Canton Township planning commission recommends approval of Top Canton mixed‑use development with conditions

The Canton Township Planning Commission voted to recommend approval of Top Canton LLC’s final planned development district, site plan and preliminary condominium applications for parcels on Ford Road just east of I‑275 and south of Warren Road, including two fast‑food drive‑through restaurants and an indoor/outdoor golf driving range.

The commission’s action, moved by Commissioner Weber and supported by Commissioner Watkins, was unanimous. The approval is conditioned on four staff items: (1) updating the tree and woodland site assessment after relocating the golf facility and removing a hotel, (2) revising the PDD agreement to address staff comments including signage, Warren Road sidewalk terms and loading‑space provisions for Chick‑fil‑A and Portillo’s, (3) revising dumpster enclosure plans to comply with section 2.14 of the zoning ordinance, and (4) deferring final action on the master deed and bylaws to final site condominium review.

Why it matters: the project will add retail and restaurant uses on a high‑traffic corridor and includes traffic mitigation measures the applicant will construct, but signal timing changes at nearby intersections will depend on public road agencies’ later review. Commissioners pressed staff and the developer on enforcement and monitoring of signal timing and the practical effects of phasing on traffic.

Staff summary and traffic work: Patrick (Planning Department staff) told commissioners the applications had been before the commission multiple times and that the latest packet included updated plans, a revised PDD agreement and an updated traffic impact study. The study proposes a fully actuated traffic signal at the site driveway, a right‑turn deceleration lane on Ford Road, and signal adjustments at Warren & Hagerty and Ford & Lotz. Patrick said the study models signal timing adjustments that would, in simulation, bring intersections to level‑of‑service D or better; however, he emphasized that MDOT and Wayne County would need to observe real post‑development conditions before they retime signals.

Developer and engineering comments: Ryan Schultz (Broder Sacksey Real Estate, developer representative) said the developer will construct the physical improvements described in the traffic study and had agreed to everything within their control. "Everything that's in our power, which are the improvements that we're proposing," Schultz said, "and then it's really up to those road agencies to do their job." He explained the project is planned in two phases: phase one to deliver the restaurant pads, site roads, parking and some traffic improvements; phase two to construct the driving range, emergency access from Warren Road and an on‑premises sign facing I‑275. The developer estimated construction of the phase‑one pads could start the coming summer and the restaurants potentially open by late year; the driving‑range component would follow in a later year if approvals proceed.

Commissioner concerns and follow up: Commissioners repeatedly asked who will monitor and compel signal timing adjustments once traffic increases. Commissioner Cruz asked whether Wayne County and MDOT will wait until problems arise before retiming signals; Patrick and the developer said the agencies typically want to observe actual conditions and may be reluctant to implement theoretical timing changes without on‑site observation. Commissioners asked staff to continue outreach to MDOT and Wayne County and to seek a mechanism — such as a follow‑up or monitoring plan — so signal timing is evaluated promptly after phase one opens.

Site, phasing and on‑site circulation: staff described the site layout as fast‑food restaurants along Ford Road with a private road feeding north to the driving range behind a wooded wetland that will be largely preserved. The applicant altered internal drive placement at MDOT’s direction, moved Portillo’s drive to the rear for stacking capacity, and proposed double drive‑through lanes for Chick‑fil‑A with internal circulation and cross‑connects between restaurants to reduce main‑road queuing. Commissioners and the developer discussed stacking capacity, emergency‑vehicle access, and the effect of wetlands on layout decisions.

Formal action: Commissioner Weber moved to recommend approval of the final PDD (047PDQ 8237), site plan (047SPC 8242) and preliminary condominium (047SPP 8241) subject to the four staff conditions; Commissioner Watkins supported. The roll call was unanimous: Cruz—yes; Egenberger—yes; Foster—yes; Janowski—yes; Lee—yes; Watkins—yes; Weber—yes; Zuber (Chairperson)—yes. The motion passed.

What's next: staff will finalize the master deed and bylaws at condominium review, continue coordination with MDOT and Wayne County on signal and permitting matters, and work with the applicant to address remaining plan details such as tree and woodland calculations, signage, sidewalk terms and dumpster details.