§ 302. Preliminary plat.

The procedure for the preparation and review of a preliminary plat require tentative and final approval as follows:

(1) PRELIMINARY PLAT TENTATIVE APPROVAL:

(a)

Filing:

(1)

The preliminary plat shall comply with the provisions of the Subdivision Control Act.

(2)

The preliminary plat shall be prepared in accordance with section 111 of the Subdivision Act and in accordance with the requirements of this ordinance. It shall not be necessary that initial submissions be prepared by and sealed by a surveyor, provided that properly sealed copies of the preliminary plat are filed with the city prior to the grant of tentative approval by the city.

(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 for examination in order to ascertain as to whether or not the proper parties have signed the plat.

(4)

Ten copies of the preliminary plat of the proposed subdivision, together with written application in triplicate, shall be submitted to the clerk at least ten days prior to the regular commission meeting (which meeting shall be considered as the date of filing).

(5)

The clerk shall check the proposed plat for completeness. Should any of the data required in the Subdivision Act, or in this ordinance, be omitted, the clerk shall be directed to inform the proprietor of the data required, and that the application will be delayed until the required data is received.

(6)

The clerk shall transmit a copy of the valid and complete preliminary plat to the municipal engineer and municipal planner for their technical review and recommendation.

(b)

Identification and description: The preliminary plat shall include:

(1)

Proposed name of subdivision.

(2)

Location by section, town and range, or by other legal description.

(3)

Names and addresses of the proprietor, owner proprietor, and the planner, designer, engineer or surveyor who designed the subdivision layout. The proprietor shall also indicate his interest in the land.

(4)

Scale of plat, one inch equals 100 feet as minimum acceptable scale.

(5)

Date.

(6)

Northpoint.

(c)

Existing conditions: The preliminary plat shall include:

(1)

An overall area map at a scale of not less than one inch equals 2,000 feet showing the relationship of the subdivision to its surroundings such as section lines and/or major streets or collector streets shall be provided.

(2)

Boundary line of proposed subdivision, section or corporation lines within or adjacent to the tract and overall property dimensions.

(3)

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.

(4)

Location, widths and names of existing or prior platted streets and private streets, and public easements within or adjacent to the tract being proposed for subdivision, including those located across abutting roads.

(5)

Location of existing sewers, water mains, storm drains and other underground facilities within or adjacent to the tract being proposed for subdivision.

(6)

Topography drawn as contours with an interval of at least two feet. Topography to be based on U.S.G.S. datum.

(7)

The school board or school board superintendent of the school district having jurisdiction in the area concerned shall be informed and made aware of the proposed preliminary plat by the proprietor. A letter or document from the school board or school board superintendent indicating awareness of the proprietor's intentions shall be submitted to the planning commission as part of the preliminary plat.

(d)

Proposed conditions: The preliminary plat shall include:

(1)

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.

(2)

Layout, numbers and dimensions of lots, including building setback lines showing dimensions.

(3)

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 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.

(5)

An indication of system proposed for sewage by a method approved by the governing body and the municipal engineer.

(6)

An indication of system proposed for water supply by a method approved by the governing body and the municipal engineer.

(7)

An indication of storm drainage proposed by a method approved by the governing body and the municipal engineer and, if involving county drains, the proposed drainage shall be acceptable to the county drain commissioner.

(8)

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 first shall 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.

(e)

Planning commission review; tentative approval:

(1)

The clerk shall place the preliminary plat on the next regular planning commission agenda, at which meeting the proprietor will be scheduled to appear. The commission shall act on the preliminary plat within 30 days after the date of filing unless the proprietor agrees to an extension, in writing, of the time required for approval by the governing body and commission.

(2)

It shall be the duty of the clerk to send a notice by registered or certified mail to the owners of land immediately adjoining the property to be platted of the presentment of the preliminary plat and the time and place of the meeting of the commission to consider said preliminary plat; said notice shall be sent not less than five days before the date fixed therefor. [sic]

(3)

The preliminary plat shall be reviewed by the municipal engineer as to plans for utilities and other improvements and the municipal engineer shall notify the commission of his recommendation for either approval or rejection of the preliminary plat.

(4)

Should the commission approve the preliminary plat, it shall notify the governing body of this action in its official minutes and forward the same, together with all accompanying data, to the governing body for their review.

(5)

Should the commission find that the preliminary plat is not acceptable, they shall record the reason in their official minutes and forward same together with all accompanying data to the governing body; and recommend that the governing body disapprove the preliminary plat until the objections causing disapproval have been changed to meet the approval of the commission.

(f)

Governing, body; tentative approval:

(1)

The governing body will not review a preliminary plat until it has received the review and recommendations of the commission. Following the receipt of such recommendations, the governing body shall consider the preliminary plat at such meeting that the matter is placed on the regularly scheduled agenda. The governing body shall take action on the preliminary plat within 60 days of the date of initial filing of the plat with the clerk, as required in section 302(1)(e)(1).

(2)

Should the governing body tentatively approve the preliminary plat, they shall record their approval on the plat and return one copy to the proprietor.

(3)

Tentative approval shall not constitute final approval of the preliminary plat.

(4)

Tentative approval of the governing body shall be effective for a period of 12 months. Should the 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 governing body for approval unless an extension is applied for by the proprietor, and such request is granted in writing by the governing body.

(2) PRELIMINARY PLAT REVIEW BY GOVERNING BODY; FINAL APPROVAL:

(a)

The proprietor shall file a valid preliminary plat with the clerk together with a certified list of all authorities required for approval in sections 112 to 119 of the Subdivision Act (MCL 560.112—560.119, MSA 26.430(112)—26.430(119)). The proprietor shall also provide approved copies of plats from each of the required authorities.

(b)

The governing body shall take action on the preliminary plat within 20 days of the submission of all, necessary approved plats.

(c)

If the preliminary plat conforms substantially to the plat tentatively approved by the governing body and meets all conditions laid down for tentative approval, the governing body shall give final approval to the preliminary plat.

(d)

The clerk shall promptly notify the proprietor of approval or rejection in writing; if rejected, reasons shall be given.

(e),

Final 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 by the proprietor and granted by the governing body in writing.

(f)

No installation or construction of any improvements shall be made before the preliminary plat has received final approval of the governing body, engineering plans have been approved by the municipal engineer, and any deposits required under Article V, Improvements, of this ordinance, have been received by the municipality.