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THE CORPORATION OF THE DISTRICT OF SAANICH
SUBDIVISION BYLAW
7452 - DECEMBER, 1995
Schedule H referred to in this Bylaw is available
separately from the Land Development Division
2
THE CORPORATION OF THE DISTRICT OF SAANICH
BYLAW NO. 7452
FOR REGULATING THE SUBDIVISION OF LAND
WHEREAS the Council may by bylaw regulate the subdivision of land, the area, shape,
and dimensions of parcels of land and the dimensions, locations, design and construction of
highways, works and services in order to promote orderly, efficient, economical and aesthetically
pleasing development, to preserve the established amenities of the Municipality, and to ensure
that subdivisions are suited to the use to which they are intended.
THEREFORE the Municipal Council of The Corporation of the District of Saanich
enacts as follows:
1.0
TITLE
1.1
This bylaw may be cited as the "Subdivision Bylaw, 1995".
2.0
STANDARDS OF MEASURE
2.1
The equivalent Imperial units of measure shown in parenthesis after metric units
are for information purposes only and do not form part of this bylaw.
3.0
DEFINITIONS
In this bylaw, unless the context otherwise requires,
APPLICANT means a person who has applied for approval of a proposed subdivision
whether as the owner or as the agent for the owner of the land included therein.
APPROVING OFFICER means the person appointed by the Municipal Council to be the
Approving Officer and includes the Deputy Approving Officer.
BOND means an irrevocable letter of credit, cash, certified cheque, or surety. (Bylaw No. 10040)
COLLECTOR STREET means a street designated as a collector street in the Official
Community Plan.
3
CONDITIONAL APPROVAL means that approval granted by the Approving Officer
setting out conditions, including works and services which must be completed or
agreed to prior to the granting of final approval.
CONTRACTOR means any person, persons, or corporation which shall undertake the
installation of municipal services on behalf of either the applicant or the
Municipality.
CUL-DE-SAC means a street which terminates with a vehicular turning area.
DIRECTOR OF ENGINEERING means the Director of Engineering of The
Corporation of the District of Saanich or any employee authorized to act on his
behalf.
DIRECTOR OF PARKS AND RECREATION means the Director of Parks and
Recreation of The Corporation of the District of Saanich or any employee
authorized to act on his/her behalf.
DOUBLE FRONTING LOT means a lot abutting two streets, neither of which is a
flanking street.
FINAL APPROVAL means that approval granted by the Approving Officer when all
relevant requirements of this bylaw, the Land Title Act and any other relevant bylaws
and legislation have been fulfilled.
FRONTAGE means the front lot line.
FRONTAGE STREET means a street which is parallel and adjacent to a major street
and which provides access to abutting properties.
HIGHWAY means a right-of-way dedicated for a street, path, walkway, trail, lane,
bridge, road, thoroughfare, and any other public way.
JOG means a brief or abrupt change in direction.
LOCAL STREET and RESIDENTIAL ROAD means a street that generally carries
light traffic volumes with an origin or destination along its length.
LOT WIDTH means the length of a straight line perpendicular to a straight line
connecting the mid-point of the front and rear lot line and at a distance measured
from the front lot line, equal to the minimum width requirement of the zone in which
the parcel is located.
MAJOR STREET means a street designated as a major street in the Official
Community Plan.
4
MANAGER OF INSPECTION SERVICES means the Manager of Inspection
Services of The Corporation of the District of Saanich, or any person authorized to
act on his behalf.
MEDICAL HEALTH OFFICER means the duly appointed senior health official of the
Capital Regional District.
OWNER means a person registered in the books of the Land Title Office as owner of the
land proposed to be subdivided.
PANHANDLE PARCEL means a parcel which requires a relatively narrow strip of land,
or panhandle, which is an integral part of the lot, to provide the principal vehicular access
to a street.
PARCEL means any lot, block, or other area in which real property is held or into which
real property is subdivided but does not include a street or portion thereof.
PRELIMINARY PLAN means a dimensioned sketch or plan submitted with an application
to subdivide.
PROFESSIONAL ENGINEER OR CONSULTING ENGINEER means a person who is
registered or licensed as such under the provisions of the Engineers and Geoscientists Act
of the Province of British Columbia.
PUBLIC UTILITY means any system having facilities installed in a right-of-way for the
purpose of providing a service to property and shall include water distribution, sewage
and drainage collection, street lighting, electric power distribution, telephone, cable
television, and gas distribution systems.
RIGHT-OF-WAY means land or any interest in land acquired for the purpose of:
a) public rights of passage with or without vehicles; or
b) erecting and maintaining any pole-line; or
c) laying, placing, and maintaining drains, ditches, pipes, transmission lines, or
wires for the conveyance, transmission, or transportation of water, electric
power, forest products, oil, or gas, or both oil and gas, or solids as defined in
the Pipelines Act"; or
d) the disposal of sanitary sewage, storm water or drainage;
e) the operation and maintenance of the undertaking,
and shall include a Statutory Right-of-Way as defined in the "Land Title Act".
ROADWAY means the portion of a street that is improved, designed and used for
vehicular traffic.
5
RURAL STREET means any street in an area designated in the Zoning Bylaw as an "A" zone
located outside the Urban Containment Boundary which is not classified as a Collector or
Major street.
RURAL ZONE means a zone designated in the Zoning Bylaw and described by an "A"
zone classification, eg: A-1.
SERVICE LEVEL means the standard of service required for development of
subdivisions.
SERVICING OFFICER means a person designated and authorized to exercise the
powers and perform the duties of the servicing officer pursuant to section 513.2
and 513.3 of the Local Government Act.
STREET means a highway which affords the principal means of vehicular access to
abutting lots, and includes a road or road allowance.
SUBDIVISION means the division of land into two or more parcels whether by survey
plan or by metes and bounds description or otherwise.
SURVEYOR means a land surveyor licensed and registered as a land surveyor in the
Province of British Columbia.
SURVEY PLAN means a fully dimensioned legal plan prepared by a surveyor
submitted for final approval.
WALKWAY means a highway for the use of the walking public only, except that a
walkway may be designed to afford emergency vehicle use.
WATER COURSE means any natural drainage course or source of water, whether
usually containing water or not, and includes any lake, river, stream, creek, spring,
ravine, swamp, gulch, or source of ground water whether open or enclosed.
WORKS AND SERVICES means the roadways, drainage, water and sewer systems,
sidewalks, boulevards, street lighting and underground wiring or any other works to
be provided for in a subdivision of land under this bylaw.
WORKS INSPECTOR means the municipal employee authorized by the Director of
Engineering Services who shall, from time to time, make such inspections and tests of
any work being carried out as he considers necessary and shall coordinate works being
carried out within the municipality.
Unless otherwise defined herein, any word or expression in this bylaw shall have the meaning
assigned to it in the Local Government Act or the Land Title Act if not defined in the Local
Government Act.
6
4.0 GENERAL PROVISIONS
4.1
No land shall be subdivided within the Municipality unless the subdivision has
been approved by the Approving Officer.
4.2
An application to subdivide shall be in the form prescribed by Section 6.0.
4.3
The Approving Officer may request further information from an applicant at any
time.
4.4
The Approving Officer, Servicing Officer, the Director of Engineering
Services, the Manager of Inspection Services, and any municipal employee
acting under the authority of any one of them may, at all reasonable times,
enter upon any property for the purpose of administering and enforcing this
bylaw. No person shall prevent or obstruct, or attempt to prevent or obstruct,
the entry of any authorized officials upon any property as authorized under
this bylaw.
5.0
GENERAL PARCEL REQUIREMENTS
5.1
No land shall be subdivided having
(a)
a width or an area less than the minimum prescribed in the Zoning Bylaw;
(b)
a depth less than 27.5 metres (90.2 feet) for conventional lots and 30.0
metres (98.43 feet) for panhandle lots.
5.2
Notwithstanding Section 5.1, the Approving Officer may approve a plan of
subdivision which creates a parcel or parcels which do not comply with the
minimum parcel size or width requirements of the Zoning Bylaw where:
(a)
two or more parcels are being consolidated and resubdivided, and
(b)
the proposed subdivision will result in the same or a lesser number of
parcels, and
(c)
none of the parcels to be created by the subdivision is smaller in area or in
width than the smallest of the existing parcels of land being subdivided, or
(d)
at least one of the parcels in the proposed subdivision is within the
Agricultural Land Reserve and the Provincial Agricultural Land
Commission has approved the subdivision, in which case one of the new
parcels may be smaller than the smallest existing parcel.
7
5.3
Notwithstanding Section 5.1, the Approving Officer may approve a plan of
subdivision which creates a parcel or parcels which do not comply with the
minimum parcel size or width requirements of the Zoning Bylaw, provided
that at least one of the parcels is to be held by the Municipality or another
level of government or public authority and,
i)
the parcel is necessary to permit the orderly subdivision or servicing
of adjacent lands in the future; or
ii)
the parcel is for a Municipal or other public use.
5.4
Notwithstanding Section 5.1, where a parcel is located in two zone districts,
one of which is either rural or RS-18, the Approving Officer may approve a
plan of subdivision which creates a residual parcel within the Rural Zone
which does not comply with the minimum parcel requirements of the Rural
Zone.
5.5
Double fronting residential parcels shall not be permitted unless it is
impracticable to provide suitable alternatives or where specifically required
by the Approving Officer.
5.6
Access from a street to the front building line of each parcel being created by
subdivision must be practical and reasonable. The Approving Officer may
require the applicant to provide a report from a qualified person indicating the
feasibility of constructing a driveway at a grade not to exceed 15%.
5.7
Where unusual soil or drainage conditions exist or may develop within the
land to be subdivided, the applicant may be required to furnish information,
or to aid in the gathering of information, that will allow the Approving
Officer to determine whether the area, shape and dimensions of parcels are
adequate in view of the nature of the ground and the anticipated use of the
land.
5.8
All existing buildings relative to a new boundary must be shown by a land
surveyor on a plan or sketch to ensure compliance with the setback
requirements of the Zoning Bylaw.
5.9
Where, on inspection, boundaries cannot be satisfactorily identified, the
Approving Officer may require that the applicant have a proposed
subdivision staked out on the ground by a surveyor.
5.10
Property lines of parcels which intersect a highway shall be at right angles or
radial to the highway unless the Approving Officer is satisfied that it is
impracticable comply.
8
5.11.1 The minimum area requirements for panhandle lots in the RS-6, RS-6A, RS-8,
RS-8A, RS-10, RS-10A, RS-10B, RS-11, RS-12, RS-12A, RS-12B, and
RS-CH1, and RS-CH2, zones excludes the area contained within the access
strips.
5.12
Notwithstanding Section 5.1, the Approving Officer may approve a plan of
subdivision of a parcel which is in the A-7 zone which does not comply with the
minimum parcel requirements of the Zoning Bylaw if:
i)
the parcel to be subdivided is separated into two parts by a highway or
another lot, and
ii) the parcel is to be subdivided into two lots corresponding to the two parts
referred to in i), and
iii) each lot shown on the plan is greater than 2,500 m2 (26,910 ft2).
5.13
The power to exempt a parcel from the minimum frontage requirement under
Section 512 of the Local Government Act or any successor legislation, is
delegated to the Approving Officer. (Bylaw No. 9988)
6.0
CONDITIONAL APPROVAL
6.1
Every application for conditional approval of a subdivision shall be made by the
registered owner or by his authorized agent.
6.2
All applications shall be submitted on the appropriate forms to the Planning
Department and shall be accompanied by the fee imposed under the "Land Use
and Development Application Fee Bylaw, 1998, No. 7832", any amendments
thereto or any successor bylaws.
6.3
An application for a subdivision shall be accompanied by twelve copies of a
sketch plan drawn to a scale of 1:500, unless otherwise directed by the Approving
Officer, prepared by a surveyor or other qualified person showing the following
information:
a)
the boundaries of all adjacent parcels and the relationship of the proposed
subdivision to at least one street intersection;
b) the layout, dimension, and alignment of all parcels and highways;
c)
topographical information as required by the Approving Officer;
d)
the location, dimension and size of all buildings which will remain
after subdivision
9
e)
the location, species, dripline and size of all trees protected by "The
Tree Preservation Bylaw, 1997, No. 7632", and amendments
thereto or any successor bylaws, and where required by the
Approving Officer the location, species, dripline and size of all
mature trees within the area to be subdivided.
f)
the location of any water courses within the land to be subdivided.
6.4
Where an application for subdivision indicates further subdivision or
rezoning of the land within the proposed subdivision or of any adjacent land,
the Approving Officer may require the applicant to furnish a sketch plan
showing the ultimate subdivision indicating how the application fits into the
ultimate subdivision.
6.5
Conditional approval is valid for a period of one year. If the final approval
has not been granted within that period, the application must be resubmitted
and it shall be considered as a new application subject to any change in
conditions, bylaws or policies that may have occurred.
6.6
Conditional approval shall not be construed as final approval of a
subdivision.
7.0
DESIGN AND INSTALLATION OF WORKS AND SERVICES
7.1
Every owner of land proposed for a subdivision shall provide, locate and
construct at his own expense, such highways, sidewalks, boulevards,
boulevard crossings, transit bays, streetlighting, underground wiring, water
distribution system, fire hydrant system, sewage collection system and
drainage disposal system within the subdivision, and on the highway or
highways immediately adjacent to the land being subdivided as required by
Schedules A, B, C, D, E, F, G, H, and I of this bylaw.
7.2
The owner shall retain, at his expense, a professional engineer who shall
design the works and services required and in accordance with the terms and
conditions of Schedule H.
7.3
All works and services required to be installed at the owner's expense under
this bylaw shall be constructed and installed to the standards prescribed under
this bylaw prior to final approval of the subdivision by the Approving
Officer, unless the owner of the land:
(a)
Deposits within the Municipality a bond, in a form satisfactory to the Approving
Officer, in the amount of 120% of the estimated cost of the works and services; and
(b)
Enters into a Subdivision Servicing Agreement with the Municipality to construct
and install the required works and services by a specified date or forfeit the amount
secured by the bond.
10
7.4
The owner shall, prior to final approval,
(a)
Enter into a written agreement with the Municipality to rectify any deficiencies
in design, materials or workmanship that may arise in connection with the
works and services during the twelve months next following the assumption of
responsibility for the works and services by the Municipality. The length of the
warranty period may be increased at the direction of the Director of
Engineering Services; and
(b)
Deposit with the Director of Engineering Services a bond in the amount of 5%
of the estimated cost of the works and services, or $500 whichever is the
greater, in a form satisfactory to the Director of Engineering Services as a
guarantee of performance under this agreement.
(c)
Pay an administration and inspection fee equal to 4.5% of cost estimates
acceptable to the Municipality of the construction of any works and services
required by any Municipal Bylaw pursuant to Section 931 of the Local
Government Act or Sections 12 and 13 of the Bare Land Strata Regulations
under the Strata Property Act.
7.5
Where water, drainage, or sewage systems required for the subdivision are not
within a highway, the owner of the proposed subdivision shall grant to the
Municipality a right-of-way acceptable to the Director of Engineering Services in
accordance with the Municipality's standard Right-of-Way Agreement.
7.6
Where water, drainage or sewage systems required for the subdivision must cross
over privately owned land outside the subdivision, the owner shall be responsible
for obtaining the consent of the owner of such land to grant to the Municipality a
right-of-way permitting the installation and repair of such services, in accordance
with the Municipality's standard Right-of-Way Agreement.
7.7
For development of Non-Market Housing, as defined by the Zoning Bylaw,
the Director of Engineering may, at their sole discretion and to their
satisfaction, accept a Letter of Indemnity secured by a public authority in lieu
of the bond requirements set out in section 7.3 and 7.4 of this Bylaw. (Bylaw
No. 10040)
8.0
FINAL APPROVAL
8.1
Final approval shall not be granted until the conditions for the installation of
works and services as specified by Schedule H have been fulfilled.
8.2
The survey plan shall conform substantially to the plan granted conditional
approval but, subject to the agreement of the Approving Officer, it may
include only a portion of the lands included in the conditional approval.
8.3
Where a survey plan is not required, the applicant shall provide the
11
Approving Officer with a clear, written description of the proposed
method of subdivision accompanied by a sketch or plan showing the
correct dimensions and legal description of the parcel being subdivided.
8.4
The survey plan, or description in lieu thereof, shall be accompanied by:
(a)
an examination fee as prescribed by the regulations to the Land Title
Act;
(b)
a State of Title Certificate for each parcel of land included in the
subdivision;
(c)
an S-1 Form indicating that all property taxes have been paid; and
(d)
six paper prints, a duplicate mylar and digital file based on standards set
out by the Surveyor General Branch of the survey plan if the subdivision is
being done by plan.
8.5
When a survey plan is not required, the Approving Officer shall sign and
date the plan in accordance with the Land Title Act and shall return the
plan to the surveyor. Final approval is valid for a period of 60 days and if
the subdivision is not registered within that period, it must be submitted
for reapproval accompanied by the fee imposed under the "Land Use and
Development Application Fee Bylaw, 1998, No. 7832", any amendments
thereto and any successor bylaws.
8.6
If the survey plan is rejected, the applicant shall be advised in writing and
the reasons for rejecting the subdivision shall be given. If a survey plan
was tendered with the application it shall be returned to the applicant
unsigned, less the paper copies required by Section 8.4(d).
9.0
SCHEDULES
9.1
The following schedules are attached to and form part of this bylaw:
SCHEDULE A:
Service Levels
SCHEDULE B:
Standards for street configurations
SCHEDULE C:
Standards for clearing, grading, draining and surfacing
streets
SCHEDULE D:
Standards for street lighting and underground wiring
SCHEDULE E:
Standards for water distribution systems
SCHEDULE F:
Standards for storm water collection systems
SCHEDULE G:
Standards for sanitary sewage collection systems
SCHEDULE H:
Saanich Engineering Servicing Specifications
SCHEDULE I:
Standards for the Installation of Boulevard Street Trees
12
10.0
SERVICING OFFICER
10.1 The following classes of persons are designated as Servicing Officers:
(a) The Director of Engineering;
(b) The Manager of Development Services
11.0
REPEAL
11.1 Bylaw No. 5805, being the "Subdivision By-law, 1987" and amendments
thereto, are hereby repealed except insofar as they may repeal any other
bylaw.
12.0
EFFECTIVE DATE OF BYLAW
Read a first time this 4th day of December, 1995
Read a second time this 4th day of December, 1995
Read a third time this 4th day of December, 1995
Adopted by Council, signed by the Mayor and Clerk and sealed with the Seal of
The
Corporation on the 11th day of December, 1995.
"CARRIE M. MacPHEE"
"FRANK LEONARD"
..................................................
..................................................
Clerk of The Corporation of the
Mayor
District of Saanich
13
SCHEDULES
14
SERVICE LEVELS
WTR: WATER
DRN: DRAINAGE
SWR: SEWER
STR: STREETS
LGHT: STREET LIGHTING
U/W: UNDERGROUND WIRING
- SERVICE LEVEL 1
- SERVICE LEVEL 2
ACCESS REQUIREMENTS FOR PANHANDLE
LOTS -
WIDTH OF ACCESS STRIP - 4.0 M (13.1 FT), EXCEPT WHERE THE
ACCESS LENGTH EXCEEDS 37.5 M (123 FT), THE WIDTH MUST BE
INCREASED TO 6 M (19.7 FT) - WHERE TWO PANHANDLE LOTS
ARE BEING DE VELOPED TOGETHER AND WHERE ACCESS STRIPS
ARE ADJOINING THE MINIMUM WIDTH OF EACH ACCESS STRIP
CAN BE REDUCED TO 3.0 M (9.8 FT) PROVIDED RECIPROCAL
RIGHTS-OF-WAY WILL BE REGISTERED.
SCHEDULE A - SERVICE LEVELS
SCHEDULE A - SERVICE LEVELS
Classification
Zone
Service Levels*
All Subdivisions
Wtr
Drn
Swr
Str
Lght
U/W
RURAL
A
1
1
1
1
1
none
SINGLE FAMILY
RS-1 to RS-13B inclusive,
RS-CH1, RS-CH2, RS-CR,
RS-EL, RS-F, RS-MF
2
2
2
2
2
2
RS-14, RS-14A, RS-15
2
2
2
2
1
2
RS-16
2
2
1
2
1
2
RS-18
1
1
1
1
1
2
TWO FAMILY
RD
2
2
2
2
2
2
MULTI-FAMILY
CD-1RO, RA, RC, RM, RP, RT
2
2
2
2
2
2
COMMERCIAL
C-1 to C-12 inclusive, C-14,
C-15, CD-2MV, CD-3GA,
MFC-CH
2
2
2
2
2
2
C-13
1
1
1
2
1
2
INDUSTRIAL
M-1 to M-3 inclusive, M-5, M-7
2
2
2
2
2
2
M-4
2
2
1
2
2
2
INSTITUTIONAL
MFI, P-1, P-1A, P-1R, P-1U,
P-3, P-6, P-7, P-11, P-12, P-13
2
2
2
2
2
2
P-2, P-2WL, P-5, P-9, P-10
1
1
1
1
1
none
P-4, P-4H, P-4HR, P-4N
1
1
1
2
1
none
15
SCHEDULE B
STANDARDS FOR STREET CONFIGURATIONS
1.
Major and collector streets are to be continued without jogs through the area being
subdivided. Collector streets shall have a width of 20 metres (65.6 feet). Major streets
shall have a width deemed appropriate by the Approving Officer or the Servicing
Officer, as appropriate, for the particular street involved.
2.
Local streets shall conform in alignment to existing adjacent streets, where practicable,
and shall have a width in accordance with the specifications of Schedule H.
3.
Cul-de-sac streets shall be provided at the closed end with an area designated to permit
safe and adequate space for turning of motor vehicles. Provision shall be made in the
turning area for a landscaped island unless the Approving Officer is satisfied that it is
impractical to comply. A parking island shall be provided in the turning area to
accommodate street parking on the basis of one stall for each parcel around the turning
area where the parcel has an area of less than 800 m2 (8,611 ft2), and a curb frontage
which measures less than 9 metres (29.6 feet).
4.
The property line radius of turning areas at the end of cul-de-sac streets shall be:
(a)
12 metres (39.4 feet) with no island;
(b)
14 metres (45.9 feet) with a standard island; or
(c)
15 metres (49.2 feet) with a parking island.
5.
Intersecting street boundaries shall be rounded to a 6 metre (19.7 feet) radius curve if:
(a)
one of the intersecting streets is 15 metres (49.2 feet) or less in width;
(b)
one or both intersection streets are considered to be major or collector streets; or
(c)
the interior angle at the street intersection is 80 or less.
6.
Jogs in street alignment at intersections shall be permitted, provided the distances
between centre lines at the jog is a minimum of 80 metres (262.5 feet), unless it is
impractical to comply because of the existing street configuration.
7.
Where bends occur in an existing street alignment, the angle shall be replaced by an
appropriate curve.
8.
Reversed curves in street alignment shall be separated by tangents.
9.
Streets are to be laid out with due regard to the topography so as to avoid flat or excessive grades.
10.
Intersecting streets shall meet substantially at right angles, unless the Approving Officer
otherwise requires or permits. In no case shall streets intersect at any angle of less
than 70.
16
SCHEDULE C
STANDARDS FOR CLEARING, GRADING, AND SURFACING STREETS
1.0
CLEARING AND GRADING
1.1
The entire area of all streets shall be brought to the designed grades and
shapes. All unsuitable material shall be removed and replaced or otherwise
dealt with in accordance with the specifications of Schedule H.
2.0
SURFACING
2.1
Sidewalks
2.1.1
Scope
Permanent sidewalks shall be installed on each side of all major streets
and on one side of all collector streets, in accordance with the
specifications in Schedule "H".
2.1.2
Material, Width and Construction
Sidewalks shall be 1.5 metres (4.9 feet) in width and constructed of
cement concrete pavement, in accordance with the specifications of
Section "H".
2.2
Walkways
2.2.1
Scope
Walkways not less than 2 metres (6.6 feet) wide shall be dedicated
where, in the opinion of the Approving Officer, or the Servicing
Officer, as appropriate, they are essential to provide circulation or
access to schools, playgrounds, shopping centres, transportation,
beaches, and other community facilities, or for proper circulation of
pedestrian traffic.
2.2.2
Material, Width, and Construction
Service Level 2 requires a paved width of 2 metres (6.6 feet)
constructed of cement concrete pavement, in accordance with the
specifications of Schedule "H".
2.2.3
Fencing
Service Level 2 requires that a fence, 1.5 metres (4.9 feet) shall be
erected on both sides of a walkway, in accordance with the
specifications of Schedule "H".
17
2.3
Paved Streets
2.3.1
Scope, Service Level and Materials
(a)
Service Level 1 requires machine laid asphalt with 1 metre (3.3 feet)
gravel shoulders in accordance with the specifications of
Schedule "H".
(b)
Service Level 2 requires machine laid asphalt or cement concrete
pavement with curbs. Construction shall be in accordance with the
specifications of Schedule "H".
2.3.2
Curbs
Curbs shall be of concrete integral with either a concrete gutter or a
cement concrete pavement roadway. Curb dimensions and construction
shall conform to the specifications of Schedule "H".
2.3.3
Required Width of Paving
The width of paving shall be as shown in the following table:
STREET SERVICING
Service Level 1
Service Level 2
All Uses
Single Family & Two
Family Dwelling Uses
Multiple Dwelling,
Commercial, Industrial,
Institutional Uses
Local Streets
5 metres (16.4 feet)
8.5 metres (27.9 feet)
11 metres (36.1 feet)
Collector Streets
none
11 metres (36.1 feet)
11 metres (36.1 feet)
2.3.4
(a)
Where a highway or highways exist adjacent to the proposed
subdivision but no developed street exists, or the existing street
does not meet the width or construction standards set out in
this Bylaw, or an existing street lacks underground wiring or
street lighting services, a street, together with underground
wiring and street lighting shall be constructed, installed,
improved, upgraded, or widened along that portion of the
highway or highways immediately adjacent to the lands being
subdivided in accordance with Table 1.
(b)
The requirement in the preceding Subsection (a) shall not apply
to a highway where:
(i)
no works or services of the same or comparable standard
have been installed or constructed on any other portion of
18
the highway, and,
(ii)
no present engineering plans exist for the upgrading or
construction of such works and services in the future by
Municipal crews or subdividers.
(c)
In cases where an owner is required to construct, improve,
upgrade or widen less than the full designed width of the street,
the improvements shall be installed for the prescribed width
measured from the edge of the pavement or curb of the
designed road nearest to the proposed subdivision.
(d)
Notwithstanding section 2.3.4(a), street improvements will be
required in all cases where existing pavement standards are less
than 6.0 metres in width complete with water control for all
service level 2 areas, and 5.0 metres in width with 1.0 metre
shoulders for all service level 1 areas.
2.3.5 Unless required by section 2.3.4 to upgrade or widen the pavement to a higher
standard, road improvements shall consist of upgrading the existing pavement
to the minimum standards set out in section 2.3.4(d).
19
TABLE I
Z O N E S
A, RS-18, P-2, P-2WL,
P-5, P-9, P-10
Z O N E S
RS-1 to RS-16 inclusive,
RS-CH1, RS-CH2, RS-CR,
RS-EL, RS-F, RS-MF, RD
Z O N E S
RA, RC, RM, RP, RT, C,
CD-1RO, CD-2MV,
CD-3GA, M, P-1, P-1A,
P-1R, P-1U, P-3, P-4, P-4H,
P-4HR, P-4N, P-6, P-7,
P-11, P-12, P-13, MFI,
MFC-CH
LOCAL
5m Rural Street
Standards
[Schedule H, SD-R-4*]
6m of a 8.5 m Residential
Standard Street
[Schedule H - SD-R-1*]
7m of an 11m Residential
(RC, RT, RM, RA, RP)
Standard Street
[Schedule H - SD-R-1-A*I]
or
7m of an 11 m Collector
Street (C, CD-1RO,
CD-2MV, CD-3GA, M, P-1,
P-1A, P-1R, P-1U, P-3, P-4,
P-4H, P-4HR, P-4N, P-6,
P-7, P-11, P-12, P-13, MFI,
MFC-CH)
COLLECTOR
6m of an 11m Collector
Street
[Schedule H - SD-R-2I]
7m of an 11m Collector
Street
[Schedule H - SD-R-2I]
MAJOR
7m of a 14m Major Street
[Schedule H - SD-R-3I] or
one-half, whichever is
greater
7m of a 14m Residential
Street
[Schedule H - SD-R-3I] or
one-half of the overall width,
whichever is greater
* In cases where the street terminates or will terminate within the frontage, an appropriate turnaround
must be constructed at the terminus. Refer to SD-R-7 in Schedule "H".
I Concrete sidewalk is required.
20
SCHEDULE D
STANDARDS FOR STREET LIGHTING AND UNDERGROUND WIRING
1.0
SCOPE AND SERVICE LEVEL
1.1
Service Level 1 does not require underground wiring.
1.2
Service Level 2 requires underground wiring.
1.3
Service Level 1 requires street lighting at intersections and turning areas only, except
streetlights will not be required in areas designated not to have street-lights
1.4
Service Level 2 requires street lighting along all streets.
2.0
DESIGN AND INSTALLATION
2.1
Street lighting shall be designed and installed by the municipality at the owner's expense
in accordance with specifications of Schedule "H".
2.2
Except for lots which can be served directly from an existing pole line, underground
wiring shall be installed by the owner to provide sufficient underground wiring and
appurtenances from the existing wiring system to provide each lot in the subdivision with
an adequate supply of electrical power, telephone, cable and telecommunications in
accordance with the design, approval and inspection requirements of the appropriate
utility company.
21
SCHEDULE E
STANDARDS FOR WATER DISTRIBUTION SYSTEMS
1.0
SCOPE AND SERVICE LEVEL
1.1
Service Level 1 requires a connection to the Municipal water system, or, if not available,
requires confirmation from a professional engineer that each lot has the capability to
supply 3400 litres (748 gallons) per day from a well.
1.2
(a)
Service Level 2 requires that each lot shall be connected to the existing Municipal
water system.
(b) Where a highway exists adjacent to the proposed subdivision but no watermain has
been installed, the main shall be installed along the frontage of the subdivision and
connected to the existing Municipal water system.
2.0
DESIGN
2.1
Watermains and appurtenances shall be designed in accordance with the locations and
sizes required by Schedule "H" and shown on a plan approved by the Director of
Engineering Services.
2.2
The locations of the watermains shall be within a street unless otherwise approved by the
Director of Engineering Services.
3.0
CONSTRUCTION
3.1
Watermains and appurtenances shall be laid in accordance with the specifications of
Schedule "H".
22
SCHEDULE F
STANDARDS FOR STORMWATER COLLECTION SYSTEMS
1.0
SCOPE AND SERVICE LEVEL
1.1
Service Level 1 requires a drainage system where existing soil or site conditions make a
drainage system necessary to protect the established amenities of adjoining properties or
streets. Where a drainage system is required, a ditch will be permitted which may flow
to a watercourse or other ditch acceptable to the Approving Officer.
1.2
Service Level 2:
(a) Requires an enclosed storm drain system installed by the owner complete with
service connections to serve all parcels and streets being created by subdivision at a
depth of capacity sufficient to serve the subdivision. The system shall discharge
to a watercourse, ditch, or enclosed drain acceptable to the Approving Officer.
(b) Where a highway exists adjacent to the proposed subdivision, but no drain main has
been installed, the mains shall be installed along the frontage of the subdivision
and connected to the acceptable outlet.
(c) As a condition of a building permit or plumbing permit issued for a property in a
single-family dwelling zone (RS) not forming part of a conditionally approved
subdivision or a rezoning application:
(i) Where an enclosed storm drain system of a sufficient capacity exists in the
frontage or within the right-of-way that is within or bordering the subject
property, the property must connect to that drain.
(ii) Where condition (i) is not met and the following criteria are satisfied, then
an on-site stormwater disposal system may be installed under the following
conditions:
a. The system is located at least 60 meters from any drinking water well
or 30 meters from any on-site sewage disposal system or
contaminated soils;
b. The system is located at least 5m from any property line, right-of-
way, easement, or covenant area;
c. The system is located at least 5m from any building foundation and
the overflow for the system must be at least 600mm below the
underside of the lowest floor elevation or constructed to spill away
from the building where this is not achievable;
d. The lowest elevation of the system must be at least 600mm above
bedrock, clay, other impervious soils, and the maximum seasonal
groundwater table elevation;
e. No component of the system is located within 30m of any Steep
23
slope areas, as defined by the Tree Protection Bylaw where grades
exceed 15%, or within 10m of the crest of a slope that meets those
criteria unless deemed acceptable by a Professional Engineer;
f. The system is not within any Floodplain or Streamside Development
Permit areas as defined in the Official Community Plan; and
g. The system is designed and installed in accordance with the
requirements in Section 2.2.
(iii)
If neither (i) or (ii) can be satisfied, then an enclosed storm drain
system must be extended, and a connection made to the property in
accordance with 1.2 (a) and 1.2 (b).
(iv)
Clauses 1.2 (c), (i) to (iii) do not apply to properties bordering tidal
waters or large bodies of water. In those circumstances measures for
water quality and shoreline erosion, to the satisfaction of the Director
of Engineering, are required before discharging to those waterbodies.
1.3
Subject to section 1.2, Service Level 2 requires that any watercourse flowing through
the subdivision shall be enclosed unless:
(a)
the pipe size would exceed 90 cm; and
(b)
an agreement will be entered to ensure that no building will be constructed within
7.5 m from the edge of the watercourse.
1.4
Subject to section 1.2, Service Level 2 requires that any flow of surface water from
adjoining land or from the subdivision land shall be maintained naturally along the
existing ground surface or, if concentrated in any way, shall be intercepted and
connected to an enclosed drain system.
2.0
DESIGN
2.1
Designs for an enclosed storm drain system shall be in accordance with the
specifications of Schedule "H" and the drainage system in the subdivision shall be fully
integrated with the systems in adjoining areas.
2.2
On-site storm water disposal systems must be designed by and installed under the
supervision of a Professional Engineer. The system must satisfy the following:
(a) The containment of the runoff generated by a 24 hour, 1:5-year event without
surface overflow.
(b) An in-situ test performed under the supervision of a qualified professional
engineer, demonstrating the capabilities of the native soils to infiltrate the
total volume generated by a 24 hour 1:5-year even within a 48-hour period.
This test must be performed in the vicinity of the proposed location for
infiltration system and depth of the bottom of the system.
(c) A continuous flow route that directs run-off from the 24-hour, 1:25-year
storm event towards roads, the municipal drain, drainable rights-of-way, or a
24
watercourse. No flow from this event is allowed from one private site to
another unless an easement, and if required by the Director of Engineering, a
Section 219 covenant is in place.
(d) The storm water volume shall account for the relevant impervious area of the
site, as it relates to the building permit application, inclusive of landscape
surfaces (e.g. pathways, driveways, or other impermeable areas). Based on
the lot size and existing lot coverage, the Director of Engineering may
consider other impermeable areas to be relevant to the capture and infiltration
of stormwater run-off.
(e) The engineer must provide a maintenance manual and schedule to the owner,
to be registered on title in a Section 219 covenant.
(f) The BC Building and Plumbing Codes apply to the construction of any new
building notwithstanding the requirements for on-site stormwater disposal as
set out in this Schedule "F".
2.3
The design brief and engineering drawings whether for the enclosed system or onsite system
shall be approved by the Director of Engineering prior to building permit issuance.
3.0
RIGHTS-OF-WAY
3.1
Where a subdivision subject to Service Level 2 is traversed by a watercourse or drainage
ditch, a drainage right-of-way shall be provided along such watercourse or drainage ditch
or its or their planned alignment to a width deemed necessary by the Approving Officer
for construction, maintenance, conservation or beautification purposes.
25
SCHEDULE G
STANDARDS FOR SANITARY SEWAGE COLLECTION SYSTEMS
1.0
SCOPE AND SERVICE LEVEL
1.1
Service Level 1 requires that each lot shall be capable of being provided with a
conventional septic tank and disposal field to meet the requirements of Provincial Health
Regulations.
1.2
(a) Service Level 2 requires that a sanitary sewage collection and disposal system
complete with service connections shall be installed by the owner to serve all lots
being created by the subdivision and shall connect to the municipal sewerage
system.
(b) Where a highway exists adjacent to the proposed subdivision but no sewer main
has been installed, the main shall be installed along the frontage of the subdivision
and connected to the acceptable outlet.
1.3
No subdivision within the Sewer Service Area shall be approved until the Director of
Engineering Services has confirmed to the Approving Officer that sewers will be
available to serve the parcels to be created by the subdivision within 90 days after
approval of the final survey plan.
2.0
DESIGN
2.1
The designs of a sewer system shall be in accordance with the specifications of Schedule
"H" and the sewer system in the subdivision shall be fully integrated with the systems in
adjoining areas.
2.2
Designs and plans shall be approved by the Director of Engineering Services prior to
construction.
3.0
CHARGES
3.1
Land included in any subdivision in which a sewage collection and disposal system has
been installed at the cost of the owner shall be exempt from the charges imposed by the
Municipality for the capital cost of works of a like nature, and all such land shall be
exempt from such charges for a period of twenty (20) years.
26
SCHEDULE I
STANDARDS FOR THE INSTALLATION OF BOULEVARD STREET TREES
1.0
SCOPE
1.01
This specification shall govern the design and location of boulevard street trees
within the District. Boulevard street trees shall be planted in the boulevard on
both sides of a highway being created by a subdivision or a development, and
in the boulevard of an existing highway immediately adjacent to the site being
subdivided or developed.
1.02
Boulevard trees will not be required under the following conditions:
(a)
Where healthy boulevard street trees or healthy trees on adjacent
private lands are growing at not less than the density or spacing
requirements of this Schedule.
(b)
Where there are rock barriers or soil conditions which will not sustain a
healthy tree.
(c)
Where due to the size of the boulevard area fronting the lot and the
presence of driveways or other site services, there is insufficient room
to plant a tree.
1.03
For strata title developments, the boulevard street is deemed to be the street
frontage prior to development. There is no requirement for tree planting
along a private strata title roadway.
2.0
GENERAL
2.01
Prior to any tree planting, the applicant's consultant shall submit planting
information which shows the tree species, sizes and planting locations for
approval by the Director of Parks and Recreation. This tree information for
any required boulevard street tree planting shall be shown on the service
drawings prepared by the applicant's consulting engineer. The location,
number and spacing of trees will vary according to the site conditions. Trees
species will be selected from the Saanich Parks List of Recommended
Boulevard Street Trees and in accordance with the objectives of the
Boulevard Street Tree Planting Program. The tree list also includes a list of
possible native trees where intended.
2.02
All plant material shall be of good health and vigour with no visible signs of
disease, insect pests, damage, or other disfigurements, and shall comply with
the latest version of the "BC Landscape Standards" published jointly by the
BC Landscape Architects Society and the British Columbia Nursery and
Landscape Association.
27
3.0
DESIGN CRITERIA
3.01
The applicant's consultant shall provide tree locations on the service drawing
that conforms to the Saanich Parks Boulevard Street Tree Program. The
program includes a list of acceptable trees including native tree species where
intended. An effort must be made to achieve species diversification within
the boulevard.
3.02
Each tree shall be located in accordance with the other service and utility
requirements shown on the service drawings.
3.03
Sizes of tree species to be used will be either of the following:
Large Growing Trees - A species of tree which normally grows to a height
greater than 8.0 metres. The minimum planting size for these trees shall be
6.0 cm caliper D.B.H..
Medium or Small Growing Trees - A species of tree which normally grows
to a height of less than 8.0 metres. The minimum planting size for these trees
shall be 5.0 cm caliper D.B.H..
3.04
If the tree planting location is within 1.0 m of an existing underground
municipal service in the boulevard, then a current arboriculture technique
will be employed in the planting pit between the tree and the municipal
services, as mitigation.
3.05
No tree shall be planted within 1.5 m of an above ground municipal
service (fire hydrant, streetlight, or driveway). Trees may be located
adjacent to, or within sidewalks where approved.
3.06
The applicant's contractor shall note the proposed tree locations on site
and avoid unduly disturbing or compacting the tree site during
construction.
3.07
Street trees shall be required according to the following table:
28
*Actual spacing will vary depending on the site conditions and tree selection
Service Level
1 A (Rural)
Zones
Service Level
2 RS Zones
Service Level 3
All other zones except
where a Lands Use
Contract is in place
One (1) Large of Medium
Growing Tree for each lot
being created to a maximum
of 1 tree per 100 lineal
metres, or portion thereof,
of lot line common to the lot
and a street.
One (1) Large or Medium
Growing Tree for each lot
being created.
Large Growing Trees -
One (1) tree for each 15.0
lineal metres, or portion
thereof, or lot line common
to the lot and a street.
OR
Medium Growing Trees -
One
(1) tree for each 8.0 lineal
meters, of portion thereof,
of lot line common to the lot
and a street.
4.0
MATERIALS
4.01
Trees shall be balled and burlapped or container grown stock. Bare root trees
will not be used. Container grown stock shall have a sufficiently well-
established root system to hold the soil together when removed from the
container. In all cases, the root system shall be strong, fibrous, free of
disease, insects, or injuries, and shall be sufficiently developed to guarantee
successful transplanting.
5.0
PLANTING
5.01
Boulevard street trees shall be planting by Saanich municipal crews. The
developer shall pay to Saanich in advance the current Saanich charge-out rate
for each tree to be planted. The charge-out rate for Boulevard Street Trees
shall include the Municipality's costs to purchase, plant and maintain the tree
for a one year period following planting.
5.02
The applicant is responsible for contacting the Public Works Inspector
when the streets and boulevards are completed so that the tree planting
can be done.
5.03
The trees shall be planted where shown on the approved design drawings. If,
for some reason, the location becomes unsuitable, the applicant, the Public
29
Works Inspector and the Saanich Parks Arborist shall determine an alternate
location.
5.04
Notwithstanding the provisions of Section 5.01, street trees may be planted
by the applicant in compliance with the specifications contained in the
Saanich Parks Boulevard Street Tree Program, where:
a)
it is proposed to construct a single family dwelling on an existing lot at
the time of the bylaw adoption, or
b)
the street tree planting is being done in conjunction with an approved
development permit designated under Section 879 (3) of the Local
Government Act.
6.0
INSPECTION, MAINTENANCE & ASSURANCE
6.01
As part of the charge-out cost, Saanich will be responsible for watering and
maintaining the tree(s) during the first one year establishment period. One
year after the tree planting, the tree will be inspected to ensure that it is in
good condition and free of impediments to growth.
6.02
After the end of the one year maintenance period, the trees shall be
maintained by the District as part of the annual tree maintenance program.
30
SAANICH PARKS
RECOMMENDED BOULEVARD STREET TREES DECIDUOUS
May 2001
Tree Type
Common Name
Variety
Spacing
metres
Tree
Height
metres
Flower
Autumn
Colour
Comments
Acer campestre
Hedge Maple
10
8
Y
Acer davidii
Davids Maple
10 - 12
10
Y Pu
Striped bark
Acer ginnala
Amur Maple
8 - 10
6
S
Acer griseum
Paperbark Maple
10 - 12
14
R
Shredding
copper bark
Acer platanoides
Norway Maple
Columnar
Crimson
10 - 12
8 - 20
Y
Y
Many shapes &
leaf colours
Acer
pseudoplatanus
Sycamore Maple
Leopoldii
12 - 15
12
Y
Acer rubrum
Red Maple
10 - 12
6 - 16
Y R
Many shapes
Acer saccharum
Sugar Maple
10 - 12
15 - 20
Y R
Stronger &
slower than
Norway Maple
Aesculus x carnea
Red Horse
Chestnut
Briotii
12 - 15
8 - 12
Y
Fruitless variety
Amelanchier
laevis
Allegheny
Service berry
8 - 10
6 - 10
W
Y R
Non-aggressive
roots
Amelanchier
canadensis
Shadblow
Serviceberry
8 - 10
5 - 8
W
Y R
Greyish young
foliage
Betula
jacquemonti
Paper Birch
10 - 12
18 - 21
Y
Bright white
bark
Carpinus betulus
fastigiata
European
Hornbeam
10 - 12
10 - 12
Y
Upright growth
habit
Cerdidiphyllum
japonica
Katsura Tree
8 - 10
10 - 20
S
Protect from
hot sun and dry
wind
Cercis canadensis
Eastern Redbud
10 - 12
6 - 12
Pu - P
Y
Some
horizontal
31
Tree Type
Common Name
Variety
Spacing
metres
Tree
Height
metres
Flower
Autumn
Colour
Comments
branching in
age
Cornus florida
Flowering
Dogwood
8 - 10
5 - 10
W
S
Needs good
drainage
Crategus lavellei
Carriere
Hawthorn
8 - 10
5 - 8
W
R
Davidii
involucrata
Dove Tree
10 - 12
10 - 20
W
Large brown
fruit hangs in
winter
Fagus sylvatica
European Beech
Atropunicea
Purpurea,
Cuprea
12 - 15
8 - 25
B
Leaves purple
or copper
Fraxinus ornus
Flowering Ash
8 - 10
15 - 20
W
Y
Seedless
Fraxinus oxycarpa
Claret Ash
Reywood
10 - 12
20
R
Claret red fall
colour
Fraxinus
pennsylvanica
lanceolata
Marshal,
Summit
10 - 12
12 - 18
Y
Few or no seeds
Ginkgo biloba
Maidenhair Tree
(male only)
12 - 15
20
Y
Male trees only
Ginkgo biloba
Maidenhair Tree
Sentry
(male only)
8 - 10
18
Y
Male trees only
Halesia monticola
Mountain Silver
Bell
12 - 12
12 - 18
W
Y
Graceful
growth habit
Liquidambar
styraciflua
American Sweet
Gum
10 - 12
10 - 20
S
Bark deeply
furrowed
Liriodendron
tulipifera
Tulip Tree
Arnold,
Fastigiata
12 - 15
10 - 22
Y G
Y
Tulip shaped
coloured
flowers
Magnolia
grandiflora
Southern
Magnolia
10
8
W
Broadleaf
evergreen,
scented blooms
Magnolia kobus
Kobus Magnolia
10 - 12
9 - 12
W
Y
Magnolia x
soulangiana
Saucer Magnolia
8 - 10
4 - 8
W
Y
Large flower,
very showy
32
Tree Type
Common Name
Variety
Spacing
metres
Tree
Height
metres
Flower
Autumn
Colour
Comments
Malus
Flowering
Crabapple
Winter Gold
& other med
size
10 - 12
6 - 9
W
B Y
Buds pink
Malus floribunda
Japanese
Flowering
Crabapple
Plena,
Hope,
Makamik,
Rudolph
8 - 10
6 - 9
W
B Y
Buds deep pink
Parriottia persica
Persian Ironwood
8
6
Pu R Y
Prunus cerasifera
Cherry Plum
Thunder
Cloud,
Pissardi
nigra
10
7
P
R
Prunus serrulata
Japanese
Flowering Cherry
Kwanzan,
Shirofugen,
Ukon
10 - 12
6 - 8
P V
R
Foliage bronze
Prunus subhirtella
Flowering Cherry
Autumnalis
8 - 10
6 - 8
P
Autumn
flowering
Prunus subhirtella
Flowering Cherry
Whitcombi
10 - 12
3 - 8
P
Needs good
drainage
Prunus yedoensis
Yoshino
Flowering
Cherry
Akebobo
10 - 12
5 - 8
P
Needs good
drainage
Pyrus calleryana
bradford
Bradford Pear
8 - 10
5 - 8
W
R
Quercus coccinea
Scarlet Oak
10 - 12
6 - 15
S
Quercus palustris
Pin Oak
Crownright
10 - 12
6 - 20
S
Variety avoids
dropping
branches
Quercus phellos
Willow Oak
10 - 12
15 - 25
Y
Fine texture
foliage
Quercus robur
English Oak
Fastigiata
10 - 12
25
Y
Quercus rubra
Red Oak
12 - 15
18 - 25
R
Quercus shumardii
Sumard Oak
10 - 12
25
S
Roots non-
33
Tree Type
Common Name
Variety
Spacing
metres
Tree
Height
metres
Flower
Autumn
Colour
Comments
Styrax japonica
Snowdrop Tree
8 - 10
9 - 11
W
R Y
aggressive,
unique flower
Syringa reticulata
Japanese Lilac
Ivory Silk
8
8
W
Y
Large white
lilac blooms
Tilia cordata
Littleleaf Linden
Greenspire
Rancho
10 - 12
6 - 15
Y
Y
Variety upright,
flower fragrant
Tilia euchlora
Crimean Linden
10 - 12
8 - 15
Y
Y
Summer flower,
fragrant
Zelkova serrata
Japanese
Zelkova
10 - 12
15 - 18
Y
A substitute for
American Elm
Native Trees for Boulevards
Acer circinatum
Vine Maple
8
5 - 8
Acer glabrum var
Douglas
Douglas Maple
10
8 - 10
Acer
macrophyllum
Bigleaf Maple
15
15 - 20
Large leaves
Alnus rubra
Red Alder
10
10 - 15
Fast growing
Arbutus menziesii
Pacific Arbutus
10
12 - 15
Only in well
drained soils
Betula papyrifera
Paper Birch
10
12 - 15
Y
Catkins
Cornus X Eddiei
>White Wonder=
White Wonder
Dogwood
8 - 10
8 - 10
W
Alternative to
native tree
Quercus garryana
Garry Oak
12 - 12
10 - 15
Roots non-
aggressive,
deep
Rhamnus
purshiana
Cascara
8 - 10
10
Y
Silver grey bark