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§ 151.22 PRE-PRELIMINARY PLAT.
      (A)   The procedure for the preparation and review of a preliminary plat requires tentative and final approval as follows.
      (1)   Filing.
         (a)   Ten copies of a valid and complete preliminary plat of the proposed subdivision, together with written application in triplicate and any other information required to be submitted under the Subdivision Act, M.C.L.A. §§ 560.101 to 560.293 shall be filed with the Clerk.
         (b)   Submittal with 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 pre-preliminary plat within 60 days after the date of filing unless the proprietor agrees to an extension of time in writing.
   (B)    Identification and description. The pre-preliminary plat shall include the following:
      (1)   Proposed name of subdivision;
      (2)   Location by section, town and range or by other legal description;
      (3)   Names and addresses of the proprietor, owner 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: one inch equals 100 feet as minimum acceptable scale;
      (5)   Date; and
      (6)   Northpoint.
   (C)   Existing conditions. 
      (1)   The pre-preliminary plat shall include:
         (a)   An overall area map at a scale of not less than one inch equals 2,000 feet showing the relationship of the subdivision to its surroundings such as section lines and/or major streets or collector streets;
         (b)   Boundary line of proposed subdivision, section or corporation lines within or adjacent to the tract and overall property dimensions;
         (c)   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;
         (d)   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;
         (e)   Location of existing sewers, water mains, storm drains and other underground facilities within or adjacent to the tract being proposed for subdivision; and
         (f)   Topography to be based on U.S.G.S. datum and topographical survey maps at a minimum scale of one inch equals 100 feet showing existing grades of the land on a two-foot contour intervals shown prior to any land changes and to include any proposed finished final grades. (This requirement may be waived only with prior consent of the Planning Commission based on existing grades and the development plan).
      (2)   The school board or school superintendent of the school district having jurisdiction in the area concerned shall be informed and made aware of the proposed pre-preliminary plat by the proprietor. A letter or document from the school board or school superintendent indicating awareness of the proprietor’s intentions shall be submitted to the Planning Commission as part of the pre-preliminary plat.
   (D)   Proposed conditions. The pre-preliminary plat shall include the following:
      (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 public 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 “executed” on the pre-preliminary plat. If the proprietor has an interest or owns any parcel as “excepted”, the pre-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 pre-preliminary plat;
      (5)   An indication of system proposed for sewage by a method approved by the City Council and the City Engineer;
      (6)   An indication of system proposed for water supply by a method approved by the City Council and the City Engineer;
      (7)   An indication of storm drainage proposed by a method approved by the City Council and the City Engineer and, if involving county drains, the proposed drainage shall be acceptable to the County Drain Commissioner; and
      (8)   In a case where the proprietor wishes to subdivide a given area, but wishes to begin with only a portion of the total area, but wishes to begin with only a portion of the total area, the pre-preliminary plat shall include the proposed general layout for the entire area. The part which is proposed to be subdivided 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.
   (E)   Pre-preliminary plat review by Planning Commission.
      (1)   The Clerk shall receive and check for completeness the pre-preliminary plat, as required under this section, if complete and basically in conformance with applicable municipal requirements. The Clerk shall place the proposal in the agenda of the next regular Commission meeting.
      (2)   The Clerk shall transmit a copy of the pre-preliminary plat to the City Engineer and the City Planner for their technical review and recommendations.
      (3)   The Commission shall review all details of the proposed subdivision within the framework of Ch. 150, within the various elements of the Master Plan and within the standards of this subchapter.
      (5)   The Commission shall approve conditionally, disapprove or approve the pre-preliminary plat.
      (6)   Should the approval be a conditional approval and therefore tentative, the pre-preliminary plat shall not be forwarded to the City Council until said conditions have been satisfied by the proprietor.
      (7)   Should the Commission disapprove the pre-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.
      (8)   Should the Commission find that all conditions have been satisfactorily met, it may give approval to the pre-preliminary plat. The Chairperson shall make a notation to that effect on each copy of the pre-preliminary plat and distribute copies of same as follows:
         (a)   Return one copy to the proprietor;
         (b)   Retain one copy which shall become a matter of permanent record in the Commission files;
         (c)   Forward one copy to the school board or school superintendent of the school district having jurisdiction in the area concerned; and
         (d)   Forward the remaining copies to the City Council via the Clerk’s office with recommendation for approval.
   (F)   Pre-preliminary plat review by City Council.
      (1)   The City Council will not review a pre-preliminary plat until it has received the review and recommendations of the Commission. Following the receipt of such recommendations, the City Council shall consider the pre-preliminary plat at such meeting that the matter is placed on the regularly scheduled agenda. The City Council shall take action on the pre-preliminary plat within 90 days of the date of filing, as defined herein.
      (2)   Should the City Council approve the pre-preliminary plat, it shall be deemed to confer upon the proprietor the right to proceed with the preparation of a preliminary plat.
      (3)   Approval of the pre-preliminary plat shall not constitute approval of the preliminary plat. It shall be deemed as approval of the layout submitted on the pre-preliminary plat as a guide to the preparation of a preliminary plat.
      (4)   The approval of the City Council shall be effective for a period of 12 months. Should the preliminary plat, in whole or in part, not be submitted within this time limit, a pre-preliminary plat must again be submitted to the Commission for approval.
      (5)   No installation or construction of any improvements shall be made at this time.
(1979 Code, § 5.282) (Ord. 45, passed 6-6-1972; Ord. 156, passed 3-18-2003)
§ 151.23 PRELIMINARY PLAT.
   (A)   Procedure. The procedure for the preparation and review of a preliminary plat requires tentative and final approval as follows.
      (1)   Ten copies of a valid and complete preliminary plat of the proposed subdivision, together with written application in triplicate and any other information required to be submitted under the Subdivision Act, M.C.L.A. §§ 560.101 to 560.293 shall be filed with the Clerk.
      (2)   The preliminary plat shall conform substantially to the pre-preliminary plat as approved, and it may constitute only that portion of the approved pre-preliminary plat which the proprietor proposed to record and develop at the time; provided, however, that such portion conforms to this subchapter.
      (3)   The Clerk shall check the proposed plat for completeness. Should any of the data required in the Subdivision Act, M.C.L.A. §§ 560.101 to 560.293 or § 151.22 be omitted, the Clerk shall be directed to inform the proprietor of the data required, that the application will be delayed until the required data is received.
      (4)   The Clerk shall transmit a copy of the valid and complete preliminary plat to the City Engineer and City Planner for their technical review and recommendations.
   (B)   Planning Commission review; tentative approval.
      (1)   The Clerk shall place the preliminary plat on the agenda of the next regular Planning Commission meeting.
      (2)   It shall be the duty of the Clerk to send a notice by registered or certified mail to the owners of land immediately adjoining the property to be platted of the presentment of the preliminary plat and the time and place of the meeting of the Commission to consider said preliminary plat. Said notice shall be sent not less than five days before the date fixed therefor.
      (3)   The preliminary plat shall be reviewed by the City Engineer as to compliance with the approved pre-preliminary plat and plans for utilities and other improvements.
      (4)   The City Engineer shall notify the Commission of his or her recommendation for either approval or rejection of the preliminary plat.
      (5)   The preliminary plat documents shall be reviewed by the Commission as to compliance with the approved pre-preliminary plat.
      (6)   Should the Commission find that the preliminary plat is in close agreement with the pre-preliminary plat, it shall approve same and notify the City Council of this action in its official minutes and forward the same, together with all accompanying data, to the City Council for its review.
      (7)   Should the Commission find that the preliminary plat does not conform substantially to the previously approved pre-preliminary plat and that it is not acceptable, it shall record the reason in their official minutes and forward same together with all accompanying data to the City Council and recommend that the City Council disapprove the preliminary plat until the objections causing disapproval have been changed to meet with the approval of the Commission.
   (C)   City Council; tentative approval.
      (1)   The City Council will not review a preliminary plat until it has received the review and recommendations of the Commission. Following the receipt of such recommendations, the City Council shall consider the preliminary plat at such meeting that the matter is placed on the regularly scheduled agenda. The City Council shall take action on the preliminary plat within approximately 60 days of the date of initial filing of the plat with the Clerk.
      (2)   Should the City Council tentatively approve the preliminary plat, it shall record its approval on the plat and return one copy to the proprietor.
      (3)   Tentative approval shall not constitute final approval of the preliminary plat.
      (4)   Tentative approval of the City Council shall be effective for a period of 12 months. Should the preliminary plat in whole or in part not be submitted for final approval within this time, the preliminary plat must again be submitted to the Commission and City Council for approval unless an extension is applied for by the proprietor and such request is granted in writing by the City Council.
   (D)   Preliminary plat review by City Council; final approval.
      (1)   The proprietor shall file a valid preliminary plat with the Clerk together with a certified list of all authorities required for approval in the Subdivision Act, M.C.L.A. §§ 560.112 to 560.119. The proprietor shall also provide approved copies of plats from each of the required authorities.
      (2)   The City Council shall take action on the preliminary plat within approximately 60 days of the submission of all necessary approved plats.
      (3)   If the preliminary plat conforms substantially to the plat tentatively approved by the City Council and meets all conditions laid down for tentative approval, the City Council shall give final approval to the preliminary plat.
      (4)   The Clerk shall promptly notify the proprietor of approval or rejection in writing; if rejected, reasons shall be given.
      (5)   (a)   Final approval shall be effective for a period of 12 months from the date of final approval.
         (b)   The 12-month period may be extended if applied for by the proprietor and granted by the City Council in writing. Approval by the City Council of a final plan shall confer upon the applicant the right to a building permit for a period of 12 months from and after approval.
         (c)   Upon receipt of a building permit, reasonable construction shall be commenced within twelve months and be reasonably continued thereafter or the project plan and the building permit shall be declared invalid unless the applicant requests and obtains a new approval (renewal) from the City Council and Building Inspector.
         (d)   Prior to the City Council and Building Inspector allowing a renewal, the Planning Commission shall apply as its standards in determining to recommend renewal, the city’s then currently existing standards and requirements for approval.
      (6)   No installation or construction of any improvements shall be made before the preliminary plat has received final approval of the City Council, engineering plans have been approved by the City Engineer and any deposits required under §§ 151.55 through 151.58 have been received by the city.
(1979 Code, § 5.283) (Ord. 45, passed 6-6-1972; Ord. 156, passed 3-18-2003)
DESIGN AND LAYOUT STANDARDS
§ 151.35 STANDARDS.
   The subdivision layout standards set forth under this section are development guides for the assistance of the proprietor. All final plans must be reviewed and approved by the City Council.
(1979 Code)
§ 151.36 STREETS.
   (A)   Minimum requirements. Streets shall conform to at least all minimum requirements of the general specifications and typical cross-sections as set forth in this subchapter and other conditions set forth by the City Council. All streets and their contents shall be constructed to standards identified and defined by the city and shall require formal approval of the City Engineer at appropriate times during construction as selected by the City Engineer and also upon completion of the street construction and installation of its contents. All streets must be located within the designated street right-of-way.
   (B)   Location and arrangements.
      (1)   The proposed subdivision shall conform to the various elements of the Master Plan and shall be considered in relation to the existing and planned major thoroughfares and collector streets and such part shall be platted in the location and width indicated on such plan.
      (2)   The street layout shall provide for continuation of collector streets in the adjoining subdivisions or of the proper projection of streets when adjoining property is not subdivided.
      (3)   The street layout shall include minor streets so laid out that their use by through traffic shall be discouraged.
      (4)   Should a proposed subdivision border on or contain an existing or proposed major thoroughfare, the Commission may require marginal access streets, reverse frontage or such other treatment as may be necessary for adequate protection of residential properties and to afford separation and reduction of traffic hazzards.
      (5)   Should a proposed subdivision border on or contain a railroad, expressway or other limited access highway right-of-way the Commission may require the location of a street approximately parallel to and on each side of such right-of-way, at a distance suitable for the development of an appropriate use of the intervening land such as for parks in residential districts. Such distances shall be determined with due consideration of the minimum distance required for approach grades to future grade separation.
      (6)   Half streets shall be prohibited, except where absolutely essential to the reasonable development of the subdivision in conformity with the other requirements of these regulations and where the Commission finds it will be practicable to require the dedication of the other half when the adjoining property is developed. Wherever there exists, adjacent to the tract to be subdivided, a dedicated or platted and recorded half street, the other half shall be platted.
   (C)   Right-of-way widths.
      (1)   Street right-of-way widths shall conform to at least the following minimum requirements.
Street Type
Right-of-Way Widths
Street Type
Right-of-Way Widths
Collector streets
80 ft.
Cul-de-sac streets; turn-arounds; industrial
75 ft. radius
Cul-de-sac streets; turn-arounds; residential and others
60 ft. radius
Industrial service streets
80 ft.
Major thoroughfare
100 ft.
Marginal access streets
34 ft.
Minor, single-family residential streets
60 ft.
Multiple-family residential streets; where platted
60 ft.
Turn-around loop streets
120 ft.
 
      (2)   Maximum length for residential cul-de-sac streets shall generally be 500 feet. Maximum length for industrial and other cul-de-sac streets may exceed 500 feet subject to the approval of the Commission.
   (D)   Street grades. For adequate drainage, the minimum street grade shall not be less than 0.5%. The maximum street grade shall be 6% except that the Commission may make an exception to this standard on the recommendation of the Engineer.
   (E)   Street geometries. Standards for maximum and minimum street grades, vertical and horizontal street curves and sight distances shall be established by ordinance or published rules of the City Council and shall in no case be less restrictive than the standards of the County Road Commission.
   (F)   Street intersections. Streets shall be laid out so as to intersect as nearly as possible to 90 degrees. Curved streets, intersecting with major thoroughfares and collector thoroughfares shall do so with a tangent section of centerline 50 feet in length, measured from the right-of-way line of the major or collector thoroughfare.
   (G)   Grading and centerline gradients. Per plans and profiles approved by the City Engineer.
   (H)   Street jogs. Street jogs with centerline offsets of less than 125 feet shall be avoided.
   (I)   Street parking. Street parking shall be allowed in areas designated specifically to accommodate vehicle parking and approved by the City Council during the site plan review and approval. All public and private streets shall be constructed to accommodate vehicle parking on at least one side, as shown on the site plan and approved by City Council.
   (J)   Street maintenance. 
      (1)   All private streets and their contents which have not been conveyed and/or dedicated to the public shall be responsibly and timely maintained by their ownership. The streets and contents shall be kept in good repair. Accumulations of snow, ice and standing water shall be promptly removed. Appropriate actions shall be taken by the property owners to minimize safety hazards to vehicles and pedestrians.
      (2)   The master deed or subdivision covenants and restrictions shall contain adequate mechanisms to ensure that streets and sidewalks shall be properly maintained. Such provisions within the final master deed, restrictions and/or covenants shall be reviewed and approved by the City Engineer and City Attorney.
(1979 Code, § 5.291) (Ord. 45, passed 6-6-1972; Ord. 156, passed 3-18-2003)
§ 151.37 BLOCKS.
   Blocks within subdivisions shall conform to the following standards.
   (A)   Sizes.
      (1)   Maximum length for blocks shall not exceed 1,400 feet in length, except where, in the opinion of the Commission, conditions may justify a greater distance.
      (2)   Widths of blocks shall be determined by the conditions of the layout and shall be suited to the intended layout.
   (B)   Public walkways.
      (1)   Location of public walkways or crosswalks may be required by the Commission to obtain satisfactory pedestrian access to public or private facilities such as, but not limited, to schools and parks.
      (2)   Widths of public walkways shall be at least 12 feet and shall be in the nature of an easement for this purpose.
      (3)   Sidewalks shall be constructed by the developer in compliance with city standards and located within public rights-of-way along existing public roadways on the side or sides of the roadway abutting the development. If sufficient land is unavailable within the then existing public right-of-way, the developer shall transfer sufficient land from the project to the public right-of-way to permit sidewalks to be constructed. These sidewalks shall be dedicated to public use. Maintenance and clearing of any sidewalk associated with the project which has been dedicated to public use shall be as for other public sidewalks within the city.
   (C)   Easements.
      (1)   Location of utility line easements shall be provided along the rear or side lot lines as necessary for utility lines. Easements shall give access to every lot, park or public grounds. Such easements shall be a total of not less than 12 feet wide, six feet from each parcel.
      (2)   Recommendations on the proposed layout of telephone and electric company easements should be sought from all of the utility companies serving the area. It shall be the responsibility of the proprietor to submit copies of the preliminary plat to all appropriate public utility agencies.
      (3)   Easements three feet in width shall be provided where needed along side lot lines so as to provide for street light dropouts. Prior to the approval of the final plat for a proposed subdivision, a statement shall be obtained from the appropriate public utility indicating that easements have been provided along specific lots. A notation shall be made on the final plat indicating: “The side lot lines between lots (indicating lot numbers) are subject to street light dropout rights granted to the (name of utility company)”.
(1979 Code, § 5.292) (Ord. 45, passed 6-6-1972; Ord. 156, passed 3-18-2003)
§ 151.38 LOTS.
   Lots within subdivisions shall conform to the following standards.
   (A)   Sizes and shapes.
      (1)   The lot size, width, depth and shape in any subdivision proposed for residential uses shall be appropriate for the location and the type of development contemplated.
      (2)   Lot areas and widths shall conform to at least the minimum requirements of Ch. 150 for the district in which the subdivision is proposed.
      (3)   Building setback lines shall conform to at least the minimum requirements of Ch. 150.
      (4)   Corner lots in a residential subdivision shall be platted at least ten feet wider than the minimum width permitted by Ch. 150.
      (5)   Excessive lot depth in relation to width shall be avoided. A depth-to-width ratio of three to one shall normally be considered a maximum.
      (6)   Lots intended for purposes other than residential use shall be specifically designated for such purposes and shall have adequate provision for off-street parking, setbacks and other requirements in accordance with Ch. 150.
   (B)   Arrangement.
      (1)   Every lot shall front or abut on a street.
      (2)   Side lot lines shall be at right angles or radial to the street lines.
      (3)   Residential lots abutting major thoroughfares or collector streets, where marginal access streets are not desirable or possible to attain, shall be platted with reverse frontage lots or with side lot lines parallel to the major traffic streets or shall be platted with extra depth to permit generous distances between building and such traffic-way.
      (4)   Lots shall have a front-to-front relationship across all streets where possible.
      (5)   Where lots border upon bodies of water, the front yard may be designated as the waterfront side of such lot provided the lot has sufficient depth to provide adequate setback on the street side to maintain a setback for all structures equal to the front setback on the street side as well as on the waterfront side.
(1979 Code, § 5.293) (Ord. 45, passed 6-6-1972; Ord. 156, passed 3-18-2003)
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