We’ve got it!

Home

SAFE

SHO

PPIN

G

PLAN

EVENTS

CO

MM

UNIT

Y

RECREATION

LIVING

ENJOY

ENJOY

PEAC

EFUL

Park

s PLAY

Green

PRO

GRA

MS

INNO

VATI

ON

SERV

ICES

FORW

ARD

BUIL

DIN

GPLACE

CONTENTS1. COMMUNITY PROFILE. . . . . . . . . . . . . . . . . . . . 1

VISION . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

COMMUNITY EVENTS AND ACTIVITIES . . . . . . . . . . . .5

EDUCATION . . . . . . . . . . . . . . . . . . . . . . . . . 7

RECREATION . . . . . . . . . . . . . . . . . . . . . . . . .9

GROWING WITH THE STATE OF MICHIGAN . . . . . . . . 11

2. MARKET OVERVIEW . . . . . . . . . . . . . . . . . . . . 13

REGIONAL LOCATION AND TRAVEL TIMES . . . . . . . . . 15

LOCAL DEMOGRAPHICS. . . . . . . . . . . . . . . . . . 17

MARKET AREA DEMOGRAPHICS . . . . . . . . . . . . . . 17

DESIRABLE TRAFFIC COUNTS . . . . . . . . . . . . . . . 19

MARKET ASSESSMENT . . . . . . . . . . . . . . . . . . . 21

FORD ROAD RETAIL DISTRICT . . . . . . . . . . . . . . . 23

MICHIGAN AVENUE DISTRICT . . . . . . . . . . . . . . . 25

3. POTENTIAL DEVELOPMENT AREAS . . . . . . . . . . . . . 29

WHERE IS THE OPPORTUNITY?. . . . . . . . . . . . . . . 31

FORD ROAD PDA 1. . . . . . . . . . . . . . . . . . . . . 33

FORD ROAD PDA 2 . . . . . . . . . . . . . . . . . . . . 35

FORD ROAD PDA 3 . . . . . . . . . . . . . . . . . . . . 37

MICHIGAN AVENUE PDA 1 . . . . . . . . . . . . . . . . . 39

MICHIGAN AVENUE PDA 2 . . . . . . . . . . . . . . . . . 41

COMMUNITY PROFILE

VISION

COMMUNITY EVENTS AND ACTIVITIES

EDUCATION

RECREATION

GROWING WITH THE STATE OF MICHIGAN

2

The future is the presentCanton is one of the fastest growing communities in southeastern Michigan, offering a high quality of life, numerous recreation activities, and convenient access to transportation, education and cultural amenities.

COMMUNITY PROFILE

VISION

Canton has matured from a small farming village into Michigan's 11th largest community. Canton residents enjoy a high quality of life in the community. Canton offers everything from top-quality schools and a nationally accredited police department, to a wide variety of dining and shopping opportunities. Add to that, six beautiful community parks, a state-of-the-art community center, two golf courses and a world-class theater, and you have found the perfect place to live.

“IKEA chose this location in Canton because it was so accessible from all points of the metro Detroit market

and therefore very convenient as a destination to customers and our coworkers. After identifying the site in Canton we also were attracted to the presence of complementary retail along the corridor as well as the strong sense of community that we knew would enhance our store’s success.”

- Joseph RothDirector of Public Affairs, IKEA, U.S.

3

We’ve got it!

4

Events at a glance• Summer Camp • Summer Concerts in Canton• Wellness on Wednesday• Community Garden• Monthly Recipe Exchange• Billiards Tournament• Family Fishing Derby

• Healthy Summer Kick-Off• Mother / Son Dance• 2013 LibertyFest• Family Camp Out / Movie

Night• Tiny Tot Olympics

COMMUNITY PROFILE

COMMUNITY EVENTS AND ACTIVITIES

Canton Leisure Services' programs are developed for people of all ages, including preschool, youth and teens, adults and seniors. Specific areas include Aquatics, Athletics, the Canton Sports Center, the B.L.O.C.K. Teen Center, the Senior Adults Program, Youth Development (Teens), Health / Wellness and Community Events.

The activities and programs provide opportunities for families and friends to build relationships, create a sense of belonging in the community and positively impact the local economy.

Canton Leisure Services is the 2008 winner of the National Recreation and Parks Association Gold Medal Award for Excellence in Park and Recreation Management.

The most prestigious award of its kind, the Gold Medal Award honors communities throughout the U.S. that demonstrate excellence in long-range planning, fiscal resource management, citizen support systems, environmental stewardship, preservation, technological integration, program planning and assessment, professional development and agency recognition.

5

6

Growing an educated workforceA highly trained and educated workforce is necessary in today's world, and Canton is well positioned to create and retain a workforce for the 21st Century. Located within reach of nine major colleges and universities, including the University of Michigan, Canton is connected to a growing workforce.

COMMUNITY PROFILE

EDUCATIONThe Canton Community is home to an excellent network of schools that includes three local public school districts, numerous private schools and academies and various local colleges and major universities. Public School Districts

• Canton Charter Academy• Plymouth-Canton Community Schools• Wayne Westland Community Schools• Van Buren Public Schools

Private Schools

• All Saints Catholic School• Plymouth Christian Academy• St. Michael Christian School• Huron Valley Catholic School Nearby Colleges and Universities

• University of Michigan• Cleary University• Davenport University• Eastern Michigan University• ITT Technical Institute• Lawrence Technological University• Northwood University• Schoolcraft College• Madonna University• Green Hills Engineering College

7

8

Supporting an active community• Canton Public Parks, Trails,

Facilities and Historic Sites• Barchester Park• Canton Dog Park• Flodin Park• Freedom Park• Griffin Park

• Heritage Park• Independence Park• Preservation Park• Victory Park• Pedestrian Walking Paths

COMMUNITY PROFILE

RECREATION

Canton Township prides itself on providing an excellent system of parks that offer a variety of activities for residents and places for families to gather for picnics and other outdoor activities. Park pavilions and the gazebo in Heritage Park are available for rental by community groups and individuals.

Splash Playground

Cool down at Canton's new Splash Playground located in Heritage Park near Heritage Hideout.

Lower Rouge Trail

In an effort to meet the residential demand for more outdoor recreation, Canton constructed a new a non-motorized trail system along the Lower Rouge River.

Summit on the Park

Enjoy a nationally recognized community center that showcases the best in community recreation.

The Summit, as it is known to residents, continues to be a community focal point where Canton's diverse population partake in a wide variety of leisure experiences.

The Summit serves as the "hub" for Leisure Services, providing space for recreation classes, programs and special events. It also provides information and tickets for community events and serves as a gathering space for friends and families.

The Summit enhances the local economy by providing part-time jobs, creating opportunities for networking and attracting prospective home buyers.

Summit on the Park, which opened January 1996, is a 95,000 square-foot community recreation facility with a variety of amenities for guests to enjoy.

9

HOME OF MICHIGAN’S LARGEST SOCCER TOURNAMENTCanton is home of the Canton Cup, a premier soccer tournament drawing more than 650 teams from across the country. This event is one of the many community events and activities that brings the Canton community together. The tournament also provides significant economic benefit to the community over the Memorial Day holiday weekend.

10

Pure Michigan lifestyleThe state offers an affordable cost of living and features award-winning communities, beaches, mountains, forests, parks, museums and cultural and historical attractions, surrounded by four of the five Great Lakes.

COMMUNITY PROFILE

CANTON...GROWING WITH THE STATE OF MICHIGANEconomic Growth

• Economic activity is at a 10-year high. Growth rate of 2.3 percent is tops among Midwest states and sixth-best in the nation.

Lower Taxes

• A simple, fair and flat 6 percent Corporate Income Tax is among the lowest in the nation and has slashed business costs by 83 percent.

Business Resources

• $150 million annually towards incentives and assistance, along with an additional $100 million available to loan small and midsize businesses.

Manufacturing and R&D Leadership

• Nearly 14,000 manufacturing establishments have access to one of the world's largest concentrations of industrial R&D and a top-ranked research university system.

World-Class Talent

• Fourth-largest high-tech workforce with more than 87,000 engineers, 70,000 R&D professionals, and 75,000 skilled tradespeople.

Affordable Land and Buildings

• Over 15,000 commercial sites available for industrial, office, retail and agricultural.

Global Gateway

• Center of a global economic corridor located within 500 miles of half of the U.S. and Canadian population and income.

11

12

REGIONAL LOCATION AND TRAVEL TIMES

LOCAL DEMOGRAPHIC PROFILE

MARKET DEMOGRAPHIC PROFILE

DESIRABLE TRAFFIC COUNTS

MARKET ASSESSMENT

FORD ROAD RETAIL DISTRICT - MARKET POTENTIAL

MICHIGAN AVENUE CORRIDOR - MARKET POTENTIAL

MARKET OVERVIEW

14

MARKET OVERVIEW

REGIONAL LOCATION AND TRAVEL TIMES

Canton is located in the heart of Southeastern Michigan. Situated conveniently between Detroit and Ann Arbor, just minutes from Detroit Metro Airport, Canton is a community that has it all.

Drive times:

Detroit - 30 minutes

Ann Arbor - 20 minutes

Lansing - 1 hour 15 minutes

Grand Rapids - 2 hours

Toledo - 50 minutes

Canton is next to

everything!

15

Connected!

Internationally Connected

Canton is located near a number of regional airports. Most notable is Detroit Metro Airport, which is only minutes away from Canton's primary commerce areas.

16

MARKET OVERVIEW

LOCAL DEMOGRAPHICS

Canton is one of the premier communities within the Southeast Michigan region. As of the 2010 census, the Township had a population of 90,173, making it Michigan's second largest township and eleventh largest community. Canton is one of the state's fastest growing communities and has experienced healthy population and economic growth over the last decade.

In the Township, the population was spread out with 29.0% under the age of 18, 8.0% from 18 to 24, 34.9% from 25 to 44, 22.1% from 45 to 64, and 5.9% who were 65 years of age or older. The median age was 33 years. For every 100 females there were 98.0 males. For every 100 females age 18 and over, there were 96.2 males.

According to a 2007 estimate, the median income for a household in the Township was $82,669, and the median income for a family was $95,267. Males had a median income of $61,570 versus $35,615 for females. The per capita income for the Township was $28,609. About 2.9% of families and 3.7% of the population were below the poverty line, including 4.2% of those under age 18 and 5.5% of those age 65 or over.

Median Household Income - 2012

Population - 2010

Owner Occupied - 2010

Average Household Income - 2012

Households - 2010

Average Home Value - 2012

Per Capita Income - 2012

Median Age - 2010

Avg. Household Net Worth - 2012

Demographics

Housing

Income$

$$

$

$$ $$

$

$$ $$

$

$

$ $$

$

$

$51,898

344,032

70.3%

$65,505

131,616

$106,601

$26,088

38 years

$464,377

As of the 2010 census, the Township had a population of 90,173, making it Michigan’s second largest township and eleventh largest community.

Canton is one of Michigan’s fastest growing communities and has experienced healthy population

and economic growth over the last decade.

MARKET AREA DEMOGRAPHICS

17

A place to call home!

18

MARKET OVERVIEW

DESIRABLE TRAFFIC COUNTS

Uniquely capturing daily neighborhood shopping, commuter traffic between Detroit and Ann Arbor and regional

destination shopping.

Summary of average daily cars:

• Ford Road east of Interstate 275 - 47,177

• Ford Road west of Interstate 275 - 47,558

• Interstate 275 north of Ford Road - 118,000

• Interstate 275 south of Ford Road - 98,100

The Ford Road Corridor benefits from convenient regional access and significant exposure from the Interstate 275 corridor.

Ford Road is a major east-west thoroughfare through Canton Township, Westland and Dearborn. Ford Road also intersects with, and has access to Interstate 275 in the eastern portion of the Ford Road Retail District.

Businesses in the Ford Road Retail District benefit from the high average daily traffic volumes on Ford Road and Interstate 275.

In 2010, the average daily traffic count on Ford Road immediately east of Interstate 275 (east boundary of Ford Road Retail District) was 47,177 vehicles (reported by MDOT). This traffic count was similar to the 47,558 average daily cars west of Interstate 275 (0.1 mile east of Lilly Road). The average daily traffic along Interstate 275 north of Ford Road is 118,000 vehicles and 98,100 vehicles south of Ford Road. This is significant exposure to the Ford Road Retail District.

19

MULTI-DIMENSIONAL TRAFFIC PATTERNS

Within Canton there are multiple traffic patterns. With the presence of IKEA, Canton is a major regional draw generating traffic trips to shop in the district. There are also both local and transient trips through the area, many of which are traveling to the University of Michigan, located less than twenty miles away from Canton's premier commercial districts.

We’ve got it where it counts!

20

In 2013, Canton Township conducted a detailed market assessment with a team of consultants to determine what the current market condition is within Canton and the surrounding region, and to identify opportunities and gaps within the marketplace. Through this analysis, Canton was able to identify specific target markets that would fill the gaps and be attracted to existing developable sites within the Township.

The study examined two commercial corridors within the Township: the Ford Road Corridor and the Michigan Avenue Corridor. Each corridor is distinct in its character and mix of businesses but share one common identity; there is real economic opportunity to continue to develop these areas into high-quality prosperous areas of commerce.

Retail development potential in the Ford Road Retail District and Michigan Avenue Corridor is based on an analysis of existing retail businesses and available space within each area, as well as a demographic and economic analysis of the EMA. A field survey of existing retail within the Ford Road Retail District and Michigan Avenue Corridor was conducted.

The following analyses have been conducted to identify market support for retail in the Ford Road and Michigan Avenue Retail Districts:

• Economic and demographic analysis

• Analysis of traffic patterns

• Location of existing retail outside of the Ford Road and Michigan Avenue Districts

• Interviews with local real estate and planning professionals

• Interviews with area business owners and managers

• Personal observations by a consulting team of market and development specialists

• Analysis of consumer spending patterns in the EMA

• Analysis of retail sales in the Ford Road Retail District and Michigan Avenue Corridor as well as the balance of the EMA

MARKET ASSESSMENT

A 157 square-mile market areaEffective Market Area (EMA) refers to a methodology to describe areas of similar economic and demographic characteristics. The EMA is the smallest area expected to contain the greatest concentration (60% to 70%) of support for most development. The EMA for Canton Township is approximately 157 square miles. EMA boundaries were selected for Canton Township based on a field analysis and interviews with area real estate, planning and housing professionals and business owners. The EMA for both the Ford Road Retail District and the Michigan Avenue Corridor includes Canton Township, Plymouth, Livonia, Garden City and Westland. The EMA also includes parts of Plymouth Township, Inkster, Van Buren Township, Romulus, Superior Township and Ypsilanti Township. Specifically, the EMA is bound by State Route 14 and Interstate 96 to the north, Inkster Road to the east, Interstate 94 to the south, and Ecorse Road/State Route 17 and Prospect Road to the west.

MARKET OVERVIEW

21

MICHIGAN AVENUE CORRIDOR

EFFECTIVE MARKET AREA AND PRIORITY CORRIDORS

FORD ROAD RETAIL DISTRICT

22

MARKET ASSESSMENT

CORRIDOR DESCRIPTIONThis corridor is a naturally occurring shopping district anchored by IKEA and home to 319 retail stores, totalling 3.5 million square feet of retail.

The Ford Road Retail District is an area located in the north central portion of Canton Township. The Ford Road Retail District is 3.4 miles long and consists of the area along Ford Road between the Canton Township line to the east and Interstate 275 to the west.

The Ford Road Retail District is one of two primary commercial corridors within the Township and draws local, transient and regional traffic. The corridor is also home to many national retailers.

RETAIL ANALYSIS MIX (TABLE 1)In 2013, estimated retail sales within the Ford Road Retail District were $316.5 million among 195 retail stores, estimated sales in the Canton EMA were nearly $3.1 billion among 2,492 retail stores.

Within the Ford Road Retail District, there are 251 existing businesses within 80 different categories. The corridor has an 8.4% vacancy rate that could be used for retail.

There are also 45 non-retail businesses within the Ford Road Retail District. These include such businesses as banks, medical offices, real estate offices and two animal hospitals.

DISPOSABLE INCOME AND CONSUMER EXPENDITURES (TABLE 2)Consumers expenditures exceed $86 billion within the EMA.

There are three distinct market areas within Canton. This includes the entire market area, a transient traffic market area defined by pass through traffic, and the occasional traffic market area that is defined by those visiting the area on a less frequent basis.

The retail expenditures within the EMA is $3.5 billion. The total retail expenditures in the transient traffic market area are $18.3 billion and the occasional traffic market area has total retail expenditures of $86.2 billion.

MARKET POTENTIAL (TABLE 3) The current retail gap represents an opportunity for new retail to capture a share of a market that is spending $476 million outside of the EMA.

Within the EMA in 2010, the estimated total retail expenditures of $3.5 billion were greater than total sales, representing a net drain of $476 million. The $476 million gap between total expenditures and sales indicates that consumers within the EMA spend more money at retail stores outside the EMA than within the EMA. This is also an indication that the area could attract additional retailers to capture the retail drain. A significant amount of demand is not being met within the EMA at:

• gasoline stations ($168 million gap)

• food and beverage stores ($87.8 million gap)

• clothing and clothing accessories stores ($71.5 million gap)

FORD ROAD RETAIL DISTRICT - HOME OF IKEA

23

• motor vehicle and parts dealers ($66.7 million gap)

• food services and drinking places ($40.5 million gap)

FORD ROAD COMPETES ON A NATIONAL RETAIL STAGE (TABLE 4)When compared to a similar shopping district, the Ford Road Retail District outpaces it in nearly every category.

The Ford Road Retail District is a shopping district with a mix of businesses that compete on a national stage. A good basis of comparison is the Easton Town Center in Columbus, Ohio, which is an established town center style shopping mall that contains a mixture of retail stores that attract shoppers from a region-wide area. The Easton development is exceptionally successful and is widely known and highly regarded among retail professionals. The Ford Road Retail District oupaces and outperforms the Easton development in nearly every category.

Ford Road EMA Transient Traffic Occasional Traffic

Households 135,333 274,544 1,368,470

Median Income 52,471 52,224 48,859

Average Disposable Income 52,099 54,296 52,520

Total Disposable Income 7.05 billion 14.9 billion 71.87 billion

Retail Expenditures 3.5 billion 18.3 billion 86.2 billion

Table 2 - Disposable Income and Retail Expenditures

Number Sq/Ft

Total Stores 319 3,459,305

Non-Retail Stores 45 191,749

Vacant Stores 23 165,223

Total Retail Space 274 3,267,556

Occupied Retail Stores 251 3,102,333

Retail Vacancy Rate 8.4 % 5.1%

Table 1 - Ford Road Retail District Overview Ford Road Easton

Total Stores 319 247

Total Square Feet 3,459,305 2,300,000

Total Retail Square Feet 3,267,556 2,177,000

Total Non-Retail Square Feet 191,749 123,000

Clothing Stores

Number 7 54

Square Feet 142,804 502,000

Discount Stores

Number 3 2

Square Feet 525,827 341,000

Department Stores

Number 2 2

Square Feet 517,415 392,000

Table 4 - Shopping Center Comparisons

Total Expenditures Total Sales (Drain)/Supply

Motor Vehicle & Parts Dealers 711,007,077 644,344,061 (66,663,016)

Furniture & Furnishings 84,283,219 90,156,583 5,873,365

Electronics & Appliances 110,089,602 114,932,203 4,842,601

Building and Garden Materials 119,379,455 130,825,051 11,445,595

Food & Beverage Stores 471,924,944 384,117,748 (87,807,196)

Table 3 - Retail Drain/Attraction Analysis

24

MARKET ASSESSMENT

CORRIDOR DESCRIPTIONThe Michigan Avenue Retail District is defined as a neighborhood or convenience retail area well suited to attract convenience retailers, unique retailers and larger format regional retailers.

The Michigan Avenue Retail District is an area located in the southern portion of Canton Township. The Michigan Avenue Retail District is 4.2 miles long and consists of the area along Michigan Avenue between Hannan Road (Canton Township line) to the east and Beck Road to the west. The Michigan Avenue Retail District also includes Geddes Road north of Michigan Avenue.

Although the Michigan Avenue Retail District has a variety of existing retail stores, the area generally cannot be categorized as a sub-regional shopping district. The Michigan Avenue Retail District is better defined as a neighborhood

or convenience retail area (e.g. Target, Meijer, or Walmart), rather than a destination retail district.

RETAIL ANALYSIS MIX (TABLES 1 AND 2)

In 2010, estimated retail sales within the Michigan Avenue Retail District were $60.1 million among 57 stores.

Within the Michigan Avenue Retail District, there are 96 existing businesses within 36 different categories. In 2013, there were 7 vacant spaces that could be used for retail, resulting in a 7.3% vacancy rate for retail. There were also 26 non-retail businesses within the Michigan Avenue Retail District. These include businesses such as banks, tax and financial offices, insurance offices, a learning center and medical offices, including an urgent care.

MICHIGAN AVENUE - CROSSROADS TO THE UNIVERSITY OF MICHIGAN AND DETROIT METRO AIRPORT

Well suited to grow convenience retail The Michigan Avenue Retail District is better defined as a neighborhood or convenience retail area rather than a destination retail district. However, Michigan Avenue is well suited for other development such as medical offices or businesses, office buildings, education and an auto mall and auto-related business, as well as mixed-use developments.

“W.F.Whelan Co. chose Canton to be our headquarters because of its location in the state of Michigan and its proximity to international airports, bridges, highways and rail systems. We also felt that the vibrant community of Canton would be a plus for all our employees. Making the transition to our new location was made easy with help we received from the officials of the Canton community.”

- Dennis J. WebbVice President, W.F.Whelan Co.

25

POSITIONED FOR AUTOMOTIVE SALESWithin the EMA, there were $600 million worth of expenditures at automobile dealers and only $535 million of total sales equating to a net drain of over $63 million.

Michigan Avenue is well suited for automobile dealerships. Within the Michigan Avenue Retail District, there are 10 auto-related businesses, three of which are new car dealerships. Within the EMA, there were $600 million worth of expenditures at automobile dealers and only $535 million of total sales. This equates to a net drain of over $63 million. Further, the Ford Road/Michigan Avenue Retail Districts capture only 6.0% of EMA motor vehicle and parts dealer expenditures. Among the new car dealerships on Michigan Avenue, Kia of Canton and Dick Scott Nissan are located within 0.2 mile of each other east of South Lilly Road. Victory Toyota is located 2.1 miles west of Dick Scott Nissan.

OPPORTUNITIES TO BUILD ON THE EXISTING WAREHOUSE AND LIGHT MANUFACTURING CLUSTER

Michigan Avenue is well suited for flex-space development that could incorporate uses such as a showroom, offices and warehouse space within the same building. The flex office segment is growing within the area, with a variety of small, flex-spaces already within the corridor, including a 500,000 square foot center at the south end of Michigan Avenue.

Number Square Feet

Total Stores 122 1,449,262

Non-Retail Stores 26 79,716

Vacant Stores 7 11,879

Total Retail Space 96 1,369,546

Occupied Retail Stores 89 1,357,667

Retail Vacancy Rate 7.3% 0.9%

Table 1 - Michigan Avenue Retail District

Table 2 - Michigan Avenue Retail District: Store Types Number Total Sq Ft. Average Sq Ft.

Auto 10 88,974 8,897

Bar 1 5,005 5,005

Beauty Salon 1 2,500 2,500

Beauty Supplies 1 3,200 3,200

Car Wash 1 4,367 4,367

Cell Phone Store 4 9,469 2,367

Check Cashing 1 1,350 1,350

Cleaners 1 2,200 2,200

Cleaning 1 1,500 1,500

Clothing & Accessories 6 41,643 6,941

Computer Repair 1 1,250 1,250

Convenience Store 8 24,959 3,120

Copy Store 1 1,250 1,250

Day Spa 1 1,750 1,750

Department Store 3 362,661 120,887

Electronics 1 2,500 2,500

Greenhouse 1 35,873 35,873

Grocery Store 1 59,000 59,000

Gym 1 5,000 5,000

Hair Salon 3 4,000 1,333

Health Store 1 1,808 1,808

Home Improvement 1 123,518 123,518

Karate 1 2,000 2,000

Lumber Yard 1 73,711 73,711

Nail Salon 1 1,500 1,500

Non Retail Business 26 79,716 3,066

Office Supplies 1 20,200 20,200

Paint Store 1 3,000 3,000

Pet Store 1 20,419 20,419

Pharmacy 1 33,400 33,400

Pool Store 1 11,500 11,500

Restaurant 24 66,560 2,773

26

1. Centre Village of Canton Shopping Center

2. Kroger3. Meijer4. New Towne Plaza Shopping Center5. Lowe's6. JCPenney 7. Target8. Canton Cinema9. IKEA10. Max & Erma's11. Rite Aid12. TCF Bank

13. Chase Bank14. Jo-Ann Fabric and Craft, Once Upon a

Child, DSW Designer Shoe Warehouse, Kohl's, Plato's Closet

15. Huntington National Bank16. Walgreens 17. TGI Fridays18. Fifth Third Bank19. Applebee's Neighborhood Grill and Bar20. Boston Market21. OfficeMax22. Pittsburgh Paints, Hobby Lobby23. Outback Steakhouse

24. Chuck E. Cheese's, BD's Mongolian Grill 25. Panera Bread26. Buffalo Wild Wings Grill & Bar27. Dunham's Sports, Marshalls28. Chili's Grill & Bar29. Bed Bath & Beyond30. Bob Evans31. Hampton Inn & Suites 32. Life Time Fitness33. Sam's Club 34. Walmart Supercenter

2

13

4

5 6

7

8

9

10

11 12 13

14

15 16 17 18 19 20

2122 23 24

25 26

27

28

29

30

31

32

33 34

35

Ford RoadFord Road

I-275

Haggerty R

d

N Lilley R

d

Morton Taylor R

d

N Sheldon R

d

N C

anton Center R

d

FORD ROAD: CURRENT BUSINESSES

27

1. Target2. RadioShack 3. Kohl's4. Old Navy5. PetSmart

6. Victory Toyota Dealer7. Bob Evans8. The Home Depot 9. Bank of America 10. Ruby Tuesday

11. Dick's Sporting Goods12. Office Depot13. Kroger14. Chase Bank15 Walmart Supercenter

1 2 3 4 5 67

8

9 10

11 12 13

14

15

MICHIGAN AVENUE: CURRENT BUSINESSES

Michigan Avenue

Michigan Avenue

Geddes Road

Beck R

oad

Belleville R

oad

S Sheldon Road

28

POTENTIAL DEVELOPMENT AREAS

OVERVIEW OF POTENTIAL DEVELOPMENT AREAS VISION

CONCEPT DEVELOPMENT PLANS

FORD ROAD• FORD ROAD AREA 1 - TOWN CENTER INSPIRED RETAIL HUB• FORD ROAD AREA 2 - MIXED-USE CENTER IN THE HEART OF IT ALL• FORD ROAD AREA 3 - DYNAMIC FREEWAY-ORIENTED DEVELOPMENT WITH A MIXTURE OF USES

MICHIGAN AVENUE• MICHIGAN AVENUE AREA 1 - FLEXIBLE TECH CENTER WITH OPPORTUNITIES TO GROW• MICHIGAN AVENUE AREA 2 - A FOCUS ON AUTOMOTIVE SALES WITH HIGHLY VISIBLE OUTPARCELS

Opportunities for focused development!

30

Two primary commercial corridors within Canton contain numerous opportunities to grow your storefront, business, company or rooftop.

The Township has identified five undeveloped or underdeveloped areas with high-profile locations within the community that have great potential for new development.

Collectively they represent opportunities for residential, retail, office, light industrial and warehousing and automotive sales.

THE FOUR POTENTIAL DEVELOPMENT AREAS ARE:

1. FORD ROAD AREA 1

TOWN CENTER INSPIRED RETAIL HUB

2. FORD ROAD AREA 2

MIXED-USE CENTER IN THE HEART OF IT ALL

3. FORD ROAD AREA 3

FREEWAY-ORIENTED DEVELOPMENT WITH A MIX OF USES

4. MICHIGAN AVENUE AREA 1

FLEXIBLE TECH CENTER WITH OPPORTUNITIES TO GROW

5. MICHIGAN AVENUE AREA 2 AUTOMOTIVE SALES WITH HIGHLY VISIBLE OUTPARCELS

WHERE IS THE DEVELOPMENT OPPORTUNITY?

We’ve done the heavy liftingIn an effort to advance the development of these four potential development areas in the community, the Township has conducted a market assessment to understand what uses these areas can support. Taking it one step further, concept development plans were prepared that demonstrate the general vision for each development area, the target users based on market demand and the site capacity that maximizes development potential of the site.

POTENTIAL DEVELOPMENT AREAS

31

FORD RD

AREA 1

FORD RD

AREA 2

MICH AVE AREA 2

MICH AVE AREA 1

FORD RD

AREA 3

32

POTE

NTIA

L D

EVEL

OPM

ENT

AREA

Ford Road Area 1 Town Center Inspired Retail HubConcept OverviewThe Ford Road Retail District is positioned to attract and support a significant amount of new retail development.

This area is in the heart of the District and is positioned directly across Ford Road from IKEA. The desirable development pattern is for a new town center style development that will serve as the premier shopping area in Canton, complement IKEA, and help define and elevate the brand of the growing District.

Target Users

Development DataSite area: +/- 17.4 acres

Type Examples

Anchor Macy’s, Nordstrom

Clothing Gap, Hollister Co, Forever 21, Ann Taylor, Abercrombie & Fitch, Eddie Bauer

Body Care/ Beauty Products Bath & Body Works, Lush Cosmetics, GNC

Electronic/ Cell Phone Apple, Verizon, AT&T, Radio Shack

Office Supply Office Max, Staples

Shoe Store Puma, Foot Locker, Lady Foot Locker, Red Wing Shoes, Nine West, Sketchers

Home Decor/ Housewares Pottery Barn, West Elm, Pier 1 Imports, Crate & Barrel, Bed, Bath & Beyond

Accessories Coach, Dakota Watch Company, Claire’s, Brighton Collectibles

Golf Golf Galaxy, Special Tee Golf

Miscellaneous Brookstone, Barnes & Noble, White Barn Candle Co, Wiliams-Sonoma, Tinder Box, Build-A-Bear Workshop, Hallmark, Trader Joe’s, Whole Foods, Lids

Restaurants Panera Bread, Cosi, Texas De Brazil, Bone Fish Grill, P.F. Chang’s, Chipotle, Panda Express, Abuelo’s, Cheesecake Factory

Parking# Use Area ratio count A. Mixed Use 181,900 sf 1/250 (728)B. Restaurant 23,900 sf 1/65 (+/- 394) 1193C. Parking Garage

B

B

C

B

A

A

AB

A

AB

A

A

A

A

A

Ford Road

Hagg

erty

Roa

d

N34

POTE

NTIA

L D

EVEL

OPM

ENT

AREA

Ford Road Area 2 Mixed-Use Center in the Heart of It All

Development DataSite area: +/- 80.0 acres

Concept OverviewThis area is envisioned as a vibrant master-planned development that supports a variety of uses. Entertainment and retail are carefully integrated and arranged around public spaces that will help to maintain and elevate real-estate values and create a sense of vitality in the area.

The proposed concept is organized in three distinct phases, including retail and entertainment, professional office and residential. Whether developed as a whole or individual phases, this area has tremendous potential to build on the economic success of the Ford Road Retail District and neighboring IKEA.

Target UsersType Examples

Restaurants Panera Bread, Cosi, Texas De Brazil, Bone Fish Grill, P.F. Changs, Chipotle, Panda Express, Abuelo’s, Cheesecake Factory

Office A plan for flexible professional office space (real estate, law, medical/dental, design firms, etc.)

Residential High-end multifamily apartments/townhomes with world class amenities that attract the creative class and baby boomers

Retail Target Users

Body Care / Beauty Products Gap, Hollister Co, Forever 21, Ann Taylor, Abercrombie & Fitch, Eddie Bauer

Electonic/ Cell Phone Apple, Verizon, AT&T, Radio Shack Office Supply Office Max, Staples

Home Decore / Homewares Pottery Barn, West Elm, Pier 1 Imports, Crate & Barrel, Bed, Bath & Beyond

Golf Golf Galaxy, Special Tee Golf

Miscellaneous Brookstone, Barnes & Noble, White Barn Candle Co, Wiliams-Sonoma, Tinder Box, Build-A-Bear Workshop, Hallmark, Trader Joes, Whole Foods, Lids

Parking# Use Area ratio count A. Restaurant 32,000 sf 1/65 (+/- 570)B. Retail 23,580 sf 1/150 (157) C. Mixed Use 43,200 sf 1/200 (216)D. Office 133,200 sf 1/200 (667) +/- 1700 ProvidedE. Res. - MF 7.0 ac. --F. Res. - SF 18.3 ac. --

F

F

F

F

E

EE

D

D

D

North Lilley Road

Hanford Road

Willow Creek Drive

Fern

woo

d St

reet

Gre

enw

ood

Driv

e

Ford

Roa

d

D

D

C

CA

A

B A

AB

B

B

E

N36

POTE

NTIA

L D

EVEL

OPM

ENT

AREA

Ford Road Area 3 Dynamic Freeway-Oriented Development with a Mixture of Uses

Development DataSite area: +/- 118 acres

Concept OverviewThis area’s envisioned mixture of complementary land uses will allow each use to leverage the other, creating value from increased convenience and proximity. Preserving the existing wetland, greenspace and wooded areas will provide opportunities for recreational trails and uses within the development.

Retail uses, restaurants and a hotel take advantage of the high visibility and traffic along I-275, Ford Road and North Lotz Road. Restaurants and mixed use buildings front the roundabout, framing space for pedestrian activity. Offices to the south of the site are organized around a large greenspace, with an existing creek that bisects the site and connects to existing wetland area.

Target UsersType Examples

Restaurants Panera Bread, Cosi, Texas De Brazil, Bone Fish Grill, P.F. Changs, Chipotle, Panda Express, Abuelo’s, Cheesecake Factory

Office / Mixed Use A plan for flexible professional office space (real estate, law, medical/dental, design firms, etc.)

Residential High-end multifamily apartments/townhomes with world class amenities that attract the creative class and baby boomers

Retail Target Users

Body Care / Beauty Products Gap, Hollister Co, Forever 21, Ann Taylor, Abercrombie & Fitch, Eddie Bauer

Electonic/ Cell Phone Apple, Verizon, AT&T, Radio Shack

Home Decore / Homewares Pottery Barn, West Elm, Pier 1 Imports, Crate & Barrel, Bed, Bath & Beyond

Miscellaneous Brookstone, Barnes & Noble, White Barn Candle Co, Wiliams-Sonoma, Tinder Box, Build-A-Bear Workshop, Hallmark, Trader Joes, Whole Foods,

Hotel Marriot, Hilton, Hyatt, Sheraton

Parking# Use Area ratio count

A. Restaurant 42,500 sf 1/65 (654)B. Retail 45,300 sf 1/150 (302) C. Mixed Use 104,000 sf 1/200 (520)D. Hotel 40,000 sf 1/200 (100) E. Office 274,000 sf 1/250 (1,496) +/- 2,342 Provided*F. Res. - MF 27.2 ac. -- *Shared parking between complementary land uses will allow a reduction in the total amount of parking required.

A

A

AA

A

B B

B

B

C

CEEE

F

E E E

E

E

E

D

N

Ford

Roa

d

I-275

North Lotz Road

38

POTE

NTIA

L D

EVEL

OPM

ENT

AREA

Michigan Avenue Area 1 Flexible Tech Center with Opportunities to Grow

Development DataSite area: +/- 36.5 acres

Concept OverviewMichigan Avenue is well suited for flex-space development. The Potential Development Area is approximately 36.5 acres and sits within the center of the corridor.

The site is suitable to grow a ‘tech center’ campus with a variety of users. As outlined here, the concept would integrate a variety of spaces to allow for step-up expansion within the existing campus. This would allow companies with research and development and light industrial components to take their company through a business life cycle without leaving the campus.

Target UsersType Examples

Research + Development Pharmaceutical, medical, laboratory testing, solar, battery, automotive, industrial processes, computer hardware and software

Light Manufacturing + Services Printing, construction, fl ooring, mattress, interior design, electric supply, furniture, lawn and garden, granite and marble

Wholesale + Distribution Trucking, shipping, distribution, internet retail, logistics

Sports + Recreation Batting cages, trampoline house, indoor sports

Parking# Use Area ratio count A. Light Industry 181,900 sf 1/550 (+/- 297)B. Office 23,580 sf 1/250 (291) +/- 628 Provided

Development Incentives• Flexible zoning• Personal and real property abatements

A+B

A

B

A

B

A+B

A+B

A

B

N

Michigan Avenue

Sout

h M

orto

n Ta

ylor

Roa

d

40

POTE

NTIA

L D

EVEL

OPM

ENT

AREA

Michigan Avenue Area 2 Automotive Focus Balanced with a Mix of Uses

Development DataSite area: +/- 15.6 acres

Concept OverviewAn automotive cluster is growing in Canton. This Potential Development Area is well-positioned to attract a full-service automotive dealership to an area with high-visibility, supported by a variety of ancillary automotive uses in the corridor.

Balance this opportunity with the ability to integrate medical and/or educational uses on the site, and retail outparcels on South Canton Center Road, and you have a mixed-use program that can adapt to a variety of market opportunities.

Parking# Use Area ratio count A. Auto Retail 31,000 sf -- --B. Medical 30,600 sf 1/200 (153) C. Restaurant 11,000 sf 1/65 (+/- 184) +/- 347 Provided

Target UsersType Examples

Automotive Retail Car dealership, automotive sales and repair

Medical Office Dental, Eye Care, Speech and Hearing, Physical Therapy, Imaging, Chiropractic

Restaurants Panera Bread, Cosi, Texas De Brazil, Bone Fish Grill, P.F. Changs, Chipotle, Panda Express, Abuelo’s, Cheesecake Factory

ABB

BB

B

C

C

N

Sout

h Ca

nton

Cen

ter R

oad

Michigan AvenueOld

Can

ton

Cen

ter R

oad

42

We’ve got it!

Home

SAFE

SHO

PPIN

G

PLAN

EVENTS

CO

MM

UNIT

Y

RECREATION

LIVING

ENJOY

ENJOY

PEAC

EFUL

Park

s PLAY

Green

PRO

GRA

MS

INNO

VATI

ON

SERV

ICES

FORW

ARD

BUIL

DIN

GPLACE

Canton Economic Development

Kristen ThomasEconomic Development Manager 734-394-5229

Document Prepared By: