(A) Submission requirements. For approval of a preliminary plat, the proprietor shall submit 10 copies of the proposed preliminary plat, along with an application for plat approval as provided for by the township, along with all supporting materials, to the administrative official. An application fee as listed in the township’s schedule of fees must be submitted along with the application. The proposed preliminary plat shall be prepared by a land surveyor, and shall show at least the following:
(1) A scale of not greater than 1 inch equals 200 feet, a north arrow, and a general vicinity map at a scale of 1 inch to 1,000 feet, with the appropriate orientation to the proposed development, showing section and quarter section lines, and any general features located in the vicinity of the proposed development.
(2) The topography of the area proposed to be developed, with not more than 4-foot contour intervals.
(3) The location and layout of all streets, intended street names, the width and dimension of all street rights-of-way, and whether such streets are intended to be dedicated public streets or maintained as private streets.
(4) The layout of all proposed lots, including the shape and dimensions of same.
(5) The location of all man-made and natural features on and within 100 feet of the proposed plat, including but not limited to, topography, property lines of adjacent parcels, fence lines, curb cuts, streets, and any other especially significant features, such as bodies of water and watercourses.
(6) The location of all proposed and the nearest existing public water mains, sanitary sewers and storm water sewers, and indicating whether the proposed plat will be served by public or private water and/or sewer facilities.
(7) The general location and size of any flood plain and wetlands within or adjacent to the proposed plat.
(8) The location of storm water drainage features, with arrows depicting the direction of flow, and indicating in general the methods proposed for storm water disposal.
(9) The minimum required and proposed building setback lines on all lots, indicating the distances from all adjacent street rights-of-way.
(10) General site data, including the total acreage of the proposed plat, and the planning and zoning classifications of the subject property, pursuant to such land use plan and zoning ordinance as may be in effect at the time the proposed preliminary plat is submitted for tentative approval.
(11) A title block that includes the following information:
(a) The name of the proposed plat.
(b) The name, address and telephone number of each of the following: the applicant, the owner of the subject property, the applicant's land surveyor, and the applicant's engineer (where applicable).
(c) The location and position of the proposed plat, and an appropriate legal description of the subject property.
(d) The date the proposed preliminary plat was prepared.
(e) The seal of the surveyor who prepared the proposed preliminary plat.
(12) If the applicant or owner of the subject property also owns or has a legal interest in the acquisition of adjoining land that may be developed in the future as a plat, the applicant shall also submit a tentative conceptual plan, showing the feasibility of the development of such adjoining land in relation to the proposed development of the subject property.
(B) Review procedure. Upon receiving a complete application for a preliminary plat submitted for tentative approval, the administrative official shall submit the same to the Planning Commission for review and approval consideration. The preliminary plat review shall be conducted at a meeting in which there is a public hearing scheduled to receive public comments on the proposed plat. The review by the Planning Commission shall be conducted within 30 days, at which time a recommendation shall be forwarded to the Board. The Board shall review and either tentatively approve or reject the plat within 90 days after it was submitted to the administrative official.
(C) Standards for approval. After receiving the recommendation of the Planning Commission, the Board shall either tentatively approve and note its approval on the copy of the preliminary plat; or tentatively approve it, subject to conditions and note its approval and conditions on a copy of the preliminary plat; or reject the preliminary plat and set forth in writing its reasons for same; based on compliance with all applicable laws, regulations and ordinances, including the following standards:
(1) Streets.
(a) The proposed plat is in compliance with a street plan adopted by the township, if any.
(b) The arrangement of streets shall provide for a continuation of existing streets from adjoining areas into the new subdivision. Where adjoining areas are not subdivided, the arrangement of streets in the proposed subdivision shall be extended to the boundary line of the tract to make provision for the future projection of streets into adjoining areas; provided, however, that minor streets within the subdivision shall be so laid out that their use by through traffic will be discouraged.
(c) Where the proposed subdivision abuts or contains a county primary road or major thoroughfare, as designated by the County Road Commission or a county or township master plan, the Board may require marginal access streets approximately parallel to the right-of-way of the primary road or major thoroughfare, and may require such other treatment as is deemed necessary for the adequate protection of residential properties, and to afford separation of through and local traffic.
(d) Private streets within the plat may be permitted by the Board if new private streets are otherwise allowed in the township pursuant to applicable ordinances, and if the Board finds that the proposed private streets within the plat will not adversely affect public health, safety or welfare.
(e) Streets shall intersect at 90 degrees, or as closely thereto as feasible, and in no case less than 80 degrees. All public streets shall be constructed in accordance with the specifications of the County Road Commission and the Michigan State Highway Department.
(f) The maximum length allowed for residential blocks shall be 1,000 feet.
(g) A subdivision or extension of an existing subdivision creating a total of 50 or more lots shall be developed so as to provide 2 or more access streets.
(h) The street design standards in this subchapter are intended as minimum standards applicable to all public streets and permitted private streets within a plat. All public streets shall also be subject to and comply with such greater design standards applicable to streets in plats as may be adopted by the County Road Commission or the State Highway Department.
(i) Lots shall have such minimum width and area as required by the Zoning Ordinance for the applicable zoning district.
(j) Corner lots generally shall have sufficient extra width to permit appropriate building setback from both streets.
(k) Outlots shall be of a size, extent, and location that will not impair the intent of the Land Division Act or any applicable ordinance regulations for land development.
(2) General provisions.
(a) Privately-held reserve strips controlling access to streets shall be prohibited.
(b) Existing natural features that add value to residential development or that enhance the attractiveness of the community (such as streams, water courses, historic spots and similar irreplaceable assets) shall be preserved insofar as possible in the design of the subdivision.
(c) Lands subject to flooding or otherwise determined by the Board to be uninhabitable shall not be platted for residential, commercial or industrial development purposes. Such lands may be set aside for other purposes, such as parks and/or open space, within a subdivision.
(D) Effect and duration of tentative approval of preliminary plat. Tentative approval of a preliminary plat confers approval of the lot sizes, lot orientation, and street layout, and application of the then-current plat regulations, to facilitate preparation and submission of a preliminary plat plan for final approval, as provided in § 151.26. Tentative approval of a preliminary plat shall be valid for 1 year, subject to extension at the discretion of the Board upon request of the applicant prior to expiration of the 1-year period.
(Ord. 175, passed 11-10-2008) Penalty, see § 151.99