A. Procedure. The subdivider shall submit to the City Clerk not less than 30 copies of the preliminary plat and location map, together with a written application in triplicate and other data required by the subdivision regulations.
B. Submittal. The following shall be shown on the preliminary plat or submitted with it:
1. Statement of intended use of the proposed plat, such as residential single family, two family and multiple housing, commercial, industrial, recreational or agricultural;
2. Proposed sites, if any, for multi family dwellings, shopping centers, churches, industry and other nonpublic uses exclusive of single family dwellings;
3. Any sites proposed for parks, playgrounds, schools or other public uses.
C. Fees. Fees, as required in accordance with this ordinance, for checking and reviewing the proposed plat are to be deposited with the City Treasurer when the application is submitted.
D. Preliminary plat. The preliminary plat, with a topographical map superimposed at the same scale, shall contain the following information and shall be drawn up and submitted in the following manner:
1. Scale of map. (Minimum scale: 1" = 100');
2. Name of and acreage contained within the proposed subdivision;
3. Name, address and phone number of subdivider, proprietor, owner, engineer, land surveyor, designer or planner who prepared the preliminary plat;
4. Location of the subdivision, giving the numbers of section, town and range and the name of the city and county;
5. Date for preparation, scale and north point;
6. Lots and outlots shall be shown as follows:
(a) All lots to be numbered consecutively;
(b) Total number of lots to be shown;
(c) All outlots to be lettered alphabetically;
(d) Total number of outlots to be shown;
(e) The length of each lot line;
(f) Width of each lot;
(g) Building setback lines;
(h) Width and location of any known existing easement;
7. Existing elevations around the perimeter of the property to be subdivided to a point 250 feet outside the perimeter. The elevations shall be given at all points or locations where property lines change course or at intervals of not more than 100 feet. Contour lines shall be shown at one foot intervals except where the topography is such that the interval should be increased for clarity, in which case contours shall be shown at two foot or five foot intervals as determined by the City Engineer;
8. Proposed street layout shall be shown indicating:
(a) Width of the right-of-way;
(b) Proposed connections with existing or future streets;
(c) Width and location of public walkways;
(d) Rights-of-way and easements, showing location, width and purpose;
9. Designation of any land proposed to be acquired, reserved or dedicated for public use and/or the use of property owners in the subdivision;
10. All land within the boundaries of the plat shall be shown thereon in such a manner that title to the area may be clearly established as to whether dedicated to public use or reserved to private use;
11. The exterior boundaries of the subdivision shall include and correctly show the area within the existing right-of-way of any abutting street, county road or state trunk line highway, if such area has not previously been dedicated to public use and if it is the proprietor’s land;
12. When any part of this land lies within or abuts a floodplain area, the plat shall include the following:
(a) The floodplain, as established by ordinance of the City of Sterling Heights, shall be shown within a contour line;
(b) The floodplain area shall be clearly labeled on the plat.
E. [Area development plan.] The area development plan shall be combined with the location map and shall indicate how the remaining tract or tracts can be developed in relation to the initial subdivision to be platted and further contain the following information:
1. General street patterns;
2. Location of schools and recreation areas;
3. Proposed general layout for entire area.
F. Location map. The location map shall contain the following information and be drawn in the following manner:
1. The area included in the location map shall extend at least 300 feet beyond the perimeter of the proposed subdivision and shall show how this area may be or has been developed and/or subdivided. (Minimum scale of map: 1" = 200');
2. Title and location of proposed subdivision;
3. Name and address of subdivider and owners of record;
4. North point, scale and date;
5. Boundary lines of proposed subdivision, section or corporation lines within or adjacent to the tract;
6. Location of the following:
(a) Existing subdivisions, assessors’ plats, supervisors’ plats or adjoining proposed subdivisions, together with their recorded liber and page;
(b) Platted location, widths and names of existing or prior streets and private streets;
7. Locations of streams, lakes, swamps and drainage features;
8. Names of owners of all unplatted adjoining properties as recorded on the tax records of the City of Sterling Heights;
9. Location of existing drains or high tension electrical lines in and around the proposed subdivision;
10. The names of abutting subdivisions.
G. Review of preliminary plat (step 1).
1. Upon being furnished with all the required information and data, the preliminary plat and location map shall be referred to the appropriate city departments, local school districts and any other governmental board, agency or authority the city deems has an interest or concern in the plat for their review and recommendations.
2. Following review of the preliminary plat by the above it shall be forwarded to the Planning Commission with written comments and recommendations by the reviewing party.
H. Review of preliminary plat (step 2).
1. The City Planner shall review the proposed plat and location map for conformance with all ordinances, administrative rules and regulations and the Master Plan of the city.
2. The Planning Commission shall review the proposed plat with the City Planner, who shall prepare his or her recommendations with copies of all written comments received as required in section 3.03, subsection G, to be submitted to the Planning Commission at the time of the hearing.
I. Notice of hearing. The Planning Commission shall hold a hearing on the proposed plat and notice of said hearing shall be sent to the name and address shown on the plat by registered or certified mail; said notice shall inform of the time and place of the meeting of the Planning Commission which will consider the plat; said notice shall be sent not less than five days before the date fixed therefor. Similar notice shall be mailed to owners of land immediately adjoining the platted land, as their names appear on the tax records of the municipality or county. A notice of hearing and a location map shall be sent to Michigan Bell, Detroit Edison, Consumers Power Company and any other affected public utility company.
J. Tentative approval of preliminary plat-Planning Commission. Following the receipt and review of all comments and recommendations and following the hearing on the plat, the Planning Commission shall, if it finds that all conditions have been met, recommend tentative approval of the preliminary plat and record same on the plat and in its minutes or recommend disapproval of the proposed plat with reasons for such disapproval to be recorded in the minutes of the Planning Commission meeting and forward the same with a letter advising of the approval or disapproval and the reasons therefor to the City Council and the subdivider. The Planning Commission shall forward its recommendations to the City Council within 70 days after submittal of the application to the City Clerk.
K. Tentative approval of preliminary plat-City Council. The City Council, within 90 days from the date of filing of application, shall tentatively approve the proposed plat and date its approval on the plat which is to be returned to the developer or set forth in writing its reasons for rejection and requirements for tentative approval. The 90 day period may be extended if the applicant consents.
L. Conditions and duration of tentative approval. Tentative approval of the preliminary plat shall confer upon the proprietor for a period of one year from date approval of lot sizes, lot orientation and street layout. Such tentative approval may be extended if applied for by the proprietor and granted by the City Council.