§ 16-179. Preliminary plat; final approval.

Final approval of the preliminary plat under this division shall confer upon the subdivider for a period of two years from date of approval the rights granted under section 120 of the land division act (MCL 560.120). The two-year period may be extended if applied for by the subdivider and granted by the township board in writing. Written notice of the extension shall be sent by the township board to the other approving authorities.

(1)

Submittal. Within one year after having received tentative approval of the preliminary plat, the subdivider shall submit the preliminary plat and other data concerning the proposed subdivision to all authorities as required by sections 113 to 119 of the land division act (MCL 560.113—560.119) for final approval or rejection:

a.

Township clerk, five copies.

b.

Planning commission, eight copies.

c.

Planner, one copy.

d.

Engineer, one copy.

(2)

Fees. The subdivider shall deposit the sum required by the township board to cover costs of reviewing all engineering plans and layout, such deposit to be made at the time the preliminary plat is submitted for final approval to the clerk.

(3)

Information required. The following information shall be shown by the subdivider on the preliminary plat or submitted with it by subdivider:

a.

A list of all such authorities as required by sections 113 through 119 of the land division act (MCL 560.113—560.119) to the township clerk, certifying that the list shows all authorities required.

b.

Complete metes and bounds description of the subdivision boundary.

c.

Submit all approved copies of plats from each of the required authorities to the township clerk, after all necessary approvals have been secured.

(4)

Review procedures. The following review procedures shall be utilized:

a.

The township clerk shall refer the preliminary plat documents to the township building inspector for placing on the agenda of the next regular meeting of the planning commission at which meeting the subdivider will be scheduled to appear.

b.

The township planner and engineer shall check the proposed plat for completeness and technically review and make recommendations to the planning commission within 30 days of receipt of preliminary plat documents.

c.

The planning commission shall review the preliminary plat documents for compliance with the previously tentatively approved preliminary plat and based upon recommendations of the township engineer and planner.

1.

Should the planning commission find that the submitted plat documents are in close agreement with the tentatively approved preliminary plat, it shall recommend approval and notify the township board of this action in its official minutes and forward same together with all accompanying data to the township board for their action.

2.

Should the planning commission find that the submitted plat documents do not conform substantially to the tentatively approved preliminary plat and that it is not acceptable, they shall record the reasons in their official minutes and forward same to the township board, together with all accompanying data to the township board for their review and action. A copy of the minutes shall be sent to the subdivider upon request of same.

3.

Proposed utility installations. The township may, at the discretion of the township board, require a community sewage disposal system and/or a community water system within the proposed subdivision. The review of the proposed subdivision by the township engineer shall include a recommendation as to the proposed sewage system and the proposed water system.

i.

Sewage disposal, if proposed by individual systems. Preliminary plat submittal shall include a tabulated record and a keyed map of soil percolation or other tests certified by a registered civil engineer at the minimum of one test per lot of usable land; also a letter indicating general appraisal of soil data for septic tank operation from the county health department.

ii.

Sewage disposal, if proposed by treatment plant. Preliminary layout of proposed system, location and anticipated capacity treatment, location of plant and outlet; subject to approval of the state department of environmental quality, the county health department, the township engineer, the commission, and the township board.

iii.

Water supply, if proposed by community system. Preliminary layout of proposed system, location, and anticipated capacity of wells; subject to approval of the state department of environmental quality, the county health department, the township engineer, the commission and the township board.

iv.

Stormwater disposal. Preliminary layout of proposed system, location, and invert elevation of outlets; subject to approval of the township engineer, the commission and the township board, and if county drains are involved, the county drain commission.

v.

Subsoil drainage. Whenever the township engineer indicates there is reason to expect that any part of the tract has high water table or unstable subsoil conditions, the preliminary plat submittal shall include a tabulated record and a keyed map of soil borings made by and certified by a registered civil engineer.

4.

Water areas. Plan of any proposed water areas indicating depths, normal water levels, slopes, and type of bank retention; methods of controlling in sets, water growths, and vegetation; and the ownership status of such water areas once the subdivision is recorded.

5.

Proposed topography. Superimposed on the preliminary plat shall be the proposed contours drawn at a minimum of two-foot intervals of the area including the area at least 1,200 feet outside of the project.

6.

In the case where the subdivider 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.

7.

Final engineering construction plans for all improvements to be constructed in connection with the proposed plat in accordance with township construction standards.

d.

The township board, after receipt of the necessary approved copies of the preliminary plat, shall, at its next meeting or within 20 days of the date of submission, consider the comments of the other approving authorities and approve the preliminary plat if the subdivider has met all conditions laid down for approval of the preliminary plat.

e.

The township board shall instruct the township clerk promptly record on the copy of file preliminary plat to be returned to the subdivider the approval or rejection with reasons for such rejection.

f.

Final approval of the preliminary plat by the township board shall be deemed to confer upon the subdivider the right to proceed with the preparation of the final plat.

g.

No construction of improvements shall be commenced by the subdivider until he has:

1.

Received notice of final approval of preliminary plat by the township board;

2.

Entered into a subdivision agreement with the township for construction of all required subdivision improvements;

3.

Obtained approval for engineering plans by the township engineer and deposited with the township a performance guarantee and cash escrow as required by the township board.

(Comp. Ords. 1985, § 17.243; Ord. No. 72-95-1, § 2, 9-19-1995)