The procedure, under this stage 1, for preparation and submittal of a preliminary plat of the land area to be subdivided shall be as follows:
(A) Identification and description. The preliminary plat (stage 1) shall include:
(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/her ownership interest in the land.
(4) Scale of plat, 1 inch = 100 feet as minimum acceptable scale.
(5) Date, northpoint.
(B) Preparation. The preliminary plat (stage 1) should be drawn to scale and show the arrangement of lots, blocks, and streets. Dimensions of all lots shall be shown, but may be approximated. It is the intent of this chapter that preliminary plat (stage 1) need not be done in precisely engineered plans but be only in sufficient detail to permit planning review. At this stage, the proprietor should expect that the Planning Commission may require major alterations to be made in the plat if it is found necessary. It is not necessary that the preliminary plat (stage 1) be prepared by and sealed by a surveyor; provided, however, that the outside dimensions of the plat shall be based upon an accurate boundary survey prepared by a surveyor or detailed by existing available information from previous surveys acceptable by the Planning Commission.
(C) Existing conditions. The preliminary plat (stage 1) shall include:
(1) An overall area map at a scale of not less than 1" = 1,000€ showing the relationship of the subdivision to its surroundings within one-half mile such as section lines or major streets or collector streets shall be provided.
(2) Boundary line of proposed subdivision, section or corporation lines within or adjacent to the tract and overall property dimensions.
(3) Property lines and owner's names 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.
(4) Location, widths and names of existing or prior platted streets and private streets and private or public easements within, on or adjacent to the tract being proposed for subdivision, including those located across abutting roads.
(5) Location of existing sewers, water mains, storm drains and other underground facilities within or adjacent to the tract being proposed for subdivision.
(6) Topography drawn as contours with an interval of two feet. Topography to be based on U.S.G.S. datum.
(D) Proposed conditions. The preliminary plat (stage 1) shall include:
(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 approximate 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 “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 layout of the proposed preliminary plat.
(5) An indication of the system proposed for sewage by a method approved by the Director of Public Works.
(6) An indication of system proposed for water supply by a method approved by the Director of Public Works.
(7) An indication of storm drainage proposed by a method approved by the Director of Public Works and, if involving county drains, the proposed method of drainage shall be acceptable to the County Drain Commissioner.
(8) 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 layout 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.
(E) Filing and review.
(1) Ten copies of the preliminary plat (stage 1) of the proposed subdivision together with written application in triplicate, shall be submitted to the Secretary of the Planning Commission. Application forms are available from the secretary of the Planning Commission.
(2) Submittal with the Secretary shall be at least 21 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 of this chapter be omitted, the secretary shall notify the proprietor of the additional data required and Commission action delayed until the required data is received. The Commission shall act on the preliminary plat (stage 1) within 30 days after the date of filing unless the proprietor agrees to an extension of time in writing.
(3) The Secretary shall transmit a copy of the preliminary plat to the Director of Public Works and the Municipal Planner for their technical review and recommendation and transmit a copy to the school board having jurisdiction in the area where the plat is located for informational purposes.
(4) The Commission shall review all details of the proposed subdivision within the framework of the Zoning Ordinances within the various elements of the Master Plan and within the standards of this Subdivision Regulations Ordinance.
(5) The Commission shall approve conditionally, disapprove, or approve the preliminary plat.
(a) Should the approval be conditional approval, the Commission shall record the reasons in the minutes of the regular meeting and said conditions shall be satisfied by the proprietor within a time set by the Commission or the plat shall be rejected.
(b) Should the Commission disapprove the preliminary plat, it should record the reasons in the minutes of the regular meeting.
(c) Should the Commission find that all conditions have been satisfactorily met, it may give approval to the preliminary plat and distribute copies of same as follows:
1. Return one copy to the proprietor;
2. Retain one copy which shall become a matter of permanent record in the Commission files;
3. Forward one copy to the school board having jurisdiction in the area concerned; and
4. File the remaining copies with the City Clerk's office.
(F) Action of Commission. The action of the Commission shall become the action of the governing body unless the governing body shall decide upon a hearing or unless, within ten days after the approval or rejection of the preliminary plat, the proprietor shall file with the City Clerk a written request for hearing before the governing body.
(G) Hearing; rejection or approval. Such hearing, if requested, shall be held by the governing body at its next regular meeting occurring not less than ten days after filing of said request. Following said hearing, the governing body shall approve or reject the preliminary plat in accordance with § 112 of the Subdivision Control Act of 1967, being M.C.L.A. § 560.112.
(H) Duration of approval. Approval of the preliminary plat (stage 1) shall be effective for a period of nine months. Should a preliminary plat (stage 2) not be submitted for tentative approval within this time limit, the preliminary plat (stage 1) must again be submitted for approval unless an extension is applied for by the proprietor and such request is granted in writing by the Planning Commission or governing body; whichever body gave approval to the preliminary plat (stage 1).
(Ord. 492, passed 3-17-75)