Before subdividing any tract or parcel of land with in the corporate limits of the City of Bridgman, except as specifically excepted herein, an owner or subdivider shall submit a preliminary plan to be acted upon by the City in accordance with the procedures and requirements of this chapter, in additional to any application and review fees as prescribed by the terms of this and any other City ordinance.
Prior to City review of an application, subdivision preapplication or a final plan of subdivision, the developer shall have remitted any and all required fees and review expenses to the City Clerk.
Prior to the filing of an application, it is recommended that the owner or subdivider consult with the City Manager and City Zoning Administrator to secure information relative to the land use and zoning requirements, development regulations and standards, and other applicable regulations and standards. The purpose of the preapplication conference is to afford the subdivider the opportunity to obtain the advise and assistance of City officials, staff and other advisors and to discuss the proposed development informally prior to the preparation of the preliminary plan in order to process approvals in a cost-effective and time-efficient manner.
Before the meeting, it is suggested that the subdivider prepare a site plan of the proposed development on a topographic survey of the area showing the proposed layout of streets, arrangement of lots or units, and other features in relation to the existing conditions in accordance to the provisions of § 470-46. Upon receipt of any request for a preapplication conference or the payment of any applicable fees by the City Clerk, the City Manager shall schedule a conference meeting with the developer and City representatives as deemed necessary by the City Manager.
The developer shall cause to be prepared by a registered professional engineer in the State of Michigan, a preliminary plan, together with improvements plans and other supplementary material as specified in § 470-47. The plan shall include all of the property owned or controlled by the applicant which is adjacent to or considered to be contiguous to the proposed subdivision.
Five copies of the preliminary plan and supplementary material specified shall be submitted to the City Clerk with a completed general land development application and appropriate application and review fees.
The City Clerk shall transmit copies of the preliminary plan and supplementary material for review and comment to the City's Zoning Administrator, Engineer, Director of Public Services and other City and non-City departments and officials as determined by the City Manager. Comments and recommendations shall be returned to the City Manager within 30 days. The City Manager shall promptly consolidate all comments and recommendations and forward them to the Planning Commission. The Planning Commission shall promptly review all the plans and documentation required for preliminary plan approval in accordance with the procedures in this section.
The Planning Commission shall conduct such hearing and provide such notices as may be required and shall approve or deny the application for preliminary plan approval within 90 days from the date of filing of the application or the filing by the applicant of the last item of required supporting documents, whichever date is later, unless such time is extended by mutual consent, in writing. Approval of a preliminary plan by the Planning Commission is not a guarantee of final approval and involves only the general acceptability of the layout and proposed development concept.
The owner or subdivider shall indicate on the preliminary plan the phases of the project and schedule for development of each phase, if any, and whether the developer will postpone final plan approval for one or more of the phases to a later date. The City may, at its discretion, grant preliminary approval and/or final approval to one or more phases of the proposed development and request the developer to submit other phases of the development for final approval at a later date.
Following action by the Planning Commission, the preliminary plan and the recommendation of the Planning Commission shall be referred to the City Council. If the Planning Commission approves the plan, it shall be so noted on the plan; if it does not approve the plan, it shall furnish the City Council and the applicant a written statement setting forth the reasons for denial. The City Council shall accept or reject said plan within 60 days after the first regular stated meeting following the action and referral by the Planning Commission.
Approval of the preliminary plan shall be effective for a maximum period of one year unless, upon application of the developer, the City Council grants an extension for an additional one year. The application for said extension shall not require an additional filing fee, or the submittal of additional copies of the plan of subdivision.
The owner or subdivider shall file an application for approval of the final plan with the City Clerk within one year after approval of the preliminary plan. The final plan shall conform substantially to the preliminary plan as approved and, at the option of the developer, it may constitute only that portion of the approved preliminary plan which he proposes to record and develop at that time; provided, however, that such portion conforms to all requirements of these regulations.
The final plan shall contain all engineering design specifications for the condominium or subdivision as approved by the City Engineer, City staff, Planning Commission or other review body, as of the date of the submittal by the subdivider.
The application for a final plan approval shall include one transparency print and three copies of all supporting maps, plans, and other drawings, and all other required documents as determined by the City Manager. The application shall be submitted in writing and shall be accompanied by the fee established by the City Council. The City Clerk shall forward notice of the application to the City Council. The City Council shall refer the application for approval of the final plan to the Planning Commission for its review and recommendations.
Upon receipt of these final plans, the Planning Commission shall distribute copies of said plan and all supporting documents to the City's Zoning Administrator, engineer, attorney and any agency providing required services. All comments and recommendations shall be returned to the Planning Commission within 60 days. When applicable, the Planning Commission may require the subdivider to submit written statements from county, state or other public officials as may be concerned, or other public or private utilities, indicating that proposals for storm drainage, sewerage disposal and water supply, gas, electric, transportation access or other utilities meet the minimum requirements for such installation and all necessary permits from these agencies have been obtained.
The Planning Commission shall act upon the application for final plan approval within 60 days from the date of filing the application or the filing by the applicant of the last item of required supporting documents, whichever date is later, unless such time is extended by mutual consent, in writing. If the Planning Commission recommends approval of the plan, it shall fix upon the plan the certifying signatures of its Chairman; if it does not recommend approval, it shall set forth its reasons in its own records and provide the City Council and the developer a copy.
After action by the Planning Commission on the final plan, it shall be submitted to the City Council for action. The City Council must take action on the final plan within 60 days, unless this time period is extended by mutual consent of the applicant and the City Council, in writing.
If the final plan is approved by the City Council, the Mayor and City Clerk shall sign the final plan of subdivision, or furnish the developer with proof of approval of condominium plan. The developer shall furnish the City Clerk with four additional copies of the final plan, as approved by the City Council, one to be retained by the City Clerk and the others to be distributed to the City Manager, City Zoning Administrator, and Director of Public Services.