[Ord. No. 2006-03, 8-1-2006]
(1)
Prepreliminary plat. A proprietor may submit a prepreliminary plat
to the Township for the proprietor's information and review. Comments
made regarding the prepreliminary plat shall not be binding on the
Township or the proprietor.
(2)
Preapplication review meeting. Prior to submitting a tentative preliminary
plat, the proprietor may request the Ingham County Plat Board to schedule
a preapplication review meeting to receive comments from the Township
and other reviewing agencies on the concept plan for the tentative
preliminary plat.
(3)
Tentative preliminary plat. The proprietor shall submit the tentative
preliminary plat and other data to the Township Clerk. Following a
public hearing and recommendation from the Planning Commission, the
Township Board may tentatively approve, approve with conditions, or
deny the tentative preliminary plat.
(4)
Final preliminary plat. After receiving all necessary approvals by
the other approving authorities, the proprietor shall submit the final
preliminary plat to the Township Clerk. The Township Board shall approve,
approve with conditions, or deny the final preliminary plat.
(5)
Final plat. The proprietor shall submit the final plat to the Township
Clerk. The Township Board shall approve, approve with conditions,
or deny the final plat.
[Ord. No. 2006-03, 8-1-2006]
Deadlines for the Township to take action on a preliminary or
final plat, as specified in the Land Division Act (MCL § 560.101
et seq., as amended) and in this chapter, may be extended by written
consent of the proprietor.
[Ord. No. 2006-03, 8-1-2006]
Prior to submitting an application for plat approval, the proprietor
may request a conference with Township staff to achieve an understanding
of land division rules and procedures.
[Ord. No. 2006-03, 8-1-2006]
(1)
Purpose. A proprietor may submit a prepreliminary plat for information
and review. The purpose for submitting a prepreliminary plat are as
follows:
(a)
To determine if the land is appropriately zoned.
(b)
To acquaint the Planning Commission and Township staff with
the proposed plat.
(c)
To inform the proprietor of the platting procedures.
(d)
To inform the proprietor of applicable Township ordinances and
regulations related to the subdividing and improvement of land, including
the land division ordinance, Code of Ordinances, and engineering design
and construction standards.
(e)
To inform the proprietor of the general requirements for the
layout of streets, street improvements, and relationship of subdivision
streets to the overall Township street network.
(f)
To inform the proprietor of the general requirements and the
availability of public facilities and services, including water, storm
drainage, sewerage, fire and police protection, recreation, and schools.
(g)
To evaluate the impact of the intermediate regional floodplain
and wetlands on the use of land and design of the plat.
(h)
To identify woodlands, commons, watercourses, and other natural
features and priority conservation corridors.
(i)
To inform the proprietor about development options which would
achieve the planning goals of the Township while satisfying the proprietor's
objectives.
(j)
To provide the proprietor with any other information to aid
in the preparation of the preliminary plat.
(2)
Submittal requirements. A minimum of two copies of the prepreliminary
plat with a completed application shall be submitted to the Department
of Community Planning and Development. The prepreliminary plat shall
illustrate in schematic form the proposed subdivision layout. Additional
prepreliminary plats illustrating alternative subdivision layout(s)
may also be submitted. The following information should be provided:
(a)
A legal description of the property proposed for the subdivision.
(b)
A vicinity map showing the general relationship of the proposed
subdivision to the surrounding area.
(c)
Existing conditions and characteristics of the site and adjacent
land, including:
1.
Approximate boundaries of woodlands, wetlands, the intermediate
regional floodplain, and watercourses.
2.
The approximate location and intended future use of existing
structures on the site.
3.
Existing land use on surrounding properties.
4.
Location of existing easements on the site.
5.
Existing driveways on both sides of adjacent streets within
100 feet of the site.
(d)
The proposed layout of streets, blocks, lots, and outlots.
(e)
The approximate lot width and lot area of each lot.
(f)
The approximate location, dimensions, and area of all parcels
of land proposed to be set aside for public or private commons, parks,
and other land proposed within the subdivision.
(3)
Review procedures.
(a)
Review authority. Within 30 days of the date of filing a complete
application, the Planning Commission shall at a regular meeting, review
the prepreliminary plat with the proprietor, proprietor's agent, or
consultant. The date of filing shall be considered the date on which
the prepreliminary plat containing all the required data is received
by the Township.
(b)
Comments. The Planning Commission shall take no formal action
to approve or deny a prepreliminary plat, but may offer suggestions
on the design which best meets the intent and requirements of this
chapter, the Code of Ordinances, and the Land Division Act (MCL § 560.101
et seq., as amended). Comments and suggestions made during the review
of the prepreliminary plat shall not be binding on the Township or
the proprietor.
[Ord. No. 2006-03, 8-1-2006; Ord. No. 2008-12, 11-23-2008]
(1)
Submittal requirements. Ten copies of the tentative preliminary plat,
sealed by the professional surveyor who prepared the plat, shall be
submitted to the Township Clerk or their designee, along with a completed
application and the fee authorized by the Township Board. The tentative
preliminary plat shall be on paper which is not greater than 24 inches
by 36 inches, and shall be drawn at a scale of not more than 200 feet
to one inch. The tentative preliminary plat shall provide a scale,
north arrow, date of original submittal, and the dates of any revisions.
The sheets shall be numbered in sequence if more than one sheet is
used.
(a)
The proprietor's interest in the property. The proprietor shall
submit proof of ownership in the form of a title insurance policy
or a title opinion prepared by an attorney licensed in Michigan. Such
documentation or other legal opinion shall be required showing the
legal and equitable owners (including mortgagees, contract purchasers,
and fee owners) of the land to be platted, plus all grants, reservations,
deed restrictions and easements of record which may condition the
use of the property.
(b)
Required information. The tentative preliminary plat shall contain
the following information:
1.
Legal description of the property proposed for the subdivision.
2.
A vicinity map showing the general relationship of the proposed
subdivision to the surrounding area and nearby community facilities,
such as parks, schools, and shopping centers.
3.
The boundary of the proposed subdivision with dimensions of
the overall property and the location and dimensions of any easements.
4.
Property lines of the land adjacent to the proposed subdivision
and across abutting roads. The tentative preliminary plat shall identify
the owners of all adjacent properties based on the most current assessment
roll and the names of adjacent developments, including developments
across abutting roads. The tentative preliminary plat should also
identify the names of adjacent subdivisions.
5.
A site analysis consisting of maps and written analysis which
identify, describe and quantify the following features:
a.
The boundary and character of existing woodlands, and other
vegetation on the site shall be noted on the plat.
b.
The boundaries and character of any water bodies, watercourses, wetlands (including the required setback from wetlands or other water features), and the location and elevation of the intermediate regional floodplain. Wetland boundaries shall be delineated by a qualified wetland professional in a format consistent with Chapter 22, Article IV of the Code of Ordinances. Mapped data shall be presented in a form which allows comparison to the Meridian Township Wetland Inventory.
c.
Existing stormwater drainage patterns.
d.
Soils (based on U.S. Soil Conservation Survey or soil borings).
e.
Habitats of endangered, threatened and special concern species,
if applicable (i.e., federal and state listed species).
f.
Sight distance limitations along existing or proposed roads.
g.
Topographic relief of the site and the land within 100 feet
of the site at two-foot contour intervals, referenced to United States
Geological Survey (USGS) elevation datum. Slopes greater than 8% shall
be graphically highlighted on the plat.
h.
If any streets are proposed as stub streets at or near the subdivision
boundary which abuts vacant land, the general topography and features
of the adjacent land shall be delineated. This information shall be
used to determine if future street extensions are desirable.
i.
Other unique features affecting the site.
6.
Zoning classification of the proposed subdivision and all adjacent
properties.
7.
The tentative preliminary plat shall have a table which provides
the following information for each lot: lot area (in square feet):
lot width, and lot depth.
8.
The buildable area shall be indicated on each lot, as well as
the required setbacks from any wetland or water feature.
9.
Name, location, and right-of-way width of any existing public
roads, streets, highways, or railroads adjacent to or on the subdivision
site or within 100 feet of the subdivision site. The number of lanes
and the most current traffic volumes shall be noted for existing public
streets, roads and highways.
10.
Location and size of any existing public or private water lines,
sanitary sewers, or storm sewers, drains, culverts, and other underground
structures within the subdivision site or immediately adjacent to
it.
11.
Location of above or below ground utilities within the subdivision
site or immediately adjacent to it, including but not limited to gas,
electric, telephone, and cable television.
12.
Location of existing permanent structures on and within 100
feet of the subdivision site. Structures to be removed shall be indicated
on the plat.
13.
A written statement specifying the intended use of the proposed
plat, such as residential single-family, two-family, and multiple-family;
commercial; or industrial.
14.
A traffic assessment or a traffic impact study may be required as specified in Section 86-130.
[Amended 8-4-2022 by Ord. No. 2022-08]
15.
If the proprietor chooses, temporary stakes may be located on
site to enable Township officials to find and evaluate features of
the tentative preliminary plat in the field.
(c)
Proposed improvements. The tentative preliminary plat shall
contain the following information regarding proposed improvements:
1.
Name of the proposed subdivision. The proposed name shall not
duplicate the name of a previously recorded subdivision unless the
proposed subdivision is an addition thereto.
2.
Layout, right-of-way width, typical cross-section, and names
of proposed public streets.
3.
Sight distance plan and profile at each intersection of a proposed
subdivision street with any existing public street.
4.
The location, width, and construction material of any sidewalks
or pedestrian/bicycle pathway.
5.
The location, width, and purpose of any proposed easements.
6.
The dimensions and area of all proposed lots or outlots. Lots
shall be numbered consecutively and outlots shall be identified in
alphabetical order.
7.
The location, dimensions, and area of all parcels of land proposed
to be set aside for public or private commons, parks, and other land
proposed within subdivision. The conditions of any dedication or reservation
shall be specified.
8.
Where a proprietor proposes to subdivide land in phases, the
tentative preliminary plat shall include a general layout for the
entire development. The initial phase and the method of temporary
construction and permanent access to subsequent phases shall be clearly
identified.
9.
A statement indicating whether street lighting is proposed for
the subdivision.
(2)
Review procedures.
(a)
Initial review. Upon receipt of the tentative preliminary plat,
the Department of Community Planning and Development shall check it
for completeness. If all required information has been submitted,
the Department of Community Planning and Development shall notify
the Township Clerk. Should any of the required data specified in this
chapter be omitted, the proprietor shall be notified of the additional
data required and that the processing of the application will be delayed
until the required data is received. The date of filing shall be considered
the date on which a plat containing all required data is deemed complete
by the Director of Community Planning and Development.
(b)
Placement on Planning Commission agenda. When the information
is complete, the proposed tentative preliminary plat shall be placed
on the agenda of the next regular Planning Commission meeting, subject
to noticing requirements for the hearing.
(c)
Public hearing. Notice of the hearing shall be given at least
15 days prior to the hearing by one publication in a newspaper of
general circulation in the Township and notice by certified mail to
each public utility company and to each railroad within the geographical
sections or divisions of the Township affected by the proposed tentative
preliminary plat. Not less than 15 days prior to the hearing, notice
shall be sent by mail to the proprietor and to all owners of land
within 300 feet of the boundaries of the proposed tentative preliminary
plat at the address listed on the most recent assessment roll.
The proprietor or their designated representative shall place
a notification sign(s) provided by the Township on the property, where
the tentative preliminary plat is proposed at least 15 days prior
to the hearing. The required notification sign(s) shall be placed
in a visible location, along each road frontage adjacent to the property,
outside of the road right-of-way.
(d)
Planning Commission review. The Planning Commission shall hold
a public hearing and review the tentative preliminary plat with respect
to the requirements of this chapter, the Code of Ordinances, other
applicable ordinances and standards.
(e)
Planning Commission action. Before action on a plat by the Township
Board, the Planning Commission shall recommend approval, approval
with conditions or disapproval of the proposed tentative preliminary
plat within 60 days after the tentative preliminary plat was filed
with the Township. However, the Planning Commission's review period
shall be limited to 30 days after the tentative preliminary plat was
filed if a preapplication meeting has taken place.
(f)
Township Board review. Following receipt of the Planning Commission's
action, the Township Board shall take action on the tentative preliminary
plat within 90 days after the tentative preliminary plat was filed
with the Township. The Township Board's review period shall be limited
to 60 days after the tentative preliminary plat was filed with the
Township if a preapplication review meeting has taken place.
(g)
Township Board action. The Township Board shall approve, approve
with conditions, or deny the proposed tentative preliminary plat.
If approved, the approval shall be noted on a copy of the tentative
preliminary plat to be returned to the proprietor. If denied, the
Township Board shall give its reasons for the denial and the requirements
for tentative approval to the proprietor.
(h)
Notification. The Township Clerk or their designee shall notify
in writing the proprietor and other approving authorities, involved
in the plat process of the approval or denial, and the reasons if
the plat was denied.
(3)
Effect of approval.
(a)
Approval of the tentative preliminary plat by the Township Board
shall confer upon the proprietor for a period of one year from the
date of approval lot sizes, lot orientation, street layout, and application
of the then current Township land division ordinance. The one-year
period may be extended if applied for in writing by the proprietor
prior to the expiration date and granted by the Township Board in
writing. If the extension is granted, the Township Clerk or their
designee shall notify the other approving authorities. In approving
an extension, the Township Board may impose new standards (not necessarily
related solely to lot size, lot orientation, and street layout) to
ensure the plat remains substantially conforming to the previously
approved tentative preliminary plat.
(b)
An approval of the tentative preliminary plat grants the proprietor
no rights to begin installation or construction of improvements, including
grading, tree removal, or land clearing.
[Ord. No. 2006-03, 8-1-2006]
(1)
Submittal requirements. Ten copies of the final preliminary plat,
sealed by the engineer who prepared the plat, shall be submitted to
the Township Clerk or their designee, along with the completed application
and the fee authorized by the Township Board. These materials shall
be submitted at least 10 days and no more than 15 days prior to the
Township Board meeting where action is desired.
The final preliminary plat shall be on paper which is no greater
than 24 inches by 36 inches, and shall be drawn at a scale of not
more than 200 feet to one inch. The final preliminary plat shall provide
a scale, north arrow, and date of original submittal and dates of
any revisions. The sheets shall be numbered in sequence if more than
one sheet is used.
(2)
Required information. The final preliminary plat submittal shall contain all of the information required for the tentative preliminary plat listed in Subsection 62-34(1)(b), plus the following information:
(a)
Preliminary engineering plans shall be provided as follows:
1.
The preliminary engineering plans shall be submitted in sufficient
detail to enable the Township Board, Director of Public Works and
Engineering, and other reviewing authorities to make a preliminary
determination that the proposed improvements comply with applicable
regulations and standards of the Township and other agencies.
2.
The preliminary engineering plans shall show the location and
provide preliminary specifications for sewage disposal systems, water
supply systems (including fire hydrants), stormwater drainage systems,
site grading, street trees, street lighting, and sidewalks. Stormwater
runoff calculations shall be provided to analyze the adequacy of proposed
drainage facilities.
3.
The preliminary engineering plans shall show connections to
any existing or proposed gas, electric, telephone, cable television
or other utility systems.
4.
If the subdivision will not be served by sanitary sewers, the
plans shall show the locations and results of all soil borings for
individual septic systems or the design and engineering plans pertaining
to a proposed cluster system, including approvals from the Ingham
County Health Department if the system has a design capacity of less
than 10,000 gallons per day or the Michigan Department of Environmental
Quality if it has a design capacity of 10,000 gallons per day or more.
(b)
A detailed drawing to scale of any proposed entry features including
specifications and location of boulevards, walls, signs, and lighting.
(c)
General information concerning the proposed construction operations plan, as described in Subsection 62-36(2)(b).
(d)
A landscape plan showing the location and type of street trees
to be planted, as well as proposed landscaping in cul-de-sacs, at
development entrances and required buffer areas.
(e)
The proprietor shall submit to the Township Clerk a list of
all agencies to which the proprietor has sent copies of the tentative
preliminary plat, certifying the list shows all authorities listed
in this subsection. The proprietor shall also submit copies of the
necessary approvals of all approving authorities as required by the
Land Division Act (MCL § 560.101 et seq., as amended) and
this chapter, including:
1.
Ingham County Road Commission (ICRC).
2.
Ingham County Drain Commissioner (ICDC).
3.
Michigan Department of Transportation (MDOT), if any of the
proposed subdivision includes or abuts a state trunk line highway,
or includes streets or roads which connect with or lie within the
right-of-way of state trunkline highways.
4.
Michigan Department of Environmental Quality (MDEQ), if the
land proposed to be subdivided abuts a lake or stream, or abuts an
existing or proposed channel or lagoon affording access to a lake
or stream where public rights may be affected, or lies wholly or in
part within a floodplain of a river, stream, creek or lake.
5.
Michigan Department of Environmental Quality (MDEQ) if a cluster
system is proposed which has a design capacity of 10,000 gallons per
day or more.
6.
Ingham County Health Department (ICHD), if public water or sanitary
sewers are not available and accessible to the land proposed to be
subdivided or if a cluster system is proposed which has a design capacity
of less than 10,000 gallons per day.
7.
The Natural Resource Conservation Service for review of soil
limitations if public sanitary sewer and water are not available to
the subdivision.
8.
The Tri-County Regional Planning Commission for verification
the proposed street names do not duplicate or conflict with existing
street names.
9.
The plat shall also be submitted for informational purposes
to the county plat board, utilities serving the area, and the school
board(s) of the school district(s) serving the area.
(3)
Review procedures.
(a)
Initial review. Upon receipt of the final preliminary plat,
the Department of Community Planning and Development shall check it
for completeness. If all required information has been submitted,
the Department of Community Planning and Development shall notify
the Township Clerk. Should any of the required data specified in this
chapter be omitted, the proprietor shall be notified of the additional
data required and the processing of the final preliminary plat will
be delayed until the required data is received. The date of filing
shall be considered the date on which all required data is received
by the Township.
(b)
Placement on Township Board agenda. When all required information
is submitted, the proposed final preliminary plat shall be placed
on the agenda of the next regular Township Board meeting or within
20 days of the date of filing.
(c)
Review deadline. The Township Board shall take action on the
final preliminary plat within 20 days of the date of filing the plat
with the Township Clerk.
(d)
Township Board action. The Township Board shall approve, approve
with conditions, or deny the proposed final preliminary plat. If approved,
the approval shall be noted on a copy of the final preliminary plat
to be returned to the proprietor. If denied, the Township Board shall
give its reasons for the denial and the requirements for final approval
to the proprietor.
(e)
Notification. The Township Clerk or their designee shall notify
in writing the proprietor and other approving authorities, involved
in the plat process of the approval or denial, and the reasons if
the plat was denied.
(4)
Effect of approval.
(a)
Approval of the final preliminary plat by the Township Board
shall confer upon the proprietor for a period of two years from the
date of approval, the conditional right that the general terms and
conditions under which final preliminary plat approval was granted
will not be changed. The two-year period may be extended if applied
for in writing by the proprietor prior to the expiration date and
granted by the Township Board in writing. If the extension is granted,
the Township Clerk or their designee shall notify the other approving
authorities. In approving an extension, the Township Board may impose
new standards to ensure the plat remains substantially conforming
to the previously approved final preliminary plat.
(b)
An approval of the final preliminary plat grants the proprietor
no rights to begin installation or construction of improvements, including
grading, tree removal, or land clearing.
[Ord. No. 2006-03, 8-1-2006]
(1)
Condition of final plat approval. Before the final plat is approved
by the Township, the proprietor shall be required to complete all
of the following improvements. If the proprietor does form or cause
to be formed a special district or districts to finance or construct
required improvements, such action does not release the proprietor
from their obligations to complete such improvements. Where applicable,
the proprietor shall dedicate these improvements to the Township or
other applicable governmental unit, free and clear of all liens and
encumbrances on the dedicated property and public improvements. These
improvements shall be completed in accordance with the approved final
preliminary plat, the approvals of other authorities, the regulations
in this chapter and the requirements of other applicable ordinances,
laws and regulations, and shall be subject to inspection by the Department
of Community Planning and Development, the Department of Public Works
and Engineering, and other authorities having jurisdiction over such
improvements. Required improvements include, where applicable:
(a)
Monuments. Monuments shall be set in accordance with the Land
Division Act (MCL § 560.101 et seq., as amended), and the
rules of the Michigan Department of Labor and Economic Growth. If
any monument or lot marker is removed during construction the responsible
party shall secure the services of a professional surveyor to replace
the monument or lot marker.
(b)
Streets (including curb and gutter, where applicable).
(c)
Utility lines, including gas, electric, telephone, and cable
television.
(d)
Storm drainage.
(e)
Water system.
(f)
Sanitary sewer system.
(g)
Sidewalks, pedestrian/bicycle pathways, and crosswalks.
(h)
Street trees or other required landscaping.
(2)
Construction plans and specifications. No installation or construction
of any improvements shall be made until engineering plans and specifications
have been approved by the Director of Public Works and Engineering
and any other authorities which have jurisdiction over the improvements.
Where a plat is located in more than one municipality, no permits
for construction shall be issued until verification has been received
the final preliminary plat has been approved by the municipalities.
(a)
Required plans. Plans and specifications shall be submitted
for all proposed improvements including, where applicable: public
water, public sanitary sewers, public storm sewers, cluster systems,
sidewalks, pathways, soil erosion and sedimentation control measures,
site grading; roads, and street lighting. Plans depicting landscaping
and signs shall be submitted to the Department of Community Planning
and Development for review.
A copy of all plans prepared on AutoCAD (most recent version)
shall also be provided to the Department of Public Works and Engineering
on diskette or CD as well as hardcopy.
(b)
Construction operations plan. The proprietor shall also submit
a construction operations plan to both the Department of Community
Planning and Development and the Department of Public Works and Engineering
for review and approval, which shall include the following information:
1.
The routes to be used by all construction traffic during the
installation of infrastructure. Construction traffic shall be routed
to minimize impact on existing residential development, to the extent
feasible.
2.
The methods and frequency of dust control (including dust, dirt,
and other material deposited or tracked onto public streets).
3.
Methods to protect adjacent property, including but not limited
to wetlands, other natural features, and residential developments,
from construction impacts (e.g., temporary screen walls, fencing,
landscaped buffer, silt fencing, and other appropriate actions).
4.
A construction timetable listing the days of the week when construction
will occur, and the maximum daily starting and ending times for construction.
(c)
Continuing maintenance. Methods established to control impacts
from construction in accordance with an approved construction operations
plan shall be maintained on a continuing basis for the duration of
the construction project.
(d)
Review by other authorities. It shall be the responsibility
of the proprietor to obtain approval of construction plans and specifications
for public improvements which are under the jurisdiction of other
authorities. Evidence of all approvals required from other authorities
shall be submitted to the Department of Public Works and Engineering
prior to issuance of any permits for construction.
(e)
Grading permit. No grading shall occur on the site until the
final grading plan has been approved by the Department of Public Works
and Engineering and a grading permit has been issued by the Department
of Community Planning and Development.
(f)
Removal of waste materials. Cut trees, timber, debris, rocks,
junk, rubbish, or other waste materials of any kind shall not be buried
within the subdivision, or left or deposited on any street, lot, outlot,
commons, or parks. Removal of such waste materials shall be required
at the time of expiration of any subdivision improvement agreement
or dedication of public improvements, whichever is sooner, unless
weight restrictions on roads prevent removal, in which case the Director
of Community Planning and Development may extend the time limit for
removal. As a condition of extending the time limit, the Township
may require a performance guarantee to insure the removal of waste
materials.
(3)
Authorization to proceed.
(a)
Requirements. Authorization to proceed with construction shall
only be granted after all the following items have been completed:
1.
Construction plans and specifications have been approved by
the Township and other applicable authorities.
2.
The proprietor has submitted evidence of public liability and
property damage insurance in a form and amount specified by the Department
of Public Works and Engineering.
3.
The proprietor has submitted an inspection fee deposit in an
amount specified by the Department of Public Works and Engineering.
(4)
Preconstruction meeting. At least 10 days prior to construction of
subdivision improvements, including site grading, the contractor shall
contract the Department of Community Planning and Development and
the Department of Public Works and Engineering to establish a date
and time for a pre-construction meeting which should occur at least
five days prior to commencement of construction. The proprietor shall
be responsible for making all arrangements and notifying meeting attendees.
(5)
Inspections. The contractor or proprietor shall contact the Department
of Public Works and Engineering to arrange for inspections of public
water and sanitary sewer lines. The contractor or proprietor shall
contact the Department of Community Planning and Development to arrange
inspections of landscaping.
(6)
Final inspections and acceptance.
(a)
Final inspection and test(s). Prior to acceptance of public
facilities or utilities by the Township or other public entity having
jurisdiction, all improvements shall have been completed, equipment
removed from the site, and the final inspection and all required tests
shall be completed. Any portions of the work found to be unacceptable
shall be repaired or replaced prior to acceptance.
(b)
As-built drawings. As-built drawings showing the final location
and grades of all utilities, water and sanitary sewer lines, and other
improvements shall be submitted to the Department of Public Works
and Engineering, along with an AutoCAD (most recent version) diskette
or CD for review and acceptance.
(c)
Engineer's certificate. Prior to final acceptance by the Township,
an engineer's certificate shall be provided to the Department of Public
Works and Engineering certifying all work has been completed in a
manner consistent with the Township's approved plans and specifications,
including approved changes. The certificate shall also note accurate
and complete as-built drawings have been prepared and submitted to
the Department of Public Works and Engineering.
(d)
Completion of improvements. Upon completion of all required
improvements, the proprietor shall notify the Township's Director
of Public Works and Engineering and the Director of Community Planning
and Development, in writing, of the completion of improvements.
(e)
Approval of improvements. The Director of Public Works and Engineering
and the Director of Community Planning and Development shall either
approve, partially approve, or deny the improvements and shall notify
the proprietor in writing no later than 30 days after receipt of the
as-built drawings and landscape plans for the improvements.
(f)
Partial approval. Where partial approval is granted, the proprietor
shall be responsible for the portion of improvements not yet approved.
(7)
Alternative to completing subdivision improvements. In lieu of completion of all applicable public improvements prior to approval of the final plat, the Township Board may permit the proprietor to enter into a subdivision improvement agreement by which the proprietor shall complete all required public improvements identified in Article II, Subsection 62-36(1) no later than two years following the date on which the final plat is signed by the Township. The subdivision improvement agreement shall provide that the covenants contained in the agreement shall run with the land and bind all successors, heirs and assignees of the proprietor. The subdivision improvement agreement shall be adopted by the Township Board and recorded pursuant to applicable state and local laws and ordinances.
[Ord. No. 2006-03, 8-1-2006]
(1)
Submittal requirements. The following information shall be submitted
to the Township Clerk or their designee, along with the completed
application, the fee authorized by the Township Board, the recording
and filing fee, and the state plat review fee required by the Land
Division Act (MCL § 560.101 et seq., as amended). These
materials shall be submitted at least 10 days and no more than 15
days prior to the Township Board meeting at which action is desired.
(a)
The final plat shall be prepared and submitted in a form consistent
with the requirements of the Land Division Act (MCL § 560.101
et seq., as amended).
(b)
The final plat shall conform substantially to the final preliminary
plat as approved by the Township Board.
(c)
The proprietor shall submit an abstract of title, a policy of
title insurance, or an attorney's title opinion based on the abstract
of title, in accordance with § 245 of the Land Division
Act (MCL § 560.101 et seq., as amended).
(d)
All easements and utility agreements shall be executed by the
Township or appropriate utility authority and the proprietor, setting
forth the terms of the utility arrangements.
(e)
If the preliminary plat was required to be approved by the Ingham
County Health Department (ICHD), a copy of such approval shall be
submitted by the proprietor.
(f)
The proprietor shall submit three copies of the proposed declaration
of covenants and restrictions for the subdivision to the Department
of Community Planning and Development to determine consistency with
this chapter, the Code of Ordinances, and other applicable ordinances
and regulations. If the homeowners association is proposed as the
method by which commons and facilities will be maintained, then these
covenants and restrictions shall specify, at a minimum, when the homeowners
association will be established; whether membership will be mandatory
for each homebuyer and any successive homebuyer; whether the association
or another entity will be responsible for liability insurance, applicable
taxes, and the continuing upkeep and proper maintenance of recreation
areas, and other common facilities; whether homeowners will be required
to pay their pro rata share of the cost of maintenance, and how unpaid
assessments will be collected; and how the association will adjust
any assessment to meet changing needs. Upon final plat approval, the
proprietor shall submit copies of deed restrictions and protective
covenants in their final recordable form.
(h)
A subdivision improvement agreement shall be provided by the
proprietor. The subdivision improvement agreement shall be adopted
by the Township Board and recorded pursuant to applicable state and
local laws and ordinances.
(2)
Review procedures.
(a)
Initial review. Upon receipt of the final plat, the Department
of Community Planning and Development shall check the plat for completeness.
If all required information has been submitted, the Department of
Community Planning and Development shall notify the Township Clerk.
Should any of the required data specified in this chapter be omitted,
the proprietor shall be notified of the additional data required and
that processing of the final plat will be delayed until the required
data is received. The date of filing shall be considered the date
on which all required data is received by the Township.
(b)
Placement on Township Board agenda. When the information is
complete, the proposed final plat shall be placed on the agenda of
the next regular Township Board meeting or within 20 days from the
date of filing with the Township Clerk.
(c)
Review deadline. The Township Board shall take action on the
final plat within 20 days of the date of filing the plat with the
Township Clerk.
(d)
Township Board action. Within 20 days of the date of filing,
the Township Board shall review the proposed final plat to determine
conformance with the Land Division Act (MCL § 560.101 et
seq., as amended), this chapter, the final preliminary plat, and any
conditions of approval attached to the final preliminary plat. The
Township Board may approve, approve with conditions, or deny the final
plat as follows:
1.
Upon determining the final plat conforms to the standards and
regulations in this chapter, the provisions of the Land Division Act
(MCL § 560.101 et seq., as amended) and other applicable
ordinances and laws, the Township Board shall approve the final plat
and instruct the Township Clerk to certify on the plat the Township
Board's approval and the date of approval.
2.
Upon determination the final plat does not comply with the standards
and regulations in this chapter and other applicable ordinances and
laws, the Township Board shall deny the final plat, instruct the Township
Clerk or their designee to give the reasons for the denial in writing
as set forth in the minutes of the meeting, and return the plat to
the proprietor.
(e)
Minutes to the plat board. The Township Clerk shall forward
a copy of the minutes of the Township Board pertaining to the final
plat to the Ingham County Plat Board.
