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We’ve got it!
CONTENTS 1. COMMUNITY PROFILE . . . . . . . . . . . . . . . . . . . 1 VISION . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 COMMUNITY EVENTS AND ACTIVITIES . . . . . . . . . . . 5 EDUCATION . . . . . . . . . . . . . . . . . . . . . . . .
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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
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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 stateof-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 Roth Director of Public Affairs, IKEA, U.S.
The future is the present Canton 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.
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We’ve got it!
4
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.
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.
Canton Leisure Services is the 2008 winner of the National Recreation and Parks Association Gold Medal Award for Excellence in Park and Recreation Management.
Events at a glance • • • • • • •
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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
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COMMUNITY PROFILE
EDUCATION The 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
Growing an educated workforce A 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.
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8
COMMUNITY PROFILE
RECREATION
Summit on the Park
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.
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 parttime 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.
Supporting an active community • Canton Public Parks, Trails, Facilities and Historic Sites • Barchester Park • Canton Dog Park • Flodin Park • Freedom Park • Griffin Park
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• • • • •
Heritage Park Independence Park Preservation Park Victory Park Pedestrian Walking Paths
HOME OF MICHIGAN’S LARGEST SOCCER TOURNAMENT Canton 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.
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COMMUNITY PROFILE
CANTON...GROWING WITH THE STATE OF MICHIGAN Economic Growth
Manufacturing and R&D Leadership
• 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.
• 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.
Lower Taxes
World-Class Talent
• 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.
• Fourth-largest high-tech workforce with more than 87,000 engineers, 70,000 R&D professionals, and 75,000 skilled tradespeople.
Business Resources
Affordable Land and Buildings
• $150 million annually towards incentives and assistance, along with an additional $100 million available to loan small and midsize businesses.
• 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.
Pure Michigan lifestyle The state offers an affordable cost of living and features awardwinning communities, beaches, mountains, forests, parks, museums and cultural and historical attractions, surrounded by four of the five Great Lakes.
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MARKET OVERVIEW 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
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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
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Canton is next to everything!
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.
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MARKET OVERVIEW
LOCAL DEMOGRAPHICS
MARKET AREA DEMOGRAPHICS Housing
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.
Owner Occupied - 2010 70.3%
Average Home Value - 2012 $106,601
Avg. Household Net Worth - 2012
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.
$464,377
Demographics Population - 2010 344,032
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.
Households - 2010 131,616
Median Age - 2010 38 years
$ $ $$
$
As of the 2010 census, the Township had a population of 90,173, making it Michigan’s second largest township and eleventh largest community. Canton is one of Michigan’s fastest growing communities and has experienced healthy population and economic growth over the last decade.
$ $ $ $ $ $ $
$
Income
$$ $$
Median Household Income - 2012
$ $$
$51,898
Average Household Income - 2012 $65,505
Per Capita Income - 2012 $26,088
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A place to call home!
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MARKET OVERVIEW
DESIRABLE TRAFFIC COUNTS 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.
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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
We’ve got it where it counts!
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.
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MARKET OVERVIEW
MARKET ASSESSMENT 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
A 157 square-mile market area Effective 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.
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EFFECTIVE MARKET AREA AND PRIORITY CORRIDORS
FORD ROAD RETAIL DISTRICT
MICHIGAN AVENUE CORRIDOR
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MARKET ASSESSMENT
FORD ROAD RETAIL DISTRICT - HOME OF IKEA CORRIDOR DESCRIPTION This corridor is a naturally occurring shopping district anchored by IKEA and home to 319 retail stores, totalling 3.5 million square feet of retail.
DISPOSABLE INCOME AND CONSUMER EXPENDITURES (TABLE 2) Consumers expenditures exceed $86 billion within the EMA.
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.
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 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.
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.
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.
MARKET POTENTIAL (TABLE 3)
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.
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:
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.
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.
• gasoline stations ($168 million gap) • food and beverage stores ($87.8 million gap) • clothing and clothing accessories stores ($71.5 million gap)
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• motor vehicle and parts dealers ($66.7 million gap)
Table 2 - Disposable Income and Retail Expenditures
• food services and drinking places ($40.5 million gap)
FORD ROAD COMPETES ON A NATIONAL RETAIL STAGE (TABLE 4)
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.
Table 1 - Ford Road Retail District Overview Total Stores
Number Sq/Ft
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
8.4 %
5.1%
Retail Vacancy Rate
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
7.05 billion
14.9 billion
71.87 billion
3.5 billion
18.3 billion
86.2 billion
Total Disposable Income
When compared to a similar shopping district, the Ford Road Retail District outpaces it in nearly every category.
Ford Road EMA Transient Traffic Occasional Traffic
Retail Expenditures
Table 3 - Retail Drain/Attraction Analysis
Total Expenditures
Total Sales
(Drain)/Supply
711,007,077
6 44,344,061
(66,663,016)
84,283,219
90,156,583
5,873,365
110,089,602
114,932,203
4,842,601
Building and Garden Materials 119,379,455 130,825,051
11,445,595
Motor Vehicle & Parts Dealers Furniture & Furnishings Electronics & Appliances Food & Beverage Stores
471,924,944 384,117,748
Table 4 - Shopping Center Comparisons
Ford Road
Easton
319
247
Total Square Feet
3,459,305
2,300,000
Total Retail Square Feet
3,267,556
2,177,000
191,749
123,000
Total Stores
Total Non-Retail Square Feet
(87,807,196)
Clothing Stores Number Square Feet
7
54
142,804
502,000
3
2
525,827
341,000
2
2
517,415
392,000
Discount Stores Number Square Feet Department Stores Number Square Feet
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MARKET ASSESSMENT
MICHIGAN AVENUE - CROSSROADS TO THE UNIVERSITY OF MICHIGAN AND DETROIT METRO AIRPORT CORRIDOR DESCRIPTION The 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.
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.
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“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. Webb Vice President, W.F.Whelan Co.
POSITIONED FOR AUTOMOTIVE SALES
Table 2 - Michigan Avenue Retail District: Store Types
Within 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.
Auto
Number
Total Sq Ft.
Average Sq Ft.
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
OPPORTUNITIES TO BUILD ON THE EXISTING WAREHOUSE AND LIGHT MANUFACTURING CLUSTER
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
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.
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
Lumber Yard
1
73,711
73,711
Nail Salon
1
1,500
1,500
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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
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.
Table 1 - Michigan Avenue Retail District
Total Stores
Number Square Feet 122
1,449,262
26
79,716
7
11,879
Total Retail Space
96
1,369,546
Occupied Retail Stores
89
1,357,667
7.3%
0.9%
Non-Retail Stores Vacant Stores
Retail Vacancy Rate
Non Retail Business
Restaurant
11,500
24 66,560
2,000
2,773
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FORD ROAD: CURRENT BUSINESSES
5
6
14 4
Ford Road
12 13
11
15
16 17
5. Lowe's 6. JCPenney 7. Target Canton Cinema
9. IKEA 10. Max & Erma's 11. Rite Aid 12. TCF Bank
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23
28
33 30
Ford Road
24 35 31 32
I-275
4. New Towne Plaza Shopping Center
22
25 26
9
Haggerty Rd
3. Meijer
21
29
N Lilley Rd
Centre Village of Canton Shopping Center
2. Kroger
8.
19 20
Morton Taylor Rd
N Sheldon Rd
1.
3
N Canton Center Rd
1
7
8
10 2
18
27
13. Chase Bank
24. Chuck E. Cheese's, BD's Mongolian Grill
14. Jo-Ann Fabric and Craft, Once Upon a Child, DSW Designer Shoe Warehouse, Kohl's, Plato's Closet
25. Panera Bread
15. Huntington National Bank 16. Walgreens 17. TGI Fridays 18. Fifth Third Bank 19. Applebee's Neighborhood Grill and Bar 20. Boston Market 21. OfficeMax 22. Pittsburgh Paints, Hobby Lobby 23. Outback Steakhouse
26. Buffalo Wild Wings Grill & Bar 27. Dunham's Sports, Marshalls 28. Chili's Grill & Bar 29. Bed Bath & Beyond 30. Bob Evans 31. Hampton Inn & Suites 32. Life Time Fitness 33. Sam's Club 34. Walmart Supercenter
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MICHIGAN AVENUE: CURRENT BUSINESSES Geddes Road
Beck Road
Avenue Michigan 8
11
12 13 14 10
9 7 1
2
3
4
5
6
Belleville Road
ue ven A n higa Mic
S Sheldon Road
15
1. Target
6. Victory Toyota Dealer
11. Dick's Sporting Goods
2. RadioShack
7.
Bob Evans
12. Office Depot
3. Kohl's
8.
The Home Depot
13. Kroger
4. Old Navy
9.
Bank of America
14. Chase Bank
5. PetSmart
10. Ruby Tuesday
15 Walmart Supercenter
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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!
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POTENTIAL DEVELOPMENT AREAS
WHERE IS THE DEVELOPMENT OPPORTUNITY? 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
We’ve done the heavy lifting In an effort to advance the development of these five 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.
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FORD RD AREA 2
FORD RD AREA 1
FORD RD AREA 3
MICH AVE AREA 1
MICH AVE AREA 2
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POTENTIAL DEVELOPMENT AREA
Ford Road Area 1
Town Center Inspired Retail Hub Concept Overview Target Users The Ford Road Retail District is positioned to attract and support a significant amount of new retail development.
Type Examples Anchor
Macy’s, Nordstrom
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.
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
Development Data
Office Supply
Office Max, Staples
Site area: +/- 17.4 acres
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) 1193 C. Parking Garage
Ford Road
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B
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Haggerty Road
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N 34
POTENTIAL DEVELOPMENT AREA
Ford Road Area 2
Mixed-Use Center in the Heart of It All Concept Overview
Target Users
This 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.
Type Examples Restaurants
Panera Bread, Cosi, Texas De Brazil, Bone Fish Grill, P.F. Changs, Chipotle, Panda Express, Abuelo’s, Cheesecake Factory
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.
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
Development Data Site area: +/- 80.0 acres 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 Provided E. Res. - MF 7.0 ac. -F. Res. - SF 18.3 ac. --
Retail Target Users Body Care / Beauty Products Electonic/ Cell Phone Office Supply
Gap, Hollister Co, Forever 21, Ann Taylor, Abercrombie & Fitch, Eddie Bauer Apple, Verizon, AT&T, Radio Shack 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
Greenwood Driv e North Lilley Road
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d or
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Ha Willow Creek Drive
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Fernwood Street
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Ford Road
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N 36
POTENTIAL DEVELOPMENT AREA
Ford Road Area 3
Dynamic Freeway-Oriented Development with a Mixture of Uses Concept Overview
Target Users
This 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.
Type Examples
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.
Development Data Site area: +/- 118 acres 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. -
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,
*Shared parking between complementary land uses will allow a reduction in the total amount of parking required.
Hotel
Marriot, Hilton, Hyatt, Sheraton
I-275
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Ford Road
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North Lotz Road
B
N 38
POTENTIAL DEVELOPMENT AREA
Michigan Avenue Area 1
Flexible Tech Center with Opportunities to Grow Concept Overview
Target Users
Michigan 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.
Type Examples
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.
Development Incentives • •
Flexible zoning Personal and real property abatements
Development Data Site area: +/- 36.5 acres Parking # Use Area ratio count A. Light Industry 181,900 sf 1/550 (+/- 297) B. Office 23,580 sf 1/250 (291) +/- 628 Provided
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
B A
A+B
South Morton Taylor Road
A+B
A+B
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A B
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ue
Michigan Aven
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POTENTIAL DEVELOPMENT AREA
Michigan Avenue Area 2
Automotive Focus Balanced with a Mix of Uses Concept Overview
Target Users
An 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.
Type Examples
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.
Development Data Site area: +/- 15.6 acres 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
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
Old Canton Center Road
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Ca nto
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ter Ro ad
Home
LIVING
SAFE
INNOVATION
BUILDING
COMMUNITY
PLACE
SHOPPING
Parks SERVICES
RECREATION PLAY ENJOY
We’ve got it!
FORWARD
Green
ENJOY PEACEFUL
PROGRAMS
EVENTS
PLAN
Document Prepared By:
Canton Economic Development Kristen Thomas Economic Development Manager 734-394-5229