CHAPTER 155:   SUBDIVISION REGULATIONS

§ 155.01	SHORT TITLE.
	These regulations shall be known and cited as the Subdivision Regulations of
	Ferrysburg, Michigan, herein referred to as "regulations".
(Ord. 24, passed 11-2-70)

§ 155.02	PURPOSES.
	The purposes of these regulations are to provide for the orderly growth and
	harmonious development of the community; to secure adequate traffic
	circulation through coordinated street systems with relation to major
	thorough-fares, adjoining subdivisions, and public facilities; to achieve
	individual property lots of maximum utility and livability; to secure adequate
	provisions for water supply, drainage and sanitary sewerage, and other health
	requirements; to secure adequate provisions for recreational areas, school
	sites, and other public facilities; and to provide procedures for the
	achievement of these purposes.
(Ord. 24, passed 11-2-70)

§ 155.03	DEFINITIONS.
	For the purposes of these regulations, certain words, terms and phrases
 	shall be defined as follows:

	BUILDING SETBACK.	The horizontal distance between a dwelling and a
				street line.

	CITY ENGINEER.	An official so designated by the City Mayor to carry out the
			functions and duties of City Engineer specified herein.

	COMMISSION.	The Ferrysburg City Planning Commission.

	CITY COUNCIL.	The City Council of Ferrysburg.

	DRAINAGE COLLECTION BASIN.	An area of land which, because of the nature 
					of the topography, collects naturally the 
					surface drainage of the surrounding land.

	EASEMENT.	 A grant by the owner of the use of a strip of land by the
			public, a corporation, or persons, for specific uses and 
			purposes, to be designated as a "public" or "private" 
			easement, depending on the nature of the use.

	GENERAL DEVELOPMENT PLAN.	The comprehensive plan, or elements
					thereof, for development of the community,
					which shall have been duly adopted by the
					Planning Commission, i.e., the "master
					plan".

	LOT.	A parcel or portion of land separated from other parcels or portions
		by description, as in a subdivision or on a record survey map or by
		metes and bounds, for purposes of sale, lease, or separate use.

		(1)	MINIMUM LOT WIDTH.	In the case of rectangular lots or
						lots on the outside of the curve of
						a street: the distance between side
						lot lines measured at the minimum
						building setback line on a line
						parallel to the street or street 
						chord; in the case of lots on the
						inside of the curve of a street: 
						the distance between side lot lines
						measured at the rear line of the 
						dwelling or 30 feet behind the front 
						setback line, parallel to the street 
						or street chord.

		(2)	USABLE LOT AREA.	That portion of a lot usable for or 
					adaptable to the normal uses made of 
					a residential property, excluding 
					any areas which may be swampy, 
					excessively steep, covered by 
					water, or included in a public 
					easement for surface drainage or a 
					private easement for a high
					voltage power transmission line.

	MASTER STREETS AND THOROUGHFARES PLAN.	The part of the General 
						Development Plan which sets forth 
						the location, alignment and 
						dimensions of existing and 
						proposed streets and 
						thoroughfares.

	PERFORMANCE GUARANTEE.	Any security which may be accepted by the City 
				Council in lieu of a requirement that certain public 
				improvements be made prior to approval of a final 
				plat, including performance bonds, escrow deposits 
				and other similar collateral or surety agreements.

	PLAT. A map of a subdivision.

		(1)	FINAL PLAT. 	A map of all or part of a subdivision
					providing substantial conformance to the 
					preliminary plat of the subdivision, 
					prepared and certified by a registered 
					engineer or land surveyor in compliance with 
					requirements of the Plat Act, P.A. 288 as 
					suitable for recording in the County 
					Register of Deeds.

		(2)	MASTER SUBDIVISION PLAN.	A preliminary plan for the
						development of a large 
						landholding to be developed 
						progressively by sections, 
						meeting the 
						requirements of § 155.47.

		(3)	PRELIMINARY PLAT.	A preliminary map and supporting 
					data indicating the proposed layout of the 
					subdivision in sufficient detail to provide 
					adequate basis for review by the Commission 
					and meeting requirements of § 155.48.

		(4)	SKETCH PLAN.	A sketch map of a proposed subdivision at 
					sufficient accuracy and scale to serve the 
					purposes of § 155.46.

	PUBLIC IMPROVEMENT STANDARDS.	A set of standards approved by the City 
					Council establishing the design and material 
					specifications to be used in all public 
					improvements installed pursuant to these 
					regulations. Such public improvement 
					standards shall be based on and reflect 
					the general policies set forth in the 
					Schedule of Improvement Requirements in 
					§ 155.33 herein.

	STREET.	Any street, avenue, boulevard, road, land, parkway, viaduct, alley, 
		or other way which is an existing state, county, or municipal 
		roadway; or, a street or way shown in a plat heretofore, approved 
		pursuant to law or approved by official action; or a street or way 
		on a plat duly filed and recorded in the office of the County 
		Register of Deeds. A street includes the land between the street 
		lines whether improved or unimproved, and may comprise pavement, 
		shoulders, gutters, sidewalks, parking areas, and out lawns.

		(1)	ALLEY.	A minor service street used primarily to provide 
				vehicular access to the rear or side of properties 
				otherwise abutting upon a street.

		(2)	BOULEVARD STREET.	A street developed with two 
						two-lane, one-way pavements 
						separated by a grassed island.

		(3)	COLLECTOR STREET.	A street within a neighborhood 
						used primarily to carry traffic 
						from minor streets to major 
						thoroughfares; including principal 
						entrance streets to a residential 
						development.

		(4)	CUL-DE-SAC STREET.	A short minor street having one 
						end permanently terminated by a 
						vehicular turnaround.

		(5)	MAJOR THOROUGHFARES.	Any interstate, state or county 
						highway, or any local traffic artery 
						of considerable continuity carrying 
						a large volume of vehicles.

		(6)	MARGINAL ACCESS STREET.	A minor street paralleling and 
						adjacent to a major thoroughfare 
						which provides access to abutting 
						properties and protection from 
						through traffic.

		(7)	MINOR STREET.	A street of limited continuity used 
					primarily for access to abutting 
					residential properties.

		(8)	U STREET.	A short boulevard street permanently 
					terminated by a vehicular turnaround.

	SUBDIVIDER.	Any individual, firm, association, syndicate, 
			co-partnership, corporation, trust, or any other legal 
			entity commencing proceedings under these regulations to 
			effect the subdivision of land for himself or for another.

	SUBDIVISION.	The partitioning or division of a tract or parcel of land 
			into five or more lots, tracts, or parcels of land; or, if a 
			new street is involved, any division of a parcel of land; or 
			the division into more than two parts of any lot or piece of 
			land, the boundaries of which have been fixed in a recorded 
			plat; provided that a partitioning or division of land into 
			tracts or parcels of land of ten acres or more, and not 
			involving a new street, shall not be deemed a subdivision.
(Ord. 24, passed 11-2-70)

DESIGN PRINCIPLES AND STANDARDS

§ 155.15	CONFORMANCE TO OTHER REQUIREMENTS AND REGULATIONS.
	(A)	Every subdivision plat shall conform to the requirements and 
		objectives of the General Development Plan, or any parts thereof, as 
		adopted by the Commission; to the Zoning Ordinance and other city 
		ordinances; and to the Public Acts of the State of Michigan.

	(B)	Whenever a tract to be subdivided embraces any part of a street 
		designated on the Master Streets and Thoroughfares Plan, such street 
		shall be platted in the location and width indicated on such plan.
(Ord. 24, passed 11-2-70)

§ 155.16	STREET LOCATION AND ARRANGEMENT.
	(A)	Street layout shall provide for the continuation of existing major 
		or collector streets in surrounding areas, or conform to a plan for 
		neighborhood development approved by the Commission.

	(B)	Certain proposed streets, as designated by the Commission, shall be 
		extended to the boundary line of the tract to provide future 
		connection with adjoining unplatted land. In general, these 
		extensions shall not be more than 1300 feet apart.

	(C)	Where a subdivision abuts any of the following right-of-ways or zone 
		districts, the Commission shall normally require location of a 
		street approximately parallel to and one lot depth distant from such 
		right-of-ways or zones.

		(1)	Any street the Commission may designate as a major traffic 
			artery.

		(2)	Railroads and major overhead utility transmission lines.

		(3)	Commercial or industrial districts.

	(D)	Proposed streets shall be so arranged in relation to existing 
		topography as to produce desirable lots and streets of reasonable 
		gradient.

	(E)	Except where justified in unique conditions, alleys will not be 
		approved in those parts of the plat proposed for one or two-family 
		residential use.

	(F)	Street jogs with centerline offsets of less than 125 feet shall be 
		avoided.
(Ord. 24, passed 11-2-70)

§ 155.17	STREET DESIGN.
	(A)	Minimum right-of-way widths.

		(1)	Major thoroughfares - as indicated on Master Streets and 
			Thoroughfare Plan.

		(2)	Collector streets - 66 feet.

		(3)	Minor streets - 66 feet.

		(4)	Boulevard streets - 80 feet.

		(5)	"U" streets - 120 feet, terminating in a circle 120 feet in 
			diameter.

		(6)	Marginal access streets (where permitted) - 40 feet, 
			abutting thoroughfare right-of-way.

		(7)	Alleys (where permitted) - 20 feet.

		(8)	Half-streets - prohibited, except where absolutely essential 
			to the reasonable development of the tract in conformity to 
			principles herein stated. Whenever a half-street has 
			previously been platted and constructed shall be platted 
			within the tract.

		(1)	Maximum - all streets, 5%, provided that, where essential to 
			reasonable development, 7% may be permitted for collector 
			and minor streets.

		(2)	Minimum - concrete streets and gutters, 0.40%.

		(3)	All other street and gutter surfacing, 0.50%.

	(C)	Vertical Alignment.

		(1)	Major thoroughfares:  minimum sight distance, 600 feet, 
			measured on and 5 feet above street centerline.

		(2)	All other streets:  minimum sight distance, 300 feet, 
			measured as in (C)(1) above.

	(D)	Horizontal Alignment.

		(1)	When tangent centerlines deflect from each other more than 
			100 and less than 900, they shall be connected by a curve 
			with a minimum radius of:

			(a)	Collector streets:  300 feet.

			(b)	Minor streets:  150 feet.

		(2)	Between reverse curves there shall be a minimum tangent 
			distance of 100 feet.

		(3)	Streets intersecting a major thoroughfare shall do so at as 
			near a 90° angle as possible.

		(4)	Minor streets intersecting a collector street or major 
			thoroughfare shall have a tangent section of centerline 
			at-least 50 feet in length measured from the right-of-way 
			line of the major street, provided that no such tangent is 
			required when the centerline of the minor street has a curve 
			radius greater than 400 feet with curve center located on 
			the right-of-way line of the major street.
(Ord. 24, passed 11-2-70)

§ 155.18 BLOCK DESIGN.
	(A)	Maximum length of blocks, measured between intersections of 
		centerlines:  1300 feet. This maximum may be exceeded by not more 
		than 500 feet in developments with lot sizes averaging ½ acre, or 
		where extreme topographic conditions warrant.

	(B)	Maximum length of cul-de-sac and "U" streets, measured from the 
		intersection of right-of-way lines to the extreme depth of turning 
		circle along centerline of street:  600 feet. Exceptions may be made 
		for extreme topographic conditions. Exceptions shall not be made for 
		the purpose of avoiding the extension of streets to connect with 
		adjoining unplatted or platted parcels.
(Ord. 24, passed 11-2-70)

§ 155.19	LOT PLAN.
	Minimum lot widths, depth, and area shall be appropriate for the location 
	and character of development and for the type and extent of street and 
	utility improvements proposed. In general, the following minimums shall 
	prevail:

	(A)	Minimum lot width at building line:  60 feet.

	(B)	Minimum usable lot area:  7,200 square feet - (Sec. 7.10 of Zoning 
		Ordinance).

	(C)	The depth-to-width ratio of the usable area of a lot shall not 
		exceed 3 to 1.

	(D)	Building setback lines shall conform to the minimum requirements of 
		the Zoning Ordinance.

	(E)	Side lot lines shall generally be at right angles or radial to 
		street lines except where, in the opinion of the Commission, other 
		treatment may be justified.

	(F)	Every lot shall abut upon a public street which shall provide 
		satisfactory connection to an existing public street.

	(G)	Lots extending through the block and having frontage on two streets 
		shall be prohibited. Reverse frontage shall be prohibited except as 
		permitted by § 155.16(C).

	(H)	However, where existing zoning requires higher standards than above, 
		the lotting shall satisfy such higher standards.

	(I)	However, where public water and sewer, and full urban right-of-way 
		improvements will not be provided, lotting shall be commensurate 
		with utilities and improvements as provided for in § 155.48(C).

	(J)	However, in cases of cluster subdivisions, golf course subdivisions, 
		multiple townhouse subdivisions, or other such subdivisions or parts 
		thereof designed with the intent of consolidating open land areas 
		for park and recreation purposes, the Planning Commission may modify 
		lotting standards in keeping with the objectives and intent of these 
		regulations.
(Ord. 24, passed 11-2-70)

§ 155.20	EASEMENT PLANNING.
	(A)	Except where alleys are provided for the purpose, a private utility 
		easement, not less than 12 feet in total width, shall be provided 
		along rear or side lot lines or in such other location as may be 
		recommended by the utility company.

	(B)	Poorly drained land, or land within a public drainage easement 
		intended for surface use, or land within a private utility easement 
		for major power transmission (tower) lines, shall not be considered 
		a part of the minimum required lot area except where lots equal or 
		exceed 15,000 square feet in ground easements or utility easements 
		for distribution purposes.

	(C)	Lots arranged to back to thoroughfares, railroads or commercial and 
		industrial districts, as required in § 155.16(C), shall be provided 
		an extra depth of at least 25 feet to be recorded as a non-access 
		private easement. Not more than 25 feet of such extra depth shall be 
		excluded in determining the depth-to-width ratio of § 155.19(C).

	(D)	Private fencing shall not be permitted within public drainage 
		easements.
(Ord. 24, passed 11-2-70)
STREET AND UTILITY IMPROVEMENT REQUIREMENTS

§ 155.30	PURPOSE.
	It is the purpose of this subchapter to:

	(A)	Establish in outline the minimum acceptable standards for 
		improvement of streets and utilities.

	(B)	Define the responsibility of the subdivider in the planning, 
		construction and financing of public improvements.

	(C)	Establish procedures for review and approval of engineering plans.
(Ord. 24, passed 11-2-70)

§ 155.31	ENGINEERING PLANS.
	(A)	Preparation.

		(1)	It shall be the responsibility of the subdivider to have 
			prepared by a registered engineer a complete set of 
			engineering plans, including profiles, cross-sections, 
			specifications, and supporting data, for construction of 
			required public improvements. Such engineering plans shall 
			be based on the approved preliminary plat and be prepared in 
			conjunction with the final plat. Such plans shall be 
			prepared in compliance with the schedule of improvement 
			requirements set forth in § 155.33, supplementary public 
			improvement standards in § 155.32, and with applicable 
			requirements of county and state authorities.

		(2)	Where, for any reason, the approval of County or State 
			Health or Highway Departments is required by law, as in the 
			case of sewage treatment plants and county or state highway 
			improvements, such approvals shall be secured in writing and 
			attached to engineering plans prior to submittal for local 
			review and action.

	(B)	Submittal. Three copies of engineering plans shall be filed with the 
		City Clerk simultaneous with the filing of the final plan.

	(C)	Review.

		(1)	The City Clerk shall check the submission for completeness 
			and, if complete, the record receipt and the date thereof, 
			and immediately distribute the documents as follows:

			(a)	One copy to the Commission for review and 
				recommendations.

			(b)	One copy to the City Engineer for review of 
				compliance to requirements and standards, 
				preparation of construction cost estimates, and 
				recommendation for rejection or approval.

		(2)	Reviewing bodies shall make known their recommendations in 
			writing to the City Clerk as soon as possible, bearing in 
			mind the 30-day maximum time limit for final action by the 
			City Council as required in § 155.55(A).

		(3)	If either recommendation is for rejection, it shall specify 
			the reasons therefor, the City Clerk being notified 
			immediately so that the filing date can be revised.

	(D)	Approval.	Approval of engineering plans by the City Council 
			shall be simultaneous with that of the Final Plat as 
			set forth in § 155.55.
(Ord. 24, passed 11-2-70)

§ 155.32	IMPROVEMENT REQUIREMENTS.
	(A)	Responsibility. The subdivider shall provide street and utility 
		improvements in each new subdivision in accordance with the 
		standards and requirements described in the following schedule. This 
		schedule may be supplemented by public improvement standards adopted 
		by the City Council establishing design and material specifications 
		to be used in all public improvements installed pursuant to these 
		regulations.

	(B)	Types of Development. The standards and specifications for each 
		general type of development shall be as follows:

		(1)	TYPE "A".

			(a)	Single-family residential developments having 
				minimum lot widths of 60 feet; lot areas less than 
				9,000 square feet; public sewer and water.

			(b)	Two-family and multiple-family developments shall 
				increase the floor requirements for each additional 
				unit in excess of one by 50% of that required for a 
				single-family dwelling and the open space 
				requirement for each additional unit in excess of 
				one by 25% of that required for a single-family 
				dwelling. The first unit of a multiple-family 
				dwelling shall meet the requirements of a 
				single-family dwelling.

		(2)	TYPE "B". Single-family residential developments having 
			minimum lot widths of 75 feet; minimum lot areas of less 
			than 9,000 square feet; public sewer and public water.

		(3)	TYPE "C". Single-family residential developments having 
			minimum lot widths of 100 feet; minimum lot areas less than 
			15,000 square feet; public sewer and public water.

		(4)	TYPE "D". Single-family residential developments having 
			minimum lot widths of 100 feet; minimum lot areas of 20,000 
			square feet; public sewer and public water.

		(5)	For commercial, industrial and other types, as determined by 
			the Planning Commission with the advice of the City 
			Engineer.
(Ord. 24, passed 11-2-70)

§ 155.33	SCHEDULE OF IMPROVEMENT REQUIREMENTS.
	The following requirements supplement those provided by the Standards and 
	Specifications for Plat Development and Street Construction of the Ottawa 
	County Road Commission.

	(A)	Major thoroughfares:	where an existing road abuts the 
		subdivision, the subdivider shall improve his half of said road to a 
		width and standard equal to his interior street requirements; 
		subject to plans approved by the City Engineer.

	(B)	Collector streets:	66 ft. ROW; 32 ft. pavement measured face to 
		face of curbs, rolled or battered curbs; 5 ft. concrete sidewalk 
		both sides; street trees.

	(C)	Minor streets:  66 ft. ROW; 26 ft. pavement measured face to face of 
		curbs; rolled or battered curbs; 4 ft. concrete sidewalk both sides; 
		street trees.

	(D)	Boulevard streets:  80 ft. ROW; two 18 ft. pavements measured face 
		to face of curbs and separated by 18 ft. island; rolled or battered 
		curb both sides of both pavements; 5 ft. concrete sidewalk next to 
		both ROW lines; street trees in island and along both sides.

	(E)	Marginal access streets:  40 ft. ROW abutting major street ROW; 18 
		ft. pavement measured face to face of curbs; rolled or battered curb 
		on outside pavement edge; curb on inside pavement edge if major 
		street is curb; no curb on inside if major street has swale 
		drainage; grassed island; 4 ft. sidewalk on outside only; street 
		trees on outside only.

	(F)	Cul-de-sac streets:  Same as division (C) above except for turning 
		circle with 120 ft. diameter ROW; 26 ft. pavement with 45 ft. 
		outside radius; grass island; rolled or battered curb all pavement 
		edges; 4 ft. concrete sidewalk both sides; street trees.

	(G)	"U" streets:  120 ft. ROW; two 18 ft. pavements measured face to 
		face of curbs and separated by 44 ft. island; terminated by turning 
		circle with 120 ft. diameter ROW, pavement with 40 ft. outside 
		radius; rolled or battered curb all pavement edges; 4 ft. concrete 
		sidewalk both sides; street trees in island and along both sides.

	(H)	Alleys:  20 ft. ROW; 20 ft. pavement with reverse crown.

	(I)	Street and lot grading:  per plans and profiles approved by City 
		Engineer.

	(J)	Curb or curb and gutter:  per details and specifications approved by 
		City Engineer.

	(K)	Pavement:  per details and specifications approved by City Engineer.

	(L)	Sidewalks:  per details and specifications approved by City 
		Engineer.

	(M)	Street trees:  in accordance with standards of variety, size and 
		installation adopted by the city, shall be planted 60 feet apart, 
		between curb and sidewalk.

	(N)	Street signs:  shall be placed at all intersections simultaneous 
		with completion of pavement. Detail and specifications in accordance 
		with adopted city standards.

	(O)	Monuments:  permanent metal monuments shall be installed in 
		compliance with the Plat Act, Sec. 10. After installation of 
		improvements; the subdivider shall have a registered engineer or 
		surveyor check the location of monuments and certify to their 
		accuracy in accordance with Sec. 11, Plat Act.

	(P)	Sewage Disposal:  public system per plans approved by City Engineer.

	(Q)	Water Supply:  public system per plans approved by Michigan 
		Department of Health and the City Engineer.

	(R)	Storm Drainage:

		(1)	Fully enclosed system. Per plans approved by City Engineer. 
			Additional approval by County Drain Commission is required 
			if County drains are involved.

		(2)	Drainage requirements.

			(a)	In addition to proposed development, all existing 
				roads within or abutting the plat shall be drained 
				to acceptable outlet.

			(b)	All drains shall be located in public easements of a 
				width to be determined by the City Engineer.

			(c)	Drainage collection basins, where approved, shall be 
				public easements having public access.

			(d)	All lots shall be graded to avoid impounding of 
				surface water on any lot.
(Ord. 24, passed 11-2-70)

§ 155.34  GUARANTEE OF COMPLETION.
	(A)	Form of financial guarantee. In lieu of actual installation of 
		required public improvements, the subdivider may elect to provide a 
		financial guarantee of performance in one or a combination of the 
		following arrangements.

		(1)	Performance or surety bond.

			(a)	Value of bond:  an amount satisfactory to the City 
				Council.

			(b)	Length of term:  a period specified by the City 
				Council, provided that such a period shall not 
				exceed 12 months, and further provided that under 
				extraordinary circumstances this period may be 
				extended by City Council action for not more than 12 
				months.

			(c)	Approval of bonding company:  surety company to be 
				authorized to do business in the State of Michigan 
				and be approved by the City Council.

		(2)	Cash deposit, certified check, or negotiable bonds:  deposit 
			shall be made with the City Treasurer or a responsible 
			escrow agent or trust company, subject to the approval of 
			the City Council, of money or negotiable bonds in the same 
			amount and kind approved by law for securing deposits of 
			public money in banks. If a cash deposit is made, the 
			agreement shall provide that progress payments shall be made 
			to the contractor or the subdivider out of the deposit as 
			work progresses.

		(3)	Special assessment:  in cases where all properties abutting 
			on a public right-of-way are not under the control of the 
			subdivider, the subdivider may petition the city, through 
			the City Council to provide the necessary improvements and 
			to assess the cost thereof against the abutting property in 
			accordance with local requirements regarding special 
			assessments; provided, however, that the subdivider shall be 
			responsible for any differences between the cost of the 
			improvements and the amount that can be legally assessed by 
			the city against the property to be subdivided and shall 
			furnish the necessary waivers to permit the assessment of 
			the entire cost of the improvements.

	(B)	Penalty For failure to complete installation. In the event the 
		subdivider does in any case fail to complete such work within such 
		period as required by the conditions of the guarantee, the City 
		Council shall have such work completed. The city, in order to 
		reimburse itself for the cost and expense thereof, may appropriate 
		the deposit of cash money or negotiable bonds which the subdivider 
		may have deposited in lieu of a surety bond, or may take such steps 
		as may be necessary to require performance by the bonding company.

	(C)	Progressive installation. When any portion of an improvement has 
		been fully completed to the satisfaction of the City Engineer, he 
		shall recommend, and the City Council authorize, the reduction in 
		bonds or a partial withdrawal of funds equal to the estimated cost 
		of such completed portion.
(Ord. 24, passed 11-2-70)

PLAT PROCEDURES

§ 155.45  STAGES OF PROCEDURES.
	Subdivision planning, review and approval shall proceed through the 
	following stages.

	(A)	Basic policy stage.

	(B)	Preliminary plat preparation and submission.

	(C)	Preliminary plat review and approval.

	(D)	Final plat preparation and submission.

	(E)	Final plat review and approval.
(Ord. 24, passed 11-2-70)

§ 155.46  BASIC POLICY STAGE.
	(A)	Introduction.

		(1)	The basic policy stage comprises a process of preliminary 
			investigation, which precedes actual preparation of plans by 
			the subdivider. During this stage the subdivider makes his 
			tentative plans known to the Commission and is advised by 
			the Commission of specific public objectives related to the 
			subject tract and other details regarding procedures and 
			requirements. As a result of this interchange, basic 
			development policies are agreed upon by both parties.

		(2)	The purpose of this stage is to guide and assist the 
			subdivider in his future decisions regarding detailed 
			financial and physical planning, and to resolve potential 
			conflicts of interest at the earliest possible time and with 
			the least hardship to both parties.

		(3)	To insure the greatest effectiveness of this stage, the 
			subdivider should have firm control of the site so that 
			discussions need not be confidential.

	(B)	Obligations of the subdivider. The subdivider shall meet with the 
		Commission or its appointed representatives to present a general 
		outline of his subdivision proposal, including but not limited to 
		the following.

		(1)	Sketch plans and ideas regarding land use, street and lot 
			arrangement, tentative lot sizes, and the like.

		(2)	Tentative proposals regarding water supply, sewage disposal, 
			surface drainage, and street improvements.

		(3)	Sketches indicating size and general character of proposed 
			buildings.

	(C)	Functions of the Planning Commission. The Commission shall discuss 
		with the subdivider his proposal and advise him of procedural steps, 
		design and improvement standards, and general plat requirements. The 
		Commission shall then carry out the following investigations 
		preparatory to making known its recommendations not later than the 
		next regular Commission meeting.

		(1)	Inspect the site to determine its relationship to major 
			thoroughfares, utility systems and adjacent land uses, and 
			the existence of any unusual development problems such as 
			topography, utilities, and the like.

		(2)	Check the existing zoning of site and make recommendations 
			if zoning change is required.

		(3)	Determine the need for preparation and review of a Master 
			Subdivision Plan prior to consideration of preliminary plat.

		(4)	Determine the adequacy of existing schools and public open 
			spaces.
(Ord. 24, passed 11-2-70)

§ 155.47  MASTER SUBDIVISION.
	(A)	Conditions for Master Subdivision Plan.  A Master Subdivision Plan 
		shall be prepared and submitted by the subdivider and tentatively 
		approved by the Commission prior to preparation and submission of 
		the initial preliminary plat whenever either of the following 
		conditions exist.

		(1)	The tract initially proposed for platting constitutes only a 
			portion of a larger land holding of the subdivider.

		(2)	The tract is a part of a larger land area, the development 
			of which is complicated by unusual topographic, utility, 
			land use, land ownership, or other conditions.

	(B)	Preparation and submission.

		(1)	The Master Subdivision Plan shall be prepared to a scale and 
			accuracy commensurate with its purpose and shall include the 
			following.

			(a)	General street pattern with particular attention to 
				collector streets and future circulation between 
				neighborhoods.

			(b)	General location and size of school sites, parks or 
				other public areas.

			(c)	Location of shopping centers, multi-family 
				residential, or other proposed land uses.

			(d)	Methods proposed for sewage disposal, water supply 
				and storm drainage.

		(2)	Five copies of the Master Subdivision Plan shall be filed 
			with the City Clerk at least ten days prior to a regular 
			Commission meeting, whereupon the Clerk shall check the 
			submittal for completeness, assign it a case number and 
			place the case on the Commission meeting agenda.

	(C)	Review and approval.

		(1)	The Commission shall review the Master Subdivision Plan for 
			compliance with the objectives of the General Development 
			Plan, giving special attention to the following:

			(a)	Streets and thoroughfares as related to neighborhood 
				circulation.

			(b)	Utility methods or systems as related to the planned 
				community system.

			(c)	Location of any proposed commercial development as 
				related to existing or anticipated community or 
				neighborhood need.

			(d)	Land required for schools, parks or other public 
				use; the general location and amount of public land 
				and the approximate timing of acquisition shall be 
				tentatively determined at this stage. One copy of 
				the plan shall be transmitted to the Superintendent 
				of Schools for his information and recommendations 
				as to school needs.

		(2)	Owners of adjoining unplatted land shall be notified by 
			registered mail of the date, time and place of the meeting 
			at which the case is to be heard at least five days prior to 
			said meeting. The Commission shall consider and act upon the 
			plan not later than the next regular meeting following its 
			initial consideration. Action shall take the following form 
			of recommended revision or tentative approval, such approval 
			being subject to modification from time to time as parts of 
			the plan are submitted as preliminary plats. The plan shall 
			be kept current and the Commission furnished current copies 
			as modification takes place and preliminary plats are 
			prepared.
(Ord. 24, passed 11-2-70)

§ 155.48	PRELIMINARY PLAT PREPARATION.
		The information hereinafter required as part of the preliminary plat 
		submittal may be shown either graphically or by note or letter, and 
		may comprise several sheets showing various elements of required 
		data. All mapped data shall be presented at a scale of one inch 
		equal 100 feet. Required data includes the following.

	(A)	Identification and description.

		(1)	Proposed name of subdivision and location by section showing 
			section or quarter-section corners for reference.

		(2)	Names and addresses of subdivider, band planner and/or 
			engineer(s) preparing plans or data.

		(3)	Graphic scale, north point, and date of preparation.

	(B)	Existing conditions.

		(1)	Topography by contours related to City of Ferrysburg survey 
			datum; contour interval to be 5 feet where grades exceed 5% 
			and 2 feet for lesser grades.

		(2)	Location, width and names of all platted streets, railroads 
			and utility right-of-ways within or adjacent to the tract.

		(3)	Location and identification of all public areas and 
			municipal corporation lines within or adjacent to the tract.

		(4)	Location of lakes, swamps, streams, and surface drainage 
			ways with direction of flow and water level elevations.

		(5)	Location and elevations of all existing sewers, water mains, 
			storm drains or other underground facilities within or 
			adjacent to the tract.

		(6)	Names of owners or tract designations of adjoining unplatted 
			tracts.

		(7)	Acreage of tract to the nearest tenth.

	(C)	Proposed conditions.

		(1)	Layout of proposed plat showing the following.

			(a)	Location and width of public streets, alleys, 
				walkways and easements, including connections to 
				adjoining platted streets and unplatted tracts. If 
				plat abuts or includes a state highway, the approval 
				of the Michigan State Highway Department will be 
				required for preliminary plat approval.

			(b)	All lots including building setback lines, 
				dimensions of typical lots, scaled dimensions of all 
				corner lots and lots on curvilinear sections of 
				street; location of private utility easements; lot 
				numbers and total number of lots.

		(2)	Proposed land use, including the following.

			(a)	Location, area and designation of all land to be 
				reserved, acquired or dedicated for public use.

			(b)	Location, area and designation of all land to be 
				reserved for common use of lot owners in the 
				subdivision.

			(c)	If plat includes land for which commercial, 
				industrial or multi-family residential zoning is 
				proposed but nonexistent, rezoning shall be 
				requested and acted upon prior to formal 
				consideratIon of the preliminary plat. In the event 
				that such rezoning is not requested or not approved, 
				the subject area of the tract shall be designed as 
				single-family residential in the preliminary plat 
				but such subject area may subsequently be withheld 
				from the final plat.

			(d)	Draft of proposed protective covenants to be 
				recorded with plat.

		(3)	Proposed utility installations.

			(a)	Sewage disposal, if proposed by individual systems. 
				Preliminary plat submittal shall include a tabulated 
				record and a keyed map of soil percolation tests 
				made by and certified by a registered engineer, at 
				the rate of one test per acre of usable land; also, 
				a letter indicating general appraisal of soil data 
				for septic tank operation from the Ottawa Board of 
				Health.

			(b)	Sewage disposal, if proposed by treatment plant. 
				Preliminary layout and estimate of cost of proposed 
				system, type and capacity of treatment, location of 
				plant and outlet; subject to approval of Michigan 
				Department of Health, Ottawa County Board of Health 
				if required, City Engineer, the Commission and the 
				City Council.

			(c)	Water supply, if proposed by public system. 
				Preliminary layout and estimate of cost of proposed 
				system, location and anticipation capacity of wells; 
				subject to approval of Michigan Department of Health 
				if required, Ottawa County Board of Health, City 
				Engineer, Commission, and the City Council.

			(d)	Storm water disposal. Preliminary layout and 
				estimate of cost of proposed system, location, size 
				and invert elevations; subject to approval of City 
				Engineer, the Commission, the City Council, and, if 
				county drains are involved, the Ottawa County Drain 
				Commission.

			(e)	Subsoil drainage. Wherever there is reason to expect 
				that any part of the tract has high water table or 
				unstable subsoil conditions, preliminary plat 
				submittal shall include a tabulated record and a 
				keyed map of soil borings made and certified by a 
				registered engineer.
(Ord. 24, passed 11-2-70)

§ 155.49  PRELIMINARY PLAT SUBMISSION.
	(A)	Five copies of the preliminary plat and supporting data shall be 
		filed with the City Clerk at least ten days prior to the regular 
		Commission meeting at which the subdivider can be heard. The City 
		Clerk shall check the submittal for completeness, assign it a case 
		number, and place the case on the Commission meeting agenda. The 
		submittal shall be rejected if incomplete and the subdivider 
		notified. Owners of adjoining unplatted land shall be notified by 
		registered mail of the date, time and place of the meeting at which 
		the case is to be heard at least five days prior to said meeting.

	(B)	Upon presentation of the plat and supporting data at the Commission 
		meeting, its receipt shall be entered in the minutes and one copy 
		permanently retained in Commission files.
	(C)	Two copies to the Ottawa County Plat Board.
(Ord. 24, passed 11-2-70)

§ 155.50  PRELIMINARY PLAT REVIEW.
	The Commission shall review the plat for compliance with the objectives of 
	the General Development Plan, giving special attention to the following 
	elements.

	(A)	Design standards as set forth herein.

	(B)	Streets and thoroughfares as related to neighborhood circulation.

	(C)	Water areas:  plan of any proposed water areas indicating depths, 
		normal water levels, slopes and type of bank retention; methods of 
		controlling insects, water growths and vegetation.

	(D)	Utility methods and systems, and street improvements; one copy of 
		submittal shall be transmitted to the City Engineer for his 
		information and recommendations.

	(E)	Existing and proposed zoning and land use.

	(F)	Land required for schools, parks or other public use; one copy of 
		submittal shall be transmitted to the Superintendent of Schools for 
		his information, use and recommendations.
(Ord. 24, passed 11-2-70)

§ 155.51  PRELIMINARY PLAT APPROVAL.
	(A)	Procedures. The Commission shall consider the preliminary plat at 
		the next regular meeting following its presentation, at which time 
		the reviewing officials shall make known their recommendations in 
		person or by letter.

		(1)	If satisfied that all objectives of these regulations have 
			been met, the Commission shall give "recommended approval" 
			to preliminary plat, the Chairperson making a notation of 
			such approval upon two copies of the plat, one to be 
			forwarded to City Commission together with pertinent minutes 
			and other data, and one to be retained in the permanent 
			Commission file.

		(2)	If the Commission's recommended approval is tentative and 
			conditional, said conditions shall be recorded in the 
			meeting minutes, and the case tabled until the conditions 
			have been satisfied by the subdivider. The plat, when 
			revised, shall be resubmitted in accordance with normal 
			procedures.

		(3)	If the Commission rejects the plat, it shall record the 
			reasons therefor in the meeting minutes, the Chairperson 
			noting the rejection upon the Commission's file copy.

		(4)	An excerpt of the pertinent items of the meeting minutes 
			shall be sent to the subdivider in any event.

		(5)	The City Council shall receive a preliminary plat for 
			consideration only when accompanied by "recommended 
			approval" of the Planning Commission. Following such receipt 
			it shall consider the case at its first regular meeting 
			thereafter. If the City Council rejects a plat, it shall 
			record the reasons therefor in the meeting minutes, with 
			copies thereof sent to the Planning Commission and 
			subdivider. If the City Council accepts the Planning 
			Commission's recommendation and gives approval (preliminary 
			approval) to the preliminary plat, such approval shall be 
			recorded in meeting minutes, with copies thereof sent to the 
			Planning Commission and subdivider.

		(6)	Ottawa County Plat Board shall receive two preliminary plats 
			for its review and get the concurrence of the state as 
			outlined by P.A. 288.

	(B)	Significance of preliminary approval. Preliminary approval confers 
		upon the subdivider the following conditional rights for a period of 
		one year from date:

		(1)	The general terms and conditions under which preliminary 
			approval was granted will not be changed.

		(2)	The subdivider may submit on or before the expiration date 
			the whole or part of the plat for final approval.

		(3)	Preliminary approval does not commit final acceptance of 
			streets for dedication nor continuation of zoning 
			requirements for the tract or its environs.
(Ord. 24, passed 11-2-70)

§ 155.52  FINAL PLAT PREPARATION.
	(A)	Preparation of the final plat shall comply with the requirements and 
		suggestions set forth in the provisions of Michigan Public Act 288 
		of 1967 as adopted and subsequently amended, which is hereby made a 
		part of these regulations.

	(B)	The final plat shall conform substantially to the approved 
		preliminary plat.
(Ord. 24, passed 11-2-70)

§ 155.53  FINAL PLAT SUBMISSION.
	(A)	The subdivider shall file with the City Clerk at least five copies 
		of the final plat together with three copies of engineering plans 
		and estimates of cost, prepared in accordance with § 155.31.

	(B)	At the time of filing, the subdivider shall deposit with the City 
		Clerk the sum of $60 for expenses of inspection of land, meetings, 
		and such fees required by the Plat Act, Public Act 288 as amended.

	(C)	The City Clerk shall record receipt and date of filing, and 
		immediately check the submission for completeness. If the submission 
		is incomplete, the subdivider shall be so informed and the date of 
		filing revised.

	(D)	Ottawa County Board shall receive two copies of the plat and a 
		letter from the city according to the instructions covered in the 
		Ottawa Plat Board Rules and Procedures for Review of Plats.
(Ord. 24, passed 11-2-70)

§ 155.54  FINAL PLAT REVIEW.
	(A)	If the plat is complete, the City Clerk shall transmit one copy to 
		each of the following reviewing officers:

		(1)	Commission, for determination of substantial conformity to 
			approved preliminary plat.

		(2)	City Engineer, for determination that metes and bounds of 
			plat are accurate and the traverse closed; for detailed 
			review of engineering plans in accordance with § 155.31 for 
			preparation of a cost estimate for installation of required 
			improvements; and for recommendations as to the type and 
			amount of performance guarantee most appropriate.

		(3)	City Treasurer, for determination of unpaid taxes against 
			the land or liens for special assessments.

		(4)	Ottawa County Plat Board for their review and approval.

	(B)	The Clerk shall assemble recommendations of the reviewing offices 
		and present them together with the plat to the City Council at its 
		next meeting.
(Ord. 24, passed 11-2-70)

§ 155.55 FINAL PLAT APPROVAL.
	(A)	The City Council shall consider the recommendations of the reviewing 
		offices, and approve or reject the plat within 30 days of its 
		acceptance for filing by the City Clerk.

	(B)	If the City Council rejects the plat for any reason, whatsoever, the 
		subdivider shall be notified in writing, with the reasons for 
		rejection.

	(C)	A copy of excerpts of the City Council minutes, approving or 
		rejecting the plat, shall be sent to the Commission.

	(D)	Approval of the plat shall be simultaneous with approval of the 
		engineering plans in accordance with § 155.31.

	(E)	When the City Clerk has received evidence of completion of required 
		improvements from the City Engineer or evidence of deposit of 
		performance guarantee from the Treasurer, he shall transcribe a 
		certificate of approval of the City Council on the plat and deliver 
		it to the Clerk of the County Plat Board.

	(F)	No construction of improvements shall be commenced by the subdivider 
		until he has received notice of the conditional approval of the City 
		Council
(Ord. 24, passed 11-2-70)