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 of the proposed subdivision, together with written application in triplicate, shall be submitted to the City Clerk to be distributed as follows:
(a) City Clerk shall retain two copies.
(b) Five copies to the Planning Commission and City Planner.
(c) Two copies to the City Engineer.
(d) One copy to the appropriate school district superintendent.
(2) The following information shall be shown on the preliminary plat or submitted with it.
(a) Proposed name of subdivision.
(b) Location of subdivision giving the metes and bounds description according to section, township, range and the name of the city and county.
(c) Names and addresses of the proprietor, owner, land planner and sealed by a registered civil engineer, or registered surveyor who is responsible for the layout of the subdivision.
(d) The preliminary plat shall be on paper and shall not be less than 24 inches by 36 inches at a scale of not less than 100 feet to one inch, showing date and north direction indicated.
(e) Ten copies of the proposed protective covenant and deed restrictions, if any.
(f) Layout of streets indicating proposed street names, right-of-way widths and connections with adjoining platted streets and also the location of streets and alleys, easements and public walkways. This shall also include parcels of land intended to be dedicated or set aside for public use or for the use of property owners in the subdivision.
(g) Location of existing and proposed sanitary sewers, water mains, storm drains and other underground facilities and public utilities.
(h) 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 at which it is located and with an acceptable relationship to the layout of the proposed preliminary plat.
(i) Contours shall be shown at two-foot intervals, except four-foot intervals shall be used greater than 10%. Contours shall extend 20 feet from lot line onto adjacent property.
(j) It shall contain data for streets, water, sewers, sidewalks, and other utilities where possible. The engineering plans contain enough detail to enable the City Engineer to make a determination as to the general conformance of the proposed improvements to applicable municipal regulations and standards.
(k) Location of 100-year flood contour with relation to either a river, county drain and/or natural water source where more than one square mile of drain basin exists upstream or where required by the City Engineer.
(l) 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 and/or developer is subdivided.
(m) Soil borings when required by the City Engineer.
(n) The city may request in writing the disclosure of all beneficial interests in land trusts and all corporate affairs in a corporation or firm.
(B) Review by Hancock Planning Commission.
(1) The preliminary plat shall be placed on the agenda of the next regularly scheduled meeting of the Planning Commission. Written recommendation from the City Planner and City Engineer and Public Works Department may also be submitted to the Commission for review.
(2) The Planning Commission shall review the preliminary plat and recommend approval, provisional approval or denial.
(a) If approval is granted, the Chairman of the Planning Commission shall sign three copies of the preliminary plat and retain one copy for permanent record. One copy shall be returned to the proprietor and one copy forwarded to the City Council with a written report of the findings by the Planning Commission and its recommendation for approval.
(b) If provisional approval is granted, it shall be the responsibility of the proprietor to resubmit amended plans conforming to specified modifications within 15 days of the date of this provisional approval. Failure to respond or notify will automatically mean disapproval. When the modified plan is submitted, the City Planner and the City Engineer shall review the plan to determine if it conforms to the modifications required. If the preliminary plat does conform, it shall then be submitted to the City Council with a recommendation of tentative approval.
(c) If the Planning Commission disapproves the preliminary plat, the minutes of the meeting shall explicitly record the reasons for disapproval and the copy of the minutes forwarded to the proprietor. The City Council shall receive a copy of the minutes and shall act to accept or reject the recommendation of the Planning Commission.
(3) The Planning Commission shall give its report to the City Council within 60 days after submission of the preliminary plat. The date of the Hancock Planning Commission meeting shall be the official filing date for the purpose of this chapter and Subdivision Control Act. Submittal to the City Clerk shall be at least five working days prior to the regular Planning Commission meeting.
(C) Final approval of preliminary plat.
(1) The proprietor/developer shall submit evidence of approval of the preliminary plat by:
(a) Houghton County Road Commission if county roads are involved.
(b) Houghton County Drain Commission.
(c) Michigan State Highway Department if state highways or trunk lines are involved.
(d) The Michigan Conservation Department, if land abuts a lake, streams, channel or lagoon.
(e) Michigan Water Resources Commission, if it lies within a flood plain, or proof from said Commission it does not.
(f) Western Upper Peninsula Health Department.
(g) Houghton County Plat Board.
(h) All public utilities servicing the area to be subdivided in accordance with Act 53 of P.A. of 1974.
(j) All railroad companies abutting the proposed subdivision.
(2) The City Council after receipt of the necessary approved copies of the preliminary plat:
(a) Shall consider the review and recommendations of the City Planner and City Engineer for compliance with tentative approved preliminary plat and engineering design standards.
(b) Shall consider the preliminary plat at its next meeting or within 20 days from the date of the submission of all necessary approved plats.
(c) Shall give the final approval to the preliminary plat, if the preliminary plat conforms substantially to the plan approved tentative by the City Council and has met all conditions specified for tentative approval by the City Council.
(d) Shall request the City Clerk to notify the proprietor/developer of approval or rejection in writing and if rejected, shall give the reasons.
(e) May allow construction of improvements and up to three model homes if in conformance with the plat, may be commenced by the proprietor/developer if he has:
1. Received notice of final approval of the preliminary plat by the City Council, and engineering plans have been approved by the City Engineer.
2. Entered into a subdivision agreement with the city for constructing all required subdivision improvements.
3. Deposited with the city a performance guarantee and cash escrow as required under § 153.30.
4. No certificate of occupancy shall be issued until such time as the plat has been installed and accepted by the city.
(3) Final approval of the preliminary plat shall confer upon the subdivider for a period of one year from date of approval, the conditional right that the general terms and conditions under which the preliminary plat was approved will not be changed. The one-year period may be extended if applied for by the proprietor/developer and granted by the City Council in writing.
(D) Following final approval of the preliminary plat by the City Council, the proprietor/developer shall cause a survey and five true plats thereof to be made by surveyor.
(1) Five wash-off mylar copies and five paper prints of the final plat shall be filed by the proprietor/developer with the City Clerk and shall deposit such sums of money as the City Council may require as per this chapter. Submittal to the City Clerk shall be at least ten days prior to a scheduled meeting of the City Council, which meeting shall be considered as the date of filing.
(2) All final plats of subdivided land shall comply with the provision of the Subdivision Control Act of 1967, as amended, and shall conform to the approved preliminary plat.
(3) Procedure.
(a) The final plat shall be reviewed by the City Planner and City Engineer as to compliance with the approved preliminary plat and final construction plans for utilities and other improvements.
(b) The City Council shall review all recommendations and take action of the final plat within 20 days of its date of filing and shall:
1. Approve the plat if it conforms to all provisions of this chapter and instruct the City Clerk to certify on the plat the City Councils approval, showing the date of approval.
2. Reject the plat, instruct the City Clerk to give the reasons in writing as set forth in the minutes of the meeting, and return the plat to the proprietor/developer.
(c) The City Clerk shall transcribe a certificate of approval of the City Council on the plat and deliver all copies to the Clerk of the County Plat Board, together with filing and recording fee required by the Plat Act.
(Ord. 115, passed 8-13-75)