(A) The following information is required to be provided on each plat submittal to the township:
Submittal Requirements | Sketch Plan | Tent. Prelim. Plat | Final Prelim. Plat |
Submittal Requirements | Sketch Plan | Tent. Prelim. Plat | Final Prelim. Plat |
Proposed name of subdivision | x | x | x |
Name(s) and address of the proprietor and the owner of record of the land to be subdivided. The proprietor shall indicate interest in the land as to whether it is a land contract interest, or ownership of the property in fee simple | x | x | x |
Names, address and professional seals of the designer, engineer or land surveyor who designed the subdivision layout | x | x | |
Location by Section, Town and Range, or by other legal description | x | x | |
Scale of plat, 1 inch = 100 feet as minimum acceptable scale | x | x | |
Date, revision dates and north arrow | x | x | x |
EXISTING SITE INFORMATION | |||
An overall area map at a scale of not less than 1 inch = 2,000 feet showing the relationship of the subdivision to its surroundings such as section lines and/or major streets or collector streets shall be provided | x | x | x |
Property lines of adjacent tracts within 200 feet of subdivided and unsubdivided land shown in relation to the tract being proposed for subdivision, including those of areas across abutting road with those unplatted landowners being designated by name | x | x | |
Boundary lines with dimensions for the subdivision. If plat is to be done in phases, the boundaries and dimensions for each phase shall be indicated. All phases shall be numbered in the order in which they are intended to be platted. An estimated timeframe for platting of each phase shall also be provided | x | x | |
Township boundary lines if in or within 200 feet of the proposed plat | x | x | |
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 | x | x | x |
Zoning district classification for all land parcels within and adjacent to the plat | x | x | x |
Existing buildings or other structures in or within 100 feet of the proposed subdivision plat | x | x | |
A written subdivision site report that includes soil boring logs and water table information. Additional borings may be required by the Township Engineering Consultant | x | x | |
PROPOSED SUBDIVISION | |||
Layout, numbers, dimensions and lot areas in square feet, including building setback lines showing dimensions | x | x | x |
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 | x | x | x |
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 | x | x | |
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 overall plan in order to illustrate clearly the method of development which the proprietor intends to follow. Each subsequent plat shall follow the same procedure until the entire area controlled by the proprietor is subdivided | x | x | |
Spot elevations of the proposed grading and roadwork | x | ||
NATURAL FEATURES | |||
Topography drawn as contours at an interval of not less than 2 feet for the subject site and a general description of topography within 100 feet of the plat. Topography shall be based on NAVD 88 Datum. Existing and proposed topography lines shall be shown in a manner which is easily distinguishable | x | x | |
Boundaries of regulated floodplain or wetlands, with documentation and credentials supporting that the boundary was determined by a qualified firm or individual | general | x | x |
Location of individual trees greater than 8 inch D.B.H. and the canopy outline of dense groupings of trees | general | x | x |
Location and elevation of any floodplain areas | general | x | x |
STREETS | |||
Traffic Impact Study | x | x | |
Name, location, and right-of-way widths of existing or proposed public or private streets in or within 250 feet of the proposed plat | x | x | x |
Method of connection with adjoining street system | x | x | x |
General layout of proposed streets | x | x | |
Details on street design including curve radii, rights-of-way, cross- sections, gradient, street signs, traffic-control devices, traffic signals, and the like | x | ||
Names of proposed streets | x | x | |
Street Lighting: the location for any street lights shall be shown. A diagram of a typical street light planned to be installed in the plat shall be provided | x | x | |
Location of school bus stops and documentation from the school district. | x | ||
SIDEWALKS AND BIKEPATHS | |||
Locations of proposed sidewalks, bikepaths and similar facilities | x | x | |
Details on the width, materials, grades and the like of pedestrian facilities | x | ||
LANDSCAPE PLAN | |||
A general conceptual landscape plan illustrating buffer zones and greenbelts | general | ||
Location and details of street trees, buffer zones and greenbelts including plant lists | x | x | |
Entry features: A detailed drawing to scale of any proposed entrance features including dimensions of boulevards, walls, landscaping signs or lighting | x | x | |
PUBLIC RESERVATIONS AND EASEMENTS | |||
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 | general | x | x |
Documentation of dedication or reservation | x | ||
Existing or proposed easements in or within 100 feet of the proposed plat. Information should include the width and purpose for all easements | x | x | |
UTILITIES | |||
General layout of water and sanitary sewer lines | x | ||
Sewage disposal: Location, size, material and slope of sewer lines, or location of septic fields, for sewage disposal by a method approved by the Genesee County Health Department or the Michigan Dept. of Public Health (MDPH) and the Township Board. Utility information shall be shown for the plat and for a distance 200 feet outside of the plat | x | ||
Water system: Location, material and sizes of lines and the location of fire hydrants, or location of wells for proposed water supply by a method approved by the Genesee County Health Department or the MDPH and the Township Board. Utility information shall be shown for the plat and for a distance 200 feet outside of the plat | x | ||
Location, sizes and other information on underground utilities such as electricity present and other proposed utilities. Utility information shall be shown for the plat and for a distance 200 feet outside of the plat | x | ||
General plans for stormwater, including the location of detention basin and the route of the runoff from the site to the nearest drainage course | x | ||
Drainage: An indication of storm drainage proposed by methods acceptable to the township and/or the GCDC. Detailed information shall be provided including location, size, material and slope of storm sewer lines. Stormwater runoff, pipe and detention pond calculations shall be provided to analyze the adequacy of proposed drainage facilities | x | ||
MISCELLANEOUS | |||
Declaration of restrictions | x | ||
Proposed location of mailbox clusters (if required) | x | x | |
Details on mailbox cluster design and letter from Post Office | x | ||
(B) A Traffic Impact Assessment, which evaluates current and future traffic operations at site access points, shall be required at tentative preliminary plat for a subdivision that contains between 50 and 99 lots. A Traffic Impact Statement which evaluates current and future traffic operations at site access points and major signalized or non-signalized intersections in proximity to the site shall be required for any proposed subdivision which contains 100 or more lots. The exact study area of a traffic impact statement shall be established by the Planning Commission. The contents of the traffic impact study shall include:
(1) Illustrations and a narrative which describes the characteristics of the site and adjacent roadway system (right-of-way, functional classification, lane configuration, speed limits, any sight distances limitations, current traffic conflicts and the like). This description should include surrounding land uses, expected development in the vicinity which could influence future traffic conditions, special site features and a description of any committed roadway improvements. The study should define and justify the study area selected for analysis;
(2) Existing traffic conditions, including existing peak hour traffic volumes (and daily volumes if applicable) on street(s) adjacent to the subdivision. Existing counts and levels of service for intersections in the vicinity which are expected to be impacted, as identified by the Planning Commission or its staff/consultants, shall be provided for projects requiring a Traffic Impact Statement. Traffic count data shall be collected using accepted practices and shall not be over 2 years old;
(3) The existing right-of-way shall be identified along with any planned or desired expansion of the right-of-way requested by the applicable road agency;
(4) The traffic study shall include traffic generated by other projects in the vicinity which have been approved or are under construction;
(5) The traffic study shall also include a scenario analyzing forecast traffic at date of completion along the adjacent street network using a forecast based on a network traffic assignment model (if available), historic annual percentage increases and/or future development in the area which has been approved;
(6) Forecasted trip generation of the proposed use for the a.m. (if applicable) and p.m. peak hour and average day. The forecasts shall be based on the data and procedures outlined in the most recent edition of “Trip Generation” published by the Institute of Transportation Engineers (ITE);
(7) Any trip reduction for pass-by trips, transit, ride-sharing, other modes, internal capture rates and the like shall be based both on ITE findings and documented survey results acceptable to the township and applicable road agency. The community may elect to reduce the trip reduction rates used;
(8) For projects intended to be developed in phases, the trip generation by phase shall be described;
(9) The projected traffic generated shall be distributed (inbound v. outbound, left turn v. right turn) onto the existing street network to project turning movements at site access points, and nearby intersections where required. Projected turning movements shall be illustrated in the report. A description of the application of standard engineering procedures for determining the distribution should be provided (trip distribution model, market studies, counts at existing driveways, etc.);
(10) Level of service or “capacity” analysis at the proposed access points using the procedures outlined in the most recent edition of the “Highway Capacity Manual” published by the Transportation Research Board. For projects requiring a Traffic Impact Statement or Regional Traffic Analysis, before and after capacity analyses shall also be performed for all street intersections where the expected traffic generated at the subdivision will comprise at least 5% of the existing intersection capacity, unless other intersections are identified by the township. Gap studies for unsignalized intersections shall be provided where applicable;
(11) The report shall include a map and description of the location and design of proposed access including: any sight distance limitations, dimensions from adjacent driveways and intersections within 250 feet on either side of the main roadway, support that the access points will provide safe and efficient traffic operation and be in accordance with the standards of the GCRC; and
(12) The study shall outline mitigation measures and demonstrate any changes to the level of service achieved by these measures. Any alternatives or suggested phasing of improvements should be described. The mitigation measures may include items such as roadway widening, need for bypass lanes or deceleration tapers/lanes, changes to signalization or a reduction in the density of the proposed subdivision. Proposed mitigation measures should be discussed with the GCRC. The responsibility and timing of roadway improvements shall be described.
(Ord. 372.1 § 301, passed 6-10-1999)