Planning commission recommends rezoning for Everbrook age-restricted community; residents warn of repeated flooding and traffic risks

Canton Township planning commissioners on Tuesday recommended rezoning three parcels on the north side of Geddes Road from RR (rural residential) to R2 (single-family residential) to allow the parcels to be included in a proposed 55-and-over community called Everbrook.

Planning staff member Patrick Sloan presented the staff analysis and recommended approval, saying the three subject parcels total about 1.58 acres and that rezoning them to R2 would make the zoning consistent with adjacent parcels and would allow the developer to pursue a special land use for an active-adult community. "The proposed rezoning is consistent with the master plan and the surrounding R2 zoning," Sloan said during the staff report.

The rezoning recommendation is tied to a larger concept plan filed by Pulte Homes for a Del Webb-branded community of 514 homes on roughly 230 acres. Joe Score, representing Pulte Homes of Michigan, described Del Webb as an amenity-focused, age-restricted product and said the concept shows about 41% open space, three access points (two on Geddes, one on Barr) and on-site and regional stormwater measures. "We're offering 2.3 units per acre, well under the maximum allowed for the active-adult community," Score said, adding the company has engaged engineering firm Hubbell, Roth & Clark to study drainage issues near Fowler Creek.

Residents who spoke during the public hearing urged the commission not to treat the rezoning as endorsement of the broader development and raised detailed concerns about chronic flooding and safety on Geddes Road. Michael Duff, who said he lives at 50185 Geddes, told the commission he has endured repeated floods and described local ditch and culvert configurations he called inadequate. "I've lived in the house for 57 years…we've had 11 floods since 2020," Duff said. Several other residents described basement flooding after storms in 2020 and August 2023 and urged county and township action to clear blockages in Fowler Creek and to improve road drainage.

Sloan and the applicant said work to address drainage is underway with an independent engineering study and that some clean-up and coordination with Wayne County and other agencies would be required. "We engaged HRC to understand the issue and they've identified 15 blockages along Fowler Creek," Score said, noting the developer has proposed dredging or other relief measures pending permissions from the relevant owners and agencies. Sloan reiterated that the rezoning decision applies only to the three parcels; sewer, drainage and road impacts would be reviewed in later development-stage approvals including the special land use and site-plan process.

The commission moved to recommend approval of the rezoning for the three parcels (planning application 120-RZ-8508). Commissioner Watkins made the motion, Commissioner Singh supported it, and the roll call vote was unanimous in favor (Egenberger: yes; Foster: yes; Janowski: yes; Lee: yes; Singh: yes; Watkins: yes; Weber: yes; Zuber: yes). The recommendation will now go to the township board of trustees, which holds final authority and will consider the ordinance amendment at two readings.

Why it matters: rezoning the three parcels clears a procedural obstacle for the developer to seek a special land use for a large, age-restricted community. But residents told commissioners that local drainage failures and repeated flood damage to existing homes remain unresolved, and commissioners and staff said those infrastructure questions will be examined in later application reviews and by county and state agencies.

The next steps: the planning commission’s recommendation goes to the township board of trustees for two readings; if the board approves the rezoning, the developer must file a special land use/PDD/site plan package and obtain permits and agency approvals for sewer, stormwater and road access before building begins.