The procedure under this stage for preparation and submittal of a preliminary plat of the land area to be subdivided shall be as follows:
(A) Filing.
(1) Ten copies of the preliminary plat (stage 1) of the proposed subdivision, together with written application in triplicate, shall be submitted to the Clerk for the Planning Commission.
(2) Submittal to the Clerk shall be at least ten days prior to the regular Commission meeting (which meeting shall be considered as the date of filing) at which the proprietor will be scheduled to appear. Should any of the data required in this section be omitted, the Clerk shall notify the proprietor of the additional data required and Commission action shall be delayed until the required data is received. The Commission shall act on the preliminary plat (stage 1) within 45 days after the date of filing unless the proprietor agrees to an extension of time in writing.
(B) Identification and description. The preliminary plat (stage 1) shall include:
(1) Proposed name of subdivision.
(2) Location by Section, Town and Range, or by other legal description.
(3) Names and addresses of the proprietor, and the planner, designer, engineer or surveyor who designed the subdivision layout. The proprietor shall also indicate his or her interest in the land.
(4) Scale of plat, 1' = 100' as minimum acceptable scale.
(5) Date.
(6) Northpoint.
(C) Existing Conditions. The preliminary plat (stage 1) shall include:
(1) An over-all area map at a scale of not less than 1" = 2,000' showing the relationship of the subdivision to its surroundings such as section lines and/or major streets or collector streets shall be provided.
(2) Boundary line of proposed subdivision, section or corporation lines within or adjacent to the tract and over-all property dimensions.
(3) Property lines of adjacent tracts of subdivided and unsubdivided land shown in relation to the tract being proposed for subdivision including those of areas across abutting roads.
(4) Location, widths, and names of existing or prior platted streets and private streets, and public easements within or adjacent to the tract being proposed for subdivision, including those located across abutting roads.
(5) Location of existing sewers, water mains, storm drains and other underground facilities within or adjacent to the tract being proposed for subdivision.
(6) Topography drawn as contours with an interval of at least two feet. Topography to be based on U.S.G.S. datum.
(7) The School Board or Board Superintendent of the School District having jurisdiction in the area concerned shall be informed and made aware of the proposed preliminary plat (stage 1) 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 preliminary plat (stage 1).
(D) Proposed conditions. The preliminary plat (stage 1) shall include:
(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, easements and pubic walkways.
(2) Layout, numbers 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 or for the use of property owners in the subdivision.
(4) An indication of the 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.
(5) An indication of system proposed for sewage by a method approved by the Township Board and the Township Engineer.
(6) An indication of system proposed for water supply by a method approved by the Township Board and the Township Engineer.
(7) An indication of storm drainage proposed by a method approved by the Township Board and the Township Engineer and, if involving county drains, the proposed drainage shall be acceptable to the County Drain Commissioner. Storm drainage must be provided to an approved outlet.
(8) In the case where the proprietor wishes to subdivide a given area, but wishes to begin with only a portion of the total area, the preliminary plat shall include the proposed general layout for the entire area. The part which is proposed to be subdivided first shall be clearly superimposed upon the over-all plan in order to illustrate clearly the method of development which the proprietor intends to follow. Each subsequent shall follow the same procedure until the entire area controlled by the proprietor is subdivided.
(E) Preliminary plat (stage 1) review by Planning; Commission.
(1) The Clerk shall receive and check for completeness the preliminary plat (stage 1) as required under this subchapter. If compete and basically in conformance with applicable municipal requirements, the Clerk shall place the proposal on the agenda of the next regular Commission meeting.
(2) The Clerk shall transmit a copy of the preliminary plat (stage 1) to the Township Engineer and the Township Planner for their technical review and recommendation to the Planning Commission.
(3) The Commission shall review all details of the proposed subdivision within the framework of the Zoning Ordinance, within the various elements of the Master Plan and within the standards of this chapter.
(4) The Commission shall approve conditionally, disapprove, or approve the preliminary plat (stage 1).
(a) Should the approval be a conditional approval and therefore tentative, the preliminary plat (stage 1) shall not be forwarded to the Township Board until said conditions have been satisfied by the proprietor.
(b) Should the Commission disapprove the preliminary plat, it shall record the reasons in the minutes of the regular meeting. A copy of the minutes shall be sent to the proprietor and the School Board or School Superintendent of the school district having jurisdiction in the area concerned.
(c) Should the Commission find that all conditions have been satisfactorily met, it may give approval to the preliminary plat. The Chairman shall make a notation to that effect on each copy of the preliminary plat and distribute copies of same as follows:
1. Return one copy to the proprietor.
2. Retain one copy which shall become a matter of permanent record in the Commission files.
3. Forward one copy to the School Board of School Superintendent of the School District having jurisdiction in the area concerned.
4. Forward the remaining four copies to the Township Board via the Clerk’s office for informational purposes.
(5) The approval of the Planning Commission shall be effective for a period of twelve months. Should the preliminary plat (stage 2) in whole or in part not be submitted within this time limit, a preliminary plat (stage 1) must again be submitted to the Commission for approval.
(6) No installation or construction of any improvements shall be made on the basis of preliminary plat (stage 1) approval.
(F) If the Planning Commission approves the preliminary plat (stage 1), and if the preliminary plat (stage 1) has been prepared in such a manner as to satisfy all the requirements of a preliminary plat as specified by the Subdivision Act, the Planning Commission may, at its discretion, forward said preliminary plat (stage 1) to the Township Board, along with a recommendation for tentative approval as a preliminary plat (stage 2).
(Ord. 98-02, passed 4-20-1998)