The plat review process shall consist of the following steps (See flow chart at end of chapter.):
A. 
Optional preapplication conference (§ 152-10), involving Township staff and consultants to achieve an understanding of the subdivision regulations and procedures; no formal action is taken at this step.
B. 
Optional concept plan review (§ 152-11), involving Township staff, consultants and Planning Commission for direction to the proprietor, but no formal action is taken.
C. 
Tentative approval of the preliminary plat (§ 152-12).
D. 
Final approval of the preliminary plat (§ 152-13).
E. 
Final plat review (§ 152-15).
F. 
Final plat approval (§ 152-16).
Deadlines for the Township to take action on a preliminary or final plat, as specified in the Land Division Act and reiterated in this chapter, may be extended by mutual written consent of the proprietor and the Township. A waiver of the review deadlines may be required to permit concurrent processing of related review applications (i.e., PUD, HPUD or open space community). In the absence of written consent for such a waiver, denial of a plat shall be considered appropriate if the Township has not been given sufficient time within the deadline to evaluate the impact of a proposed plat on the public health, safety and welfare, pursuant to the regulations in this chapter.
A. 
Development options. A subdivision review may be conducted simultaneously with the review process for development options permitted under Chapter 170, Zoning (open space community, planned unit development, Haggerty Road planned unit development, and any similar development options which may be available). The plans required for the development options shall be submitted in a form to satisfy both the requirements of these Subdivision Regulations and Chapter 170, Zoning. In this process, following any public hearing required for the development option, the tentative preliminary plat may be processed simultaneously with the concept plan. The final preliminary plat shall not be processed or approved until the Township Board has approved the development option. As noted in § 152-8 above, in selection of a development option, the petitioner shall waive the review and approval deadlines for a subdivision plat specified in the Land Division Act.
B. 
Issuance of permits. No building permits or certificates of occupancy shall be issued until the Township has granted final approval of the zoning application and the final plat has been properly recorded.
Prior to submitting an application for plat approval, the proprietor may request a conference with the Township staff and/or consultants to achieve an understanding of subdivision regulations and procedures. Fees shall be established by resolution of the Township Board.
A. 
Purpose. Pursuant to Section 107(1) of the Land Division Act [MCL 560.107(1)], a proprietor may submit a proposed plat for concept (sketch) plan review. The purposes of the concept plan review are as follows:
(1) 
To acquaint the Township staff and consultants with the proposed plat and to provide the proprietor direction prior to development of more detailed tentative preliminary plat information. The proprietor may request review of the concept plan by the Planning Commission but such an action is optional on the part of the proprietor.
(2) 
To inform the proprietor of the submittal requirements, review procedures and design standards for approval of the plat, and the concurrent review process if the development is proposed under one of the development options provided for in Chapter 170, Zoning.
(3) 
To determine if the land is appropriately zoned and the ability of existing infrastructure to accommodate the proposed project.
(4) 
To determine the possible extent Township regulated woodlands, floodplains, state-regulated wetlands and other important natural features may influence the design of the plat, or encourage consideration of one of the development options provided for in Chapter 170, Zoning.
(5) 
To determine the need for a traffic impact study in accordance with Chapter 170, Zoning, and discuss the general requirements for such a study if it is needed.
B. 
Submittal requirements. The proprietor shall submit a concept plan which illustrates in a schematic form, existing features on the site and one or more possible layouts for the proposed subdivision (refer to Table of Submission Requirements included at the end of this chapter).
C. 
Review by Planning Commission. The Planning Commission may review the concept plan at the request of the proprietor to obtain input. No formal action is taken, however, and the Planning Commission is not bound by the comments made under this review.
The procedure for preparation, submittal and tentative approval of a preliminary plat (herein referred to as a "tentative preliminary plat") in accordance with Section 112 of the Land Division Act (MCL 560.112) shall be as follows:
A. 
Summary of review: Tentative review of the preliminary plat involves a public informational meeting, review of basic street layout and lot arrangement, the review of additional information required under this chapter, and a recommendation by the Planning Commission to the Township Board for approval or denial. The Township Board, within 90 days from the date of filing of an application that is accepted as complete, shall tentatively approve and note its approval on the copy of the preliminary plat to be returned to the proprietor, or set forth in writing its reasons for rejection and requirements for tentative approval.
B. 
Filing: The proprietor shall submit the material listed in the Table of Submission Requirements (at the end of this chapter) to the Township Planning Department, at least 21 days prior to the regular Planning Commission meeting. All required materials must be included for the submission to be accepted as complete.
(1) 
The Planning Department shall review the submittal for completeness. If any of the required information is missing, the proprietor shall be notified of the additional data required and that the application will be delayed until the required data are received (i.e., the official submittal date for the time frame established in the Land Division Act shall be based on a complete submission; the Township may initiate review of a partial submittal).
(2) 
When the information is complete, the proposed tentative preliminary plat shall be placed on the agenda of the next regular Planning Commission meeting.
C. 
Technical reviews.
(1) 
The Planning Department shall distribute copies of the tentative preliminary plat to the Township Engineer, Planner, Traffic Engineer and Township departments, as appropriate, for technical review and may transmit a copy to the school district and Township Attorney.
(2) 
Staff reports shall be distributed to the Planning Commission and the proprietor.
D. 
Notice to adjacent property owners. Prior to action on the tentative preliminary plat by the Planning Commission, a notice shall be sent to all property owners within 300 feet of the boundary of the proposed subdivision, based on the Township's assessment records. Such notice shall be mailed at least five days prior to the Planning Commission meeting. The notice shall explain that a subdivision has been proposed, give the location and general information, and note the time and place where the public can attend the meeting when the subdivision proposal will be discussed. The purpose of the notification is intended to inform the public of the project; it is not a public hearing. The Planning Commission, however, may elect to accept comments from the public during the informational meeting.
E. 
Review by Planning Commission. The Planning Commission shall review the tentative preliminary plat based on the requirements of this chapter, Chapter 170, Zoning, as amended, and applicable elements of the Township Master Plan.
F. 
Planning Commission recommendation (tentative approval). The Planning Commission shall recommend one of the following actions to the Township Board on the proposed tentative preliminary plat within 60 days of the date of filing.
(1) 
Recommend approval: Should the Planning Commission find that all requirements have been satisfactorily met, it shall recommend tentative approval of the preliminary plat, and the Chairperson shall make a notation to that effect on each copy of the preliminary plat and distribute copies of it as follows:
(a) 
Return one copy to the proprietor.
(b) 
Retain three copy which shall become a matter of permanent record in the Planning Commission files.
(c) 
Forward one copy to the School Board or School Superintendent of the School District (for information purposes).
(d) 
Forward the remaining copies to the Board via the Clerk's office with recommendations for approval as well as a copy of the Planning Commission minutes.
(2) 
Recommend conditional approval: The recommendation may be a conditional approval, only if the proprietor waives, in writing, the review time requirement set forth in § 152-8 of this chapter. The preliminary plat shall not be forwarded to the Board until revised plans or documentation which demonstrates compliance with said conditions have been submitted by the proprietor. The Planning Director shall review the revised plans, with input from other staff and consultants as requested, prior to submission to the Township Board, and endorse all copies of the submitted plan.
(3) 
Recommend denial: Should the Planning Commission recommend denial of the tentative preliminary plat, the reasons shall be recorded in the minutes of that meeting and forwarded to the Board along with a copy of the preliminary plat.
G. 
Review by Township Board (tentative approval).
(1) 
The Board shall not review a tentative preliminary plat until it has received the review and recommendations of the Planning Commission. Following the receipt of such recommendations, the Board shall consider the preliminary plat at a regularly scheduled meeting or a meeting scheduled for that purpose. The Board shall take action on the preliminary plat within 90 days of the date of initial filing of the plat with the Planning Department, unless the time period is waived by the proprietor as provided by this chapter.
(2) 
Should the Board give tentative approval the tentative preliminary plat, it shall be deemed to confer upon the proprietor the right to proceed with the preparation of a final preliminary plat. The Clerk shall record the Board's approval on the plat and return one copy to the proprietor.
(3) 
Tentative approval of the preliminary plat shall not constitute final approval of the preliminary plat. It shall be deemed as an approval of the lot sizes, lot orientation and street layout as a guide in preparing a final preliminary plat. Any amendments to Chapter 170, Zoning, or this chapter that become effective following approval of the tentative preliminary plat but prior to the submission of a complete final preliminary plat package, shall apply.
(4) 
Tentative approval of the Board shall be effective for one year. Should the tentative preliminary plat, in whole or in part, not be submitted for final approval within this time limit, the preliminary plat must again be submitted to the Commission and Board for tentative approval under the regulations effective at the time unless an extension is applied for by the proprietor in writing prior to expiration, and such request is granted in writing by the Board.
(5) 
No installation or construction of improvements shall be made on the basis of tentative approval of the preliminary plat including grading, tree removal or land balancing.
H. 
Projects with future phases. The Township Board may, upon recommendation of the Planning Commission, give tentative approval for specific phases of developments where the planned unit development or open space options are being utilized.
The procedure for the preparation and review of a final preliminary plat is as follows:
A. 
Summary of review: Review by applicable outside (state and Wayne County) agencies prior to review and action by the Township Board. The Board shall review the final preliminary plat, after the plats have been revised to be in conformance with the requirements of outside agencies. If there have been major changes in the tentative preliminary plat, as determined by the Township Board, in accordance with § 152-section 406(5), then the application must return to the Planning Commission and Township Board for tentative preliminary review. If there have not been major changes from the tentative preliminary plat, the Township Board shall consider and review the final preliminary plat at its next meeting, or within 20 days of the date of filing of an application that is accepted as complete, unless the proprietor grants a time extension to address concerns of the Board. The Township Board will then either approve the application, if the proprietor has met all the conditions laid down for approval of the final preliminary plat have been met, or deny the application. The Township Board will then instruct the Clerk to promptly notify the proprietor of approval or rejection in writing, and if rejected to give the reasons.
B. 
Agency Reviews. The proprietor shall deliver to the Clerk 15 copies of the final preliminary plat bearing the necessary approvals of all other agencies as required by the Subdivision Act including:
(1) 
Wayne County Department of Public Services - Roads Division.
(2) 
Wayne County Department of Public Services - Drains Division.
(3) 
Wayne County Health Department.
(4) 
Wayne County Plat Board.
(5) 
Michigan Department of Natural Resources.
(6) 
Michigan Department of Commerce (advisory review).
(7) 
Public utilities serving the area.
C. 
Technical (staff) review:
(1) 
Upon receipt of the proposed final preliminary plat, the Clerk shall immediately transmit copies of it to the Planning Department where the proposed plat shall be checked for completeness. Should any of the data required by this chapter be omitted, the proprietor shall be notified of the additional data required and that the application will be delayed until the required data are received. The date of submittal in regard to permissible review periods shall be that date upon which the application and all required information, including final correspondence from outside agencies, has been submitted and accepted as complete. A copy of the preliminary plat submitted for final approval shall be forwarded to the Township Engineer and Township Planner for review.
(2) 
Upon finding the information is complete, the proposed final preliminary plat shall be placed on the agenda of the next regularly scheduled Township Board meeting. A written review letter shall be submitted by the Township Engineer and Township Planner and forwarded to the Township Board no less than three days prior to the Board meeting at which the application will be reviewed.
D. 
Conformance to tentative preliminary plat. The final preliminary plat shall conform to the approved tentative preliminary plat. The plan shall in all ways conform with the provisions of this chapter. The final preliminary plat shall show the actual geometrics and dimensions of the tract and of proposed streets, and shall show exact lot dimensions. This submission shall include a plan view for the proposed location of public utilities, including sanitary sewers, storm sewers and water mains and private utilities including electric, gas, telephone and cable television.
E. 
Major changes.
(1) 
If the proprietor makes any major changes to the plat following tentative approval, the Township Board has the authority to require the proprietor to resubmit the plat for tentative approval to allow the Township and the public to respond to the changes. Major changes shall include, but not be limited to, the following changes:
(a) 
Adds lots to the plat; or
(b) 
Deletes or adds a road or access point; or
(c) 
Alters the basic layout of the street system; or
(d) 
Significantly alters the previously approved topography or drainage plan; or
(e) 
Eliminates or reduces recreational facilities; or
(f) 
Alters the phasing by adding lots, extending streets beyond the maximum length permitted, or deletes areas in a phase that had been designated for open space; or
(g) 
Results in any lot or infrastructure element not meeting any Township ordinance; or
(h) 
Due to the location of utilities, there is a loss of natural features and landscaping that is not being replaced; or
(i) 
The boundaries of MDNR regulated wetlands are changed to alter lot layout or road arrangement.
(2) 
Major changes made by the proprietor to the preliminary plat following tentative approval shall relieve the Township from its commitment to honor the general terms and conditions of the tentative preliminary plat approval, since such major changes may result in changes to the basic premise on which the tentative approval was given. If the proprietor does not agree with the Planning Commission decision as to a major change determination, they may appeal the decision to the Township Board.
F. 
Design and site improvements: The preliminary plat shall meet all design requirements set forth in Article V of this chapter.
G. 
Review by Township Board (final preliminary plat).
(1) 
At its next meeting, or within 20 days of the date of filing of a final preliminary plat application accepted as complete, the Township Board shall approve, modify or disapprove the final preliminary plat.
(2) 
If all the required approvals of other authorities as required by the Land Division Act have been received, and the final preliminary plat meets all conditions laid down for tentative approval and meets all requirements of Chapter 170, Zoning, the Board shall give final approval to the preliminary plat
H. 
Notification by Clerk: The Clerk shall, within 10 working days, notify the proprietor of approval or rejection in writing; if rejected, reasons shall be given.
Final preliminary plat approval shall be effective for a period of two years from the date of final approval. The two-year period may be extended if applied for prior to the termination date by the proprietor and granted by the Board in writing.
A. 
Summary of review. The review of engineering and construction plans prior to construction by the Township Engineer, the Township Water and Sewer Department staff, the Township Building Department and other staff or consultants.
B. 
Construction plans and specifications. No installation or construction of any improvements shall be made before construction/engineering plans and specifications have been approved by the Township Engineer and by other authorities that have jurisdiction over the improvements. Where a plat straddles municipal boundaries, no permits for construction shall be issued until verification has been received that the preliminary plat has been approved by both municipalities.
C. 
Required improvements and documents. Before the final plat is approved by the Township, the proprietor shall be required to complete all of the following improvements at his/her expense and without reimbursement from any public agency or any improvement district (except as may be permitted by state law), and in accordance with the conditions and specifications contained in this chapter. 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 preliminary plat, the approvals of other authorities, the regulations in this chapter (particularly Article IV) and the requirements of other applicable ordinances, laws and regulations, and shall be subject to inspection by the Township Engineer and other authorities having jurisdiction over such improvements
(1) 
Required improvements include:
(a) 
Monuments and lot irons. Monuments and lot irons shall be set in accordance with Michigan Public Act 288 of 1967, as amended (MCL 560.101 et seq.), and the rules of the Michigan Department of Treasury. If any monument or lot iron is removed during construction the responsible party shall secure the services of a registered land surveyor to replace the monument or lot iron. Placing of required interior monuments and lot corner irons may be delayed by the Board for a period of one year from the date of approval of the final plat by the Board, provided that:
[1] 
Boundary monuments or other approved irons, adequately witnessed, shall be in place at all angles and at all ends of curves in the boundaries of the subdivision; and
[2] 
The proprietor shall have delivered to the Township Clerk cash or a certified check, or irrevocable bank letter of credit running to the Township, whichever the proprietor selects, for each monument and corner iron in an amount set under Section 560.125 of the Land Division Act.
[3] 
Such cash, certified check or irrevocable bank letter of credit shall be returned to the proprietor upon receipt of a certificate by a surveyor that the monuments and irons have been placed as required within the time specified. Such return shall be for entire blocks, not for portions of blocks. If the proprietor defaults, the Board shall engage a surveyor, at the proprietor's expense, to locate the monuments and irons called for on the plat and on completion of the work shall return any unexpended balance of the deposit to the party from whom it was received.
(b) 
Streets (including curbs and gutters, where applicable), intersection improvements (acceleration/deceleration lanes or tapers and passing lanes) in accordance with the standards and receipt of permits from the Wayne County DPS, street signs and streetlights (where applicable).
(c) 
Utilities including storm drainage, water supply system, sanitary sewage disposal and any franchised utilities.
(d) 
Sidewalks, bicycle paths, trail systems and crosswalks (any or all of these items as approved on the plat).
(e) 
Landscaping, including street trees, entranceway features and any required buffer landscaping.
(f) 
Permanent soil erosion and sedimentation control measures.
(g) 
Mailbox clusters are prohibited but should be shown if required by the United States Postal Service.
(h) 
Self-imposed improvements and restrictions. If the proprietor proposes any improvements or places restrictions on any of the land contained in the subdivision that exceed the requirements in this chapter or Chapter 170, Zoning, such improvements and restrictions shall be indicated on the plat and recorded in the subdivision restrictive covenants in a form to be approved by the Township Attorney.
(i) 
Streetlighting if proposed.
(2) 
Required documents include:
(a) 
Covenants and restrictions. Where the proprietor is establishing a homeowners' association, a copy of the declaration of covenants and restrictions that will govern the homeowners' association must be submitted for review by the Township Attorney and other applicable Township officials and consultants. These covenants and restrictions shall include, but are not necessarily limited to, the following stipulations:
[1] 
The homeowners' association shall be established before any homes are sold.
[2] 
Membership shall be mandatory for each home buyer and any successive home buyer.
[3] 
The association shall be responsible for liability insurance, applicable taxes, and the continuing upkeep and proper maintenance of recreational, open space, storm drainage facilities, landscaping and other common facilities. If the assessment falls to adequately provide this upkeep and maintenance, the Township shall have the ability to make such improvements and assess the cost, along with all administrative charges, to the property tax bills of each homeowner in the subdivision.
[4] 
The document establishing the homeowners' association should identify how the association will collect moneys to maintain the items mentioned under Subsection C(2)[3] above and challenge in court any encroachments and violations of open space, woodland or wetland areas.
[5] 
Homeowners shall pay their pro rata share of the cost, and unpaid assessments levied by the association may become a lien on the property.
[6] 
The association shall be able to adjust the assessment to meet changing needs.
D. 
Review of construction plans and specifications. Review of the construction plans and specifications by the Township shall be initiated by submitting the plans and specifications, and necessary review fees established by the Township Board, in the form and quantity and according to the process specified by the Building Department.
(1) 
Required plans. Plans and specifications shall be submitted for all proposed improvements including, where applicable, or include all information reviewed by the Township Engineer, sanitary sewers; public water; storm sewers; sidewalks; bikepaths and sidewalks; soil erosion and sedimentation control measures; site grading (including spot and finished elevations at all property corners, corners of all structures, and first floor elevations on each lot); streets (including street and paving cross-sections and profiles); streetlighting; landscaping; and signs. Cost estimates for all such improvements shall be included.
(2) 
Review by other authorities; proprietor's responsibility. It shall be the responsibility of the proprietor to obtain review and approval of construction plans and specifications for public improvements that are under the jurisdiction of other authorities. Evidence of all approvals required from other authorities shall be submitted in the form specified by the Planning Department prior to issuance of any permits for construction.
E. 
Authorization to proceed.
(1) 
Proprietor requirements. Authorization to proceed with construction may be granted after:
(a) 
Construction plans and specifications have been approved by the Township and other applicable authorities; and
(b) 
All necessary permits have been issued by applicable county and state agencies.
(c) 
The proprietor has submitted evidence of public liability and property damage insurance in a form and amount specified by the Planning Department; and
(d) 
The proprietor has submitted an inspection fee deposit in an amount specified by the Planning Department.
(e) 
A landscape escrow has established with the Township.
(2) 
Grading permit. Notwithstanding the preceding requirements, subsequent to preliminary plat approval the proprietor may apply for a topsoil, tree removal, and excavation permit from the Building Department, provided that the final grading plan has been approved by the Township Engineer. Upon receipt of the grading permit, the proprietor may commence construction to the grades and elevations specified on the approved grading plan.
(3) 
Model home. The Building Department, at its discretion, may permit construction of up to two model homes prior to final plat approval subject to the following conditions:
(a) 
Access: The lots on which the model homes are constructed shall have direct access to a public or approved private road to provide adequate access for emergency vehicles.
(b) 
Water: The lots on which model homes are constructed shall have adequate water supply.
(c) 
The proprietor shall submit plans and specification and a performance guarantee to cover the cost of all improvements that would be necessary to achieve certificate of occupancy for the two homes in the event that the remainder of the subdivision is not constructed.
(d) 
The model homes shall not be offered for sale until certificates of occupancy have been properly issued.
F. 
Preconstruction meeting. Prior to construction of subdivision improvements, the contractor shall contact the Planning Department to establish a date and time for a preconstruction meeting. The proprietor shall be responsible for making all arrangements and notifying meeting attendees. Those in attendance shall include, but not necessarily be limited to, the proprietor, the proprietor's engineer, the contractor and the contractor's on-site superintendent, subcontractor representatives, the Township Engineer, representatives from Water and Sewer Department, the Planning Director, and the Northville Township Building Official. In addition, utility companies and other state, county, or local governmental agencies that have facilities that may be affected by the proposed development, or that may be able to contribute information of use to the construction project, shall be informed of and invited to attend the preconstruction meeting.
G. 
Utility inspections. No work on water mains, sanitary sewers, storm sewers and stormwater basins, and paving shall proceed without the presence of the Township Engineer. The contractor or proprietor shall contact the Township Engineer at least 48 hours prior to the start of construction to arrange for the inspection and to deposit the required inspection fee.
(1) 
Any work installed without inspection will not be accepted for dedication to the Township and will not be allowed to connect to the public system and/or be issued a certificate of occupancy
(2) 
Field changes. Where actual conditions encountered on the construction site warrant design modifications, such modifications may be permitted in accordance with the usual procedures established by the Township for review and approval of such modifications; provided, further, that all such modifications comply with the regulations in this and other applicable ordinances and laws, and provided that such modifications do not result in any "major" changes, as defined under § 152-13 of this chapter, to the subdivision layout or lot sizes or dimensions. Changes to the subdivision layout or lot size or dimensions shall be subject to Planning Commission review and Township Board approval.
H. 
Escrow deposits. If certain lot improvements cannot be completed because of the season of the year, the Building Official may issue a certificate of occupancy, provided that there is no danger to health, safety or general welfare, upon accepting a cash escrow deposit for 20% above the full estimated cost of the improvements. All required improvements for which escrow funds have been accepted shall be installed by the proprietor within a period of nine months from the date of deposit and issuance of the certificate of occupancy. If the improvements have not been properly installed at the end of this time period, the Building Official shall give notice to the proprietor that the improvements shall be installed within two weeks. If the improvements are not properly installed after two weeks, the Building Official may request the Township Board to proceed to contract out the work for installation of the required improvements. If costs exceed the escrow deposit amount, the proprietor is responsible for overrun costs and all expenses incurred by his failure to comply. At the time of issuance of the certificate of occupancy for which escrow moneys are being deposited, the proprietor shall file a notarized statement from the purchaser or purchasers of the premises authorizing the Township to install the improvements at the end of the nine-month period if the improvements have not been properly installed by the proprietor.
I. 
Final inspections and acceptance.
(1) 
Final inspection and tests. Prior to acceptance of public facilities or utilities for use and maintenance by the Township, all improvements shall have been completed and equipment removed from the site, and the final inspection and all required tests shall be completed. Any tests which fail shall be repeated after repairs have been made. Any portions of the work found to be unacceptable shall be repaired or replaced prior to acceptance.
(2) 
Maintenance bond. Prior to final acceptance of any public utility, a one-year maintenance and guarantee bond in an amount equal to 25% of the cost of the improvements shall be posted with the Township by the proprietor.
(3) 
Construction record drawings. Construction record drawings showing the final locations and grades of all utilities and other improvements shall be submitted to the Township Engineer for review, who will then forward them to the Director of Public Utilities for review and acceptance.
J. 
Alternative to completing improvements. In lieu of completion of all public improvements prior to approval of the final plat, the Township Board may permit the proprietor to enter into an agreement (hereinafter referred to as a "subdivision improvement agreement") by which the proprietor covenants to complete all required public improvements no later than two years following the date on which the final plat is signed by the Township. The subdivision improvement agreement shall provide for the following:
(1) 
Performance guarantee. The proprietor shall agree to furnish a performance guarantee in an amount not to exceed 120% of the projected cost of installation of the improvements. The performance guarantee shall be in a form specified in Article V.
(2) 
Subdivision improvement agreement. 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 subdivider. The subdivision improvement agreement shall be adopted by the Township Board and recorded pursuant to applicable state and local laws and ordinances.
(3) 
Completion of improvements. Upon substantial completion of all required improvements, the proprietor may notify the Township in writing of the completion or substantial completion of improvements, and shall send a copy to the Township Engineer. The Township Engineer shall inspect all improvements identified in the notice and shall file a detailed report, in writing, with the Township Board indicating either approval, partial approval, or rejection of such improvements with a statement of reasons for any rejection. The cost of the improvements as approved or rejected shall be listed.
(4) 
Approval of improvements. The Township Board shall either approve, partially approve, or reject the improvements based on the Township Engineer's report, and shall notify the proprietor in writing of the contents of the report and the action taken no later than 30 days after receipt of the notice from the proprietor of the completion of the improvements. Failure of the Township Board to send or provide such notification within 30 days shall be deemed to constitute approval, and the obligor and surety, if any, shall be released from all liability pursuant to such performance guarantee.
A. 
Summary of approval. The Township Board will review and take action to approve or deny the final plat at its next regular meeting or within 20 days of the date of filing of an application that is accepted as complete. The Township Board shall either:
(1) 
Approve the final plat if it conforms to all of the provisions of this chapter, and other applicable Township ordinances, and instruct the Clerk to certify on the plat to the Township Board's approval, showing the date of the Township Board's approval, the approval of the County Health Department, when required, and the date thereof as shown on the approved preliminary plat; or
(2) 
Reject the final plat, instruct the Clerk to give reasons in writing as set forth in the minutes of the meeting, and return the plat to the proprietor.
B. 
Submittal requirements. One approved polyester film and 15 prints on paper no larger than 18 inches by 24 inches of the final plat along with the completed application, the review fee authorized by the Township Board, and the recording and filing fee required by the Land Division Act shall be filed by the proprietor with the Township Clerk. To be considered by the Township Board, the submittal must include the following:
(1) 
The final plat shall be prepared and submitted in a form that is consistent with the requirements in the Land Division Act, Michigan Public Act 288 of 1967, as amended.
(2) 
The final plat shall conform substantially to the final preliminary plat as approved. In determining whether the final plat satisfies this criterion, the Township Board shall consider the following:
(a) 
A final plat shall be considered no longer substantially conforming to the final preliminary plat if any of the following revisions have been made:
[1] 
An increase in the number of lots.
[2] 
An increase or decrease in the buildable area of any lot by over 10%.
[3] 
A change in the boundary of a regulated wetland or floodplain that reduces the building envelope on any lot below minimum requirements or would create nonconformance with required water feature setbacks.
[4] 
Realignment of proposed roads and intersections.
[5] 
Change in the basic layout of the subdivision and lots.
(b) 
A final plat shall still be considered substantially conforming to the final preliminary plat if any of the following revisions have been made individually and not in combination with other revisions:
[1] 
Decrease in the number of lots without changing the basic layout.
[2] 
Revisions to horizontal or vertical alignment of streets to satisfy Wayne County Department of Public Services standards, provided that such revisions do not affect the overall arrangement of streets.
[3] 
Adjustment to lot lines or setbacks due to a more precise wetland or floodplain boundary where such an adjustment has an insignificant impact on lot area, setbacks, or buffer zone requirements.
[4] 
Change in location of monuments or lot markers to correct surveying errors.
(3) 
The proprietor shall submit proof of ownership in the form of title insurance or a title opinion prepared by an attorney licensed in Michigan.
(4) 
All easements and utility agreements shall be executed by the Township and/or appropriate utility authority and the proprietor, setting forth the terms of utility arrangements and the use and/or development of any land reserved for the use of the public and/or future subdivision property owners.
(5) 
The proprietor shall submit copies of deed restrictions and protective covenants in their final recordable form.
C. 
Submittal to approving authorities. The proprietor shall submit the final plat and, where required for approval, to obtain final approval signatures on the final plat Mylar from the following agencies:
(1) 
Wayne County Department of Public Services - Roads Division.
(2) 
Wayne County Department of Treasury.
(3) 
Wayne County Department of Public Services - Drains Division.
(4) 
Wayne County Department of Health (if applicable).
D. 
Initial review. Upon receipt of the final plat, the Township Clerk shall immediately transmit copies to the Planning Department where the plat shall be checked for completeness. Should any of the required data specified in this chapter be omitted, the proprietor shall be notified of the additional data required and that review will be delayed, until the required data are received. The date of filing shall be considered the date on which a plat containing all required data is received by the Township.
E. 
Placement on Township Board agenda. When the submittal information is determined to be complete, the proposed final plat shall be placed on the agenda of the next regular Township Board meeting.
F. 
Review by Township Engineer and Planner. The Township Engineer and Township Planner shall review the final plat to determine compliance with the approved final preliminary plat and plans for utilities, landscaping and other improvements, and notify the Township Board in writing of their recommendations to either approve or deny the final plat.
G. 
Township Board action. At its next regular meeting, or at a meeting called within 20 days of the date of filing an application accepted as complete, the Township Board shall review the proposed final plat to determine conformance with the Land Division Act, this chapter, the preliminary plat, any conditions of approval attached to the preliminary plat and the completion of public improvements or performance guarantees to ensure their completion. The Township Board may approve or deny the final plat as follows:
(1) 
Upon determination that 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, record the reasons for denial in the official minutes, and refund the filing recording fee.
(2) 
Upon determining that the final plat is in compliance with the standards and regulations in this chapter and other applicable ordinances and laws, the Township Board shall approve the final plat and direct the Township Clerk to sign the plat. The Township Clerk shall forward the required number of copies of the plat to the Clerk of the County Plat Board, together with the filing and recording fee.
A. 
Proposals to construct residential or nonresidential structures shall comply with the review and permit requirements in the adopted Building Code and Zoning Ordinance.[1]
[1]
Editor's Note: See Ch. 58, Building Construction, and Ch. 170, Zoning.
B. 
When a subdivision improvement agreement and performance guarantee have been required for a subdivision, no certificate of occupancy for any building in the subdivision shall be issued prior to the completion of the required public improvements and the acceptance of dedication of those improvements by the Township or other authority having jurisdiction.