Canton board approves preliminary PDD for 180-unit Viva Benet senior housing with conditions

The Canton Township Board of Trustees voted to approve a preliminary planned development district (PDD) for Viva Benet, a proposed 180-unit housing-for-the-elderly development at the southwest corner of Ford Road and Gorman Road, on May 13.

The board approved Resolution 25-15 after a staff presentation and extended public discussion of traffic, stormwater and façade materials. The preliminary plan would place 140 independent-living units in a three-story main building and 40 cottage units in detached buildings on about 17.25 acres. The applicant proposes site improvements that include paving Gorman Road to the site entrance, adding turn lanes at Ford Road, extending sidewalks and preserving more than 25% of the site as open space.

Planning staff summarized the project history and technical review. Patrick Sloan, community planner, told the board the site was previously approved as Monarch Grove PDD in 2021 for 225 units and that the Viva Benet scheme reduces density by 45 units and proposes 100% independent living. Director Norwood noted the planning commission recommended the preliminary PDD at its April 7 meeting but raised traffic concerns.

The board discussed three conditions included in the resolution: satisfactory review of the traffic study by MDOT and Wayne County, minor updates to exhibits in the PDD agreement, and deferring a final decision on the applicant's request to modify the zoning ordinance masonry (50% brick) requirement until final PDD/site plan review. Staff explained the building's large window area reduces the percentage of available wall area for masonry, so the applicant requested a lower overall masonry percentage but proposed higher masonry on facades facing Ford and Gorman roads.

Board members repeatedly asked for more traffic and stormwater detail. Trustee Tanya said traffic was her primary concern and asked the applicant to provide additional traffic analysis. Trustee Kate pressed for clarification about wetland mitigation credits and whether credits purchased through EGLE (Michigan Department of Environment, Great Lakes, and Energy) could be used within Canton; staff said applicants can request mitigation placement but EGLE typically looks for mitigation in the same watershed or ecoregion.

Patrick Sloan described proposed mitigation measures from the project's traffic impact study, including right‑turn lanes and dedicated right‑turn signal arrows at the Canton Center Road–Ford Road intersection to address peak backups, and noted the site includes two ponds with different outfalls that the engineer will size to maximize storage and reduce downstream flooding.

After discussion the motion — made by Clerk Seager and supported by Trustee Berninski — carried with the board voting in favor and adopting the preliminary PDD with the three conditions. Staff said if the preliminary PDD is approved the applicant will likely submit a combined final PDD and site plan application that will require public hearing procedures and provide more detailed engineering for traffic and stormwater.

The board did not make a final decision on the applicant's masonry modification request; that element remains reserved for final PDD/site plan review.