Sec.4 - Submittal Requirements
Proposed public roads within platted and unplatted lands shall conform to the requirements of this document. Standard fees for engineering review, inspection and administration costs will be required for both types of developments, in accordance with a published schedule.
4.2 Planning and the Subdivision Advisory Committee
The Developer may submit pre-Preliminary Plats in order to solicit comments from the WCRC. A Pre-Preliminary Plat should contain enough detailed information concerning the proposed geometry and drainage that comments can be provided to the Developer prior to commencing formal development of the Preliminary Plat. An aerial survey is acceptable for the Pre-Preliminary Plat. This exchange is intended to avoid delays by acquainting the Developer and the Design Engineer with any long-range plans of the Board which may have bearing on the development; any coordination which may be required between the Board and the affected governing body; and any points contained herein that may require clarification to the Developer or the Design Engineer. Prior to the WCRC review of the Preliminary Plat, it is anticipated that the governing body will have granted tentative preliminary approval. It is also preferred, but not always required, that the Preliminary Plat will be submitted to SAC for review and comment. A letter from the governing body shall be submitted by the Developer to the WCRC indicating whether a SAC review is required or omitted.
As set forth in MCL 560.113 and MCL 560.183, the Developer must submit a Preliminary Plat which meets the requirements of this document and all applicable supporting documents.
If a Preliminary Plat or the Road and Drainage Plans, as approved by the Board, are later revised due to requirements of other regulatory agencies, or the Developer otherwise makes revisions, all revisions shall be incorporated into the respective document(s) and re-submitted for approval or denial by the Board. The Developer is further reminded that under certain conditions, the Michigan Department of Transportation, the Michigan Department of Natural Resources, the Michigan Department of Environmental Quality, and the Washtenaw County Health Department may also be required to review and approve Preliminary Plats and the Road and Drainage Plans.
4.4 Application Fee
An application fee for initial Preliminary Plat review, based on the WCRC fee schedule as adopted by the Board, shall be paid to the WCRC upon submittal of a Preliminary Plat. This fee is non-refundable.
4.5 Plan Review Fee
If plan revisions are necessary, periodic invoices may be generated based on actual staff, equipment and supply charges plus fringe benefits and overhead costs to be paid by the Developer. Non-payment of any invoice will result in suspension of the review process.
4.6 Preliminary Plat
4.6. Three (3) copies of the Preliminary Plat, drawn to a scale no smaller than one inch equals 100 feet on 24" X 36" sheet(s), prepared by the Design Engineer or Professional Surveyor, shall be submitted to the Subdivision Section for review. All Preliminary Plats shall be signed and sealed by a Professional Engineer or Professional Surveyor licensed in the State of Michigan.
4.6.2 At a minimum, a Preliminary Plat shall consist of a title sheet, existing conditions sheet, proposed grading and utility plan, and proposed site plan.
4.6.3 The Preliminary Plat shall show dimensions and bearings of the entire parcel proposed for development, a layout of the entire development (master plan), and that portion of layout for which approval is requested.
4.6.4 The Preliminary Plat shall show the location of the plat or parcel with reference to the part of the section and township in which the parcel is situated, and shall dimension all section and quarter lines and corners adjacent to and within the parcel. An updated, executed land corner recordation certificate, in conformance with Act 74, P.A. of 1970, as amended, shall be submitted for each corner at the time of preliminary plan submittal. It shall be the responsibility of the Design Engineer to record these documents with the Washtenaw County Register of Deeds. The submittal shall include a location map showing the plat in relation to the Washtenaw County road system with a scale not smaller than 1" = 1,000'.
4.6.5 Each initial Preliminary Plat layout shall be superimposed on a topographic map with not more than two-foot contour intervals, using the North American Vertical Datum (NAVD 88). Beginning July 1, 2005, the Preliminary Plat shall be based on a ground survey based on the current adjustment of the Michigan Coordinate System of 1983 (MCS 83, Act 9, P.A. of 1964, as amended).
4.6.6 The Preliminary Plat shall show locations and names of proposed roads together with arrows indicating the direction of surface water drainage within the subdivision to an established drainage course or drain. It is desirable to show proposed storm sewers, culverts, detention/retention basins, and other proposed drainage features.
4.6.7 The Preliminary Plat shall identify the name of the development, the name of the Developer, and the Design Engineer and Professional Surveyor, with mailing addresses, email addresses, fax numbers and telephone numbers for each on the cover sheet. Cover sheets shall also provide a site map, legal description of the parcel(s), tax I.D. number(s), sheet index, and the date of the plans submitted, including all revisions.
4.6.8 The Preliminary Plat shall plainly show all governing conditions such as:
4.6.9 The Preliminary Plat shall show the locations and names of proposed roads on the site plan. The existing road name shall be used for any proposed road that is in a direct line with an existing road, or is an extension of an existing road. Other roads shall be given such names as the owner may choose, subject to the recommendation of the governing body and the approval of the Board. Public road names shall be limited to sixteen (16) characters, including spaces and an abbreviated suffix. The use of double suffixes shall not be permitted. A road name which may be confused with a similarly named road within the same township or postal delivery area, or within an adjacent township or delivery area, will not be approved and may not be adopted.
4.6.10 The Preliminary Plat shall show typical cross section of roads to be constructed, including right-of-way width, pavement width, pavement materials and pavement thicknesses. The typical cross section shall comply with the requirements contained herein. All roads shall be provided with facilities for adequate surface drainage. In rural areas, this may be accomplished by the use of ditches, county drains, natural watercourses, or constructed tributaries thereto. A rural cross section will only be considered for residential development containing one single-family dwelling unit per lot, each lot having a minimum size of 1 acre or greater. Use of a rural cross section may be considered on lots less than 1 acre if each lot has a minimum frontage of 120 feet. Use of the rural cross section shall be further limited to proposed residential development located outside of the Federal-Aid Urban Boundary (FAUB), All other public road developments shall utilize the urban cross section, including concrete curb and gutter and enclosed drainage systems.
4.6.11 The road layout shall connect to existing outlots in adjacent developments and shall provide outlots or other provisions for future connections to adjacent land that is presently undeveloped or underdeveloped. Outlot widths shall be no less than 66-feet, and shall be labeled as "Outlot for Future Road & Drainage Purposes."
4.6.12 The layout of roads shall provide at least two access connections to the existing public road system. An exception will be considered when, in the opinion of the Board, the lands to be subdivided are limited in area or are subject to a natural barrier. In order to satisfy this requirement in early phases of a multi-phase development, the WCRC may consider approval of temporary connecting roads that meet all standards. Easements and completion guarantees are required for such roads.
4.6.13 The Design Engineer shall show all phase boundaries indicating the order of construction. Phase lines shall be located such that each phase satisfies the WCRC requirements for two access connections and/or maximum cul-de-sac length.
4.6.14 A cul-de-sac shall be designed in accordance with the specifications contained herein. A cul-de-sac shall not exceed 600 feet or be less than 145 feet in length as measured along the road centerline (or centerlines in the event of multiple roads limited to one point of ingress/egress) from the point of intersection with the intersecting road to the center point of the circular turnaround. Cul-de-sac length may extend up to, but not exceed, 1,200 feet in length subject to compliance with the following conditions:
4.6.15 Private roads within public road developments, if allowed by the governing body, shall become the jurisdiction of the governing body or other entity holding title to the land. The location of any such roads shall be reviewed and approved by the WCRC during the Preliminary Plat and Road and Drainage Plan review phases. All approaches of private roads within county road right-of-way shall conform to the minimum requirements for public roads as established in this document.
4.6.16 Easements for public access for construction and maintenance of drains, public utilities, etc., and their dimensions, in, over, and across private property within the development shall be shown on the Plat.
4.6.17 The Preliminary Plat shall provide stationing for all roads. Stationing shall not duplicate itself for the same road.
4.6.18 The Preliminary Plat shall show all existing and proposed road right-of-way widths within and adjacent to the development. Proposed widths shall comply with the requirements of established WCRC standards, as described in Section 4.9.
4.6.19 The Preliminary Plat shall show sight distances, in both directions, at all proposed intersections with existing County roads. Plan and profile sheets of the existing county road centerline may be required by the WCRC. Sight distance must be assured for all proposed driveways and road approaches pursuant to current AASHTO guidelines. If sight distances on the existing county road do not meet current AASHTO guidelines based on the design speed of the existing road, the proposed entrance may need to be relocated and/or improvements to the existing county road to achieve adequate sight distances per AASHTO may be required.
4.6.20 In any case, where the Developer proposes to subdivide a given parcel of land but wishes to begin development of only a portion of the total parcel, the Preliminary Plat submittal shall include the proposed general layout for the entire parcel. The portion which is proposed to be subdivided first and subsequent portions shall be clearly defined upon the Preliminary Plat in order to illustrate the sequence of development which the Developer intends to follow. Phase boundary lines shall be designated to ensure a continuous route of travel for WCRC maintenance vehicles. Each subsequent phase shall follow the same procedure until the entire development is subdivided. All phase boundaries shall be drawn to allow each phase to qualify for road acceptance independently. The first phase shall provide two points of access to an existing public road.
4.6.21 Because interconnected subdivisions facilitate efficient road maintenance, school busing, and emergency services, while minimizing congestion and preserving capacity on the public road system, proposed development that isolates lands from existing public roads will not be approved. The Board may require that any road stubs shall have temporary, paved turnarounds at their terminus to facilitate plowing and routine maintenance of the road system. Temporary turnarounds shall be located within dedicated road right-of-way or recordable easements. Proposed developments adjacent to existing developments with road stubs shall connect to all road stubs at their boundaries, and shall fit the pattern established by adjacent roads and provide a continuous circuit for travel. If a temporary turnaround is required on adjacent property, the Developer shall obtain an executed and recordable easement from the property owner prior to Road & Drainage Plan approval.
4.6.22 Half-width road right-of-ways shall be dedicated when the boundary of the proposed development coincides with the boundary of a recorded plat on which a half width road right-of-way has previously been dedicated. Developments proposed for parcels of land which extend to a section or quarter section line which lacks an existing road centered upon it may be required to dedicate half width right-of-ways along the section or quarter section line for future road construction.
4.6.23 Direct access from individual lots or units within a subdivision to existing collector and arterial roads is prohibited for reasons of public safety. All lots within the proposed development shall front on an internal road system. The WCRC may require existing, adjacent driveways to be relocated to intersect the proposed subdivision road.
4.6.24 Where a development abuts or contains an existing county road, the WCRC may require marginal access roads, reverse frontage, or such other treatment as may be necessary for adequate protection of residential properties and to afford separation of through and local traffic. When such requirement is made a condition of approval of the final plat or acceptance of the roads, the Developer shall dedicate the property or grant an easement for the purpose of a marginal access road and shall be responsible for improving said marginal access road as required by the Board.
4.6.25 The WCRC, within 30 days of receipt of the Preliminary Plat, shall either approve it and note its approval on the copy to be returned to the Developer, or reject it. If rejected, the reasons for rejection and requirements for approval, if possible, shall be given to the Developer in writing. Preliminary Plat approval shall be void after two years from the date of approval unless otherwise extended by the Board.
4.7 Road Drainage Plans
4.7.1 After approval of the Preliminary Plat, three copies of a proposed Road and Drainage Plan, prepared by the Design Engineer and covering the roads within the proposed development, may be submitted to the WCRC for review. The plans shall contain all the information essential for constructing the project. The plans shall be in accordance with the requirements stated in this document and shall comply with all current specifications required by the Board. All submittals shall be stamped and signed by a licensed, professional engineer.
4.7.2 The WCRC staff, within 30 days of receipt of the Road and Drainage Plan, shall review the plans and either recommend them to the Board for approval or reject them. If rejected, requirements for approval shall be given to the Developer in writing. A revised plan will be recommended for approval when it shows compliance with all requirements. In order to assure that a Road and Drainage Plan will be considered at a scheduled Board meeting within the 30-day period, all required fees, easements and related documents must be submitted at least 7 days prior to the meeting.
4.7.3 Approval of any construction phase by the WCRC does not guarantee acceptance of the roads into the public road system or relieve the Developer of any responsibilities or liabilities incurred in the development of the road, subdivision, or condominium.
4.7.4 The Road and Drainage Plan will become invalid if no construction is started within two years from the date of approval of the Road and Drainage Plan unless otherwise extended by the Board.
4.7.5 The Developer will be responsible for the cost of all measures deemed necessary by the WCRC to provide for public safety along the proposed roads within the development boundaries. These measures may include the erection of WCRC-approved road-name signs, stop signs, other traffic control signs (regulatory, warning, and informational), signals or pavement markings required for public safety and convenience.
4.7.6 The Developer will be responsible for submission of a traffic control plan for the existing and proposed road network during the construction period. The Developer will be required to provide and maintain all traffic control devices called for on the approved traffic-control plan.
4.7.7 The construction of homes or commercial buildings may not occur until all roads within the phase are built through suitable pavement (HMA leveling course or completed PCC pavement). An exception will be considered, with the consent of the governing body, when construction haul routes are used which avoid use of the proposed public roads.
4.7.8 All work within existing WCRC right-of-way shall require permits consistent with Board policy.
4.7.9 All proposed development work within proposed and existing right-of-way must be detailed and the construction plans reviewed and approved by the WCRC. The construction plans shall show all pertinent data necessary to review and construct the development.
4.7.10 The Road & Drainage Plan shall show proposed locations of survey monuments on road right-of-way and centerlines. A typical survey monumentation detail can be found in the Appendix (Figure 34).
4.7.11 The Design Engineer shall completely illustrate all intersections with the existing road system. Illustration details shall include, but are not limited to, centerline profiles, cross-sections, radii dimensions, pavement widths, taper lengths, traffic control devices and pavement striping details.
4.7.12 Drainage plans shall be shown for existing adjacent county roads and constructed to the standards required by the WCRC. When applicable, the Developer shall obtain and submit evidence of construction plan approval from the Washtenaw County Drain Commissioner prior to WCRC approval of the Road and Drainage Plan.
4.8 Cost Estimate
The Design Engineer shall submit a detailed estimate of construction costs for all work within the proposed and existing right-of-way at the time of final submittal of the Road and Drainage Plan. This estimate shall be used to determine the amount of the completion guarantee and the amount of the inspection and administrative fee.
4.9 Right-of-Way Dedication
4.9.1 For platted developments, all right-of-way and easements shall be submitted and approved by the Board at the time of final plat approval. For other forms of development, right-of-way shall be conveyed to the WCRC prior to Road and Drainage Plan approval. Conveyance shall be via warranty deeds and/or easements, with all necessary attachments. If an easement not described on the final plat is required for development, all easements with applicable attachments shall be conveyed to WCRC in a format that is recordable at the Washtenaw County Register of Deeds Office and which meets the drafting requirements of Act 132, P.A. of 1970, prior to Road & Drainage approval. All documents shall be signed and sealed by a Professional Surveyor.
4.9.2 The Board may require that additional right-of-way be conveyed to the WCRC when a proposed development borders an existing or planned arterial or a collector road. When required, the right-of-way shall be consistent with the latest right-of-way plan and shall be at least 43 feet in width, measured from the existing center of right-of-way to the proposed right-of-way line for minor collector roads, and 60 feet in width for major collector, arterial, or other roads, as determined necessary by the Board. Right-of-way shall be measured from the existing center of right-of-way to the edge of proposed right-of-way. State or U.S. highway right-of-way widths are determined by the Michigan Department of Transportation.
4.9.3 All proposed public roads shall have minimum right-of-way as illustrated in Table 2 located in Section 5. Right-of-way shall be of sufficient width to allow proper drainage, installation of sidewalks and multi-use paths, and installation of public utilities.
4.9.4 The right-of-way on all curvilinear roads shall be the same width as the right-of-way on the tangent portions. Where curves limit sight distance, the right-of-way may need to be expanded to encompass the sight lines.
4.9.5 All road construction shall be centered within the road right-of-way. Section line and quarter section line roads shall be centered on the respective lines.
4.9.6 All dead end roads (cul-de-sac) shall include a circular turnaround with a minimum right-of-way radius of 75 feet (urban) or 80 feet (rural).
4.9.7 Additional right-of-way width may be required due to existing conditions or future adjacent developments including, but not limited to, commercial areas, multi-lane roadways, divided roadways, non-motorized facilities, utilities, cut or fill sections of roadway, grading, drainage, clear vision, or for other reasons of health, welfare and safety.
4.9.8 When a grading permit, tree removal agreement or tree trimming agreement is required for work on neighboring private property, the Developer shall be responsible for obtaining the appropriate approvals and providing copies to the WCRC prior to Road & Drainage approval.
4.9.9 All right-of-way shall be monumented in accordance with Section 7 prior to acceptance of completed roads.
4.9.10 The following information and documents will be required before any right-of-way conveyance:
- Master deed pages showing that the Developer has retained the right to convey the roadways;
Metes and bounds description for the conveyance:
- One description for each main (county) road
- Description for the internal roads;
- Exhibit 'B' drawings - 2 sets: One set must be a scalable, full size plan; the second set may be a reduced size. If the 8 1/2" x 14" Exhibit 'B' drawings are not legible, a set of plans with legible bearings and distances must also be submitted. Note: Existing easements must be shown either on this or a separate drawing with liber and page number of recordation.
- Title Commitment: A current title commitment for the roadways to be conveyed must be submitted. If the commitment shows mortgages, land contracts or other liens, a partial discharge/quit claim deed for same will be required from the lien holder.
Quit Claim Deeds
- A quit claim deed for each county road
- A quit claim deed for the internal roads
- Easement: If the WCRC agrees to accept an easement, it must be unconditional and in a form satisfactory to the WCRC.
Depending upon the type of legal entity involved, the following will also be required:
Limited Liability Companies are required to submit:
- Certified copy of the Articles of Organization
- Certified copy of the Operating Agreement
- Management Agreement (if applicable)
- Certificate of Good Standing (can be obtained from Michigan Department of Consumer and Industry Services, Lansing, Michigan)
Partnerships are required to submit:
- A copy of the Partnership Agreement
- A copy of the current certificate of partnership
Corporations are required to submit:
- A resolution authorizing the conveyance of the parcel to the WCRC
- Current Certificate of Good Standing
- Limited Liability Companies are required to submit:
4.10 Construction Inspection and Administration Fee
An inspection and administration fee in an amount provided by the WCRC current schedule shall be paid to the WCRC in the form of cash or a Cashier's check prior to Road and Drainage Plan approval. This fee will cover the cost of administration, inspections and all other expenses incurred by the WCRC in relation to the development. The fee schedule shall be adopted by the Board based on a specified fixed amount, a percentage of estimated cost, or other reasonable criteria. Any unexpended fund balance will be refunded following acceptance of the roads into the County Road System. The Developer must pay any deficit in the fee account prior to road acceptance.
4.11 Sign Fee
4.11.1 The Developer shall pay for the fabrication and installation of permanent traffic control devices by the WCRC pursuant to the approved Road & Drainage Plan. This fee is payable in cash or Cashier's check and shall be submitted by the Developer prior to acceptance of roads. The fee amount will be determined by the WCRC, and is non-refundable.
4.11.2 If the development includes improvement projects to existing county roads, the Design Engineer shall provide a traffic control plan. A sign fee for relocation of signs as necessary within the existing county right-of-way shall also be delivered to WCRC prior to Road & Drainage approval.
4.12 Agreement for Public Road Development
The Developer shall submit two original copies of a signed and witnessed Agreement for Public Road Development upon submission of the Road and Drainage Plan. Upon acceptance by the Board, the Agreement obligates the Developer to complete construction of roads within three years. The Agreement document shall use the format presented in the Appendix (Figure 37).
4.13 Completion Guarantee
4.13.1 A completion guarantee shall be submitted by the Developer, who must be identical to the person or entity who executes the Agreement For Public Road Development, at the time of formal submission of the Road and Drainage Plan for approval by the Board. The guarantee shall be sufficient to ensure that construction of proposed roads is completed in accordance with the approved Road and Drainage Plan. The guarantee shall be presented in the form of a Cashier's check or irrevocable standby letter of credit (see Figure 38 located in the Appendix) for 100% of the approved cost estimate. An irrevocable standby letter of credit shall automatically renew on its own term for periods of no less than one year unless written notification to WCRC from the financial institution is received sixty days prior to its expiration date.
4.13.2 In the case of a platted subdivision, if the Developer wishes to record the plat after the Road and Drainage Plan has been approved, but before the construction of the roads and drainage is completed, a completion guarantee shall be provided prior to final plat approval.
4.13.3 The Board will grant release of the completion guarantee upon acceptance of the roads or improvements. Partial releases may be granted prior to acceptance upon request of the Developer, provided commensurate construction is satisfactory. In such cases the minimum retained balance of the guarantee shall be 20% of the total, plus the estimated cost of remaining construction, plus 50% of the cost of the most recent stage of construction.
4.15 WCRC Permits
4.15.1 The Developer shall obtain permits from the WCRC Permit Section for all construction within the right-of-way of existing County roads pursuant to the current WCRC Procedures and Regulations For Permit Activities.
4.15.2 Proposed subdivision roads that intersect with existing public roads shall be designed in accordance with the current WCRC Procedures and Regulations For Permit Activities. The WCRC may require the Developer to provide either a traffic impact statement or traffic impact assessment depending on trip generation data calculated for the proposed development.
4.15.3 All driveways installed prior to acceptance of the road for maintenance will be inspected before placement of HMA or PCC. Each owner of an individual lot shall obtain a driveway permit from the WCRC Permit Section prior to gaining access to the road right-of-way.
4.15.4 The WCRC may require from the Developer a surety in an amount deemed sufficient to repair existing and proposed roads damaged as a result of any activity attributed to a development and to provide for the cost of required road clean up not performed by the Developer. The surety shall be released when the Board determines in the reasonable exercise of its discretion that the roadwork is complete.
4.15.5 Approval of the Road and Drainage Plan does not relieve the Developer from compliance with WCRC permit requirements and all other state, county or local permit requirements. Permits must be obtained from the WCRC by the Developer for construction within the right-of-way of existing county roads, haul routes and driveway installations within the proposed development.
4.16 Final Plat
4.16.1 Following approval of the Road and Drainage Plan for a subdivision, the Developer may submit the final plat for approval and signing by the Board. In addition to the original mylar copy, the Developer shall submit two prints of the final plat. The WCRC will require at least a 30-day period for review of the plat prior to approval.
4.16.2 A new plat will not be approved by the WCRC until such time that the Drain Commissioner has approved the on-site and off-site drainage systems and has proper easements recorded or has approved the plat in accordance with Section 192 of the Land Division Act, as amended.
4.17 Waivers and Variances
4.17.1 Waivers of or variances from Road Commission procedures and regulations may be requested in writing by the Developer of a proposed public road development. Written requests for waivers or variances shall include sufficient technical details to support a reasonable justification for the requests.
4.17.2 Requests for waivers or variances shall be submitted for review by Road Commission staff prior to consideration of the Preliminary Plat or Road and Drainage Plans by the Board. Requests received after Board approval of a Preliminary Plat or Road and Drainage Plan may require reconsideration of approved plans by the Board.