Chesterfield Charter Township, MI Preliminary Plat Tentative Approval

Prior to filing a preliminary plat, the applicant shall submit certificates of survey showing the area of land to be platted and any residual parcel. The township assessor shall review the submission for compliance with the township land division ordinance.

The proprietor shall submit seven copies of the preliminary plat to the county plat coordinating committee (PCC) for review, and obtain the county's written comments before the filing of paragraph (c) below.

The proprietor shall submit 15 copies of the preliminary plat, PCC comments, and other data concerning the proposed subdivision, together with a copy of proof of ownership, to the township clerk at least 12 days before the meeting date of the planning commission. The clerk shall forward such data to the planning commission secretary and shall request that the preliminary plat be placed on the next agenda of the planning commission.

The school district having jurisdiction in the area concerned shall be informed and made aware of the proposed preliminary plat by the proprietor. The proprietor shall submit evidence that a copy of the preliminary plat has been delivered to the appropriate school district for its information.

(e)

In cases where the property proposed for platting was previously platted, proof of subdivision vacation must be submitted. No plat shall be given tentative approval until such existing plat is vacated.

(f)

The preliminary plat shall be prepared in accordance with sections 111 and 112 of the State of Michigan State Land Division Act and in accordance with the requirements of this chapter. The planning commission shall act on the preliminary plat within 60 days after the first meeting of the planning commission after the proposed preliminary plat has been deposited with the township clerk. Such first planning commission meeting date shall be considered the date of filing, subject to the conditions of section 58-26(b).

(g)

The township clerk shall determine that the proposed plat contains all information required in the State Land Division Act and this chapter. If the information is incomplete, the clerk shall inform the proprietor of the data required and direct that the application not be filed until the required data is received.

(h)

The proprietor shall deposit the sum required in article X, said deposit to be made at the time the preliminary plat is submitted to the clerk.

Sec. 58-23 Identification and description.

[Ord. No. 53, 8-17-1998]

Proposed name of subdivision.

Location by section, town and range, or by other legal description.

Names, addresses and phone numbers of: 1) the proprietor, 2) the owner (if other than the proprietor), and 3) the planner, landscape architect, designer, engineer or surveyor who designed the subdivision layout. The proprietor shall disclose the nature of his/her interest in the land.

Date, north point and scale of plat (one inch equals 100 feet shall be the minimum acceptable scale).

Sec. 58-24 Existing conditions.

[Ord. No. 53, 8-17-1998]

An area location map at a scale of not less than one inch equals 200 feet, showing the relationship of the subdivision to significant surroundings, i.e., section lines, major streets or collector streets.

Boundary line of proposed subdivision, section or township line within or adjacent to the tract and overall property dimensions.

Property lines of contiguous adjacent tracts of subdivided and unsubdivided land up to one-half mile are to be shown in relation to the tract being proposed for subdivision, including those located opposite abutting roads.

Location, width(s) and name(s) of existing or prior platted street, private street, public area and public easement within, or adjacent to, the tract being proposed for subdivision, including those located opposite 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 a statement describing how these improvements will be provided for the subdivision.

(f)

Drainage patterns shall be graphically displayed on an accompanying sketch and including the following information:

Lake location and river, stream or open drainageways (ditches) and the direction of flow.

The direction of surface drainage over the site.

Ridgeline or watershed boundary, if any, on or within one-half mile of the site.

(4)

Soil drainage characteristics shall be designated as:

Well drained, or

Subject to ponding, or

Susceptible to flooding.

(g)

Topography on N.G.V.D., with existing elevations shown as contours drawn at an interval of at least two feet in elevation and showing the limits of any floodplain, any water body, lake, river, stream, creek or drain, when such floodplain is within or adjacent to the proposed plat. The topographic map and slope gradient sketch shall include the area of the proposed subdivision, as well as an area at least 200 feet beyond it.

(h)

Soil types and characteristics, as made available by the United States Department of Agriculture, Soil Conservation Service, shall be sketched and submitted at the same scale as the subdivision site, indicating the suitability of the proposed site for the proposed development (see soil survey, Macomb County, Michigan, pp. 102-103).

(i)

Vegetation on the site shall be carefully inventoried and sketched as to type and location on a map at the same scale as the preliminary plat. In particular, existing trees of type and size shall be recorded, as well as the ground elevation at the base of each tree of significant size, or clusters of trees at the same base or average base elevation.

Sec. 58-25 Proposed conditions.

[Ord. No. 53, 8-17-1998]

A design concept sketch at one inch equals 100 feet shall be submitted with the plat that shows the features proposed for the development (i.e., lots, streets, drains, open space, parks, schools, etc.) related to the site's natural characteristics (drainage, topography, slope, soil types, vegetation, trees, etc.). The reason this scheme was chosen over others shall be noted.

An illustration showing the information indicated below shall be submitted as the preliminary plat drawing:

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, existing easements and public walkways. All street names shall be reviewed and approved by the fire department prior to final preliminary plat approval.

Layout, number and dimensions of lots, including building setback lines showing dimensions.

Indication of parcels of land intended to be dedicated or set aside for public use and/or for the use of property owners in the subdivision, in particular, a landscape easement and plan as required pursuant to section 58-56 of this chapter.

(4)

A tree inventory and preservation plan consistent with section 58-55 herein.

(5)

An indication of the status of the petitioners' 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 the layout of the proposed preliminary plat.

(6)

Statement of intended use of the proposed plat, such as residential, single-family, two-family, and multiple housing; commercial; industrial; recreational; or agricultural. Also, proposed sites, if any, for multifamily dwellings, shopping centers, churches, industry, and other non-public uses, exclusive of single-family dwellings. Also, any site proposed for parks, playgrounds, schools, or other public uses.

(7)

If the subdivision is proposed to be developed under the cluster or planned unit development, said subdivision shall meet the requirements of section 58-59 of this chapter.

Sec. 58-26 Review by planning commission.

[Ord. No. 53, 8-17-1998]

One copy each of the preliminary plat shall be transmitted to the township engineer and the township planner for their technical review and recommendation to the planning commission.

The township planner shall check the proposed plat for planning and site layout. Should any of the data required in section 58-23 through section 58-25 of this chapter be omitted, the township planner shall inform the planning commission of the data required, and that the application will not be considered properly filed until the required data is received.

Upon proper receipt of the proposed plat, the secretary shall place the preliminary plat on the next regular planning commission agenda at which meeting the proprietor will be scheduled to appear. The planning commission shall act on the preliminary plat as provided in section 58-22(e), unless the proprietor agrees to an extension in writing at this time or approves an extension verbally for the record.

The commission shall review the preliminary plat for compliance with the following:

Applicable ordinances and regulations.

General availability and adequacy of utilities.

Availability of school and recreation facilities.

(4)

Master plan requirements.

(5)

General design and site layout (street and lot orientation).

(6)

Environmental effects.

(e)

The planning commission shall recommend conditional approval, disapproval, or approval of the preliminary plat.

Should the approval be a conditional approval, the preliminary plat shall not be forwarded to the township board until said conditions have been satisfied by the proprietor. A plat so approved shall not be considered properly filed until the conditions set forth are complied with.

Should the planning commission disapprove the preliminary plat, it shall record the reasons in the minutes of the meeting. The proprietor shall be notified of the action of the commission in writing. He/she may request copies of the recommendations for the purpose of revision and re-submittal. A copy of this action shall also be submitted to the township board.

Should the commission find that all conditions have been satisfactorily met, it shall give tentative approval to the preliminary plat. The secretary shall make a notation to that effect on each copy of the preliminary plat and distribute copies of same as follows:

Retain one copy, which shall become a matter of permanent record in the commission files.

Forward one copy to the school board(s) or school superintendent(s) of the district(s) having jurisdiction in the area concerned.

Forward the remaining copies to the township board via the township clerk with recommendations for approval.

Forward one copy each to the township engineer and township planner.

Sec. 58-27 Review by the township board.

[Ord. No. 53, 8-17-1998]

The township board will not review a preliminary plat before compliance with section 58-26, and then shall consider the preliminary plat and shall take action thereon within 90 days of the date of filing, as defined in section 58-22(e).

Should the township board give tentative approval of the preliminary plat, it shall be deemed to confer upon the proprietor the right to proceed with the necessary steps for final preliminary plat approval.

Tentative approval of the preliminary plat by the township board is effective for a period of one year. Should the preliminary plat, in whole or in part, not be submitted for final approval within this time limit, the preliminary plat must again be submitted to the planning commission for recommendation and approval to the township board. The one-year period may be extended if requested in writing by the proprietor and granted by the township board prior to the expiration of the plat.