[Amended 11-14-1989 by Ord. No. 57; 6-28-2005 by Ord. No. 14-2005]
A.
Preapplication conference. The proprietor shall contact the Superintendent
to request a preapplication conference, to provide guidance for the
preparation of a subdivision preliminary plat that will be compatible
with Township procedures and standards, and the impact of the proposed
development. Provided that if the preapplication meeting pursuant
to MCLA § 560.111(3) is requested in writing by the proprietor,
a separate meeting with the Township need not be held. Such preapplication
meeting shall be attended on behalf of the Township by the Township
Superintendent or his designee, and shall take place within 30 days
of receipt of the written request of the proprietor.[1]
B.
Responsibility of proprietor.
(1)
The proprietor shall secure a copy of the Zoning Ordinance, comprehensive
development regulation plan, subdivision regulations, engineering
specifications, environmental impact statement guide, the community
infrastructure map, stormwater management plan, and other similar
ordinances or controls relative to the subdivision improvements of
land so as to make himself aware of the requirements of the Township.
(2)
The area for the proposed subdivision shall be properly zoned for
the intended use.
(3)
An investigation of adequacy of existing schools and the adequacy
of public open spaces including parks and playgrounds to serve the
proposed subdivision shall be made by the proprietor.
(4)
The relationship of the proposed subdivision with respect to major
thoroughfares and plans for widening of thoroughfares shall be investigated
by the proprietor.
(5)
Standards for sewage disposal, water supply and drainage of the Township
shall be investigated by the proprietor.
(6)
Review the Land Division Act, and the requirements of those state
and county agencies which are required by said public act to review
and approve the plat.
[Amended 11-14-1989 by Ord. No. 57; 6-28-2005 by Ord. No. 14-2005]
A.
Filing.
(1)
Ten copies of the completed subdivision plat review application form,
plus an electronic copy of same, shall be filled out and filed with
the Clerk.
(3)
Certified copy of deed or land contract evidencing recording thereof
and/or a title insurance policy reflecting ownership of proprietor
shall be filed with the Township Clerk. In the event the proprietor
is not the owner in fee simple absolute, then and in such event he
shall provide the written consent of such owner in such form as may
be properly recorded with the County Register of Deeds.
(4)
All names, addresses and phone numbers of those concerned with ownership
of the property shall be filed with the Clerk.
(5)
One copy of the preliminary plat with all of the required information
shall be filed with the Clerk. Additional copies shall be mailed by
the proprietor to the mailing list provided by the Clerk along with
a copy of a Township cover letter.
B.
Plat preparation and contents.
(1)
The preliminary plat shall be designed and drawn by a registered
civil engineer or a registered land surveyor to a scale of a maximum
of 100 feet to an inch.
(2)
Identification and description.
(a)
Proposed name of subdivision.
(b)
Full legal description to adequately describe parcel in question.
(c)
Names and addresses of the proprietor, owner proprietor, and
the planner, design engineer, or surveyor who designed the subdivision
layout. The proprietor shall also indicate his interest in the land.
(d)
Scale of plat.
(e)
Date of preparation.
(f)
North arrow.
(3)
Existing conditions.
(a)
An area map showing the relationship of the proposed subdivision
to the surrounding area within 1/2 mile at scale of not more than
2,000 feet to an inch. The area map shall show the topography drawn
as contours with the interval available on the USGS maps.
(b)
Boundary lines of proposed subdivision, section or corporation
lines within or adjacent to the tract and overall property dimensions.
(c)
Property lines 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.
(d)
Location, widths, and names of existing or prior easements of
record, public and/or private.
(e)
Location of existing sewers, water mains, storm drains and other
underground facilities within or adjacent to the tract being proposed
for subdivision.
(f)
Topography drawn at contours with an interval of not more than
two feet. Topography to be based on USGS datum.
(g)
The location of significant natural features such as natural
watercourses, bodies of water, stands of trees, and individual trees
(apart from stands of trees) having a caliper of 12 inches or greater,
two feet above existing grade, within the area to be platted.
(4)
Proposed conditions.
(a)
Layout of streets indicating proposed street names, right-of-way
widths, and connections and adjoining platted streets and also the
widths of and locations of alleys, easements and public walkways.
(b)
Layouts, numbers and dimensions of lots, including building
setback lines showing dimensions and finished grade, elevations.
(c)
Proposed topography, including contour lines at same interval
as shown for existing topography.
(d)
Indication of parcels of land intended to be dedicated or set
aside for public use or for the common use of property owners in the
subdivision and for dedicated open space easements; there shall be
included a plan and description of the intended use and/or development
of said land reservations.
(e)
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 the layout of the proposed preliminary plat.
(f)
Statement describing sewage system and method approved by the
County Health Division and this Part 1.
(g)
Statement describing water supply system pursuant to the Township
engineering design standards and/or County Health Division and this
Part 1.
(h)
Schematic indication and description of storm drainage proposed
pursuant to the Township engineering design standards and acceptable
to the County Water Resources Commission if involving drains under
its jurisdiction.
(i)
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 general layout for the
entire area. The part which is proposed to be subdivided shall first
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. Each phase
of the development shall consist of land or uses planned in such a
way so that the average density of each separate phase shall not exceed,
on a cumulative basis, the average density allowed for the entire
development.
(j)
An indication of the means by which and extent that significant
natural features such as watercourses, bodies of water, stands of
trees, and individual trees (apart from stands of trees) having a
caliper of 12 inches or greater, two feet above existing grade, are
to be preserved in conjunction with the development of the proposed
subdivision.
(k)
If the subdivision is proposed to be developed under the planned
residential district option, said subdivision shall meet the Zoning
Ordinance requirements of same.
(l)
Indication of approximate area for all site improvements including
roads, utilities, drains, and all building activity that will have
to be cleared and graded in order to develop the proposed subdivision.
(5)
The
preliminary plat will also indicate the significant ecological areas
that are to be preserved in their natural state. The intent is not
to require a detailed grading plan at this time but to ensure that
the developer's engineer or surveyor has given sufficient thought
to the clearing and grading requirements in preparing the preliminary
plat.
(6)
An environmental impact statement shall be prepared according to
the guide for the preparation of the environmental impact statement
provided by the Clerk. Such guide shall be in the form approved by
the Township Board by resolution. For tentative preliminary plat review,
the environmental impact statement shall be utilized for the purpose
of clarifying that the proposed lot and road layout shall be feasible
without unreasonably destroying and/or encroaching upon natural resources,
including wetlands. When completed, the environmental impact statement
shall be mailed by the proprietor to those persons and entities contained
in the mailing list provided by the Clerk.
C.
Preliminary plat review by Planning Commission; tentative approval.
(1)
The Clerk shall receive the preliminary plat as required under this
section and the Land Division Act. The Clerk shall check the preliminary
plat for completeness and basic conformance with applicable municipal
requirements. If complete and in conformance, the proposal shall be
placed on the agenda of the next Planning Commission meeting, not
less than 20 days from the day of receipt.
(2)
The preliminary plat shall be reviewed by the Township Engineer for
his technical review and recommendation. The Township Engineer shall
notify the Planning Commission of his recommendations for either approval
or rejection of the preliminary plat.
(3)
The preliminary plat shall be reviewed by the Township Planner for
his technical review and recommendation. The Township Planner shall
notify the Planning Commission of his recommendations for either approval
or rejection of the preliminary plat.
(4)
The preliminary plat shall be reviewed by the Township environmental
consultant for his technical review and recommendation. The Township
environmental consultant shall notify the Planning Commission of his
recommendations for either approval or rejection of the preliminary
plat, including, if reasonably feasible, the undertakings necessary
in order to achieve approval. In the review of such consultant, consideration
shall be given to the following, among other things determined to
be relevant by the consultant: conformance with the Wetlands Ordinance;[1] relationship of improvements and topographical modifications
to the floodway and the floodplain; likely impact upon on-site and
off-site drainage and groundwater; and, generally, achievement of
minimum environmental degradation, taking into consideration reasonable
and prudent alternatives.
(5)
The preliminary plat shall be reviewed by the Township Park Commission
for its recommendations. The Township Park Commission shall notify
the Planning Commission of its recommendation.
(6)
The Planning Commission shall review all details of the proposed
subdivision within the framework of the zoning provisions set out
in the Zoning Ordinance within the various elements of the Master
Plan, within the standards of this Part 1 and with regard to reports
and recommendations received.
(7)
The Planning Commission shall recommend conditional approval, rejection,
or approval of the tentative preliminary plat.
(a)
Should the recommendation be a conditional approval, any conditions
so imposed shall be noted on the plans, and recorded in the minutes
of the regular Planning Commission meeting.
(b)
Should the recommendation be rejection of the preliminary plat,
the reasons for rejection shall be recorded in the minutes of the
regular Planning Commission meeting. A copy of the minutes shall be
sent to the proprietor.
(c)
Should the Planning Commission find that all conditions have
been satisfactorily met, it may recommend tentative approval of the
preliminary plat. The Chairperson shall make a notation to that effect
on a copy of the preliminary plat for permanent record in the Planning
Commission files.
D.
Preliminary plat review by Township Board; tentative approval.
(1)
The Township Board will not review a preliminary plat until it has
received the review and recommendations of the Planning Commission
and until all applicable fees for the tentative preliminary review
have been paid.
(2)
The Township Board shall take action on the tentative preliminary
plat.
(4)
Tentative approval by the Township Board shall be effective for a
period of 12 months. Should the final preliminary plat in whole or
in part not be submitted within this time limit, a preliminary plat
must again be submitted to the Planning Commission and Township Board
for their recommendations. A one-year extension of tentative preliminary
approval may be requested in writing by the proprietor, and granted
by the Township Board in writing.
(5)
Tentative approval of the preliminary plat shall not constitute approval
of the final preliminary plat.
(6)
No installation or construction of any improvements shall be made
at this time.
(7)
After tentative approval by the Township Board, the proprietor shall
submit copies of a preliminary plat to each officer or agency entitled
to receive those copies under MCLA §§ 560.113 to 560.118
for their simultaneous review and action within the thirty-day time
period prescribed in those sections.
[Amended 6-28-2005 by Ord. No. 14-2005]
A.
Filing title.
(1)
The proprietor shall file a valid final preliminary plat with the
Clerk, together with a certified list of all authorities required
for approval in Sections 113 through 119 of the Land Division Act
(MCLA §§ 560.113 through 560.119), along with all written
approvals.
(2)
The proprietor shall provide approved copies of tentative preliminary
plats from each of the required authorities.
B.
Preliminary plat review by Township Board; final approval.
(1)
The Township Board shall approve or reject the preliminary plat at
the next regularly scheduled meeting not less than 20 days after the
submission of all copies of necessary approved tentative preliminary
plats and any additional required information.
(2)
If the preliminary plat conforms substantially to the plat tentatively
approved by the Township Board and meets all conditions laid down
for tentative approval, the Township Board shall give final approval
to the preliminary plat and note its approval on a copy of the preliminary
plat to be returned to the proprietor.
(3)
The Clerk shall notify the applicant of approval or rejection in
writing; if rejected, reasons shall be given.
(4)
Final approval of the preliminary plat shall be effective for a period
of two years from the date of final approval of the preliminary plat.
The two-year period may be extended if applied for by the applicant
and granted by the Township Board in writing. If an extension is granted
by the Township Board, written notice of such extension shall be sent
to the other approving authorities.
(5)
No installation or construction of any improvements shall be made before the preliminary plat has received final approval of the Township Board, engineering plans have been approved by the Township Engineer, and any deposits and fees required under § 250-7 have been received by the Township.
(6)
The owner and contractors shall have preconstruction conferences
regarding land balancing, improvements and amenities with the Township
engineering and/or Township planning representatives prior to the
start of construction.
[Amended 11-14-1989 by Ord. No. 57; 6-28-2005 by Ord. No. 14-2005]
A.
Filing.
(1)
The final plat shall comply with the provisions of the Land Division
Act.
(2)
The final plat shall conform to the preliminary plat as approved
and it may constitute only that portion of the approved preliminary
plat which the proprietor proposes to record and develop at that time;
provided, however, that such portion conforms to this Part 1.
(3)
The proprietor shall submit as evidence of title an abstract of title
certified to date with the written opinion of an attorney at law thereon,
or, at the option of the proprietor, a policy of title insurance currently
in force for examination in order to ascertain as to whether or not
the proper parties have signed the plat.
(4)
One true copy along with an electronic copy and nine prints of the
final plat which shall comply with all provisions of the Land Division
Act shall be filed by the proprietor with the Clerk.
(5)
The proprietor shall provide copies of the deed restrictions to the
Clerk.
(6)
Easements shall be executed by the Township and the proprietor, setting
forth the use and/or development of any land reserved for the use
of the public and/or property owners.
B.
Final plat review by Township Board.
(1)
The final plat shall be reviewed by the Township Engineer as to compliance
with the approved preliminary plat and plans for utilities and other
improvements.
(2)
The Township Engineer shall notify the Township Board of his recommendation
for either approval or rejection of the final plat.
(3)
Not less than 20 days from the receipt of all previously required
information, the Township Board shall review all recommendations and:
(a)
Approve the plat and instruct the Clerk to notify the proprietor
of the Township Board's approval and certify on the plat the
Township Board approval and date thereof; the approval of the County
Health Division, when required, the date thereof as shown on the approved
preliminary plat; and that surety has been deposited with the Clerk
for the placing of monuments and lot markers within a reasonable length
of time, not to exceed one year from the date of signing; or
(b)
Reject the plat and instruct the Clerk to advise the proprietor
in writing of the reasons for rejection and return the plat to the
proprietor.
(4)
Instruct the Clerk to record all proceedings in the minutes of the
meeting which shall be open for inspection, and instruct the Clerk
to send a copy of the minutes to the County Plat Board.
(5)
Upon approval of the final plat by the Township Board, the subsequent
approvals shall follow the procedure set forth in the Land Division
Act.
