Sec.4 - Submittal Requirements
Proposed public roads within a platted subdivision shall conform to the requirements of this document. As previously stated, land division and Site Condominium projects must be developed using private roads. Standard fees for engineering review, inspection, and administration costs will be required in accordance with the current WCRC published fee schedule.
The Developer may submit concept plans in order to solicit comments from WCRC, and shall pay an initial conceptual review fee for this service. A concept plan should contain enough 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 concept plan. 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.
4.3.1 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.
4.3.2 If either a Preliminary Plat or the Road & Drainage Plan, as approved by the Board, is later revised due to requirements of the Township, the Washtenaw County Water Resources Commissioner’s Office, or any other regulatory agency, or if 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. Additionally, 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 the Preliminary Plat and the Road & Drainage Plan.
4.4 Fee Schedules
4.4.1 WCRC requires payment of various fees with the submittal of a Preliminary Plat, a Final Plat, or a Road & Drainage Plan. These fees are non-refundable. All applicable fees shall be paid to WCRC at the time of submittal. The current Fee Schedule, as adopted by the Board, is listed on the WCRC website (www.wcroads.org).
4.4.2 If plan revisions are necessary, a resubmittal fee is required. Non-payment of any fee will result in suspension of the review process.
4.4.3 A Construction Inspection & Administration Fee, based on the current WCRC Fee Schedule, shall be paid to WCRC prior to the Board’s Road & Drainage Plan Approval.
4.4.4 A Sign Fee, based on the current WCRC Fee Schedule, shall be paid to WCRC prior to Board acceptance of the proposed public roads. This fee is non-refundable.
4.5 Preliminary Plat
4.5.1 Three (3) copies of the Preliminary Plat, drawn to a scale no smaller than one inch = 100 feet on 24” X 36” sheet(s), prepared by the Design Engineer or Professional Surveyor, along with electronic files of the Plat, shall be submitted to the Engineering Department for review. All Preliminary Plats shall be signed and sealed by a Professional Engineer or Professional Surveyor licensed in the State of Michigan.
4.5.2 At a minimum, a Preliminary Plat shall consist of a title sheet, existing conditions sheet, proposed grading and utility plan, and proposed site plan.
4.5.3 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 the layout for which approval is requested.
4.5.4 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 MCL 54.201 et seq., 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’.
4.5.5 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). The Preliminary Plat shall be based upon the Michigan Coordinate System of 1983 with three points of reference, two section corners and one property corner.
4.5.6 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 and proposed storm sewers, culverts, detention/retention basins, and other proposed drainage features. A Drainage District shall be established in accordance with current WCWRC rules and regulations.
4.5.7 The Preliminary Plat shall identify the name of the development, the name of the Developer, the Design Engineer, and the Professional Surveyor, with mailing addresses, email addresses, 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 as submitted, including all revisions.
4.5.8 The Preliminary Plat shall plainly show all governing conditions such as:
a) Adjoining subdivisions with lot lines and lot numbers and easements for public access to drains, public utilities, adjoining roads, and outlots where applicable. Include existing and proposed zoning for the subject parcels along with descriptions of what type of development can be built within the given type of zoning.
b) Names, address, and parcel identification numbers of all adjacent lands.
c) State highways, identified by name and route number. Proposed work within a state right-of-way shall be noted as such.
d) All existing conditions in and around the property being developed shall be labeled on the existing conditions sheet. These items include, but are not limited to, railroads, cemeteries, parks, wetlands, natural water courses, easements, utilities (buried and overhead), county and private drains, rivers including the one hundred year flood plain contour, sewers, and culverts. Where a road is proposed over or under an existing utility easement, the Developer must provide written correspondence from the easement owner authorizing the construction of the road and its facilities within the easement.
e) All other existing topographic features whose location or existence might influence the layout of the plat, including existing and proposed private roads, and driveways within 500 feet of the proposed subdivision’s boundaries.
4.5.9 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 an extension of an existing road or in a direct line with an existing road. Other roads shall be given such names as the owner may choose, subject to the current WCRC Road Naming Procedure. Public road names shall be limited to fourteen (14) 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 county or postal delivery area will not be approved and shall not be adopted.
4.5.10 The Preliminary Plat shall show typical cross section of roads to be constructed. The typical cross section shall comply with all requirements contained herein, including without limitation right-of-way width, road lengths, pavement width, pavement materials, and pavement thicknesses. All roads shall be provided with facilities for adequate surface drainage. Drainage Districts shall be established in accordance with current WCWRC Rules and Guidelines. All public road developments shall utilize concrete curb and gutter and enclosed drainage systems.
4.5.11 Layout of proposed roads 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 Extension.” A temporary sign stating such shall be placed in the center of the outlot, at the ROW edge of the adjacent road.
4.5.12 Layout of proposed roads shall provide at least two access connections to the existing public road system. 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.
4.5.13 The Design Engineer shall show all phase boundaries indicating the order of construction. Phase lines shall be so located that each phase satisfies WCRC requirements for two access connections.
4.5.14 The minimum centerline radius for horizontal curves shall be 175 feet.
4.5.15 Cul-de-sac roads may be considered as part of a proposed interconnected road layout. A cul-de-sac shall not be more than 600 feet nor less than 145 feet in length as measured along the road centerline from the point of intersection with the intersecting road to the center point of the circular turnaround. Neither single cul-de-sac nor multi cul-de-sac designs with one access connection to a public road will be approved.
4.5.16 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.
4.5.17 The Preliminary Plat shall provide stationing for all roads. Stationing shall not duplicate itself for the same road.
4.5.18 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 the established WCRC standards.
4.5.19 The Preliminary Plat shall show sight distances, in both directions, at all proposed intersections with existing county roads, in accordance with the current version of the WCRC PRPA. Plan and profile sheets of the existing county road centerline may be required by WCRC. If sight distances on the existing county road do not meet the PRPA requirements, WCRC may require that the Developer relocated the proposed entrance and/or improve the existing county road to achieve required sight distances.
4.5.20 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 all subsequent portions shall be clearly defined on 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. Each phase shall provide two points of access to an existing public road.
4.5.21 Because interconnected subdivisions facilitate efficient road maintenance, school busing, and emergency services while minimizing congestion and preserving capacity on the public road system, no proposed development that isolates lands from existing public roads will be approved. The Board may require that any road constructed for a future connection shall have a temporary paved turnaround at its 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 public roads shall connect to all such roads and shall fit the pattern established by adjacent roads to 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.
4.5.22 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 and which lack 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.
4.5.23 Direct access from individual lots or units within a subdivision to existing collector and arterial roads is prohibited for reasons of access management and public safety. All lots within the proposed development shall front on an internal road system. WCRC may require existing, adjacent driveways to be relocated to intersect the proposed subdivision road.
4.5.24 Where a development abuts or contains an existing county road, 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.
4.5.25 Within 30 days of receipt of the Preliminary Plat WCRC staff shall either reject the proposed Preliminary Plat for noncompliance or recommend it for Board approval. If staff rejects the submittal, the reasons for rejection and requirements for approval shall be provided to the Developer in writing. Preliminary Plat approval shall be void after two years from the date of approval if the Road & Drainage Plan has not been approved, unless otherwise extended by the Board.
4.6 Road & Drainage Plans
4.6.1 After approval of the Preliminary Plat three copies of a proposed Road & Drainage Plan, prepared by the Design Engineer and covering the roads within the proposed development, along with electronic files of the Plan, may be submitted to WCRC for review. The plans shall contain all 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 Professional Engineer.
4.6.2 Within 30 days of receipt of the Road & Drainage Plan WCRC staff shall either reject the proposed Road & Drainage Plan for noncompliance or recommend it for Board approval. If staff rejects the submittal, the reasons for rejection and requirements for approval shall be provided 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 & Drainage Plan will be considered at a scheduled Board meeting, all required fees, easements and related documents must be submitted at least 10 days prior to the meeting.
4.6.3 Approval of any Road & Drainage Plan by 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 or subdivision.
4.6.4 The Road & Drainage Plan shall become void after two years from the date of approval if no road construction, as previously defined, has been started, unless the date is otherwise extended by the Board.
4.6.5 The Developer shall submit 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.
4.6.6 The Developer will be responsible for the cost of all measures deemed necessary by 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.
4.6.7 All work within the existing WCRC right-of-way shall require permits in accordance with the most current version of the PRPA.
4.6.8 Construction of homes or commercial buildings within a proposed development or phase of development may not begin until all roads within the phase are built with suitable pavement (through 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.
4.6.9 All proposed development work within proposed and existing right-of-way must be detailed and the construction plans must be reviewed and approved by WCRC. The construction plans shall show all pertinent data required for review and construction of the development.
4.6.10 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.
4.6.11 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.
4.6.12 Drainage plans shall be shown for existing adjacent county roads and constructed to the standards required by the WCWRC Rules and Guidelines and PRPA.
4.6.13 The Design Engineer shall submit the approved Road & Drainage Plan electronic files including CAD drawings and PDF files of the plan set to WCRC prior to the issuance of WCRC permits.
4.7 Cost Estimate
The Design Engineer shall submit a detailed estimate of construction costs for all work within the proposed and existing right-of-ways at the time of final submittal of the Road & Drainage Plan. This estimate shall be used to determine the amounts of the completion guarantee and the construction inspection and administrative fees.
4.8 Right-of-Way Dedication
4.8.1 For platted developments, all right-of-ways and easements shall be submitted and approved by the Board at the time of final plat approval. 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 MCL 54.211 et seq., prior to Road & Drainage approval. All documents shall be signed and sealed by a Professional Surveyor.
4.8.2 The Board may request that additional right-of-way be conveyed to WCRC in accordance with the Washtenaw County Segment of the Inter-County Highway Plan and Right-of-Way Requirements for Southeastern Michigan.
4.8.3 All proposed public roads shall have minimum right-of-way of 66 feet for residential roadways and 86 feet for corporate parks or office developments. Right-of-way shall be of sufficient width to allow proper drainage, installation of sidewalks and multi-use paths, and installation of public utilities.
4.8.4 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.
4.8.5 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.
4.8.6 All dead end (cul-de-sac) roads shall include a circular turnaround with a minimum right-of-way radius of 75 feet.
4.8.7 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.
4.8.8 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 approval and providing copies to WCRC prior to Road & Drainage approval.
4.8.9 All right-of-ways shall be monumented in accordance with the Land Division Act prior to acceptance of the roadways.
4.8.10 The following will be required before any right-of-way conveyance:
a) Title Commitment: A current title commitment indicating clear title for the roadways to be conveyed must be submitted.
b) Metes and bounds legal description for the conveyance of right-of-way for each existing county road and for the proposed roads.
c) A drawing meeting the drafting requirements of a certified survey.
d) The right-of-way conveyance documents must meet the formatting requirements of the Washtenaw County Register of Deeds Office.
e) 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)
• Current Certificate of Good Standing
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
4.9 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.
4.10 Completion Guarantee
4.10.1 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 & 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 & Drainage Plan. The guarantee shall be presented in the form of a Cashier’s check or irrevocable standby letter of credit (see Appendix) for 100% of the approved cost estimate. An irrevocable standby letter of credit shall automatically renew on its own terms 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.
4.10.2 The Board will grant release of the completion guarantee upon acceptance of the roads or improvements. Partial releases may be granted by WCRC staff 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 items.
Before performing any work through completion of the project, the Developer shall furnish to WCRC, and maintain, proof of liability insurance pursuant to current policy established by the Board. An example of the required insurance certificate and specific requirements can be found in the Appendix.
4.12 WCRC Permits
4.12.1 The Developer shall obtain permits from WCRC Engineering Department for all construction within the existing and proposed right-of-way and any haul routes in accordance with the PRPA.
4.12.2 Any driveway accessing a proposed public road shall be required to obtain a driveway permit from the WCRC Engineering Department as a condition of access to the road right-of-way.
4.13 Final Plat
4.13.1 Following approval of the Road & Drainage Plan, the Developer shall 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. WCRC will require at least 30 days for review of the plat prior to approval.
4.13.2 A Final Plat will not be approved until WCWRC has established the required Drainage District(s) and has the proper easements recorded, or has approved the plat in accordance with the Land Division Act.
4.14 Waivers and Variances
4.14.1 Waivers of or variances from Road Commission procedures and regulations may be requested in writing by the Developer of a proposed public road development. A written request for a waiver or variance shall include sufficient technical details to support a reasonable justification for the requests.
4.14.2 A request for a waiver or variance shall be submitted for review by WCRC staff prior to consideration of the Preliminary Plat or Road & Drainage Plans by the Board. Requests received after Board approval of a Preliminary Plat or Road & Drainage Plan may require reconsideration of approved plans by the Board.
Procedures & Regulations for Developing Public Roads, effective August 6, 2014