Improper Elevation Jeopardizes Safety and Financial Stability

Construction near, at, or below recommended floodplain elevations compromises drainage integrity, increases flood risk, and places undue stress on surrounding wetlands. 

🚨 Impact and Risk

  • Drainage Integrity Compromised: Construction near or below floodplain elevation increases flood risk and destabilizes surrounding wetlands.

  • Infrastructure Vulnerability: Groundwater fluctuations degrade below-grade systems, causing infiltration and hydraulic overload.

  • Ecological Harm: Overflow into Eagle Lake increases nutrient loading and long-term degradation.

  • Legal Liability: Structures below base flood elevation violate both local subdivision standards and state building requirements.

  • Loss of Public Trust: Failure to update and enforce elevation standards signals regulatory inertia and erodes confidence in township oversight.

FIGURE A = TEXAS TOWNSHIP ORDINANCE

"...to prevent the creation of parcels of property which do not comply with applicable ordinances... to provide for the orderly division of land..."

B = MICHIGAN LAND AND DIVISION ACT

"Land shall not be divided unless each resulting parcel is accessible and suitable for building purposes and for the installation of public utilities and drainage.

Potential Failure to Meet Drainage and Utility Requirements

Stormwater basins near, at, or below the floodplain may not drain adequately. Excess water may be forced through overflow infrastructure into Eagle Lake, increasing nutrient loading and ecological degradation.

🚨 Impact and Risk

  • Inadequate Drainage: Basins near floodplain elevation may not drain properly, violating suitability standards required for land division.

  • Ecological Harm: Overflow into Eagle Lake increases nutrient loading and accelerates degradation.

  • Regulatory Noncompliance: Land divisions that result in drainage failure contradict both township ordinance and state law.

  • Planning Disruption: Poor drainage undermines orderly development and long-term infrastructure resilience. 

FIGURE A = TEXAS TOWNSHIP ORDINANCE

"...to prevent the creation of parcels of property which do not comply with applicable ordinances... to validate land divisions which otherwise might be unlawful..." 

FIGURE B = MICHIGAN LAND AND DIVISION ACT

"Land shall not be divided unless each resulting parcel is accessible and suitable for building purposes and for the installation of public utilities and drainage."

Compromised Below-Grade Infrastructure from Groundwater Fluctuation

Groundwater fluctuations degrade below-grade sewer and stormwater systems—especially near floodplains—causing infiltration, joint failure, and hydraulic overload.

 🚨 Impact and Risk

  • Infrastructure Failure: Groundwater instability near floodplains compromises below-grade systems, violating drainage suitability standards.

  • Public Safety Threat: Infiltration and hydraulic overload pose direct risks to residents and property owners.

  • Regulatory Noncompliance: Land divisions that result in degraded infrastructure fail to meet the ordinance’s review and approval standards.

  • Planning Disruption: These failures undermine orderly development and long-term resilience.

FIGURE A = TEXAS TOWNSHIP ORDINANCE

"...to prevent the creation of parcels of property which do not comply with applicable ordinances... and otherwise provide for the health, safety, and welfare of the residents and provide reasonable standards for prior review and approval of land divisions…"

B = MICHIGAN LAND AND DIVISION ACT

"Land shall not be divided unless each resulting parcel is accessible and suitable for building purposes and for the installation of public utilities and drainage."

Noncompliance with the Michigan Building Code

Structures built below base flood elevation violate both local subdivision standards and state building requirements, risking enforcement actions and legal liability.

 🚨 Impact and Risk

  • Code Violation: Structures below base flood elevation fail to meet Michigan’s flood-resistant construction standards.

  • Legal Exposure: Noncompliance risks, enforcement actions, and liability under both state and local law.

  • Planning Breakdown: Approving parcels without elevation verification undermines orderly development and public safety.

  • Loss of Public Trust: Failure to enforce elevation standards signals regulatory inertia and weakens confidence in township oversight.

FIGURE A = TEXAS TOWNSHIP ORDINANCE

"...to prevent the creation of parcels of property which do not comply with applicable ordinances... and to validate land divisions which otherwise might be unlawful..."

C = MICHIGAN BUILDING CODE

"Buildings and structures constructed in flood hazard areas shall be designed and constructed to resist flotation, collapse, and lateral movement due to flooding."

Barrier to Future Development

Inadequate elevation benchmarks may result in homes built on flood-prone parcels, especially when outdated floodplain data is used. This creates uncertainty for developers and undermines orderly growth with future land use plans.

 🚨 Impact and Risk

  • Flood-Prone Development: Outdated elevation benchmarks allow construction on parcels that may not meet drainage or floodplain safety standards.

  • Planning Disruption: Unreliable data undermines orderly layout and long-term land use planning.

  • Developer Uncertainty: Lack of clear, enforceable elevation standards creates risk and hesitation in future investment.

  • Regulatory Noncompliance: Land divisions based on obsolete benchmarks may violate both township ordinance and state law.

 FIGURE A = TEXAS TOWNSHIP ORDINANCE

"...to prevent the creation of parcels of property which do not comply with applicable ordinances... and to validate land divisions which otherwise might be unlawful..."

 B = MICHIGAN LAND AND DIVISION ACT

"Land shall not be divided unless each resulting parcel is accessible and suitable for building purposes and for the installation of public utilities and drainage."

Loss of Public Trust in Governance

Failure to update and enforce elevation standards signals regulatory inertia, eroding public confidence in township oversight and planning integrity.

 🚨 Impact and Risk

  • Regulatory Inertia: Inaction on elevation enforcement contradicts the ordinance’s stated purpose of maintaining orderly development and protecting public welfare.

  • Erosion of Trust: Residents and property owners lose confidence in township oversight when standards are ignored or inconsistently applied.

  • Legal Vulnerability: Approving parcels without verifying elevation and drainage suitability risks noncompliance with both local and state mandates.

  • Planning Breakdown: Failure to enforce review procedures undermines long-term land use integrity and community resilience.

 FIGURE A = TEXAS TOWNSHIP ORDINANCE

"...to prevent the creation of parcels of property which do not comply with applicable ordinances... and to provide for the regulation of such divisions by the city."

 B = MICHIGAN LAND AND DIVISION ACT

"Land shall not be divided unless each resulting parcel is accessible and suitable for building purposes and for the installation of public utilities and drainage."

FIGURE A: TEXAS TOWNSHIP ORDINANCE

LINK: CLICK HERE

FIGURE B: MICHIGAN LAND AND DIVISION ACT

LINK: CLICK HERE

FIGURE C: MICHIGAN BUILDING CODE

LINK: CLICK HERE