1224.01 Preapplication and pre-preliminary plats.
1224.02 Submission of preliminary plat.
1224.03 Contents of preliminary plat.
1224.04 Submission of final plat.
1224.05 Form of final plat; required information.
1224.06 Improvements; performance contracts.
CROSS REFERENCES
Approval of plats; street system - see M.C.L. Sec. 125.43
Regulations governing subdivision of land; bond to secure improvement; publication of regulations - see M.C.L. Sec. 125.44
Approval or disapproval of plats; procedure; effect - see M.C.L. Sec. 125.45
Certification of city plats - see M.C.L. Secs. 125.51 et seq.
Planning Commission - see P. & Z. Ch. 1210
Fees - see P. & Z. 1222.02
Subdivision Open Space Plan - see P. & Z. Chapter 1240 (Zoning Code)
Review of subdivision proposals - see B. & H. 1440.06
(a) Purpose. The purpose of the preapplication stage is to provide the proprietor with guidelines concerning the development policies of the City and to acquaint him or her with the platting procedures and requirements of Council, thereby saving the proprietor time and money and improving the quality of development in the City. Nothing in this section shall be construed to require a preapplication contact. A proprietor may elect to begin the subdivision process by submitting a preliminary plat in accordance with Section 1224.02.
(b) Procedure. The following process shall be followed in obtaining tentative approval of a pre-preliminary plat or sketch plan:
(1) Proprietor's submittal. The proprietor shall submit two copies of the pre-preliminary plat, surveyor's letter and proof of ownership to the City Clerk at least fourteen days prior to a regular meeting of the Planning Commission.
(2) Clerk's transmittal. The Clerk shall promptly transmit the two copies of the pre-preliminary plat, surveyor's letter and proof of ownership to the Commission.
(3) Planning Commission review and recommendation. The Commission or a committee of the Commission shall review the plan with the proprietor or his or her agent. The Commission may require that copies of the pre-preliminary plat be submitted to other affected public agencies for review. The Commission shall inform the proprietor or his or her agent of the development policies of the City and make appropriate comments and suggestions concerning the proposed development scheme.
(Ord. 421. Passed 6-1-82.)
(a) Purpose. This section is intended to implement Sections 112 through 119 of the Subdivision Control Act.
(b) Procedure. The proprietor shall submit copies of the preliminary plat to authorities as provided in Sections 111 through 119 of such Act.
(1) Proprietor's submittal. The proprietor shall submit a written application and ten copies of the preliminary plat and other data to the City Clerk, at least one of such copies to be paper or Mylar reproducible.
(2) Clerk's transmittal. The Clerk shall promptly transmit nine copies of the preliminary plat to the Planning Commission and the reproducible copy to the City Manager.
(3) Public hearing. The Commission shall hold a public hearing regarding the issue of the approval of the preliminary plat, subject to the following:
A. The Clerk shall give notice of the public hearing by publishing the notice at least once in a newspaper of general circulation in the City at least fifteen days prior to the hearing date. The notice shall state the date, time and place of the public hearing, the substance of the proposed preliminary plat and the location where additional information may be obtained.
B. The Clerk shall provide a notice of the hearing containing the same information as the published notice to each public utility and railroad affected by the proposed preliminary plat at least fifteen days prior to the hearing date. Such notice shall be given by certified United States mail.
C. The Clerk shall provide a notice of the hearing containing the same information as the published notice to each owner of property within 300 feet of the subject parcel or tract, as found in the records of the City Assessor, at least fifteen days prior to the hearing date. Such notice shall be given by certified United States mail.
D. The parcel or tract covered by the proposed preliminary plat shall be posted by the subdivider for at least fifteen days prior to the public hearing, which posting shall include the same information as the published notice.
(4) Planning Commission action. The Commission shall approve, modify or reject the preliminary plat within sixty days of the filing date, but after the public hearing. The proprietor may waive the deadline by consenting to an extension in writing. An extension granted to the Commission by the proprietor shall not reduce the time allowed for Council's consideration of the preliminary plat.
(5) Tentative approval.
A. Council, within ninety days of the date of filing, but not before the Planning Commission action provided for in paragraph (4) hereof, shall reject or grant tentative approval of the preliminary plat. Council shall return to the proprietor a copy of the preliminary plat with tentative approval duly noted, or a written notice of rejection and requirements for tentative approval.
B. Tentative approval of a preliminary plat shall confer upon the proprietor, for a period of one year from the date of action, approval of lot sizes, lot orientation and street layout.
C. Tentative approval may be extended by Council by resolution if applied for in writing by the proprietor.
(6) Final approval.
A. After tentative approval of the preliminary plat by Council, the proprietor shall:
1. Submit copies of the preliminary plat to all authorities as required by Sections 112 through 119 of the Subdivision Control Act;
2. Submit a list of all such authorities to the City Clerk, certifying that the list shows all authorities as required by Sections 112 through 119 of such Act; and
3. Submit all approved copies from such authorities to the Clerk.
B. The City Manager shall promptly review the submitted preliminary plat to verify that all conditions and requirements imposed upon the plat at the time of tentative approval are complied with, and shall report the results of such review to Council.
C. Council, after receipt of the necessary approved copies of the preliminary plat and the Manager's report, shall consider and review the preliminary plat at its next meeting or within twenty days of the date of submission of all necessary data by the proprietor. Council shall approve the preliminary plat if the proprietor has met all specified conditions. The Clerk shall promptly notify the proprietor in writing of Council's approval or rejection with reasons for rejection specified in the notice.
D. The Clerk shall note all proceedings in the minutes of the meeting, which minutes shall be open for inspection.
E. Council's approval of a preliminary plat shall be valid for two years from the date of such approval and shall confer upon the proprietor for such period the conditional right that the general terms and conditions under which preliminary approval was granted will not be changed.
F. Council may extend the two-year period by resolution if applied for in writing by the proprietor.
(Ord. 421. Passed 6-1-82.)
The preliminary plat shall be on a scale of 200 feet to one inch, or larger, and on a standard size sheet of paper or cloth, twenty-four inches by thirty-six inches. The following information shall be shown on the preliminary plat or may be submitted with it:
(a) General Data.
(1) The name of the proposed subdivision and a legal description of the site;
(2) The name, address and telephone number of the owner, subdivider, surveyor or engineer preparing the plat;
(3) The location of the subdivision, giving the numbers of section, township and range and the name of the city, county and state and showing adjoining roads, physical features or township or section lines to which reference may be made;
(4) The location of existing facilities and structures such as buildings, sewerage systems, high tension towers, utility easements of record or in use, excavations, bridges and culverts;
(5) Existing and proposed contours at intervals not to exceed two feet, to be indicated on the drawing. When extensive cuffing or filling of land is anticipated that will affect building sites and sewage and disposal facilities, the areas involved shall be indicated. The source, if known, and the type of fill material to be used, when filling is anticipated, shall be specified.
(6) Streets, street names and right-of-way and roadway widths;
(7) Lot lines and the total number of lots by block;
(8) A legend indicating the total acreage contained in the plat; the absolute and percentage breakdown of the total acreage into lots, road allowances, parks and other uses; the date; the north arrow and the scale;
(9) Other right-of-way easements, showing location, width and purpose as available; and
(10) The location and results of all soil borings performed on the site for the purpose of showing soil types and ground water elevations.
(b) Additional Maps and Specifications.
(1) A map of the entire area scheduled for development, if the proposed plat is a portion of a larger holding intended for subsequent development;
(2) A location map of the surrounding area within one-half mile of the boundaries of the proposed subdivision in all directions, showing the proposed plat in relation to schools, shopping centers and major community facilities and the names of abutting subdivisions;
(3) A map showing the land use and existing zoning of the proposed subdivision and the adjacent tracts;
(4) The location of floodplain areas, rivers, streams, creeks, lakes, county drains, lagoons, slips, waterways, bays, canals and artificial impoundments, either existing or proposed within or adjacent to the area to be platted; and
(5) Preliminary engineering plans and specifications for streets, water, sanitary and storm sewers, sidewalks and other required public improvements required in Chapter 1228. Such engineering plans shall contain enough information and detail to enable the Planning Commission to make a preliminary determination as to conformity of the proposed improvements with applicable City regulations and standards.
(c) Supporting Written Information.
(1) A legal opinion showing the legal and equitable owners (including mortgagees, contract purchasers and fee owners) of the land to be platted, plus all grants, reservations, deed restrictions and easements of record which may condition the use of property;
(2) A statement of the intended use of the proposed plat, such as residential single-family, two-family, condominium and multiple housing, commercial, industrial, recreational or agricultural. Such statement shall also set forth proposed sites, if any, for multifamily dwellings, shopping centers, churches, industry, other nonpublic uses exclusive of single-family dwellings, parks, playgrounds, schools or other public uses.
(3) A statement as to whether the high groundwater is less than or greater than six feet from either the existing or proposed finished ground surface. In those cases where the groundwater is less than six feet, the groundwater level shall be specified. A statement as to how and when the high groundwater level was established shall be included.
(4) A report of soil limitations based on a site inspection carried out by a soil specialist qualified in the area of soil classification and mapping, such report to include soils information as may be obtained from a modern soil map which meets the standards of the National Cooperative Soil Survey. The source of information shall be specified.
(5) A statement of the types of water and sewerage systems to be provided, including drawings and specifications of appropriate existing and proposed storm and sanitary sewer systems, water mains and systems and their respective plans and profiles; and
(6) Copies of any proposed protective covenant or deed restriction.
(Ord. 421. Passed 6-1-82.)
(a) Purpose. This section is intended to implement the preliminary plat as approved by Council.
(b) Procedure. The final plat shall conform substantially to the approved preliminary plat and shall conform to the provisions of the Subdivision Control Act and these Subdivision Regulations. The final plat procedure is as follows:
(1) Proprietor's application. After having received the final plat approval of the County Drain Commissioner, the County Road Commission and the County Health Department, if necessary, the proprietor shall file a written application for approval of the final plat with the City Clerk at least twenty days prior to a regular Council meeting. With the application, the proprietor shall submit five true copies of the final plat, one copy of the final plat on Mylar, one copy of the final engineering plans shown on Mylar and two copies of landscaping plans, if any, for street trees, street islands and boulevards.
(2) Review and approval.
A. The Clerk shall promptly notify Council of the application for final plat approval.
B. The City Manager shall review or cause to be reviewed the plat and accompanying engineering plans to determine their conformity to engineering specifications and improvement plans proposed in the preliminary plat.
C. Council shall review the final plat at its next regular meeting or within twenty days of the filing of the application for final approval. Based upon its review and that of the Manager, Council shall determine the plat's conformance or nonconformance to the provisions of the Subdivision Control Act, these Subdivision Regulations and the preliminary plat as it was approved. If the final plat is in conformity with the preliminary plat as approved, and meets the legal requirements of these Subdivision Regulations and such Act, Council shall approve the final plat. If approved, the Clerk shall sign all copies of the final plat for Council. The subdivider shall then follow the procedures set forth in Sections 168 through 172 of such Act. If rejected, the Clerk shall notify the proprietor in writing of its action and reasons for disapproval and shall return the plat to the proprietor.
(Ord. 421. Passed 6-1-82.)
(a) Form. A final plat shall be prepared in accordance with the Subdivision Control Act and applicable rules, regulations and guidelines established pursuant to such Act.
(b) Final Engineering Plans. Final engineering plans, profiles, cross sections and specifications for improvements required to be installed by these Subdivision Regulations, including landscaping plans, shall meet the specifications established by the City Engineer and/or the specifications of the respective approving authorities as required by law. Such final engineering plans shall accompany the final plat. When construction has been completed at the time of filing of the final plat, one complete copy of as-built engineering plans on reproducible paper or Mylar of each required public improvement shall be filed with the City Clerk with the final plat application.
(c) Proof of Ownership. The proprietor shall submit proof of ownership of the land included in the final plat in the form of an abstract of title, certified to the date of the proprietor's certificate, or a policy of title insurance currently in force.
(Ord. 421. Passed 6-1-82.)
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