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 - Preliminary Site Condominium Plan Approval
Body
Resolved that the Rochester Hills City Council hereby approves the Preliminary Site Condominium Plan for Country Club Village, City File No. 97-004, a 256-unit site condominium development on approximately 118 acres and identified as Parcel Nos. 15-35-203-001, 15-35-202-005 and 15-35-476-002, based on plans dated received by the Planning Department on May 27, 2003 with the following 6 findings and subject to the following 23 conditions.
FINDINGS:
1. The preliminary plan, after conformance with conditions, meets all applicable requirements of the Zoning Ordinance and the Single Family Site Condominium Ordinance.
2. Adequate utilities are currently available to properly service the proposed development.
3. The preliminary plan represents a reasonable and acceptable plan for developing the property.
4. All lots have access to an interior local street.
5. The preliminary plan represents a reasonable street layout, as well as a reasonable lot layout and orientation. In addition, all lots have access to an interior local street.
6. The proposed development is compatible with surrounding zoning districts and land uses.
CONDITIONS:
1. That the applicant receives a City of Rochester Hills Floodplain Use Permit prior to Final Site Condominium approval.
2. That the applicant receives all appropriate DEQ permits prior to Final Site Condominium approval.
3. That the applicant addresses all remaining Engineering issues prior to construction plan approval.
4. That the limits of all walking path connections between units be defined in a manner deemed appropriate by the Planning Commission prior to Final Site Condominium approval.
5. That all roundabout and mid-block islands be landscaped in a manner to be reviewed and approved by the City's Landscape Architect prior to Final Site Condominium approval.
6. That the median island detail be revised to reflect the standard provided by the City of Rochester Hills Engineering Department to be reviewed and approved prior to construction plan approval.
7. That all proposed street names be approved by the City's Communication Division prior to Final Site Condominium approval.
8. That all corner clearance triangles be indicated on the site plans, to be reviewed and approved by staff.
9. That a note be added to the landscape plans indicating that all plantings will be a minimum of 10 feet from all sidewalks and back of curbs, to be reviewed and approved by the City's Landscape Architect and Forestry Department.
10. That all tree protection fencing locations be indicated on revised site plans to be reviewed and approved by the City's Landscape Architect and Forestry Department.
11. That Note #7 under General Landscape Notes needs to be expanded to indicate that all trees that are removed or inadequately protected on the existing public right-of-way (Bendelow, Michelson and Nawakwa) will be required to be replaced on the right-of-way.
12. That all counts regarding transplanted trees correspond between the plans and tree survey list, to be reviewed and approved by the City's Landscape Architect and Forestry Department.
13. Provision of a performance and maintenance guarantee in the amount of $209,134.00, as adjusted if necessary by the City, to ensure the proper installation of replacement trees. Upon approval of the installation by the City's Landscape Architect, a maintenance guarantee equal to 25% shall be retained for a minimum of two years. Such guarantee to be provided by the applicant prior to issuance of a Land Improvement Permit.
14. A note shall be added to the plans that tree protective fencing for all trees to be transplanted will be provided both pre and post transplanting if construction starts prior to transplanting, to be reviewed and approved by the City's Landscape Architect.
15. That the plan clearly defines how the Community Center and entrances will be irrigated to be reviewed and approved by the City's Landscape Architect.
16. That all construction traffic be routed through a dedicated entrance off of Auburn Road, as approved by City Staff and determined prior to final approval.
17. That the applicant consider geometric modifications of the intersection of Bendelow and Michelson and additional screening for residents in the area of the intersection, and resolve with Staff prior to final approval.
18. That the applicant consider installing and developing the eastern linear park in the early stages of development and resolve the schedule with Staff prior to final approval.
19. That the applicant and City Staff enter into discussions relative to potential dedication of a private park along Auburn Road in the location of the construction road at the conclusion of the construction process.
20. That a note be added to the plan to establish the escrow accounts for off-site landscaping improvements along Vardon and Nawakwa and any other off-site improvements established, prior to final approval.
21. Consider geometric modifications/alternatives to the intersection of Bendelow and Grahm Street, as well as additional screening in that area in order to resolve any conflicts that exist prior to any final approval of site plan.