quapas of Avenue Development, described Viva Bene as an independent‑living community intended to emphasize health and social programming. “We are focused in this model on being proactive about your health and wellness,” Quapas said. He added the developer’s market analysis showed local demand for independent‑living units and that starting rents are targeted at roughly $1,700 per month for base units, inclusive of on‑site amenities.

Why it matters: The site would add a concentrated senior housing complex adjacent to existing residential neighborhoods and a commercial corridor along Ford Road. The application proposes off‑site improvements — notably paving portions of Gorman Road and extending a sidewalk along the south side of Ford Road to the nearby shopping center (Bell Tire/Kroger) — that township staff counted as “definite benefits” in the PDD review.

Key decisions and conditions: The planning commission voted to recommend approval subject to conditions the commission listed: (1) modify the traffic impact study and PDD plans consistent with the township transportation consultant’s comments; (2) update the PDD agreement to document the definite benefits and schedule modifications; (3) widen the internal roadway to 27 feet (the plan showed 26 feet); (4) revise plans to address planning division staff comments (including loading‑space length and monument sign location); and (5) address additional planning commissioner recommendations raised at the meeting (including EGLE/wetlands permitting and further coordination with MDOT and the Wayne County Road Commission on Ford Road improvements). The commission’s motion to recommend approval was made by Commissioner Gordon Watkins and supported by Commissioner Clarence Lee; Commissioners Cruz, Foster, Janowski, Lee, Watkins, Weber and Chairman Zuber voted “yes.”

Discussion highlights: Commissioners and members of the public pressed two themes: traffic on Ford Road and stormwater/wetland impacts. Township and outside consultants noted the applicant’s traffic study was reviewed by Mannik & Smith Group, which recommended an island setback and a 150–250 foot deceleration lane at the proposed right‑in/right‑out drive on Ford Road; Mannik & Smith also concluded the study conforms to MDOT, Wayne County and ITE guidelines but recommended follow‑up with MDOT/Wayne County. Quapas said the developer had purchased wetland mitigation credits and that an EGLE wetland permit is being coordinated. Joe Christopher, the civil engineer, told commissioners the project team intends to size on‑site stormwater storage to reduce peak flow beyond county minimums and would refine outlet rates during final engineering.

Other technical points: Staff flagged and the applicant acknowledged several proposed modifications to the zoning standards: the main building’s measured height was calculated at about 37.25 feet (the ordinance maximum is 35 feet); the longest building dimension exceeded a 350‑foot guideline; the masonry percentage on the main building was reported at about 30.5% brick and 1.5% stone (the ordinance minimum is 50% masonry); two cottage buildings were as close as about 44.8 feet where 60 feet is required for side‑to‑rear separation; the loading area needs an additional 10 feet; and the plan shows more than 25% open space (PDD minimum). Staff recommended, and the commission conditioned, that those items be addressed during final PDD/site plan review or documented in the PDD agreement where appropriate.

Public comment: A resident, Chris Obadzinski of Crosswick Court, opposed the project’s scale and raised safety concerns about added traffic on Ford Road and potential impacts to nearby stormwater infrastructure. “This development should be held to the standards of R‑1 and R‑3,” Obadzinski said, calling the proposal “an apartment complex” rather than senior care. Commissioners responded to public concerns by requiring additional coordination with MDOT and Wayne County and by conditioning final approvals on satisfying outside‑agency requirements.

Next steps: If the township board accepts the planning commission recommendation, the preliminary PDD will return to the board for action (staff said the earliest township board meeting availability would be May 13). The applicant indicated it expects to pursue final PDD/site plan review concurrently after satisfying the preliminary conditions and external agency requirements.","The Canton Township Planning Commission recommended approval of a preliminary planned development district (PDD) for Viva Bene, a 180‑unit, age‑restricted independent‑living community on roughly 17.25 acres at Ford Road and Gorman Road, contingent on traffic, wetlands and plan revisions.","actionData","errors"]

Article not found

Planning commission sets hearings and approves several site‑plan changes; outdoor‑dining text amendment recommended

Planning commission recommends approval of 180‑unit Viva Bene senior housing development with conditions