The proprietor is encouraged to consult the general development
plans and detailed plans of any unit of government that affect the
tract to be subdivided and the area surrounding it before he submits
a preliminary plat for review. The proprietor should also become acquainted
with the Zoning Ordinance standards and requirements, this chapter,
and other code provisions which regulate the subdivision of land in
Pittsfield Township. The proprietor should also discuss the concepts
of the proposed subdivision with the Township Planning Commission,
with the staff of the County Planning Commission, and with the public
utility companies serving the area.
A.
Purpose. The purpose of the initial procedures stage of the platting
process is to acquaint the proprietor with the planning policies of
Pittsfield Township as they apply to the property to be subdivided,
to give the Planning Commission an opportunity to discuss the subdivision
with the developer before expensive surveys and drawings are made,
and to discuss the concepts and basic organization of the proposed
development in relation to existing and future conditions on and around
the site. The basic decisions as to the interpretation of planning
policy for the site and area in question, modification of such policy
as a result of the proposed development will be made in this stage,
and the consensus reached in this stage will form the basis of the
preliminary plat.
B.
Suggested information. In order to gain maximum benefit from the
initial procedures stage the proprietor should submit the following
information to the Planning Commission for the entire tract of land,
whether or not the tract will be developed in stages. Information
may be combined on one or more drawings.
(1)
Description of features, existing and proposed, surrounding the site,
of importance to the proposed development.
(2)
Description of general topographic and general soil conditions on
the site.
(3)
Location and description of existing and future man-made features
of importance to the proposed development.
(4)
A site analysis showing which of the conditions the proprietor intends
to retain or modify as part of the design of the subdivision.
(5)
The concept, objectives, general layout and location and extent of
the various uses and facilities to be incorporated within the subdivision.
(6)
Stages of development.
(7)
Property dimensions and area.
(8)
Aerial photograph of the site and surrounding area, with the site
clearly defined.
(9)
Proprietor's interest in the land.
C.
Subdivision Advisory Committee. The proprietor may present his preliminary
development ideas to the Subdivision Advisory Committee for its comments
and advice. The Planning Commission may request comments and advice
from the Committee on the proposed layout.
A.
Filing procedures. The proprietor shall file eight copies of the
preliminary plat, together with a completed application form and plat
review fees, with the Township Clerk at least 10 days prior to the
regular Planning Commission meeting at which the plat is to be considered.
The Clerk shall check the completeness of the submittal and, if complete,
transmit same to the Planning Commission in adequate time for inclusion
in the agenda for the Planning Commission's next regular meeting.
If the application is not complete, the Clerk shall so notify the
applicant in writing and shall list deficiencies.
B.
Information required. The following information is required for all
preliminary plats submitted for tentative approval. The required information
may be combined for presentation on one or more drawings or maps.
The Planning Commission may request that the information be presented
on drawings or maps in addition to those submitted in the interest
of clarity, speed, and efficiency in the review process.
(1)
Name of proposed subdivision.
(2)
Legal description of the entire site to be subdivided.
(3)
Scale, date, and North point shall be indicated on each map or plan.
(4)
Name and address of proprietor, other owners, and planner, engineer,
surveyor, or designer responsible for the subdivision layout.
(5)
Names of adjacent subdivisions, layout of streets (with names), right-of-way
widths, connections with adjoining platted streets, widths and locations
of alleys, easements, and public walkways adjacent to or connecting
with the proposed subdivision, layout and dimensions of lots adjacent
to the proposed subdivision; and names and addresses of owners on
record of all adjacent property.
(6)
Topography, existing and proposed, at two-foot intervals. Proposed
grading and landfilling shall be indicated on the plans along with
a description of measures to be used to control sedimentation and
erosion. All topographic data shall relate to USGS data.
(7)
Plans and specifications of soil erosion and sedimentation control measures in accordance with standards and specifications of Chapter 8, Environment, Article II, Erosion and Sedimentation Control, of the Code of Pittsfield Charter Township and Part 91, Soil Erosion and Sedimentation Control, of the State Natural Resources and Environmental Protection Act of 1994 PA 451 (MCL 324.9101 et seq.), as amended.
(8)
A site report, as described in Rule 560.402 of the Michigan Administrative
Code, shall be required for subdivisions that will not be served by
public water and sewer. The information listed therein and not required
elsewhere in this chapter shall be submitted as part of the application
for preliminary plat approval.
(9)
Proposed deed restrictions or protective covenants; if none, a statement
of such in writing.
(10)
Layout and width of right-of-way and surfacing of all streets
or public ways proposed for the subdivision.
(11)
Lot layout, dimensions, setback requirements, area (in square
feet or acres) and lot numbers.
(12)
All parcels or lands to be dedicated or reserved for public
use or for use in common by property owners in the subdivision shall
be indicated on the preliminary plat, along with any conditions of
such dedication or reservation.
(13)
Location and size of all existing sanitary sewer, storm sewer
and water supply facilities, and location of, and points of connection
to, proposed lines and existing lines; elevation and grades, direction
of flow, profiles; location of valves and hydrants; location of electricity,
telephone, and gas supply lines; location, description, and details
of any on-site facilities to serve the entire subdivision.
(14)
Identification, location, and nature of all uses other than
single-family residences to be included within the subdivision.
(15)
Staging of development of the entire subdivision shall be clearly
shown on the plat, and the relation of each stage to the entire subdivision
plat shall be clearly indicated.
(16)
Location, dimensions, and purpose of all easements shall be
shown on the plat.
(17)
Location and type of sidewalks, streetlighting standards, street
trees, curbs, water mains, sanitary sewers and storm drains, manholes,
basins and underground conduits.
(18)
Zoning status of property included in the preliminary plat and
of all adjacent properties; and civil jurisdiction of such properties.
(19)
Modifications requested by the Planning Commission.
C.
Review procedures.
(1)
The Planning Commission shall review the preliminary plat for conformance
to the Township's general development plan and to standards and
specifications set forth in the Land Division Act and in this chapter.
If the Planning Commission determines that there is substantial conformance,
it shall transmit one copy of the preliminary plat to the Subdivision
Advisory Committee, and information about the preliminary plat to
the Superintendent of Schools of the school district in which the
proposed subdivision is located. If the Planning Commission determines
that there is not substantial conformance, it shall recommend disapproval
of the preliminary plat to the Township Board of Trustees.
(2)
After receiving comments and recommendations, if any, from the Subdivision
Advisory Committee and the Superintendent of Schools, the Planning
Commission shall reevaluate the preliminary plat in view of the new
information it has received, and may request modifications in the
preliminary plat. The Planning Commission shall then recommend approval,
conditional approval, or disapproval of the preliminary plat and transmit
all copies of the preliminary plat together with the reasons for its
action to the Township Board of Trustees.
(3)
The Planning Commission shall take action on the preliminary plat
within 60 days of the date of filing of the plat. The review period
may be extended by written agreement between the Township Board of
Trustees and the proprietor.
(4)
The Township Board of Trustees shall, within 30 days of receiving
the Planning Commission's recommendation, tentatively approve
or disapprove the preliminary plat.
D.
Effect of tentative approval of preliminary plat. Tentative approval
of the preliminary plat shall confer upon the proprietor for a period
of one year from the approval date approval of the lot sizes, orientations
and street layout of the proposed subdivision. The tentative approval
may be extended if an extension is applied for by the proprietor and
granted in writing by the Township Board of Trustees.
A.
Filing procedures.
(1)
The preliminary plat, as tentatively approved by the Township Board
of Trustees and approved by all county and state plat approval authorities
as required by the Land Division Act, together with the required information,
completed application form, and fees, shall be submitted to the Clerk
at least 10 days prior to the meeting of the Township Board of Trustees
at which the preliminary plat is to be considered for final approval.
The Clerk shall determine if the application is complete and, if complete,
transmit same to the Township Board of Trustees in adequate time for
inclusion on the agenda for the Board's next meeting. If the
application is not complete, the Clerk shall so notify the proprietor
in writing and shall list deficiencies.
(2)
The Clerk shall simultaneously transmit one copy of the preliminary
plat as tentatively approved by the Township Board of Trustees and
as approved by all county and state plat approval authorities, to
the Township Planning Commission. The Commission shall review the
preliminary plat for conformance to the plat which it approved in
the tentative approval stage. The Commission shall report to the Township
Board of Trustees on the extent of conformance and shall note any
significant changes and recommend action thereon. The Commission's
report shall be made prior to the meeting at which the Township Board
of Trustees is to consider the preliminary plat for final approval.
If the report is not so received by the Board, complete conformance
with the tentatively approved preliminary plat shall be presumed.
B.
Information required for final approval of preliminary plat. The
proprietor shall submit the following information to the Township
to obtain final approval of the preliminary plat:
(1)
A list of all county and state authorities required by the Land Division
Act to approve the preliminary plat, certifying that the list is complete
and that each authority has approved the preliminary plat.
(2)
One approved copy of the preliminary plat from each county and state
authority required by the Land Division Act to approve the preliminary
plat.
(3)
Copy of receipt from the Township Treasurer that all fees have been
paid.
(4)
Certificates of approval of engineering plans from the Township Engineer
of each improvement to be installed prior to approval of the final
plat by the Township Board of Trustees, and evidence of approval of
engineering plans required by county or state agencies.
C.
Review by the Township Board of Trustees.
(1)
The Board shall review the preliminary plat at the next regular meeting
after submittal of the complete application, or within 20 days of
the date of submission to the Clerk. The Board shall finally approve
the preliminary plat if it conforms to the preliminary plat as tentatively
approved by the Board and if all other required approvals have been
obtained by the proprietor. The Clerk shall promptly notify the proprietor
of final approval in writing.
(2)
The Board shall disapprove the preliminary plat if it does not conform
to the preliminary plat as tentatively approved by the Board, or if
any of the other approvals required by the Land Division Act have
not been obtained. The Board shall instruct the Clerk to promptly
notify the proprietor of the disapproval and the reasons therefor,
in writing. The reasons for the disapproval shall be recorded in the
minutes of the meeting of the Board. Notice of disapproval shall be
sent to each of the other plat approval authorities by the Board.
(3)
In case of disapproval of the preliminary plat, further consideration
of a plat for subdividing the same land can be obtained only if the
proprietor applies for tentative approval of a preliminary plat.
(4)
In order to reach a reasonable compromise as expeditiously as possible
when the Board indicates that it is going to disapprove the preliminary
plat, the proprietor and the Board may agree in writing to extend
the twenty-day review period. Any changes made in the plat during
the period of extension shall be sent to each of the other authorities
which have approved the preliminary plat. Approval of such changes
by each such authority shall be obtained before the Board may finally
approve the preliminary plat. This provision is intended to be used
only in situations where, in the opinion of the Board, objections
to final approval are minor.
D.
Effect of final approval of preliminary plat. Final approval of the
preliminary plat 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 the final approval of the
preliminary plat was granted will not be changed. The two-year period
may be extended if an extension is applied for by the proprietor and
granted by the Township Board of Trustees in writing. Written notice
of any extension shall be sent by the Board to all other plat approval
authorities. Construction of improvement may commence upon final approval
of the preliminary plat by the Township Board of Trustees.
A.
Filing procedures.
(1)
Final plats shall be submitted in the form required in the Land Division
Act, together with a) the completed application form; b) fees for
filing and recording and plat review, and inspection of improvements;
and c) agreement and security required to guarantee performance, and
shall be submitted to the Clerk at least 10 days prior to the meeting
of the Township Board of Trustees at which the plat is to be considered.
The Clerk shall determine if the submittal is complete and, if complete,
transmit same to the Board in adequate time for inclusion on the agenda
for the Board's next meeting. If the application is not complete
the Clerk shall so notify the applicant in writing and shall list
deficiencies. A final plat shall not be accepted for review after
the date of expiration of the final approval of the preliminary plat.
The final plat shall be submitted to the following agencies, in the
indicated order, and the proprietor shall obtain signatures from the
agency thereon, in the indicated order, prior to filing the final
plat with the Board for approval:
(2)
The final plat shall be signed by the registered land surveyor or
professional engineer and by proprietor(s) prior to filing with the
Township Clerk.
B.
Information required. All final plats shall be in the form, and contain
the information, required by the Land Division Act.
(1)
One reproducible copy on dimensionally stable material, and four
paper prints thereof, and the filing and recording fees shall be filed
by the proprietor with the Township Clerk.
(2)
Provide abstract of title or other certificate establishing ownership
interests to ascertain if proper parties have signed the plat, for
all land included in the subdivision.
(3)
The proprietor shall provide the Township with a certificate from
his engineer indicating that improvements have been installed in conformance
with the approved engineering drawings, with any changes noted therein
and attached in drawings, and proof of a guarantee of completion for
those improvements to be installed after final plat approval in a
form acceptable to the Township, as finally approved in the preliminary
plat.
(4)
Provide a detailed estimate of all costs of all required improvements not to be installed prior to final plat approval, as provided in Article V of this chapter. The estimate of costs shall be checked and approved by the Township Engineer prior to review of the final plat by the Township Board of Trustees.
C.
Review of final plat.
(1)
The final plat shall conform closely to the preliminary plat as finally
approved. The final plat may cover only a portion of the area covered
by the preliminary plat as finally approved.
(2)
All improvements and facilities to be provided by the proprietor
shall be installed, or adequate security in lieu thereof shall be
provided, and all dedications and easements shall be evidenced as
having been made before the Township Board of Trustees may approve
the final plat. However, approval of the final plat shall not constitute
acceptance of items for dedication. All installations shall be inspected
and approved by the Township Engineer before the Board may approve
the final plat. All as-built corrections to the preliminary plat as
finally approved shall be made prior to approval of the final plat
by the Board.
(3)
The Township Board of Trustees shall review all recommendations and
either approve or disapprove the final plat within 20 days of the
date of submission. The Board shall approve the plat if it conforms
to the preliminary plat as finally approved and to the provisions
of the Land Division Act.
(4)
If the final plat is approved, the Clerk shall transmit the reproducible
copy of the plat and the filing and recording fee to the County Plat
Board. Three paper prints shall be forwarded: one to the Township
Planning Commission; one to the Subdivision Advisory Committee; one
to the Building Inspector; and one shall be retained by the Township
Clerk. The reproducible copy and paper prints shall have the date
of approval marked thereon.
(5)
If the final plat is approved, the Township Clerk shall sign a certificate
signifying approval of the final plat by the Township Board of Trustees,
which shall include the date of approval and the date on which the
Clerk signs the certificate.
(6)
If the final plat is disapproved the Clerk shall record the reasons
for rejection in the minutes of the meeting, notify the proprietor
in writing of the action and the reasons therefor, and return the
plat to the proprietor.
D.
Effect of final plat approval. Approval of the final plat shall confer
upon the proprietor for a period of three years from the date of approval,
a right that all existing zoning regulations and subdivision regulations
shall remain unchanged as they apply to the property included in the
final plat.
