The procedure for submittal and tentative approval of the preliminary plat is as follows:
A. 
The proprietor shall submit 10 copies of the proposed preliminary plat to the City Clerk together with payment of preliminary plat review fees. The date of filing shall be that date when all data is received and review fees paid.
B. 
The proprietor shall submit 10 copies of any proposed covenants and deed restrictions, or a statement in writing that none is proposed. If common areas are to be reserved for use of the residents of the subdivision, 10 copies of an agreement showing how the area will be maintained shall also be submitted.
C. 
The proprietor shall submit a statement indicating the proposed use of the subdivision, along with a description of any type of residential buildings and number of dwelling units contemplated or the type of business or industry to allow consideration of the effect of the subdivision on traffic, fire hazards, congestion of population, and demands on public services.
D. 
Identification and descriptions. The preliminary plat shall include:
(1) 
The proposed name of the subdivision.
(2) 
The location by section, town and range or by other legal description.
(3) 
The names, addresses and telephone numbers of the proprietor and the engineer or the surveyor or whoever designed the subdivision layout.
(4) 
The seal of the surveyor.
(5) 
All contiguous holdings of the proprietor with an indication of the portion of which is proposed to be subdivided, accompanied by an affidavit of ownership, which shall include the dates the respective holding of land were acquired, together with the liber and page of each conveyance to the present owner as recorded in the County Register of Deeds office. The affidavit shall advise as to the legal owner of the property, the contract owner of the property, the date contract of sale was executed, and, if any corporations are involved, a complete list of all directors and officers of each corporation.
(6) 
The scale of the plat, for which the minimum acceptable scale is one inch to equal 100 feet.
(7) 
The preparation date.
(8) 
The North point.
E. 
Existing conditions. The preliminary plat shall include:
(1) 
An overall area map showing the relationship of the subdivision to surrounding areas within 1/2 mile. Information on the area map shall include such things as section lines and/or arterial streets or collector streets. The minimum acceptable scale for such map is one inch to equal 800 feet.
(2) 
The boundary line of the proposed subdivision, section or corporation lines within or adjacent to the tract and the overall property dimensions.
(3) 
Identification of adjacent tracts of subdivided and unsubdivided land shown in relation to the tract being proposed for subdivision, including those of areas across abutting streets.
(4) 
The location, widths and names of existing or prior platted streets and private streets, and public and private easements within or adjacent to the tract being proposed for subdivision, including those located across abutting streets.
(5) 
The location of existing sewers, water mains, storm drains and other underground facilities within or adjacent to the tract being proposed for subdivision.
(6) 
The topography drawn as contours with an interval of not more than two feet. Elevations shall be based on United States Geological Survey data.
(7) 
For a subdivision that is lying within a flood hazard area as identified by the Michigan Department of Natural Resources, the Allegan County Drain Commissioner, or the Federal Emergency Management Agency, base flood elevation data shall be provided. Base flood elevation shall indicate the anticipated high water level during a flood having 1% chance of being equaled or exceeded in any given year.
(8) 
Significant natural and man-made features which could influence the layout and design of the subdivision.
F. 
Proposed conditions. The preliminary plat shall include:
(1) 
The 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, easements and public walkways. Street names shall be indicated as approved by the City Engineer and the County Planning Commission.
(2) 
The layout, numbers and dimensions of lots, including building setback lines showing dimensions.
(3) 
An indication of parcels of land intended to be dedicated or set aside for public use or for the use of property owners in the subdivision.
(4) 
An indication of the ownership and the existing and proposed use of any parcel identified as "excepted" on the preliminary plat. If the proprietor has an interest in or owns any parcel so identified as "excepted," the preliminary plat shall indicate how this parcel 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.
(5) 
An indication of the system proposed for sewage by a method meeting the requirements of the City Commission, the Allegan County Health Department, and the Michigan Department of Natural Resources.
(6) 
An indication of the system proposed for water supply by a method meeting the requirements of the City Commission and the Michigan Department of Health.
(7) 
An indication of storm drainage method and disposal area.
(8) 
In a case where a 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 first shall be clearly superimposed upon the overall plan in order to illustrate clearly the method of development which the proprietor intends to follow.
G. 
The proprietor shall provide a letter or document from the school board or school superintendent indicating awareness of the proposed subdivision.
H. 
Any anticipated variance from the provisions of this chapter must be requested in writing upon the submission of the preliminary plat.
I. 
Review by Planning Commission.
(1) 
The City Clerk shall place the preliminary plat on the agenda of the Planning Commission. Notice shall be sent to the proprietor by registered mail of the time and place of such meeting not less than five days before the date fixed therefor. Regular mail notice of the time and place of the meeting shall be mailed to the owners of land immediately adjoining the platted land and within 300 feet, according to the names which appear on the records of the City Assessor, not less than five days before the date.
(2) 
The Planning Commission shall review the preliminary plat and other documents submitted with it, and shall receive and consider any comments from any involved City official and from any person present at the meeting. All persons attending the meeting shall be afforded a reasonable opportunity to address the Planning Commission concerning the proposed plat under such rules as the Planning Commission may establish for the reasonable conduct of its business. If the preliminary plat meets all conditions required to be met, the Planning Commission shall recommend to the City Commission tentative approval of the preliminary plat.
(3) 
If the preliminary plat does not meet all the required conditions, the Planning Commission shall notify the proprietor of this fact by letter, giving its reasons for disapproval. The City Commission shall receive a report of the findings by the Planning Commission and its recommendation for disapproval.
(4) 
The Planning Commission shall file its report with the City Clerk not more than 60 days after the filing date of the preliminary plat. The sixty-day period may be extended for a stated period if the proprietor consents in writing. If no action is taken by the Planning Commission within 60 days, or within the period of time consented to, the preliminary plat shall be deemed to have been recommended for approval to the City Commission by the Planning Commission. Upon receiving the report of the Planning Commission, or upon the passage of the time limitations provided for herein, whichever shall first occur, the City Clerk shall place the preliminary plat upon the City Commission's agenda for tentative approval.
J. 
Review by the City Commission.
(1) 
The City Commission shall review said preliminary plat and within 90 days of its filing date shall tentatively approve or disapprove said plat. The City Commission shall record its approval on the plat and return one copy to the proprietor or set forth in writing its reasons for rejection and requirements for tentative approval.
(2) 
Tentative approval by the City Commission shall confer upon the proprietor, for a period of one year, approval of lot sizes, lot orientation and street layout. Such time may be extended if applied for by the proprietor and consented to in writing by the City.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
The procedure for submittal and final approval of the preliminary plat and final approval of the detailed plans for all improvements within the proposed subdivision is as follows:
A. 
Filing.
(1) 
Ten copies of the preliminary plat of the proposed subdivision together with an eight-and-one-half-inch by eleven-inch reduced reproduction of the preliminary plat, payment of review fees and a written application, shall be submitted to the City Commission. The City Commission shall consider the preliminary plat at its next meeting or within 20 days of the date of submission. If the preliminary plat is not submitted at least 10 working days (excluding weekends and holidays) before the next regular City Commission meeting, the City Commission shall have the option of scheduling a special meeting to consider the preliminary plat, at the proprietor's expense. The cost of such a special meeting shall be established by City Commission resolution, adopted from time to time. Rather than require the City Commission to schedule a special meeting to consider the preliminary plat, the proprietor may give the City a written extension of the review period to the next regular City Commission meeting which is at least 10 working days after the submission of the preliminary plat (or such later date as the proprietor may desire).
(2) 
The preliminary plat submitted for final approval shall conform substantially to the preliminary plat as tentatively approved, and it may constitute only that portion of the approved preliminary plat which the proprietor proposes to record and develop at the time. However, such portion shall conform to this chapter.
(3) 
The proprietor shall also submit five sets of detailed working drawings and calculations showing plans for grading, drainage structures, all proposed utilities (including a streetlighting plan), street construction plans (including traffic control devices) for streets within and adjoining the plat and soil erosion and sedimentation measures.
(4) 
Utility plans shall be prepared and sealed by a Michigan licensed professional engineer.
(5) 
The proprietor shall provide proof of approval of plats from each of the necessary authorities required for approval in Section 112 through Section 119 of the Land Division Act.[1]
[1]
Editor's Note: See MCL 560.112 through 560.119.
B. 
Contents of detailed working drawings/plans.
(1) 
Working drawings/plans submitted shall be on twenty-four-inch by thirty-six-inch white prints having blue or black lines.
(2) 
For projects or subdivisions having more than one sheet of working drawings/plans, a general plan having a scale one inch to equal 100 feet shall be provided showing the overall project or subdivision and indicating the location of all improvements shown in the detailed plans. Street names, street and easement width, lot lines, lot dimensions and lot numbers shall be shown on all plans. Superimposed on this general plan shall be two-foot contours of the area and the area outside the boundaries of the proposed subdivision to the extent necessary to demonstrate that the drainage patterns of adjacent properties will not be adversely affected. Detailed plan sheets showing all improvements should be prepared at one inch to equal 40 feet.
(3) 
All sewers shall be shown in the plan and profile. Profiles of sewers shall indicate the size, class of pipe, invert and slope of the sewer and shall indicate the existing ground along the route of the sewer and the proposed easement grade, or existing or proposed top or curb or center line of pavement grades. The location of compacted granular backfill required shall be indicated on the profile together with other intersecting, existing or proposed utilities.
(4) 
Elevations shall be based on United States Geological Survey data. There shall be at least two bench marks established within the site, and at least two bench marks shall be shown on each plan sheet.
(5) 
Finished grades of utility structures shall be indicated on the plan or profiled for all utilities.
C. 
When construction drawings are submitted to the City for approval they shall include all proposed construction within the development. All required improvements shall be shown to the boundaries of the subdivision. A complete plan shall generally include sidewalks, water mains, storm sewers, streetlight locations, signs, and paving. A single plan submittal cannot be approved without all other utilities shown.
D. 
When the complete set of plans is approved, three sets of plans shall be provided to the City before construction may begin.
E. 
Review.
(1) 
The detailed working drawings/plans and calculations shall be reviewed by the City Engineer for compliance with the Land Division Act, the City construction standards and other applicable codes and ordinances and this chapter.
(2) 
The preliminary plat shall be reviewed by the City for compliance with the approved tentative preliminary plat, the Land Use Plan, Chapter 450, Zoning, and this chapter.
F. 
Final approval.
(1) 
The City Commission shall take timely action on the preliminary plat upon receipt of the review recommendations outlined herein.
(2) 
If the preliminary plat conforms substantially to the plat tentatively approved by the City Commission, meets all conditions laid down for final approval and has been approved by the necessary agencies in Sections 112 through 119 of the Land Division Act,[2] the City Commission shall approve the preliminary plat.
[2]
Editor's Note: See MCL 560.112 through 560.119.
(3) 
The City Clerk shall promptly notify the proprietor of approval or rejection of the preliminary plat in writing. If rejected, reasons therefor shall be given.
(4) 
Final approval of the preliminary plat shall be effective for a period of two years from the date of approval. The two-year period may be extended if applied for by the proprietor and granted by the City Commission in writing.
(5) 
No installation or construction of any improvement shall be made before the preliminary plat has received final approval of the City Commission and the engineering plans have been certified to conform to City construction standards and approved by the City Engineer. The proprietor shall be responsible for obtaining all necessary construction permits from the involved regulatory agencies prior to the start of construction.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
The procedure for submittal and final approval of the Final Plat is as follows:
A. 
Filing.
(1) 
Three paper prints of the final plat and an eight-and-one-half-inch by eleven-inch reduced reproduction of the final plat shall be filed by the proprietor with the City Clerk. The proprietor shall deposit such sums of money as the City Commission may require under this chapter or by other ordinances. The City Clerk shall transmit the two paper prints to the City Engineer.
(2) 
Two paper prints of as-built plans for utilities and other improvements shall be filed by the proprietor with the City Clerk.
(3) 
The final plat shall comply with provisions of the Land Division Act.
(4) 
The proprietor shall submit, as evidence of title, a policy of title insurance for examination in order to ascertain whether or not the proper parties have signed the plat.
(5) 
The proprietor shall provide a copy of the receipt(s) from the City Treasurer indicating that all connection charges, assessments, engineering fees and any other City costs as required by this chapter and other ordinances have been paid. The final plat shall not be signed by the City representative prior to such payment.
(6) 
With the specific consent of the City Commission, final plat approval may be authorized prior to the completion of all the improvements required by these regulations. In lieu of completion, the City Commission may require the proprietor to deposit with the City Clerk a true copy of an acceptable agreement showing the proprietor has deposited with a bank or other agent acceptable to the City sufficient funds to guarantee payment for faithful completion of all improvements as required by these regulations and in the same manner as provided elsewhere herein.
(7) 
The City Commission shall review all recommendations and take action on the final plat within 20 days of its date of filing. The date of filing shall be that date on which all required information has been provided.
B. 
Review.
(1) 
The final plat shall be reviewed by the City Engineer as to the compliance with the approved preliminary plat and approved plans for utilities and other improvements.
(2) 
The final plat shall conform substantially to the preliminary plat as approved and it may constitute only that portion of the approved preliminary plat which the proprietor proposed to record and develop at the time. However, such portion shall conform to this chapter.
(3) 
The City Clerk shall prepare a report including recommendations from the City Engineer for either approval or rejection of the final plat.
C. 
Approval.
(1) 
Upon the approval of the final plat by the City Commission, subsequent approvals shall follow the procedure set forth in the Land Division Act.
(2) 
When all necessary improvements have been approved and accepted by the City Commission, or in lieu thereof specific consent authorized by the City Commission, a certified approved copy of the final plat shall be transmitted by the City Clerk to the Clerk of the County Plat Board.