Planning commission delays Everbrook active‑adult plan over drainage, access and enforceability concerns

The Canton Township Planning Commission postponed action on the Everbrook active‑adult community after prolonged public testimony and detailed staff and developer presentations about drainage, traffic and long‑term maintenance.

Township planning staff summarized the proposal as a preliminary plan for an active‑adult community across about 224.5 acres comprising 18 parcels with 481 age‑restricted detached units, a clubhouse with pool and courts, sidewalks and trails, and an oversized on‑site stormwater detention program. Staff noted the development’s calculated density is about 2.15 units per acre, above the underlying R‑2 base of 2 units per acre but well below the 4 units per acre permitted for active‑adult communities, and said sanitary sewer capacity and several condominium‑ordinance variances (cul‑de‑sac lengths and unit counts) still require review.

Patrick (township staff) told commissioners that “the preliminary analysis indicates that there is sufficient sanitary sewer capacity, but that will be determined during the township engineering division review of the plans,” and listed plan revisions staff would require at later review stages for sidewalks, dumpster enclosures and lighting.

Pulte’s vice president of land, Joe Score, described the developer’s flood‑mitigation work and operations. He said Pulte and consultants cleared 38 blockages in Fowler Creek, improved culverts on Gettys Road and increased on‑site detention, adding about 850,000 cubic feet of storage. “We have 481 units,” Score said while outlining the plan, and he told the commission Pulte would require the Everbrook homeowners association to maintain Fowler Creek and to participate in joint maintenance of the regional detention basin, with Pulte operating the HOA for roughly five to seven years during transition.

Residents who testified said recurring basement flooding and blocked ditches have damaged properties and that off‑site drainage problems persist. David Skalski said he has had “2 feet of water in our whole property” and described a neighbor’s house that was destroyed by flooding. Several residents urged the township to secure enforceable, long‑term maintenance commitments and to get EGLE and county confirmation that proposed creek work is permitted.

Commissioners focused on three practical checks: whether EGLE (the state) or Wayne County would allow the long‑term maintenance work the applicant proposes in the creek and regional basin; how a maintenance and enforcement mechanism would be structured and recorded so obligations survive future ownership changes; and the traffic and emergency‑access implications of removing the Denton Road connection that staff said was pulled from the current plan to preserve wetlands.

Commissioner Watkins moved to postpone action and asked the applicant to return with: a revised traffic plan (including analysis of alternative access configurations), further wetland‑impact analysis, an expanded stormwater impact review, and clear, enforceable maintenance agreement language describing parties, funding and enforcement. The motion also asked that staff’s recommended conditions be incorporated. The motion passed unanimously.

Next steps: the applicant will revise plans and provide the materials requested by the commission; staff said the township engineering division and county reviewers will examine sanitary sewer capacity and the traffic consultant (Wade Trim) will review circulation and turning templates during the follow‑up review.

Reporting note: the commission’s postponement does not deny the plan; rather it requires the applicant to return with additional engineering, legal and permitting detail before the Planning Commission forwards a recommendation to the township board.