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Fowler Creek rezoning deferred after residents raise flood, traffic and trespass concerns
Summary
The planning commission deferred action on a major rezoning request (RZ‑PZ26‑000048) covering land at Gettys/Bar/M roads after public testimony about chronic flooding, alleged surveyor trespass and traffic safety; commissioners asked the developer for a concept plan and clarified floodplain modeling before a future recommendation.
The Canton Township Planning Commission voted to defer consideration of a large rezoning request submitted by Schaefer Development that would change several parcels from RA (rural agricultural) to a mix of R2, R3 and R4 residential districts. Commissioners said they lacked sufficient information — notably a developer concept plan, verified floodplain limits from HEC‑RAS modeling and clarity on off‑site traffic impacts — to make a recommendation to the township board.
Staff framed the application as consistent with the master plan’s future‑land‑use map and told the commission the applicant’s acreage could yield a gross maximum density on paper of up to roughly 628 units before accounting for floodplain, wetlands and other unbuildable areas. Patrick Sloan, planning staff, emphasized those gross figures do not reflect buildable yield and that many engineering details (stormwater, creek setbacks, wetland regulation, County road improvements) are resolved at the site‑plan or PDD stage rather than during a rezoning vote.
Applicant Spencer Schaefer said the team has engaged engineering consultants, is completing a HEC‑RAS study to refine FEMA flood‑plain limits and is performing wetland delineations; he described potential natural‑channel improvements and on‑site storm‑water storage as mitigation measures. Schaefer said the team expects baseline HEC‑RAS outputs soon and wetland confirmations from state review in the coming weeks and offered to present a concept plan to the commission once those data are available.
Dozens of residents spoke during the public hearing, describing repeated flooding on Bar and Gettys roads, water in basements, overflowing agricultural drainage tiles, and a recent incident they said involved survey crews entering private property without explicit permission. Residents urged the commission to require clear mitigation and careful study before approving higher densities. Joseph Kabinsky told the commission he “had four feet of water in my yard” during a recent storm; other commenters asked who would be liable if post‑development flooding recurred.
After debate, an initial motion to recommend the rezoning failed on an evenly split 4–4 roll call. Commissioners then voted unanimously to defer action and requested the applicant submit a concept plan that reflects HEC‑RAS floodplain delineation, wetland confirmations, and preliminary traffic/engineering responses. The commission directed staff and the developer to coordinate timelines for the follow‑up presentation.
