Before making or submitting a final plat for
approval, the proprietor shall provide a pre-preliminary plat, a preliminary
plat and a final plat to authorities as provided for in this chapter.
Pre-preliminary review is recommended as an
aid both to the developer and to the municipality. Under this procedure,
a developer provides the information which is described below and
the Planning Commission then acts on the information provided. This
review then is intended to serve as a guide for the immediate inspection
of the officials, subject, of course, to a thorough study and analysis
before a recommendation from such bodies is made. During this sketch
design stage, changes and additions which may have to be made before
a mutual agreement is reached can be made as such with the minimum
of difficulty. Acceptance of the pre-preliminary plat does not assure
acceptance of the preliminary plat.
A.
Submittal. The proprietor shall submit to the Municipal
Clerk at least 20 days prior to a Planning Commission meeting 15 copies
of the pre-preliminary plat. The Municipal Clerk shall promptly transmit
nine copies to the Planning Commission, two copies to the Municipal
Planner and two copies to the Municipal Engineer.
B.
Information required. The following information shall
be shown on the pre-preliminary plat or submitted with it:
(1)
The sketch plan shall be at a scale of 200 feet to
one inch or larger.
(2)
Names and addresses of the proprietor, owner proprietor,
and the planners, designer, engineer or surveyor who designed the
sketch plan.
(3)
An overall map at a scale not less than one inch to
2,000 feet showing the relationship of the subdivision to its surroundings,
such as existing road rights-of-way, existing buildings, watercourses,
railroads, marshes, nearby public spaces and other physical features
on and adjacent to the tract.
(4)
Location and road rights-of-way of proposed streets,
alleys, easements, parks, open spaces and lot lines.
(5)
All parcels of land proposed to be dedicated to public
use and conditions of such dedication.
(6)
Date, cardinal points, scale.
(7)
Zoning on and adjacent to the tract.
(8)
Site data, including number of lots, typical lot size,
acres in parks, etc.
(9)
Other related data as the Planning Commission deems
necessary.
(10)
The proprietor shall furnish the Planning Commission
with a statement indicating the proposed use to which the subdivision
will be put, along with a description of the type of residential buildings
and number of dwelling units contemplated or the type of business,
so as to reveal the effect of the development on traffic, fire hazards
or congestion of population. Such proposed uses may not be in conflict
with the Zoning Ordinance.[1]
(11)
If the proprietor has an interest or owns any
parcel identified as "out-lots" or "excepted," the pre-preliminary
plat shall indicate how this property could be developed in accordance
with the requirements of the existing zoning district in which it
is located and with an acceptable relationship to the layout of the
proposed pre-preliminary plat.
C.
School authorities. The School Board or School Board
Superintendent of the School District having jurisdiction in the area
concerned shall be informed and made aware of the proposed pre-preliminary
plat by the proprietor. A letter or document from the School Board
or School Board Superintendent indicating awareness of the proprietor's
intentions shall be submitted to the Planning Commission as part of
the pre-preliminary plat.
D.
Procedures. The Planning Commission shall follow the
following procedures:
(1)
The Planning Commission shall review all details of
the proposed subdivision within the framework of the Zoning Ordinance,
within the various elements of the Comprehensive Development Plan
and within the standards of this chapter.
(2)
After reviewing comments of the Municipal Planner,
Engineer and any other persons or agencies who have been provided
copies of the pre-preliminary plat, the Planning Commission shall
make appropriate comments and suggestions concerning the proposed
development. The Planning Commission may require the proprietor to
resubmit the pre-preliminary plat if substantial changes are required.
The Planning Commission shall retain one copy of the pre-preliminary
plat, which shall become a matter of permanent record in the Planning
Commission's files, and the proprietor shall receive a marked-up copy
of the pre-preliminary plat with any suggested changes.
(3)
The Planning Commission shall inform the Municipal
Council of the results of the review of the pre-preliminary plat.
Tentative approval under this section shall
confer upon the proprietor for a period of one year from date an approval
of lot sizes, lot orientation and street layout. Such tentative approval
may be extended if applied for by the proprietor and granted by the
Council in writing.
A.
Submittal. The proprietor shall submit 10 copies of
the preliminary plat and other data to the Municipal Clerk and copies
shall be distributed as follows.
B.
Information required. The following information shall
be shown on the preliminary plat or submitted with it.
(1)
Proposed name of subdivision.
(2)
Location of the subdivision, giving the numbers of
section, township and range, and the name of the Village and County.
(3)
Names and addresses of the proprietor, owner proprietor,
and the planner, designer, engineer or surveyor who designed the subdivision
layout.
(4)
The names of abutting subdivisions, layout of streets
indicating street names, right-of-way widths and connections with
adjoining platted streets, the widths and location of alleys, easements
and public walkways and lot layouts.
(5)
The preliminary plat shall be at a scale of 100 feet
to one inch or larger.
(6)
Date, cardinal points, scale.
(7)
A map of the entire area scheduled for development,
if the proposed plat is a portion of a larger holding intended for
subsequent development.
(8)
Ten copies of the proposed protective covenants and
deed restrictions, or state in writing that none are proposed.
(9)
Layout, numbers and dimensions of lots.
(10)
Indication of parcels of land intended to be
dedicated or set aside for public use or for the use of property owners
in the subdivision.
(11)
Location of any existing and proposed sanitary
sewers, water mains, storm drains and other underground facilities.
(12)
A site report, if the proposed subdivision is
not to be served by public sewer and water systems, as described in
the rules of the State Department of Public Health.
(13)
Contours shall be shown on the preliminary plat
at five-foot intervals where slope is greater than 10% and two-foot
intervals where slope is 10% or less.
(14)
The proprietor shall submit preliminary engineering
plans for streets, water, sewers, sidewalks and other required public
improvements. The engineering plans shall contain enough detail to
enable the Planning Commission to make a preliminary determination
as to conformance of the proposed improvements to applicable municipal
regulations and standards.
(15)
The preliminary plat shall conform substantially
with the approved pre-preliminary plat.
C.
Procedures.
(1)
The Municipal Clerk shall place the preliminary plat
on the agenda of the next regular meeting of the Planning Commission.
(2)
The Planning Commission shall review the preliminary
plat and the comments of the Municipal Planner and Engineer and, if
the plat meets all requirements, shall:
(a)
Find that all conditions have been satisfactorily
met and recommend tentative approval of the preliminary plat.
(b)
If the preliminary plat does not meet all requirements,
the Planning Commission shall notify the proprietor by letter, giving
the earliest date for resubmission of the plat and additional information
required.
(c)
Give its report to the Municipal Council not
more than 60 days after submission of the preliminary plat. The sixty-day
period may be extended if the applicant consents; if no action is
taken within 60 days, the preliminary plat shall be deemed to have
been approved by the Planning Commission.
(3)
The Municipal Council, at its next regular meeting
after receiving the recommendation from the Planning Commission, shall
review said preliminary plat and shall tentatively approve the preliminary
plat or disapprove said plat. The Municipal Council shall record its
approval on the plat and return one copy to the proprietor or set
forth in writing its reasons for rejection and requirements for tentative
approval.
Final approval of the preliminary plat under
this section shall confer upon the proprietor for a period of two
years from the date of approval the conditional right that the general
terms and conditions under which preliminary approval was granted
will not be changed. The two-year period may be extended if applied
for by the proprietor and granted by the Municipal Council in writing.
Written notice of the extension shall be sent by the Municipal Council
to the other approving authorities.
A.
Submittal. The preliminary plat for final approval
shall be submitted to the Municipal Clerk.
B.
Information required. The following information shall
be shown on the preliminary plat or submitted with it:
(1)
A list of all such authorities to the Municipal Clerk,
certifying that the list shows all authorities as required.
(2)
Submit all approved copies to the Municipal Clerk
after all necessary approvals have been secured.
(3)
Copy of the receipt from the Municipal Treasurer that all fees, as provided in Article VI of this chapter, have been paid.
(4)
Engineering inspection fees and other charges and
deposits provided for in this chapter.
C.
Procedures. The Municipal Council, after receipt of
the necessary approved copies of the preliminary plat, shall:
(1)
Consider the review of the preliminary plat at its
next meeting, or within 20 days from the date of submission, and approve
it if the proprietor has met all conditions laid down for approval
of the preliminary plat.
(2)
Instruct the Municipal Clerk to promptly notify the
proprietor of approval or rejection in writing and, if rejected, to
give the reasons.
(3)
Instruct the Municipal Clerk to note all proceedings
in the minutes of the meeting, which minutes shall be open for inspection.
(4)
Following final approval of the preliminary
plat by the Municipal Council, the proprietor shall cause a survey
and five true plats thereof to be made by a surveyor.
A.
Submittal. Final plats shall be submitted to the Municipal
Clerk. A final plat shall not be accepted after the date of expiration
of the preliminary plat approval.
B.
Information required. All final plats of subdivided
land shall comply with the provisions of survey and mapping requirements
cited in the Subdivision Control Act of 1967.
(1)
An abstract of title certified to date of the proprietor's
certificate to establish recorded ownership interests and any other
information deemed necessary for the purpose of ascertaining whether
the proper parties have signed the plan, or a policy of title insurance
currently in force, covering all of the land included within the boundaries
of the proposed subdivision. The Municipal Council, in lieu of an
abstract of title, may accept on its own responsibility an attorney's
opinion based on the abstract of title as to ownership and marketability
of title of the land.
C.
Procedures.
(1)
The final plat shall be reviewed by the Municipal
Engineer as to compliance with the approved preliminary plat and plans
for utilities and other improvements.
(2)
The Municipal Council shall review all recommendations
and take action on the final plat within 20 days.
(3)
The Municipal Council shall require all improvements
and facilities to be constructed or require a bond in lieu of construction
of facilities before it approves the final plat.
(4)
Upon the approval of the final plat by the Municipal
Council, the subsequent approvals shall follow the procedure set forth
in the Subdivision Control Act, Act 288, Public Acts of 1967. If disapproved,
the Municipal Court shall give the proprietor its reasons in writing.
(5)
The Municipal Council shall instruct the Clerk to
record all proceedings in the minutes of the meeting, which shall
be open for inspection, and to sign the municipality certificate of
the approved plat in behalf of the Municipal Council.
(6)
A final plat received by the State Treasurer more
than one year following the date of approval of the municipality or
County Treasurer shall be returned to the Treasurer, who shall make
a new certificate currently dated, relative to paid or unpaid taxes,
special assessments and tax liens or titles.
