[Ord. No. 53, 8-17-1998]
A preliminary plat shall be prepared and reviewed in accordance
with tentative and final preliminary plat approval procedures set
forth herein.
[Ord. No. 53, 8-17-1998]
(a)
Prior to filing a preliminary plat, the applicant shall submit certificates
of survey showing the area of land to be platted and any residual
parcel. The township assessor shall review the submission for compliance
with the township land division ordinance.
(b)
The proprietor shall submit seven copies of the preliminary plat
to the county plat coordinating committee (PCC) for review, and obtain
the county's written comments before the filing of paragraph (c) below.
(c)
The proprietor shall submit 15 copies of the preliminary plat, PCC
comments, and other data concerning the proposed subdivision, together
with a copy of proof of ownership, to the township clerk at least
12 days before the meeting date of the planning commission. The clerk
shall forward such data to the planning commission secretary and shall
request that the preliminary plat be placed on the next agenda of
the planning commission.
(d)
The school district having jurisdiction in the area concerned shall
be informed and made aware of the proposed preliminary plat by the
proprietor. The proprietor shall submit evidence that a copy of the
preliminary plat has been delivered to the appropriate school district
for its information.
(e)
In cases where the property proposed for platting was previously
platted, proof of subdivision vacation must be submitted. No plat
shall be given tentative approval until such existing plat is vacated.
(f)
The preliminary plat shall be prepared in accordance with sections 111 and 112 of the State of Michigan State Land Division Act and in accordance with the requirements of this chapter. The planning commission shall act on the preliminary plat within 60 days after the first meeting of the planning commission after the proposed preliminary plat has been deposited with the township clerk. Such first planning commission meeting date shall be considered the date of filing, subject to the conditions of section 58-26(b).
(g)
The township clerk shall determine that the proposed plat contains
all information required in the State Land Division Act and this chapter.
If the information is incomplete, the clerk shall inform the proprietor
of the data required and direct that the application not be filed
until the required data is received.
[Ord. No. 53, 8-17-1998]
(a)
Proposed name of subdivision.
(b)
Location by section, town and range, or by other legal description.
(c)
Names, addresses and phone numbers of: 1) the proprietor, 2) the
owner (if other than the proprietor), and 3) the planner, landscape
architect, designer, engineer or surveyor who designed the subdivision
layout. The proprietor shall disclose the nature of his/her interest
in the land.
(d)
Date, north point and scale of plat (one inch equals 100 feet shall
be the minimum acceptable scale).
[Ord. No. 53, 8-17-1998]
(a)
An area location map at a scale of not less than one inch equals
200 feet, showing the relationship of the subdivision to significant
surroundings, i.e., section lines, major streets or collector streets.
(b)
Boundary line of proposed subdivision, section or township line within
or adjacent to the tract and overall property dimensions.
(c)
Property lines of contiguous adjacent tracts of subdivided and unsubdivided
land up to one-half mile are to be shown in relation to the tract
being proposed for subdivision, including those located opposite abutting
roads.
(d)
Location, width(s) and name(s) of existing or prior platted street,
private street, public area and public easement within, or adjacent
to, the tract being proposed for subdivision, including those located
opposite abutting roads.
(e)
Location of existing sewers, water mains, storm drains and other
underground facilities within, or adjacent to, the tract being proposed
for subdivision and a statement describing how these improvements
will be provided for the subdivision.
(f)
Drainage patterns shall be graphically displayed on an accompanying
sketch and including the following information:
(g)
Topography on N.G.V.D., with existing elevations shown as contours
drawn at an interval of at least two feet in elevation and showing
the limits of any floodplain, any water body, lake, river, stream,
creek or drain, when such floodplain is within or adjacent to the
proposed plat. The topographic map and slope gradient sketch shall
include the area of the proposed subdivision, as well as an area at
least 200 feet beyond it.
(h)
Soil types and characteristics, as made available by the United States
Department of Agriculture, Soil Conservation Service, shall be sketched
and submitted at the same scale as the subdivision site, indicating
the suitability of the proposed site for the proposed development
(see soil survey, Macomb County, Michigan, pp. 102-103).
(i)
Vegetation on the site shall be carefully inventoried and sketched
as to type and location on a map at the same scale as the preliminary
plat. In particular, existing trees of type and size shall be recorded,
as well as the ground elevation at the base of each tree of significant
size, or clusters of trees at the same base or average base elevation.
[Ord. No. 53, 8-17-1998]
(a)
A design concept sketch at one inch equals 100 feet shall be submitted
with the plat that shows the features proposed for the development
(i.e., lots, streets, drains, open space, parks, schools, etc.) related
to the site's natural characteristics (drainage, topography, slope,
soil types, vegetation, trees, etc.). The reason this scheme was chosen
over others shall be noted.
(b)
An illustration showing the information indicated below shall be
submitted as the preliminary plat drawing:
(1)
Layout of streets indicating proposed street names, right-of-way
widths and connections with adjoining platted streets, and also the
widths and location of alleys, existing easements and public walkways.
All street names shall be reviewed and approved by the fire department
prior to final preliminary plat approval.
(2)
Layout, number and dimensions of lots, including building setback
lines showing dimensions.
(3)
Indication of parcels of land intended to be dedicated or set aside for public use and/or for the use of property owners in the subdivision, in particular, a landscape easement and plan as required pursuant to section 58-56 of this chapter.
(5)
An indication of the status of the petitioners' ownership and
existing and proposed use of any parcels identified as "excepted"
on the preliminary plat. If the proprietor has an interest or owns
any parcel so identified as "excepted" the 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
preliminary plat.
(6)
Statement of intended use of the proposed plat, such as residential,
single-family, two-family, and multiple housing; commercial; industrial;
recreational; or agricultural. Also, proposed sites, if any, for multifamily
dwellings, shopping centers, churches, industry, and other non-public
uses, exclusive of single-family dwellings. Also, any site proposed
for parks, playgrounds, schools, or other public uses.
[Ord. No. 53, 8-17-1998]
(a)
One copy each of the preliminary plat shall be transmitted to the
township engineer and the township planner for their technical review
and recommendation to the planning commission.
(b)
The township planner shall check the proposed plat for planning and site layout. Should any of the data required in section 58-23 through section 58-25 of this chapter be omitted, the township planner shall inform the planning commission of the data required, and that the application will not be considered properly filed until the required data is received.
(c)
Upon proper receipt of the proposed plat, the secretary shall place the preliminary plat on the next regular planning commission agenda at which meeting the proprietor will be scheduled to appear. The planning commission shall act on the preliminary plat as provided in section 58-22(e), unless the proprietor agrees to an extension in writing at this time or approves an extension verbally for the record.
(d)
The commission shall review the preliminary plat for compliance with
the following:
(e)
The planning commission shall recommend conditional approval, disapproval,
or approval of the preliminary plat.
(1)
Should the approval be a conditional approval, the preliminary
plat shall not be forwarded to the township board until said conditions
have been satisfied by the proprietor. A plat so approved shall not
be considered properly filed until the conditions set forth are complied
with.
(2)
Should the planning commission disapprove the preliminary plat,
it shall record the reasons in the minutes of the meeting. The proprietor
shall be notified of the action of the commission in writing. He/she
may request copies of the recommendations for the purpose of revision
and re-submittal. A copy of this action shall also be submitted to
the township board.
(3)
Should the commission find that
all conditions have been satisfactorily met, it shall give tentative
approval to the preliminary plat. The secretary shall make a notation
to that effect on each copy of the preliminary plat and distribute
copies of same as follows:
(a)
Retain one copy, which shall become a matter of permanent record
in the commission files.
(b)
Forward one copy to the school board(s) or school superintendent(s)
of the district(s) having jurisdiction in the area concerned.
(c)
Forward the remaining copies to the township board via the township
clerk with recommendations for approval.
(d)
Forward one copy each to the township engineer and township
planner.
[Ord. No. 53, 8-17-1998]
(b)
Should the township board give tentative approval of the preliminary
plat, it shall be deemed to confer upon the proprietor the right to
proceed with the necessary steps for final preliminary plat approval.
(c)
Tentative approval of the preliminary plat by the township board
is effective for a period of one year. Should the preliminary plat,
in whole or in part, not be submitted for final approval within this
time limit, the preliminary plat must again be submitted to the planning
commission for recommendation and approval to the township board.
The one-year period may be extended if requested in writing by the
proprietor and granted by the township board prior to the expiration
of the plat.
(d)
No installation or construction of any improvements shall be made
prior to final preliminary plat approval and approval of all engineering
plans, as provided herein.
