Canton planning commission recommends Everbrook active‑adult community with conditions
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Summary
The Planning Commission voted to recommend approval of the Everbrook Del Webb active‑adult community preliminary site plan and variances after the applicant reduced wetland impacts and agreed to conditions including submission of a wetland delineation and review of a Fowler Creek maintenance agreement by township counsel.
The Canton Township Planning Commission recommended approval of the Everbrook Del Webb active‑adult community preliminary site plan and related condominium‑ordinance variances after hearing revisions from the applicant and staff.
Staff presentation: Planning staff reported the applicant revised the site plan to reduce regulated wetland fill from 1.83 acres to 0.89 acres and to reduce wetland buffer impacts from about 2.93 acres to about 2.24 acres. Staff said the applicant also removed 10 units (presented during the meeting as a change from about 481 to about 471 units), reconfigured road layouts in the southwest corner of the site, and removed one cul‑de‑sac that previously concentrated units. Staff recommended approval with conditions and provided model motions for the commission to consider.
Developer presentation: Joe Score of Pulte Homes said the project is a Del Webb‑branded, 55‑and‑over community with clubhouse amenities, pickleball courts and low‑maintenance homes. He emphasized the applicant has pursued off‑site drainage and creek work to reduce flooding risks and said the company had received written correspondence from the Michigan Department of Environment, Great Lakes, and Energy (EGLE) stating a permit was not required for certain maintenance work in the creek.
On long‑term maintenance, Pulte presented two options: the homeowners association would assume maintenance responsibility and costs after developer turnover, or the township could perform maintenance and bill the HOA. “The HOA has got the cost no matter what,” Joe Score said, adding Pulte plans to disclose the obligation to buyers. Paul Schick, representing Pulte, said the initial creek cleanup cost was about $35,000 and estimated ongoing maintenance would be roughly $10,000 per year.
Traffic and access: Commissioners and the applicant discussed a proposed connection to Denton Road and an east‑side boulevard entrance onto Gettys Road. Wayne County staff told the applicant a center left‑turn lane was not warranted at the intersection and recommended a left‑turn passing flare instead, an outcome the applicant and the township’s traffic consultant described as consistent with Wayne County’s warrant criteria.
Conditions and vote: Commissioner Watkins moved to recommend approval of the special land use, preliminary site plan and condominium‑ordinance variances for the 18‑parcel Everbrook application, subject to conditions including: submission of required dumpster‑enclosure details to meet section 2.14 of the zoning ordinance; applying to the Zoning Board of Appeals for wetland and creek setback variances and completing those applications; relocating floodlights at the entrance monuments; adding the fire department’s recommended sprinkler provisions; satisfactory review of the Fowler Creek maintenance agreement by Canton Township legal counsel and administration prior to township board review; and submission of the wetland delineation report to this commission. Commissioner Foster supported the motion. Commissioner Lee called the roll and the listed commissioners voted yes; the motion carried.
Next steps: The commission’s recommendation with conditions will be forwarded to the Canton Township Board of Trustees for its review. The commission directed staff to provide the wetland delineation report and to ensure the maintenance agreement receives township legal review before township board consideration.
