Title
Request for Approvals for Country Club Village - located south of Auburn between Rochester and John R., Parcel Nos. 15-35-203-001, 15-35-202-005, and 15-35-476-002, zoned R-3 (Single Family Residential); Applicant: East Coast Limited Partnership, Bloomfield Hills, MI - Flood Plain Use Permit
Body
Whereas, the East Course Limited Partnership, of 40900 Woodward Avenue, Suite 130, Bloomfield Hills, MI 48304 is the applicant for a Flood Plain Use Permit for Country Club Village, a 256-lot site condominium development on approximately 118 acres located east of Rochester Road and north of M-59 and identified as Parcel Nos. 15-35-203-001, 15-35-202-005, 15-35-276-002; and
Whereas, the Department of Public Services/Engineering Services has recommended approval of the Flood Plain Use Permit application as submitted,
Resolved, that the City Council finds, after reviewing supporting documentation, the recommendation of the Department of Public Services, and all the factors outlined for consideration in Section 114-159 items 1-13 of the codified ordinance as submitted by East Course Limited Partnership, that approval of the permit application is consistent with the public's health, safety and welfare, and supports the issuance of said permit.
To aid City Council in their determination for the issuance of a Flood Plain Use Permit, the applicable criteria as specified in section 114-159 have been addressed. They are as listed in the attached document dated September 17, 2003.
Approval is recommended based on the following reasons:
1) The applicant has supplied a complete floodplain use permit that adequately addresses the thirteen (13) items as listed in Section 114-159.
2) The applicant, through a detailed hydraulic study, has demonstrated that the resulting development will not cause an increase in the 100-year floodplain elevation in the Gibson or McIntyre Drains throughout the site and at the upstream property lines of the site.
3) The applicant has applied for and received the necessary permit from the Michigan Department of Environmental Quality for the proposed work within the floodplain. Included within the MDEQ permit is the excavation of 101,000 cubic yards of material from the 100-year floodplain to create detention areas and secondary treatment areas, dredging of 3,000 lineal feet of stream bed within existing banks to remove accumulated sediment upstream of an existing dam, and the placement of 2,247 cubic yards of clean fill within the 100-year floodplain and streams for the construction of residential lots and public road stream crossings.
4) The proposed development offers an opportunity to improve existing floodplain capacity, sedimentation control and treatment and environmental enhancement to the watershed through the addition of a deep-water basin.
5) The proposed development is consistent within the present R-3 zoning.
6) The proposed development has incorporated the use of best management practices to reduce erosive velocities in the drain sections traversing the subject property.
7) The proposed floodplain is designed with vehicular crossings elevated above the 100-year floodplain that will provide safe and sufficient passage to ordinary and emergency vehicles.