The Canton Township Planning Commission voted to postpone action on the Everbrook applications — a special land use, preliminary site plan and condominium‑ordinance variances — after residents and commissioners raised unresolved questions about stormwater, maintenance responsibility and traffic.

Township planner Patrick Sloan told the commission the proposal covers 18 parcels totaling about 224.5 acres and would build 481 age‑restricted single‑family detached homes (55+). The plan, he said, shows a density of roughly 2.15 units per acre and includes clubhouse amenities, sidewalks, trails and oversized on‑site detention basins. Sloan said preliminary checks indicate sanitary sewer capacity appears sufficient but that final confirmation is subject to township engineering review.

Pulte/Del Webb representatives described project changes since rezoning, said the development includes extensive recreation and open space (they estimate 44% open space), and outlined off‑site work they say reduced recent flooding. Company engineers said they cleared dozens of blockages in Fowler Creek and upgraded culverts and local relief routes; the developer proposed that the future HOA maintain the creek and regional detention basins and that Pulte perform that maintenance for the first several years.

But neighbors from Grandview Estates and other nearby subdivisions urged the commission to require stronger, enforceable long‑term maintenance guarantees. Multiple speakers described years of basement flooding and said repeated short‑term cleanouts — including removal of beaver dams and deadfall — had only temporarily improved conditions. One resident said his property suffered two feet of standing water during past events.

Commissioners pressed the developer and staff for details about who will be legally obligated to perform creek and pond maintenance, how off‑site responsibilities will be enforced, and whether state regulators (EGLE) permit ongoing maintenance activities in the natural watercourse. Staff said options include a recorded maintenance agreement or developer/township covenants, and advised that some activities in the creek are allowed as handwork without a permit but that heavier work may require permits and easements.

Traffic, access and wetland setbacks were also central concerns: staff noted the township consultant’s review of the traffic study and recommended revisions to turning lanes and entrance locations; the plan includes several cul‑de‑sac variances tied to wetland and woodland constraints on the site that staff and the fire marshal want conditioned to ensure adequate emergency access.

Motion and next steps
The commission moved to postpone the Everbrook applications and listed follow‑up items to be provided before township board consideration, including a revised traffic analysis, additional wetland impact investigation, stormwater impact details, and the proposed maintenance agreement language specifying parties, duties and enforcement. The motion passed unanimously.

What’s next
Staff and the developer will return with the requested technical documentation and draft maintenance/legal agreements for the commission and township board to review. The postponement leaves the substantive engineering and legal obligations unresolved and preserves an opportunity for additional public input.