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DISTRICT
OF
SPARWOOD
Subdivision Servicing Bylaw
BYLAW No. 591c, 1994
THIS IS NOT THE OFFICIAL BYLAW, IT IS PROVIDED FOR
CONVENIENCE AND GENERAL INFORMATION ONLY. FOR
ANY OFFICIAL PURPOSES, YOU MUST OBTAIN A COPY OF
THE ORIGINAL BYLAW AND AMENDMENTS THERETO.
DISTRICT OF SPARWOOD
UNOFFICIAL CONSOLIDATION OF
SUBDIVISION SERVICING BY-LAW NO. 591, 1994
INCLUDING THE FOLLOWING BYLAWS:
(996, 1063, 1102)
A Bylaw to Regulate and Provide Minimum Standards
for the Subdivision of Land
CONTENTS
Page
LIST OF SCHEDULES .................................................................
3
1.
DEFINITIONS ..............................................................................
4-7
2.
PROCEDURE FOR SUBDIVISION APPLICATIONS
(1)
General Provisions.............................................................
8
(2)
Application for Subdivision Approval ..................................
8-9
3.
WORKS AND SERVICES REQUIRED AND CONSTRUCTION
STANDARDS
(1)
Highways ...........................................................................
10
(2)
Sidewalks ...........................................................................
10-11
(3)
Boulevards .........................................................................
11
(4)
Street Lighting ....................................................................
11
(5)
Underground Wiring ...........................................................
11
(6)
Water Supply .....................................................................
12-13
(7)
Sewage Collection and Disposal .......................................
14-15
(8)
Drainage ............................................................................
1617
(9)
Metric Measurements ........................................................
18
(10)
Construction Plans and Specifications...............................
18-19
(11)
Record Drawings ...............................................................
19
4.
BONDING .....................................................................................
20-21
5.
CONNECTIONS ...........................................................................
22-27
6.
BYLAW ENFORCEMENT ............................................................
28-29
LIST OF SCHEDULES
SCHEDULE "A" APPLICATION FOR PRELIMINARY LAYOUT APPROVAL
SCHEDULE "B" HIGHWAY REQUIREMENTS
SCHEDULE "C" WATER SYSTEM REQUIREMENTS
SCHEDULE "D" SEWAGE COLLECTION AND DISPOSAL
SCHEDULE "E" DRAINAGE REQUIREMENTS
SCHEDULE "F" APPLICATION FOR FINAL APPROVAL OF SUBDIVISION
SCHEDULE "G" LETTER OF CREDIT
SCHEDULE "H" AGREEMENT
SCHEDULE "I" CONSTRUCTION COMPLETION CERTIFICATE
SCHEDULE "J" FINAL ACCEPTANCE CERTIFICATE
SCHEDULE "K" LOT SERVICE CARD
1.
DEFINITIONS
AASHO means the American Association of State Highway Officials.
Applicant means a person applying for the approval of a subdivision,
whether as the owner of the property proposed to be subdivided or as
agent for the owner.
Approval, Final means the Approving Officer's affixing his signature to
the subdivision plan pursuant to Section 88 of the Land Title Act.
Approval, Preliminary Layout means written notification of a review of
information presented to the Approving Officer prior to submission of a
subdivision plan for final approval.
Approving Officer means the person appointed by Council as approving
officer under the Land Title Act.
ASTM means the American Society for Testing and Materials.
AWWA means the American Water Works Association.
Bonding means security deposit.
Boulevard means that portion of a highway between the curb lines or the
lateral boundary lines of a roadway and the adjoining property or between
curbs on median strips or islands, but does not include curbs, sidewalks,
ditches or driveways.
Community Open Access FON/FTTP means a community owned, open
access, Fiber Optic Network/Fiber To The Premise network for use by
telecommunications service providers to supply telecom related services
to and from all businesses, industries, public buildings, institutions, and
individual residences.
Community Sewerage System means a system of sewage disposal
works approved under the Waste Management Act or under the Health
Act and owned, operated and maintained by the District of Sparwood.
Community Water System means a system of waterworks approved
under the Health Act, which is owned, operated and maintained by the
District of Sparwood.
CSA means Canadian Standards Association.
Duct means a PVC or HDPE conduit or duct of a specific size for the
purpose of connection to a utility or telecom network.
Developer means the owner of the subdivision or his agent appointed in
writing.
FON means Fiber Optic Network
FTTP means Fiber To The Premise. Also known as FTTH (Fiber To The
Home) or FTTx (Fiber To The Home, Premises, Building, Business, Curb,
Node)
Hand Hole means the flush mount service boxes placed in the ground as
specified for the Telecom Networks and used for termination and splicing
or fiber optic cables.
Highway includes a street, road, lane, bridge, viaduct and any other way
open to public use, but does not include a private right-of-way on private
property.
K Value means the distance required to effect a one percent change in
gradient on a vertical curve.
Lane means a highway less than 10 metres in width intended to furnish
secondary access to a lot.
Lot means the smallest unit in which land is designated as a separate
and distinct parcel on a legally recorded plan or description filed in the
Land Title Office.
Municipality means the District of Sparwood or the area within the
municipal boundaries thereof as the context may require.
Potable Water means water which is approved for drinking purposes by
the Medical Health Officer.
Right-of-Way includes land or any interest in land acquired for the
purpose of:
(a)
public rights of passage with or without vehicles;
(b)
constructing, maintaining or operating any railway, street railway,
tramway or aerial tramway;
(c)
erecting and maintaining any poleline, wood or timber chute;
(d)
laying, placing and maintaining drains, ditches, ducts, pipes,
transmission lines or wires for the conveyance, transmission or
transportation of water, electric power, telecommunication or for the
disposal of sewage.
Service Ducts means ducts of specified size to service the individual
residential lots within a subdivision.
Street, Arterial means a highway:
(a)
with the function of moving vehicles between major traffic
generators;
(b)
on which traffic or projected traffic volumes are in excess of 5,000
vehicles per day;
(c)
with normal operating speeds of 50 to 70 kilometres per hour;
(d)
from which no direct access to residential property is permitted.
Street, Collector means a highway:
(a)
with the function of distributing local traffic to an arterial street;
(b)
on which traffic or projected traffic volumes are between 1,000 and
5,000 vehicles per day; and
(c)
with normal operating speeds of 50 kilometres per hour.
Street, Local means a highway:
(a)
with the function of providing direct access to property;
(b)
on which traffic or projected traffic volumes are less than 1,000
vehicles per day; and
(c)
with normal operating speeds of less than 50 kilometres per hour.
Subdivision means any change in the existing size, shape, number or
arrangement of registered lots or a consolidation of lots, whether or
not involving the creation of a greater number of lots than those in
existence and whether carried out by plan, by metes and bounds
description or otherwise.
Telecommunications (Telecom) Networks means the inclusion of all
telecom networks including, but not limited to, Cable TV networks; Fiber
Optic Networks; FTTP networks; and Telephone networks.
Telecommunications Access means provisioning of all available
telecom services to each and every business, industrial premise, public
building, institution, and individual residence.
UAU means urban arterial undivided road.
UCU means urban collector undivided road.
ULU means urban local undivided road.
Works and Services means all works and services as defined in section
989 of the Municipal Act and required under this Bylaw.
Zone means a zone established under the Zoning Bylaw of the District of
Sparwood.
2.
PROCEDURE FOR SUBDIVISION APPLICATIONS
All proposed subdivisions applications must meet the requirements of this
section before being presented for final approval by the Approving Officer.
(1)
General Provisions
No land shall be subdivided unless:
(a)
the proposed subdivision is suited to the configuration of the
land being subdivided; and
(b)
the lots created by the subdivision are suited to the use to
which they are intended and the owner of the land being
subdivided shall state in writing such intended use when
application is made for approval of the subdivision; and
(c)
the proposed subdivision is designed as to make practical
the future subdivision of the land within the subdivision or
the land adjacent to it; and
(d)
the lots created conform to the minimum lot dimensional and
area requirements for the zone in which they are located, as
prescribed by the Zoning Bylaw.
(2)
Application for Subdivision Approval
(a)
An applicant for subdivision approval may, before preparing
a plan of subdivision to be submitted for approval pursuant
to the provisions of the Land Title Act, make an application
for Preliminary Layout Approval in the form of Schedule "A"
attached hereto. This application shall be accompanied by
sketch plans of the proposal and include information that the
Approving Officer may require to appraise the suitability of
the application.
(b)
Preliminary Layout Approval of any subdivision is not
construed as final approval for land registration or any other
purpose. Preliminary Layout approval is not considered as
acceptance by the Municipality or its Approving Officer of
anything except the general layout of the proposed
subdivision and a list of minimum conditions which would be
taken into consideration on an application for final approval.
Preliminary Layout Approval is valid for a period of 180
days. The period of 180 days may be extended by the
Approving Officer for further periods, each of not more than
90 days and the sum of all extensions shall not exceed 180
days. Preliminary Layout approval is revocable by the
Approving Officer at any time before final approval is
granted.
(c)
Every applicant for a subdivision approval shall submit, with
his application, a fee of One Hundred Dollars ($100.00) for
the first lot to be created by the proposed subdivision and
Ten Dollars ($10.00) for each additional lot to be created by
the proposed subdivision.
(d)
The fee required under Section (c) is not construed to be
used to recover the costs of any repairs, replacements,
inspections
or
duties,
if
the
repairs,
replacements,
inspections or duties are stated in Section 5 to be the
responsibility of the Developer.
(e)
Every applicant for subdivision approval shall, with his
application, state the use to which he intends to put the land
following its subdivision.
(f)
Every applicant for subdivision approval shall submit copies
of engineered drawings and specifications in triplicate for
review and approval by the approving officer. The drawings
and specifications shall be prepared by a professional
engineer who is a member in good standing of the
Association of Professional Engineers and Geoscientists of
British Columbia.
(g)
Final subdivision approval is required prior to the signing
and registering of plans under the Land Titles Act and is to
be applied for in the form of Schedule F, attached to and
forming part of this by-law. The procedure governing final
approval is specified in Section 5 of this by-law.
3.
WORKS
AND
SERVICES
REQUIRED
AND
CONSTRUCTION
STANDARDS
No person shall subdivide land except in conformity to the relevant
requirements set out hereunder and unless specifically provided
otherwise all works and services required to be constructed and installed
shall be constructed and installed at the expense of the owner of land
proposed to be subdivided.
A.
The Master Municipal Construction Documents Platinum Edition
Volumes 1 & 2 and Design Guideline Manual as amended and
published by the Master Municipal Construction Documents
Association hereby form part of this bylaw. The provisions of this
bylaw supersede the provisions of the Master Municipal
Specifications.
(1)
Highways
(a)
Highway requirements are that all new highways within the
subdivision, including widening strips of existing highways,
cul-de-sacs or lanes, be cleared, graded, drained and
surfaced in accordance with the standards, plans and
specifications prescribed and set out in Schedule "B"
attached hereto. No highway proposed to be dedicated by
subdivision plan shall be shown on a plan, dedicated, laid
out or constructed unless the dimensions, locations,
alignment and gradient meet the requirements for highways
as set out in Schedule "B" to this Bylaw.
(b)
Where a highway is required to be provided by an owner of land
being subdivided, pursuant to this Bylaw and such highway would,
if constructed to a larger size, provide a benefit to lands outside
the land being subdivided, the Municipality may require that the
highway be constructed with a capacity in excess of that required
to serve the subdivision and of a size sufficient to serve the lands
that would benefit as well as the lands being subdivided.
Where the Municipality requires a highway to be larger than
necessary to serve the land being subdivided, the costs shall be
pursuant to Section 939 of the Local Government Act. All such
oversize highways require designation at the time of approval of
the engineering drawings.
Interest per annum shall be charged at the prime rate as
calculated by the bank the District of Sparwood itself deals with on
the 1st day of January for the purposes of Section 939(8) of the
Local Government Act."
(2)
Sidewalks
Sidewalk requirements are that where any lot is being subdivided
and a highway or portion thereof is being created, sidewalks be
located and constructed in accordance with the standards set out
in Schedule "B" attached hereto.
Lands subdivided within the following zones require provision with
sidewalks:
(a)
RR-1 Restricted Low Density Residential if lot area is less
than 2.0 ha (4.9 ac)
(b)
R-1 Low Density Residential - if lot area is less than 2.0 ha
(4.9 ac)
(c)
R-2 Medium Density Residential
(d)
R-3 High Density Residential
(e)
RR-MH Restricted Mobile Home Subdivision - if lot area is
less than 2.0 ha (4.9 ac)
(f)
R-MH Modular Home Subdivision - if lot area is less than 2.0
ha (4.9 ac)
(f.1) R-MH1 Mobile Homes Subdivision - if lot area is less than
2.0 ha (4.9 ac)
(g)
C-1 Central Business District Commercial
(h)
C-3 Neighbourhood Commercial
(i)
C-4 Comprehensive Commercial
(j)
I-1 Institutional
(k)
I-2 Institutional - Government
(3)
Boulevards
Boulevard requirements are that where any lot is being subdivided
and a highway or portion thereof is being created, boulevards be
located and constructed in accordance with the standards set out
in Schedule "B" attached hereto.
(4)
Street Lighting
Street lighting requirements are that where any lot is being
subdivided and a highway or portion thereof is being created, street
lighting be located and constructed in accordance with the
standards set out in Schedule "B" attached hereto.
(5)
Shallow Utilities
This section pertains to electricity, gas, telephone, fiber
optics and cable television.
(a)
Where the intended use of the land being subdivided is such
that electricity and telecommunication networks are required
for the intended use, electricity and telecommunications
networks shall be provided to each lot in the subdivision.
(b)
Notwithstanding (5)(a) where the immediate surrounding
area is and has been predominantly aerial or the intended
usage is such that it is not possible and/or practical to
provide underground wiring, the approving officer may
approve, given sufficient evidence, a relaxation in the
requirement for complete underground wiring for the
following zones: M-1, PR, P, R-MP.
(c)
Notwithstanding (5)(b) above the following zones shall be
fed and serviced entirely with underground wiring within the
subdivision: RR-1, R-1, RR-MH, R-MH, R-MH1, R-2, R-3C-
1, C-2, C-3, C-4, I1, I2.
(d)
The following zones may be serviced with overhead wiring:
A-1, M-2, M-3.
(e)
Must provide a conduit and hand hold (service box) system
to allow for future deployment of Fiber Optics.
(f)
Formal line assignment shall be as approved by the
Approving Officer.
(g)
Once the Construction Completion Certificate has been
issued, the Municipality will offset the costs of the installation
of the FON by paying the developer $210 per lot serviced.
(6)
Water Supply
(a)
Water supply requirements are that all subdivided lots be
serviced by a water supply system and if the lands intended
to be subdivided are located within an area of the
Municipality that can be serviced by the water distribution
system of the Municipality, that a water distribution system,
including
watermains,
valves,
hydrants
and
service
connections, be provided in accordance with the standards
set out in Schedule "C" attached hereto and the water
distribution system connected to the existing water supply
system of the Municipality in accordance with the standards
set out in Schedule "C" attached hereto.
(b)
Notwithstanding subsection 3(6)(a), lands subdivided within
the following zones require servicing by a community water
system:
- RR-1 Restricted Low Density Residential - if lot area is less
than 2.0 ha (4.9 ac)
- R-1 Low Density Residential - if lot area is less than 2.0 ha
(4.9 ac)
- R-2 Medium Density Residential
- R-3 High Density Residential
- RR-MH Restricted Mobile Home Subdivision - if lot area is
less than 2.0 ha (4.9 ac)
- R-MH Modular Home Subdivision - if lot area is less than
2.0 ha (4.9 ac)
- R-MH1 Mobile Homes Subdivision - if lot area is less than
2.0 ha (4.9 ac)
- C-1 Central Business District Commercial
- C-3 Neighbourhood Commercial
- C-4 Comprehensive Commercial
- I-1 Institutional
- I-2 Institutional - Government
(c)
Where a trunk watermain is required to be provided by an
owner of land being subdivided, pursuant to this Bylaw and
such trunk main would, if constructed to a larger size,
provide a benefit to lands outside the land being subdivided,
the Municipality may require that the trunk main be
constructed with a capacity in excess of that required to
serve the subdivision and of a size sufficient to serve the
lands that would benefit as well as the lands being
subdivided.
"Where the Municipality requires water mains to be larger
than necessary to serve the land being subdivided, the costs
shall be pursuant to Section 939 of the Local Government
Act. All such oversize water mains require designation at
the time of approval of the engineering drawings.
Interest per annum shall be charged at the prime rate as
calculated by the bank the District of Sparwood itself deals
with on the 1st day of January for the purposes of Section
939(8) of the Local Government Act."
(d)
The inspection, testing and approval of the construction of
the water distribution facilities shall be in accordance with
the standards set out in Section 5(2) and Schedule "C"
attached hereto.
(e)
When the installation and testing of the community water
system is completed and the community water system is
approved by the Approving Officer, all works shall become
the property of the District of Sparwood.
(f)
Where the proposed subdivision is located in an area of the
Municipality that is not within an area in which the
Municipality can supply water, then each lot in the
subdivision requires provision with its own proven supply of
potable groundwater, located on each lot, in accordance
with the standards set out in Schedule "C" attached hereto.
(7)
Sewage Collection and Disposal
(a)
Sewage Collection and disposal requirements are that all
subdivided lots be serviced by a sewage collection and
disposal system and that where any lot proposed to be
subdivided is located within an area of the Municipality that
can be serviced by the sewage collection and disposal
system of the Municipality such lot not be subdivided unless
the subdivision is provided with a sewage collection and
disposal system including gravity sewage mains, pump
stations and force mains, manholes, service connections
and all appurtenant facilities, in accordance with the
standards set out in Schedule "D" hereto and the collection
system is connected by trunk sewage mains to the Municipal
trunk sewage mains, in accordance with the standards set
out in Schedule "D" attached hereto.
(b)
Notwithstanding subsection 3(7)(a), lands subdivided within
the following zones or within areas of the Municipality
intended to be designated as the following zones require
servicing by a community sewerage system:
- RR-1 Restricted Low Density Residential - if lot area is less
than 2.0 ha (4.9 ac)
- R-1 Low Density Residential - if lot area is less than 2.0ha
(4.9 ac)
- R-2 Medium Density Residential
- R-3 High Density Residential
- RR-MH Restricted Mobile Home Subdivision - if lot area is
less than 2.0 ha (4.9 ac)
- R-MH Modular Home Subdivision - if lot area is less than
2.0 ha (4.9 ac)
- R-MH1 Mobile Home Subdivision - if lot area is less than
2.0 ha (4.9 ac)
- C-1 Central Business District Commercial
- C-3 Neighbourhood Commercial
- C-4 Comprehensive Commercial
- I-1 Institutional
- I-2 Institutional - Government
(c)
Where a trunk sewage main is required to be provided by an
owner of land being subdivided, pursuant to this Bylaw and
such trunk main would, if constructed to a larger size than
necessary, provide a benefit to lands outside the land being
subdivided, the Municipality may require that the trunk main
be constructed with a capacity in excess of that required to
serve the subdivision and of a size sufficient to serve the
lands that would benefit as well as the lands being
subdivided.
Where the Municipality requires sanitary sewer mains to be
larger than necessary to serve the land being subdivided,
the costs shall be pursuant to Section 939 of the Local
Government Act. All such oversize sanitary sewer mains
require designation at the time of approval of the
engineering drawings.
Interest per annum shall be charged at the prime rate as
calculated by the bank the District of Sparwood itself deals
with on the 1st day of January for the purposes of Section
939(8) of the Local Government Act.
(d)
The inspection, testing and approval of the construction of
the sewage collection and disposal system shall be in
accordance with the standards set out in Section 5(2) and
Schedule "D" attached hereto.
(e)
When the installation and testing of the community
sewerage works is completed and the community sewerage
works is approved by the Approving Officer, all works shall
become the property of the District of Sparwood.
(f)
Where it is proposed to create un-sewered lots by
subdivision, the applicant shall cause percolation and
groundwater depth tests to be made by a competent person
in accordance with the requirements of the Provincial
Sewage Disposal Regulations.
The results of such tests together with evidence that sewage
effluent may be disposed of in accordance with the
Provincial Regulations and the provisions of Schedule "D"
attached hereto.
(8)
Drainage
(a)
Drainage requirements are that all subdivided lots be
serviced with a drainage collection and disposal system and
that where any lot is proposed to be subdivided and is
located within an area of the Municipality that can be
serviced by the drainage collection and disposal system of
the Municipality, the subdivision be provided with a drainage
collection system, including gravity storm mains, manholes,
catch-basins, inlet and outlet structures, flapgates, ditches,
culverts, flumes, water courses as required, service
connections and all appurtenant facilities, in accordance
with the standards set out in Schedule "E" hereto and the
drainage collection system connected by trunk drainage
mains to the Municipal drainage system in accordance with
the standards set out in Schedule "E" attached hereto.
(b)
Where a trunk drainage main is required to be provided by
an owner of land being subdivided, pursuant to this Bylaw
and such trunk main would, if constructed to a larger size,
provide a benefit to lands outside the land being subdivided,
the Municipality may require that the trunk main be
constructed with a capacity in excess of that required to
serve the subdivision and of a size sufficient to serve the
lands that would benefit as well as the lands being
subdivided.
Where the Municipality requires drainage sewer mains to be
larger than necessary to serve the land being subdivided,
the costs shall be pursuant to Section 939 of the Local
Government Act. All such oversize drainage sewer mains
require designation at the time of approval of the
engineering drawings.
Interest per annum shall be charged at the prime rate as
calculated by the bank the District of Sparwood itself deals
with on the 1st day of January for the purposes of Section
939(8) of the Local Government Act.
(c)
The inspection, testing and approval of the construction of
the drainage collection system shall be in accordance with
the standards set out in Section 5(2) and Schedule "E"
attached hereto.
(d)
When the installation and testing of the drainage collection
system is completed and the drainage collection system is
approved by the Approving Officer, all works shall become
the property of the District of Sparwood.
(9)
Metric Measurements
(a)
The measurements in this Bylaw are in metric and all
imperial measurements are approximations included for
convenience only.
(10)
Construction Plans and Specifications
The applicant shall submit construction plans and specifications
prepared and Sealed by a Professional Engineer to the Approving
Officer, clearly indicating all the work proposed to be done. Plans
together with all design data and contract specifications shall
provide and properly set out all information required for
construction as set out herein and receive approval from the
Approving Officer prior to commencement of any construction. On
this set of plans shall be shown in addition to water, sanitary sewer,
storm sewer and highway works and services:
- The oversize of any sanitary sewers, storm sewers and water
mains;
- Widths, subbase and pavement structure depths of roads and
lanes;
- A proposed Land Use Classification map indicating the Land Use
Classification of all the lots;
- The location of test holes with logs;
- Contours of the highest water table;
- Proposed lowest top of footing elevations;
- Lot corner elevations;
- Sewer and water connection invert elevations at the property line,
or at three (3.0) metres inside the property line, for each lot
where applicable;
- Weeping drain tile requirements;
- Storm drainage areas and flow calculations;
- The
existing
shallow
utilities
plus
new
utility
and
Telecommunication ducting to each lot line.
- An overall overland drainage control plan to indicate the overland
emergency escape route and/or street storage to facilitate major
rainstorms;
- A building grade plan indicating the suggested front grade, and in
identifiable areas, the established lot grades for drainage
protection;
and any other information which the Approving Officer requires as
to types of material and construction.
(11)
Record Drawings
Immediately upon the completion of the construction and
installation of the works and services, the applicant shall deliver to
the Approving Officer for review, all inspection testing records and
two complete sets of prints of all design and construction drawings
setting out the works and services constructed pursuant to this
agreement and showing actual locations, descriptions and all "as-
constructed" elevations referred to geodetic datum. All plans and
information required by the Approving Officer to be amended or
revised shall be corrected by the applicant and resubmitted for final
acceptance by the Approving Officer. Upon final approval of the
record drawings, the applicant shall deliver record drawings to the
Approving Officer. Record drawings shall be submitted
electronically and in print, in formats acceptable to the Approving
Officer.
4.
BONDING
(1)
Construction Period
(a)
For the purposes of Section 991(a) of the Municipal Act, any
bond taken for the construction period shall be in the form of
cash or the Letter of Credit attached hereto as Schedule "G"
and shall be in the amount of one hundred and twenty-five
percent (125%) of the cost of engineering, construction and
installation of the works and services plus supervision, legal
survey and other costs in connection therewith, as estimated
by the Approving Officer.
(2)
Maintenance Period
(a)
For the purposes of Section 991(a) of the Municipal Act, any
bond taken for the maintenance period shall be in the form
of cash or the Letter of Credit attached hereto as Schedule
"G" and shall be in the amount of fifteen percent (15%) of
the cost of engineering, construction and installation of the
works and services, plus supervision, legal survey and other
costs in connection therewith, as estimated by the
Approving Officer.
(3)
Specification of Construction and Maintenance Periods
(a)
Construction period shall terminate upon the issuance of an
approved Construction Completion Certificate, signed by the
Approving Officer.
(b)
Maintenance period shall terminate upon issuance of an
approved Final Acceptance Certificate, signed by the
Approving Officer, which has no deficiencies to be
completed or corrected.
(4)
Where an owner of land proposed to be subdivided constructs and
installs the works and services necessary to serve the proposed
subdivision without entering into an agreement with the District of
Sparwood as referred to in Section 991(b) of the Municipal Act,
that owner shall deposit with the District of Sparwood a bond which
shall be taken as surety for the maintenance period and which shall
be in the form of cash or the Letter of Credit attached hereto as
Schedule "G" and shall be in the amount of fifteen percent (15%)
of the cost of engineering, construction and installation of the
works and services as estimated by the Approving Officer.
(5)
For the purposes of Section 991(b) of the Municipal Act, the
agreement to be undertaken between the Municipality and the
owner of the land being subdivided shall be in the form of the
agreement attached hereto as Schedule"H".
5.
CONNECTIONS
(1)
Where an owner of land proposed to be subdivided constructs and
installs the works and services necessary to serve the proposed
subdivision without entering into an agreement with the District of
Sparwood as referred to in Section 4(5) of this Bylaw:
(a)
The owner shall not connect such works and services to any
of the sewer, drainage, electrical, telecommunication, or
waterworks systems of the District of Sparwood and the
District of Sparwood shall not accept the works constructed
and installed by the owner or any part thereof, until:
(i) the layout of the proposed subdivision has been
approved by the Approving Officer; and
(ii) the owner has deposited with the Approving Officer
record drawings of such works and services prepared by
a Professional Engineer including individual lot servicing
records in a format acceptable to the approving officer;
and
(iii) the owner has caused to be registered in the Land Title
Office at Kamloops and has deposited with the
Approving Officer a copy of all rights-of-way required
where such works and services cross private property;
and
(iv) the issuance of an approved Construction Completion
Certificate, signed by the Approving Officer, which has
no deficiencies to be completed or corrected; and
(v) the owner has deposited with the District of Sparwood a
bond as referred to in Section 4(4) of this Bylaw;
(b)
Once the Approving Officer has signed the Construction
Completion Certificate submitted by the developer under
subsection (2) of this section, the works and services
requirements of this Bylaw other than maintenance have
been met.
(2)
For the purpose of Section 991 of the Municipal Act and for the
purposes of Section 4(4) of this Bylaw, the following procedure
governs the issue of Construction Completion Certificates and
Final Acceptance Certificates and Application for Final Approval of
the Subdivision:
(a)
Prior to the issuance of the Construction Completion
Certificate, the Developer shall carry out, at his own cost, a
television survey of all sanitary and storm sewer lines which
are to be accepted by the Approving Officer. Should the
television survey show any defects these shall be remedied
by the Developer and the Developer shall carry out, at his
costs, any further television surveys necessary to show
proof that the defects are corrected. Tapes of the television
survey shall be turned over to the District in a format
acceptable to the Approving Officer.
(b)
The developer shall, upon being satisfied that all of the
Approving Officer's requirements are met, submit to the
Approving Officer four (4) copies of a Construction
Completion Certificate signed by the Developer's Engineer
for each of the following works and services installed:
- sanitary sewers
- storm sewers
- waterworks
- sewer and water lot services
- paved streets
- curb, gutter, sidewalks & catchbasins
- lanes
- street lighting
- underground works and services relating to any and all
telecommunications network infrastructure including the
community open access FON/FTTP network
- underground works and services related to any and all
utility companies
- landscaping
(c)
The Approving Officer shall, within one (1) month of receipt
of the Construction Completion Certificate, inspect the works
and services with representatives of the Developer and his
Engineer.
(d)
If the inspection shows to the satisfaction of the Approving
Officer that the works and services are completed, the
Approving Officer shall sign the Construction Completion
Certificate and shall indicate therein the date when the
Developer shall cease to be responsible for maintenance.
If, however, defects or deficiencies are apparent to the
Approving Officer in the works and services, the Certificate
will be returned to the Developer unsigned with a report of
the defects.
(e)
The Approving Officer will not sign and issue a Construction
Completion Certificate until he is satisfied that all defects in
the works and services are remedied and that all works and
services which are required by this bylaw or by the
Approving Officer have been constructed and completed in
accordance with the specifications prescribed by this Bylaw.
(f)
After
the
issuance
of
the
Construction Completion
Certificate the Developer is responsible for any and all
repairs and replacements to any works and services which
may become necessary from any cause whatever, up to the
end of the maintenance period mentioned in the said
Construction Completion Certificate.
(g)
After all required Construction Completion Certificates for
works and services have been duly approved by the
Approving Officer, the Developer then may apply for final
approval of the subdivision which is required before plans
are signed and registered. This application is in the form of
Schedule "F", attached to and forming part of this Bylaw.
(h)
If during the maintenance period any defects become
apparent in any of the works and services installed or
constructed and the Approving Officer requires repairs or
replacement to be done, the Developer shall, within a time
after notice, satisfactory to the Approving Officer, cause
such repairs or replacements to be done and if the
Developer defaults or any emergency exists, the Approving
Officer may do the repairs or have the replacements carried
out and the Municipality may recover the cost from the
Developer or from the bond referred to in Section 4(4) of this
Bylaw.
(i)
The Municipality will, from the date of the Construction
Completion Certificate, flush and clean out the sanitary
sewers as required in ordinary maintenance procedure. The
cost of removing obstructions caused by gravel, rocks or silt
which is other than that deposited from sewage, may be
charged to the Developer. All blocked sewers attributable to
faulty construction shall be corrected at the expense of the
Developer.
(j)
The Developer is responsible for adjusting all hydrants,
hydrant and main valve boxes and all service valve boxes to
the established grades as they are developed and
maintaining the valves and appurtenances in operating
condition until such time as the Approving Officer issues the
Final Acceptance Certificates for the paved streets, lanes
and curb, gutter and sidewalks.
(k)
Maintenance (without limiting the generality of the term) for
which the Developer is responsible includes:
(i)
failure of or damage to underground works and
services
resulting
from
defective
materials
or
improper installation;
(ii)
settlement of ditches;
(iii)
grading, gravelling, repairs and/or replacement of
road and lane surfaces including the access roads;
(iv)
adjustments and repairs to watermains, main valves,
water hydrants, hydrant valves, service lines and
valves and valve operating mechanisms including the
casings enclosing these mechanisms;
(v)
repairs, replacements and adjustments to sewer
mains, sewer services, manholes, manhole frames
and covers.
(l)
The Developer agrees that maintenance is a continuous
operation which shall be carried on until the date of issuance
of the Final Acceptance Certificate for each of the works and
services and no releases from liability of any kind will be
given by the Municipality to the Developer until all repairs or
replacements required by the Approving Officer in the final
inspection reports have been made.
(m)
The Developer shall maintain each of the various works and
services for the greater, respectively, of each of the
following periods, from the dates shown in the Construction
Completion Certificates:
Sanitary Sewers
One Year
Storm Sewers
One Year
Watermains & Hydrants
One Year
Sewer and Water Lot Services
One Year
Gravelled lanes including sewer manholes,
manhole frames and covers. Watermain and
hydrant
valves
and
valve
operating
mechanisms, sewer and water connection
valves and valve operating mechanisms
installed in these lanes.
One Year from
the date of the
Construction
Completion
Certificate for
roads, lanes or
pathways.
Sidewalks, curbs and gutters
Two Years
Paved Roads, Lanes & Pathways
Or;
Where the base gravels or lower course of
asphalt is placed to design grade and allowed
to settle over one winter prior to the
placement of the surface course.
Two Years
One Year
Landscaping
Two full growing
seasons
Street Light System
One Year
Sewer
manholes,
manhole
frames
and
covers, watermains and hydrant valves and
valve operating mechanisms, sewer and
water connection valves and valve operating
mechanisms and catch basin leads installed
in lanes, roads or pathways
One year from the
date of the
Construction
Completion
Certificate for
roads, lanes or
pathways
Underground works and services related to
any
and
all
utility
companies
plus
telecommunications networks, including but
not limited to, the community open access
FON/FTTP network.
One Year
The above dates may be extended by the Approving Officer
when compaction test results or other documented
observations indicate substandard construction.
(n)
Two months before the expiration of the maintenance period
for each of the works and services or earlier if weather
conditions dictate, the Developer's Engineer, following a
complete inspection of the works and services accompanied
by his Contractor, shall correct all defects noted due to
damage and other causes. For each of the works and
services, four (4) copies of the Final Acceptance Certificate,
duly signed by the Developer's Engineer will then be
submitted to the Approving Officer.
(o)
After receipt of the Final Acceptance Certificate, the
Approving Officer shall make an inspection within one month
of the receipt thereof, if weather conditions permit a proper
inspection. If the inspection shows to the satisfaction of the
Approving Officer that the works and services are
acceptable, the Approving Officer shall approve the Final
Acceptance Certificate. If, however, defects or deficiencies
are apparent to the Approving Officer in the works and
services, the Final Acceptance Certificate will be returned to
the Developer unsigned with a report of the defects and
deficiencies listed and with a statement of the length of time
in which the deficiencies and defects shall be corrected by
the Developer at his own expense.
(p)
Should the Developer fail to correct the defects of
deficiencies listed in a report appended to an unsigned Final
Acceptance Certificate or to pay for any damage resulting
therefrom, the Municipality may deduct the cost of correcting
the deficiencies or defects or paying the damage from the
bond referred to in Section 4(4) of this Bylaw.
6.
BYLAW ENFORCEMENT
(1)
Compliance
The provisions of this Bylaw apply to the whole of the area within
the boundaries of the District of Sparwood. No person shall
subdivide land contrary to the provisions of this Bylaw.
(2)
Inspection
The Approving Officer and his delegates may enter at all
reasonable times upon the land for which an application for
Preliminary Layout approval or to subdivide has been made in
order to ascertain whether the provisions of this Bylaw are being
observed.
(3)
Penalty
(a)
A person who violates any provision of this Bylaw commits
an offence and is liable to the penalties provided under the
Offence Act. Each day during which a violation under this
bylaw continues may constitute a separate offence.
(b)
If a person fails to do anything required to be done by them
pursuant to this Bylaw, the Council may direct that such
thing be done at the expense of the person in default and
the expense thereof, may be recovered with interest and in
the same manner as municipal taxes.
(4)
Contravention of Other Regulations
No subdivision shall be approved which would have the effect of
causing any existing building, structure, sewerage or water
installation to be in contravention of any building, zoning or other
regulation in force on a lot under consideration or adversely affect
the quality of the source of potable water used on that lot.
(5)
Severability
If any section, subsection, clause, subclause or phrase of this
Bylaw is for any reason held to be invalid by the decision of any
court of competent jurisdiction, it shall be severable from the
remaining parts of this Bylaw.
(6)
Schedules
Schedules "A" through "J" inclusive, as attached hereto, are hereby
made a part hereof.
(7)
Repeal
Bylaw Number 265, 303, 326, 401, and 498 of the District of
Sparwood are hereby repealed.
(8)
This Bylaw may be cited for all purposes as, "Subdivision Servicing
Bylaw No. 591, 1994".
READ A FIRST TIME THIS
7th
DAY OF
March
1994
READ A SECOND TIME THIS
7th
DAY OF
March
1994
READ A THIRD TIME THIS
7th
DAY OF
March
1994
RECONSIDERED AND
FINALLY ADOPTED THIS
21st
DAY OF
March
1994
_____________________________
__________________________
Mayor
Clerk
SCHEDULE "A"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
APPLICATION FOR PRELIMINARY LAYOUT APPROVAL
(I) (We)
(Name of Owner)
of
(Address)
(Phone No.)
hereby make application under the provisions of the Subdivision Servicing Bylaw of the
District of Sparwood for Preliminary Layout Approval of the Subdivision described below
upon:
Lot(s)
Existing Zoning is
Block(s)
Existing Use is
Plan(s)
Intended Use is
District Lot(s)
Number of Lots Existing
Civic Address(es)
Number of Lots Proposed
Park Land Provisions
A.L.R. Designation
Physical Constraints
(Fill in if applicable, mark N/A if not)
This application includes four copies of a sketch plan of the proposed subdivision at a
scale of not less than 1:2000. The Plan shows all the requirements listed in Section 3 of
the Subdivision Servicing Bylaw No. 591, 1994.
(I) (We) hereby declare that all the above statements and the information contained in the
material submitted in support of this application are to the best of my belief true and
correct in all respects.
_
Date
Owner's Signature (If Agent written authorization required)
SCHEDULE "B"
DISTRICT OF SPARWOOD
SUBDIVISION SERVICING BY-LAW
HIGHWAY REQUIREMENTS
1.
Geometric Design
Geometric design standards requirements are in accordance with the following
table and for standards not identified in the following table, with the Geometric
Design Standards for Canadian Roads and Streets as published by the Roads and
Transportation Association of Canada:
Item
Local
Street
(ULU)
Collector
Street
(UCU)
Arterial
Street
(UAU)
Design speed
50 km/hr
70 km/hr*
80 km/hr
Minimum stopping sight
distance
65 m
110 m
140 m
Minimum intersection spacing
75 m
75 m
220 m
Minimum horizontal curvature-
radius
80 m**
190 m
250 m
Maximum superelevation m/m
0.02
0.06
0.06
Vertical crest curve-K value
7 min.
(10
desirable)
22 min.
(35
desirable)
35 min.
(55
desirable)
Vertical sag curve K-value
6 min.
(11
desirable)
15 min.
(25
desirable)
20 min.
(30
desirable)
Street gradients
0.60% min.
10.0% max.
0.60% min.
8.0% max.
0.60% min.
6.0% max.
Maximum gradients for stop
roads at intersections
3.5%
3.5%
2.0%
Minimum right-of-way width
18 m
20 m
30 m
Minimum right-of-way in M-1
light industrial zone
18 m
20 m
30 m
Minimum pavement width,
measured from lip of gutter to
lip of gutter where curb and
gutter are installed
10.4 m
12 m
14 m
Minimum curb return radius
9 m
12.5 m
15 m
Minimum monolithic sidewalk
curb and gutter width
1.2 m
1.5 m
-----
Minimum separate side-walk
width
1.2 m
1.5 m
1.5 m
*
Should physical constraints dictate, collector streets may be designated to a speed
of 60 km/hr in accordance with Geometric Design Standards for Canadian Roads
and Streets as published by the Roads and Transportation Association of Canada.
**
Radii less than 80 m are acceptable on a residential street if accompanied by
acceptable pavement widening.
2.
Functional Planning
Functional planning requirements are in accordance with the following table:
Item
Local
Street
(ULU)
Collector
Street
(UCU)
Arterial
Street
(UAU)
Function
provide direct
access to
property
distribute local
traffic to an
arterial street
move vehicles
between major
traffic
generators
Projected
less than 1,000
vehicles/day
1,000-5,000
vehicles/day
more than 5,000
vehicles/day
Normal operating
less than 50
km/hr
50 km/hr
50-70 km/hr
3.
Additional Design Standards For Collector Roads
Angles of intersecting collector roads should be between 70 and 110 degrees.
ACCEPTABLE
RANGE
MIN. 70
MAX. 110
CL
o
o
Intersections of more than two collector roads are not recommended.
Access to any adjacent land use shall be at locations greater than 25 metres distant
from the centreline of the intersection of collector roads.
4.
Cul-de-Sacs
Maximum length of a cul-de-sac is 110 m measured from the edge of the
connecting street right-of-way to the beginning of the bulb, as shown on Figure B -
4.
Minimum pavement width in cul-de-sac shall be 12.0 m.
Cul-de-sacs require the bulb dimensions shown on Figure B - 4.
Maximum gradient for cul-de-sac shall be 8.0%
Minimum gradient for cul-de-sac shall be 1.0%
Cul-de-sacs require design in accordance with the Local Street Geometric Design
Standards in residential areas and in Accordance with the Collector Street
Geometric Design Standards in commercial and industrial areas.
All cul-de-sacs require grading so that they drain by gravity out to the connecting
street. Trapped lows in cul-de-sacs are not permitted.
5.
Sub-base, Base and Pavement Thickness
The minimum sub-base, base and pavement thicknesses are as follows:
Local Street
Sub-base gravel (40 mm - minus)
200 mm (8")
20 mm (¾") granular base course
50 mm (2")
Hot mix asphalt
65 mm (2½")
Collector Street
Sub-base gravel (40 mm - minus)
200 mm (8")
20 mm (¾") granular base coarse
75 mm (3")
Hot mix asphalt
90 mm (3½")
Arterial
(i)
If base and pavement are constructed
in the same construction season:
Sub-base gravel (40 mm - minus)
200 mm (8")
20 mm (¾") granular base course
100 mm (4")
Hot mix asphalt
125 mm (5")
(ii)
If base and pavement are not con-
structed in the same construction
season:
Sub-base gravel (40 mm - minus)
300 mm (12")
20 mm (¾") granular base coarse
100 mm (4")
Hot mix asphalt
100 mm (4")
Requirements for compaction of road materials are as follows:
Sub-Base Gravel
(40 mm - minus)
- layers shall not exceed 150 mm in depth
- compaction shall not be less than 98% of the maximum
dry density corrected for stone content as determined by
the current issue of ASTM D698
Granular
Base
Course
(20 mm - minus)
- layers shall not exceed 150 mm in depth
- compaction shall not be less than 98% of the maximum
dry density corrected for stone content as determined by
the current issue of ASTM D698
Hot Mix Asphalt
- compaction shall not be less than 97% of field
laboratory Marshall Briquet density
If Roads will be constructed over frost susceptible soils, the developer shall furnish
proof, in the form of a report from an accredited soil testing company, as to the road
structure and drainage required to reduce frost heaving to a minimum. The
developer, at no expense to the District, shall provide the additional sub-base
structure and drainage as recommended.
6.
Curb, Gutter and Sidewalks
Sidewalks, curb and gutter are required as follows:
Local Streets - (including cul-de-sacs) low profile curb and gutter are required on
both sides of the street and monolithic sidewalk required one side only.
Park Areas, School Sites, Multi-Family and Apartment Sites - Standard curb and
gutter is required along the boundary. The use of monolithic or separate walk is
contingent on the street standard as described above.
Curb, gutter and sidewalk shall be constructed using 25 MPa strength concrete,
utilizing type 50 sulfate resistant cement. Dimensions and shape of curb, gutter
and sidewalk shall be in accordance with the standard drawings.
Minimum grade for curb and gutter shall be 0.40% along gutter line.
Reinforcing steel shall be installed within the curb, gutter, sidewalk and monolithic
curb, gutter and sidewalk structures where specified by the Approving Officer and
as a minimum, shall be required at all underground works and services crossings,
unstable areas, grades less than 0.8%, commercial and industrial lane crossings
and in fill areas where greater than two metres. Minimum reinforcing steel shall
consist of two 10-millimetre bars in curbs and gutters and four 10-millimetre bars in
monolithic sidewalk curb and gutter structures.
All concrete curbs, gutter and sidewalk shall be placed on a minimum 50 mm deep
granular base course compacted to minimum 98% of the maximum dry density as
determined by the current issue of A.S.T.M. D698.
Sub-grade for all concrete curb, gutter and sidewalks shall be compacted to 95%
Standard Proctor Density.
Wheelchair ramps are required at all intersections where curbs separate sidewalks
from roadway. Wheelchair ramps shall be located at the mid point of the curb
return. Dimensions and shape of wheelchair ramps shall be in accordance with the
standard drawings.
Works and services fixtures shall be located so that there is a minimum distance of
0.30 metres from any fixture to the face of a curb or sidewalk.
Works and services shall not be continuously aligned underneath a curb, gutter or
sidewalk.
7.
Boulevards
All portions of the road allowance not paved or concreted shall be graded and
covered with at least 100 mm (4") of topsoil and sodded or seeded to grass.
Boulevards shall be sloped to the street at 2%. The Developer is responsible for
maintenance of the boulevard for the same period of time as for the roads and
walks except for those lots where occupancy by residents has occurred. Planting of
(min. 75mm caliper) trees on the boulevards is desirable on local streets and is
required on all others, in nonresidential areas.
8.
Lanes
Minimum lane right-of-way width is 9 m and minimum carriageway width is 5 m.
Lane cross-section shall be a centreline vee with a 2.5% crossfall. Minimum
gradient is 1%.
The minimum sub-base and base course thicknesses is as follows:
Subgrade compacted to 95% Standard Proctor Density
Sub-base 150 mm of 40 mm minus sub-base gravel compacted to 98% Standard
Proctor Density
Surface 75 mm of 20 mm minus granular base course compacted to 98% Standard
Proctor Density.
9.
Street Name and Traffic Control Signs
All street names and traffic control signs require location as approved by the
Approving Officer.
Street name signs shall be placed at every intersection with double-faced
nameplates. They require conformity in all respects to the street name signs
currently in use within the District of Sparwood. Erection by the Developer of
temporary street name signs is required at all intersections prior to the issuance of
building permits. The temporary signs shall be maintained by the Developer in a
legible condition until such time as the permanent street name signs are erected.
Permanent signs shall be in place prior to the acceptance by the Approving Officer
of the Construction Completion Certificate for roads and walks.
All traffic control signs require location in conformance to the RTAC manual for
Uniform Traffic Control Devices for Canada or the Highway Act of British Columbia
Regulations.
Generally, signs should be located on the right hand side of the roadway where the
driver is in the habit of looking for them and should be mounted at right angles to
the direction of and facing the traffic they are intended to serve. Signs in any other
position will be considered supplementary to signs in the normal position.
In cases where the RTAC manual or the British Columbia Highway Act Regulations
do not specify sign locations (i.e.: dead end barricades) the signs shall be located
as shown on the engineering drawings and approved by the Approving Officer.
Traffic control signs require conformance in size and colour in all respects to the
current provincial regulations.
Signs shall be individually erected on separate posts. Two signs for different
purposes should not be erected closer together than 30 m (98.4 ft) if it can
reasonably be avoided. Sign posts and their foundations require construction so as
to hold the sign rigidly in a proper and permanent position and to prevent the sign
from swaying in the wind or from being turned or otherwise displaced by
irresponsible persons.
10.
Street and Walkway Lighting - Design Standard
(a)
Arterial and Collector Streets:
The average maintained horizontal illumination level requirement at the road
surface is a minimum of 12.0 lumens per square meter (1.1 foot-candles)
using a maintenance factor of 0.7. The minimum illumination level
requirement at any point on the road surface is 4.3 lumens per square metre
(0.4 foot-candles).
High pressure sodium minimum 150-Watt luminaires shall be supplied with a
polycarbonate refractor giving a Type II, medium distribution, cut-off or semi
cut-off mounted in a horizontal position.
HPF regulator ballasts rated 120/240 volts shall be mounted in the
luminaires and the optical system shall be sealed and gasketted and fitted
with a filter. The lamp socket shall be adjustable.
Where a 600/347 volt power distribution system is available 347 volt ballasts
may be employed with the permission of the Approving Officer.
Luminaires shall be finished with a baked platinum grey enamel.
Upon approval of the Approving Officer, metal halide luminaires may be
substituted for the high pressure sodium luminaires.
(b)
Local Streets:
The average maintained horizontal illumination level requirement at the road
surface is a minimum of 6.0 lumens per square metre (0.6 foot-candles)
using a maintenance factor of 0.7. The minimum illumination level
requirement at any point is 2.2 lumens per square metre (0.2 foot-candles).
High pressure sodium minimum 150 Watt luminaires shall be supplied with a
polycarbonate refractor giving Type II distribution for roadways and Type V
distribution for traffic islands. The distribution to be medium type cutoff or
semi cutoff mounted in a horizontal position.
In the existing areas where one side of a roadway has davit style luminaires
installed or where short extensions of roadways are planned, davit style
luminaires matching the existing ones shall be installed.
Approval for use of alternate fixtures must be obtained from the approving
officer.
(c)
Special Considerations:
Civic areas, such as areas surrounding municipal buildings, community
recreation centres, etc. and arterial roads require illumination with luminaires
to the illumination levels set for arterial streets. The lighting design shall
follow the recommendations of the latest revision of AMSI/IBS RP8'
American Standard Practice for Roadway Lighting.
All intersections, pedestrian crossings, turning lanes and railroad crossings
require treatment as special cases generally with a minimum average
maintained illumination level of 21.0 lumens per square metre (2 foot-
candles) except in residential areas where 12.0 lumens per square metre
(1.1 foot-candles) is required. Minimum illumination level requirements on
the road surface are 7.0 lumens per square metre (0.7 foot-candles) and 4.3
lumens per square metre (0.4 foot-candles) respectively.
Walkways shall be illuminated with post top luminaires to a minimum
average maintained illumination level of 6.0 lumens per square metre (0.6
foot-candles). Luminaires shall be mounted at a minimum height of 3.7-m
(12 ft) and shall be made vandal resistant.
Cul-de-sacs with a turn-around area for motor vehicles may be illuminated
with a post top luminaire provided that the pole is mounted in and protected
by a traffic island at least 3 m in diameter. The luminaire requires approval
by the Approving Officer.
Illumination levels differ for different classifications of roadways and where
these roads meet there shall be a transition area. The road with the lower
illumination level shall have a gradual increase in illumination level until the
higher level is reached.
On hills, the luminaire spacing shall be reduced to ensure uniformity of
illumination. The spacing may be reduced to 70% of the spacing on flat
sections and the luminaire shall be tilted to match the gradient of the hill.
On curves, the luminaire spacing shall also be reduced to ensure uniformity
of illumination. Where poles are situated on the inside of bends, the spacing
may be reduced to 55% of the spacing on straight sections. On the outside
of bends, the spacing may be reduced to 70% of the normal spacing.
Poles shall be situated 0.3 m (1 ft) from the back of existing or future
sidewalks or 0.762 m (2'6") behind face of curb. In the case of conflicts with
shallow utility line assignments, poles and bases shall be located so that
they are a minimum of 0.3 m (1 ft) from curb or sidewalk. The davit arm
shall be located perpendicular to the road centreline.
On residential streets, the luminaires shall be staggered on each side of the
road as far as possible.
On arterial and collector streets, the poles shall be staggered on each side
of the road.
Poles shall be located clear from all driveways and generally on property
lines, not in front of houses.
Consideration shall be given to the relative positions of luminaires and trees
so that a uniform light distribution is maintained on roadways and sidewalks.
Clearance shall be maintained from B.C Hydro power lines to meet BCHPA
requirements.
In new areas where only one side of a road is to be developed, the lighting
shall be designed according to the standards but only half of the poles and
luminaires shall be installed. Provision shall be made for future extension of
the power distribution system to the opposite side of the roadway by
providing ducts and fish wires across roadways and terminating in a junction
box.
Notwithstanding the requirements of this section, the use of full cut off LED
street lighting is encouraged and may be required or approved by the
Approving Officer.
11.
Street/Walkway Lighting Materials
(a)
Poles:
Poles for davit style luminaires shall be octagonal tapered steel to ASTM
A570 Grade 40 designed to withstand wind loads of 160 kpm (100 mph)
peak at the yield strength of the material with a safety factor of 1.3 using the
projected area of the luminaires to be installed.
Davits shall be separate and shall be attached to the poles with either a
bolted flanged connection or a bolted slip fit connection.
Cast steel anchor bases shall be secured to the poles with circumferential
welds and shall be provided with a vee groove drain.
Anchor bolts and die cast aluminum or galvanized steel nut covers shall be
supplied with the poles.
A reinforced hand hold approximately 101.6 mm x 177.8 mm (4" x 7") shall
be supplied with a galvanized steel cover plate and securing bolts.
A grounding stud shall be welded to the pole on the inside adjacent to the
hand hole.
Special combination poles shall be supplied for the installation of traffic
signals when required by the Approving Officer.
Electrical weatherproof duplex outlets shall be installed and wired on poles in
commercial zones and civic areas and may be required on arterial and
collector roads. The outlet shall be located 609.6 mm (24") below the davit
connection point. One 15-amp circuit shall supply each duplex outlet.
A four position flag holder and bracket shall be supplied and installed on
each pole in commercial zones and civic areas and may be required on
arterial and collector roads.
All poles shall be listed as approved by the Canadian Standards Association
testing laboratories.
All poles scheduled for painting shall be shop painted with primer Type CISC
Standard 2-75 prior to delivery. Remove all oil and grease, dry abrasive
blast to a commercial finish in accordance with SSPC-SP6-63 to a degree of
cleanliness in accordance with NACE #3 to obtain a 25-75 micron blast
profile. Apply paint by spray or in accordance with manufacturer's
recommendation.
All poles shall be finished with a coat of exterior enamel paint Type CGSB
1GP59 depending on method of application. Colour of the paint shall be
equal to General Paint Product No. 16054-01; Tint Color 0Y24 + TW1Y24 +
LB2Y24 + PG10Y (Hunter Green) or as approved by the Approving Officer.
(b)
Wiring:
PVC duct for underground wiring shall be CSA approved and cement,
approved for use by the manufacturer of the duct, shall be used for all
connections. All ridges shall be removed and the duct cleaned thoroughly
before application of the solvent.
Factory bends for PVC duct are preferred but field bends are permissible on
a radius not less than ten times the duct diameter on ducts up to 50.8 mm
(2") in diameter.
Conductors shall be copper with RW insulation. A green ground conductor
shall be installed in all conduits.
Conductors shall be sized to ensure a voltage drop of not greater than 2% at
the pole base.
12.
Street and Walkway Lighting Installation
(a)
Poles and Bases:
All poles shall be refinished after installation with primer Type C1SC 2-75 to
cover areas damaged due to transportation, drilling and erection. Before
application, the surface to be refinished shall be thoroughly cleaned and the
primer
applied
in
complete
accordance
with
manufacturer's
recommendations.
Generally, the power shall be supplied from a B.C. Hydro service box and
run underground to the service pole. A special base shall be supplied for the
pole to house the service equipment. This shall be 3 feet high and be
manufactured by Barber or another approved manufacturer.
The service pole shall be 3 feet shorter than the poles in the area so that all
luminaires are mounted at the same height.
The concrete for pole bases shall have a minimum compressive strength at
28 days of 20.7 MPa. A minimum curing time of seven days shall elapse
before the standards are erected.
In landscaped areas, the top of the concrete base shall be placed a
minimum of 100 mm and a maximum of 200 mm above final grade.
Anchor bolts shall be arranged to suit the poles and shall be held in place
with an overhead template to ensure correct lateral positioning and correct
thread exposure. After installation of the pole at least one thread of the
anchor bolt shall be exposed on top of the nut.
Poles shall be erected carefully to prevent damage to the finish on the pole
or the anchor bolts.
The poles shall be plumbed so that they are vertical when viewed from all
directions. Leveling shims shall be installed around the anchor bolts to
achieve this.
Anchor bolt nuts shall be securely tightened and inspected by the Approving
Officer before the nut covers are installed.
(b)
Wiring and Controls:
Where it is necessary to cut pavement, sidewalks or curbs for the installation
of bases, ducts or junction boxes, a pavement saw shall be employed or
other methods approved by the Approving Officer.
Before commencing excavation, the Developer shall verify the locations of
other underground services with local utility companies. The Developer shall
bear the cost of any repairs required to any works and services damaged
during excavation.
Conduits shall not be continuously aligned underneath a curb, gutter or
sidewalk.
The service trench shall have a minimum depth of 1 m and the conduits shall
be laid on a 75 mm bed of sand with a minimum cover of 0.9 m, the first 150
mm over the duct being sand and the remainder being suitable fill from
which all stones larger than 100 mm have been removed.
Conduits running between poles and junction boxes shall be laid at minimum
depth of 0.6 m or 0.9 m under roads on a 75 mm bed of sand with 150 mm
of sand cover and the remainder being suitable fill from which all stones
larger than 100 mm have been removed.
Where possible, conduits shall be drilled or pushed under existing paved
areas to eliminate the necessity of excavation.
All sidewalks, curbs and pavement shall be restored to their original
condition to the satisfaction of the Approving Officer. Where asphalt has
been removed, the area shall first be repaired immediately with a cold mix
asphalt and finally repaired, after all settlement has ceased, with a hot mix of
thickness equivalent or better to the surrounding area.
Grassed areas shall be restored to their original state by replacement of turf
or by reseeding in 100 mm of topsoil and fertilizing with premium products to
match existing.
A vibratory plough may only be used where conditions are suitable and with
special permission from the Approving Officer.
Ducts shall be graded to drain back to junction boxes when installed. The
grades of ducts shall parallel street grades.
Concrete junction boxes shall be installed near the base of each multi-use
pole. A concrete or steel lid shall be installed.
In locations where there are no traffic signals, multiple circuits, and the
junctions and drainage of conduits is not a problem, the junction box may be
eliminated.
When required by the Approving Officer, the Developer shall install
underground conduit and wiring to existing and future traffic signals.
All main line connections in junction boxes outside the poles shall be made
with solderless connectors and taped. Where a three wire 120/240 volt
system is employed, alternate poles shall be connected to alternate 120 volt
circuits.
Each pole shall contain in-line fuses and receptacles providing sufficient
wiring to make all changes outside of the pole.
The service pole base shall house a main two pole breaker, contactor and
selector switch and a photoelectric cell shall be installed on the luminaire to
control the contactor. All components shall be in weatherproof enclosures.
Where only three of four poles are on a circuit, they may be switched directly
using a photoelectric cell rated for the current. A selector switch mounted in
the base shall be installed to bypass the photocell.
(c)
Grounding:
A 15.9 mm x 2.4 m (5/8" x 8') long galvanized ground rod shall be installed at
each pole and the neutral wire shall be grounded at the service pole at a
19.1 mm x 3.0 m (3/4" x 10') long copperweld ground rod. Alternatively a
0.200 m2 galvanized ground plate shall be cast into the bottom of each pole
base with an electrical connection to each anchor bolt.
The continuous ground conductor in the conduit system shall be connected
to the ground stud at each pole.
The ground rods, conductors and galvanized steel conduit, when used, shall
be connected together with approved compression connectors and only one
wire shall be connected to any one ground bushing.
All grounding shall conform to the latest CSA Standards and provincial
codes and amendments thereto.
13.
Country Residential Road Standard
Country residential roads may be designed with a finished roadway surface of
minimum 9m, no curbs or gutters with a gravel or paved shoulder. This standard
permits a drainage ditch, overhead electricity and lighting. Country residential
roads are only permitted within A-1 zones.
List of Standard Drawings
Drawing #.
Title
B1
Local Street - 18.00 m R.O.W., 10.40 m roadway
B2
Collector Street - 20.00 m R.O.W., 12.00 m roadway
B3
Arterial Street - 30.00 m R.O.W., 14.00 m roadway
B4
Standard Cul-de-Sac
B5
Monolithic Sidewalks
B6
Separate Sidewalk Details
B7
Standard Curb & Gutter, Standard Curb & Gutter Crossing
B8
Low Profile Concrete Curb
B9
Standard Wheelchair Ramp for Monolithic Sidewalk
B9A
Standard Wheelchair Ramp for Monolithic Sidewalk
With Widening
B10
Standard Wheelchair Ramp for Separate Sidewalk
B11
Typical Residential Service Installation
B12
Specification for Aggregate
B13
Community FON/FTTP
(Fiber Optic Network/Fiber To The Premise)
-
Telecom Network Installation Details
-
Type K
or PEX
SCHEDULE "C"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
WATER SYSTEM REQUIREMENTS
1.
Water Supply and Distribution Capacity
Where water for subdivided lots is to be provided by means of individual systems
on each lot, each water supply requires a proven minimum capacity of 0.23 l/s
(litres per second), 3 gallons per minute. Each lot requires a minimum size as
prescribed under the appropriate zone in the Zoning Bylaw.
Water supply requirements are that proof of water supply capacity be provided prior
to subdivision approval and shall comprise 24 hour pump test and well level
recovery data from a minimum of one test well on each lot. A test result showing
that the well was pumped or bailed at a rate of 0.23 l/s for 24 hours and that the
water level in the well fully recovered to its pre-test level within 24 hours of the
completion of the pumping function will be accepted as proof of adequate supply.
Where two or more wells are required for testing, as outlined above, pumping of all
the wells shall be carried out concurrently.
Where water for subdivided lots is to be provided from a community water system
through a distribution network to be installed by the Developer, the distribution net-
work requires a size to supply the greater of the peak hourly demand at 280 KPa to
560 KPa (40 to 80 psi) pressure or the peak daily demand plus fire flows at 140
KPa (20 psi). Criteria for flow and pressure analysis are as follows:
Average Daily Demand
450 L (99.0 gal) per capita/day
Peak Daily Demand
1200 L (264.0 gal) per capita/day
Peak Hourly Demand
2100 L (461.9 gal) per capita/day
Fire Flows
As recommended by the Insurer's
Advisory Organization of Canada
2.
Water Quality
Where potable water for subdivided lots is to be provided from a private source(s)
as opposed to a community water system, then prior to subdivision approval the
Developer shall submit a Certificate of Approval for the water source from the
Medical Health Officer.
3.
Pipe Sizing
On water distribution systems, the minimum pipe size requirement is 150 mm (6
inches).
For water services from the distribution main to the property line, the minimum pipe
size requirement is 20 mm (¾"). Each lot requires its own lot service line to the
distribution main.
4.
Pipe Materials
Acceptable pipe materials for distribution mains are:
Ductile iron conforming to A.W.W.A. C151 (latest issue). Interior of D.I. pipe shall
be cement mortar lined in accordance with A.W.W.A. C104 (latest issue).
Polyvinyl chloride (PVC) conforming to A.W.W.A. C900 (latest issue) and A.W.W.A.
C905 (latest issue).
Acceptable pipe material for service lines (from distribution main to property line) is
soft copper, Type "K" or Cross-Linked Polyethylene tubing (PEX) that conforms to
the following standards; CSA B137.5, ASTM F876 & F877 and AWWA C904.
Acceptable materials for fittings and specials are:
-
Ductile iron conforming to A.W.W.A. Standard C110 (latest issue) with a
minimum pressure rating of 250 psi.
-
Cast iron, Class 250 conforming to C.S.A. B131.9 (latest issue).
-
Polyvinyl chloride (P.V.C.) conforming to A.W.W.A. C900 (latest issue).
5.
Valves, Hydrants, Curb Stops
Requirement for location of valves is such that any section of the system can be
isolated by the turning off of a maximum of three valves. The section to be isolated
may contain a maximum of forty (40) residences and a single hydrant.
Valves are required at both ends of a right-of-way or easement and at a maximum
spacing of 150 metres on long runs along streets or easements with no
interconnecting mains.
For watermains with a diameter of less than 400 mm, all valves require conformity
to A.W.W.A. C509. For watermains with a diameter of 400 mm or greater butterfly
valves may be used.
All valves shall be iron body bronze mounted resilient seated gate valves with non-
rising spindle, open counter-clockwise and shall be installed on the extension of
street allowance limits or as otherwise required by the Approving Officer. Valve
boxes, complete with operating extension stems and rock guards are required on all
valves. Adjustable Nelson valve boxes are permitted with PVC boots and risers.
Extension stems shall be placed within 300 mm below final grade. Operating nuts
shall be 50 mm square.
Requirement for location of hydrants is to provide complete accessibility and to
minimize the possibility of damage from vehicles or injury to pedestrians. They
shall be located such that proper coverage is provided for the entire subdivision by
inscribing a circle of 75 metres radius from the proposed hydrant location. Hydrant
style and threads for connection to fire hoses shall be . the universal pumper port
(Stortz).
Valves and valve boxes are required on all hydrant leads and shall be 1m off main
hydrants unless otherwise directed.
Hydrants shall conform to A.W.W.A. C502 (latest issue).
Curb stops complete with curb boxes, marked by a 100 mm x 100 mm post,
embedded one metre into the ground, projecting one metre above the ground and
painted blue are required on each water service.
5.1
Corrosion Protection
-
Exterior of buried valves and exterior of hydrant barrel below grade flange
shall be factory coated with coal tar epoxy coating system conforming to
A.W.W.A. C210 (latest issue).
-
Exterior of all fittings, exterior and interior of all valve boxes shall be factory
coated with fusion bonded epoxy coating conforming to A.W.W.A. C213
(latest issue).
-
Interior of valves and hydrants shall be coated in accordance with A.W.W.A.
C550 (latest issue).
6.
Installation
All water distribution mains shall be installed to provide a minimum depth of 2.75 m
from finished grade to top of pipe.
All water service lines shall be installed to provide a minimum depth of 2.40 m from
finished grade to top of pipe.
All water distribution mains shall be bedded in sand material to a minimum of 150
mm below the bottom of the main and 300 mm above the top of the main and 300
mm on either side of the main. The sand bedding requires uniform compaction to
95% Standard Proctor Density.
Pipe joints shall be:
-
For ductile iron pipe in accordance with A.W.W.A. C111 (latest issue).
-
For P.V.C. pipe in accordance with A.W.W.A. C900 and A.W.W.A. C905
(latest issues).
All water distribution mains parallel or approximately parallel to sanitary and storm
sewer mains require location a minimum horizontal distance of 3.0 metres from the
nearest sanitary or storm sewer main.
Where watermains and sanitary or storm sewer mains are required to cross, the
vertical separation between the outside diameters of the pipes shall be a minimum
of 0.30 metres. If the watermain is required to pass under the sewer main, the
watermain shall be encased in a carrier pipe for a minimum distance of 3 metres on
either side of the crossing and the vertical separation of the carrier pipe and the
sewer reduced to 0.20 metres.
Thrust blocks are required for all bends, tees and wyes. Thrust blocks are not
required on service connections less than 60 mm in diameter.
Trench backfill in all public rights-of-way and easements requires compaction to a
minimum of 95% Standard Proctor density.
Tapping for service connections shall be carried out under full operating pressure in
the mains. Service connections shall be tapped into the upper portion of the main
at an angle of at least 30 degrees from the horizontal and not exceeding an angle
of 60 degrees from the horizontal.
Tappings for service connections require a minimum spacing of 1.0 metre.
Corporation stops for service connections require double strap bronze saddle with
stainless steel straps and neoprene gaskets.
All service connections and lines shall be bedded in sand, compacted to 95%
Standard Proctor density.
Water services may be installed in a common trench with sewer services with a
0.30 metre separation.
A minimum distance of 0.30 metres is required from any hydrant to the face of a
curb or sidewalk.
Water distribution mains and water service lines shall not be continuously aligned
underneath a curb, gutter or sidewalk.
7.
Testing and Disinfection
All sections of the water distribution system shall be subjected to a leakage test of
at least two hours duration. The test pressure shall be 1.5 times the maximum
expected operating pressure but shall not exceed the rated operating pressure for
the class of pipe concerned. The test section shall be the shortest portion of
watermain that can be isolated by the minimum number of valves.
The maximum allowable leakage per hour is determined by the following formula:
L =
Allowable Leakage in litres per hour
S =
Length of pipe tested in metres
D =
Nominal diameter of pipe in millimetres
P =
Average test pressure during test in KPa
The test shall be witnessed by the Approving Officer or his representative.
Disinfection shall be carried out in accordance with the A.W.W.A. standards or the
requirements of British Columbia Ministry of Health and the local medical officer of
health. A final certificate from the Ministry of Health shall be received prior to the
system being put into service.
Hydrostatic testing procedure shall be in accordance with A.W.W.A. C600 (latest
issue).
Disinfection procedure shall be in accordance with A.W.W.A. C651 (latest issue).
8.
Lot Service Cards
The Developer shall maintain individual lot service records for water, sanitary and
storm sewer services. The attached lot service card as per Schedule K shall be
properly executed and submitted with the record drawings to the Approving Officer
for approval.
L = SD P
715 264 Where:
SCHEDULE "D"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
SEWAGE COLLECTION AND DISPOSAL
1.
Sanitary Sewage Collector Design Criteria
Discharge into the existing community sewerage system is required for subdivided
lots serviced by sanitary sewage collector sewers.
Sanitary sewage collector mains require design in accordance with the following
criteria:
-
Average daily sewage flow - 365 litres per capita per day.
-
Industrial and commercial population equivalent - 37 people per hectare.
-
Peak sewage load = (365P) M + 4700 A (litres per day)
Where P
=
Population
Where A
=
area in hectares
-
Pipeline capacity - to be determined from the Manning Formula utilizing the
following pipe roughness factors:
Concrete
0.013
PVC
0.010
-
Pipeline gradients - collector pipeline gradients shall be sufficient to provide
for a minimum flow velocity of 0.75 metres per second at designed peak
loading. Collector pipeline gradients shall not exceed that which will permit
flow velocities in excess of 5.5 metres per second at designed peak loading.
Minimum gradient of lot service lines is 2%.
-
Minimum gradient for a 200 mm diameter (8") sewer shall be 0.40%
-
Minimum slope in curved sewers shall be increased by 50%
2.
Pipe Sizing
Minimum pipe size for sanitary sewage collectors is 200 mm (8 inches).
Minimum pipe size for lot service lines is 100 mm (4"). Each lot requires its own lot
service line to the collector sewer.
3.
Pipe Materials
Acceptable pipe materials for collector sewers are:
-
Polyvinyl chloride (P.V.C.) SDR 35 conforming to A.S.T.M. D3034 (latest
issue).
-
Concrete conforming to ASTM C14 (latest issue) or ASTM C76 (latest issue).
Acceptable pipe materials for lot service lines are:
M =
5
P
1000
0.2
-
Polyvinyl chloride (P.V.C.) SDR 28 conforming to CSA B182.1 (latest issue).
All pipelines shall be designed for structural capacity in accordance with the
recommendations of the pipe manufacturer.
All collector sewers and lot service lines shall be constructed using rubber
gasketted joints.
4.
Manholes
Manholes shall be located at all changes in direction and/or gradient in collector
sewer lines. The maximum distance between manholes is 150 metres on straight
sections. Manholes shall be located at the ends of curved sections and at intervals
of not greater than 90 metres along a curve.
At manholes, where a change in direction or gradient occurs, the invert elevation at
the wall of the outlet sewer line is 60 millimetres below that of any inlet pipe,
measured at the wall.
All manholes shall be constructed with shaped channel(s) to provide for the transfer
of sewage from inlet(s) to the outlet with a minimal energy loss.
Manholes located in frost susceptible soils shall be installed in a manner to avoid
disjointing of manhole sections due to frost heaving. Installation method shall be
approved by the approving officer.
Where four or fewer inlet and outlet pipes intersect at a manhole and no pipe is
larger than 600 mm (24 inches) in diameter and the intersecting angles of the
pipelines are sufficient, the minimum size manhole is 1200 mm (48 inches) in
diameter.
Where the preceding set of conditions is not satisfied, a special manhole is
required.
Manholes, 1200 mm in diameter, shall be constructed of precast, reinforced
concrete sections manufactured in accordance with ASTM C76 (latest issue) and
jointed using a flexible bituminous gasket. No grouting of manhole joints is allowed.
Where an inlet or outlet pipe at a manhole is made of PVC, a special P.V.C. man-
hole adapter, complete with gasket, shall be used to join the pipe to the manhole.
All man hole covers shall be as per Drawing D-1 or as approved by the Approving
Officer and shall be installed 30mm below the finished asphalt elevation and
tapered upward to the finished elevation in a circle of 300 mm from the outer most
circumference of the man hole rim..
Manholes require frames and covers designed to withstand highway loading and
shall contain foot rungs for access of 20 mm galvanized iron at a spacing of 400
mm and conform to BC Occupational Health and Safety Standards.
Where the difference in elevation between the inverts of an inlet sewer and the
outlet sewer is 0.6 metres or more, an exterior drop structure incorporating a drop
pipe of two thirds the diameter of the inlet sewer but not less than 200 mm is
required.
All concrete products and concrete used for the sanitary sewer system shall be
made with Portland Type 50 sulphate resistant cement.
5.
Installation
All collector sewers shall be located a minimum of 2.2 metres below finished grade.
All lot service lines shall be located a minimum of 2.2 metres below finished grade
at the property line.
All sanitary sewer mains shall be bedded in sand material to a minimum depth of
150 mm below the bottom of the main and 300 mm above the top of the main. The
sand bedding shall be uniformly compacted to 95% Standard Proctor density.
All pipe joints shall be made in accordance with the manufacturer's instructions and
shall be "Ring-Tite" joints.
Trench backfill in all public rights-of-way and easements requires compaction to a
minimum of 95% Standard Proctor density.
Lot service connections to collector sewers shall be made using either gasketted
service saddles held in place by stainless steel straps or a pre-built tee fitting and
shall connect into the upper half of the collector sewer at an angle of at least 30
degrees.
No service connections into manholes are permitted with the exception of the last
manhole in a cul-de-sac. In which case the invert of the service connection shall be
a maximum of 300 mm above the invert of the outlet pipe.
All service connections and lines shall be bedded in sand, compacted to a
minimum of 95% Standard Proctor density.
All manholes shall be constructed plumb.
Sanitary sewer mains and lot service lines shall not be continuously aligned under-
neath a curb, gutter or sidewalk.
6.
Testing
All collector sewers, manholes and lot service lines are required to pass an exfil-
tration test performed as follows:
-
The test shall be performed for a period of one hour under a hydrostatic
head of 1.5 metres, either above the crown of the lowest pipe or the
maximum elevation of the groundwater table, whichever is greater.
Maximum allowable leakage is 35 litres per mm (diameter) per kilometre
(length) per day on mains. No separate allowance shall be made for lot
service lines and manholes.
-
The test shall be witnessed by the Approving Officer or his representative.
-
All sewage collection lines shall be subjected to a television survey. Should
the television survey show any defects, these shall be removed by the
developer and the developer shall carry out, at his cost, any further television
surveys necessary to show proof that the defects are corrected.
-
Tapes of the television surveys shall be turned over to the District in a format
acceptable to the approving officer.
7.
Private Sewage Systems
Where subdivided lots cannot be serviced by sanitary sewage collector sewers,
they may be serviced by private individual septic tank/leaching field systems.
Subdivided lots utilizing septic tank/leaching field systems require a minimum size
as prescribed under the appropriate zone in the Zoning Bylaw. The entire sewage
disposal system shall be located within the boundaries of the lot.
Private sewage systems shall comply with the requirements of the latest edition of
the Sewage Disposal Regulations of the Health Act.
8.
Lot Service Cards
Refer to Schedule C, Item 8 for Lot Service Cards.
List of Standard Drawings
Drawing #
Title
D1
Sanitary Man Hole Cover
SCHEDULE "E"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
DRAINAGE REQUIREMENTS
1.
Drainage System Design Criteria
Where subdivided lots are served by a drainage system incorporating interception
of surface runoff and subsequent transporting of the intercepted runoff by ditches
or a piped system, the interception and piping/ditch system shall be designed in
accordance with the following methods and criteria.
Hydraulic loading is determined by means of the "Rational Method" i.e.: Q = cAi
wherein:
Q
=
Hydraulic Loading
c
=
Runoff Coefficient
A
=
Drainage Area
i
=
Rainfall Intensity
or by means of an urban runoff model acceptable to the Approving Officer.
Runoff coefficient(s) for the drainage area shall be determined by the Developer
and statistically justified by the Developer. Rainfall intensities shall be:
For a 5 year return frequency
For a 100 year return frequency
The surface runoff system design shall provide for an interception / pipe system to
accommodate a storm with a 5-year return frequency. The surface runoff system
shall also be designed in such a manner that a 100 year return frequency storm
may be accommodated without flooding buildings either within the subdivision area
or downstream of the subdivision area.
Catch basin and culvert inlet systems shall be designed to pass the hydraulic
loading from the 5 year return frequency storm with a maximum head of 5 cm over
the grate or cover of a catch basin or 0.3 m over the obvert of a culvert inlet.
Pipeline and ditch capacities are determined from the Manning formula utilizing the
following roughness factors:
Asphalt
0.015
Concrete
0.013
PVC
0.010
CMP
0.024
Grass
0.035
Rip Rap
0.030
Pipeline and ditch gradients shall be sufficient to provide for a minimum flow
velocity of 0.75 metres per second at designed peak loading. Pipeline gradients
shall not exceed that which will permit flow velocities greater than 5.5 metres per
second at designed peak loading. Minimum gradient of catch basin leads is 2%.
20
1540
+
= t
i
15
2700
+
= t
i
Minimum gradient for lot service lines shall be 2%.
Pipelines having a diameter of 800 mm (36") or greater and ditches may be con-
structed on a curved alignment. Minimum radius for curved sewers is 60 m;
however, smaller radii curves and bends may be permitted if it can be shown that
adequate access for maintenance is provided. Minimum grades of sewers must be
increased by 50% through curved sections.
Minimum pipe size for storm sewer pipelines is 300 mm (12"), excepting single
catchbasin leads which may be 250 mm (10").
Minimum pipe size for lot service lines shall be 150 mm (6").
Manholes shall be located at all changes in direction and/or gradient in storm sewer
lines. The maximum distance between manholes is 120 metres for 375 mm
diameter pipe and smaller diameter pipe and 150 metres for 450 mm diameter pipe
and larger diameter pipe on straight sections. Manholes shall be located at the
ends of curved sections and at intervals of not greater than 90 metres along a
curve.
At manholes, where a change in direction or gradient occurs, the invert elevation at
the wall of the outlet sewer line shall be 60 mm below that of any inlet pipe,
measured at the wall.
All manholes shall be constructed with shaped channel(s) to provide for the transer
of runoff from inlet(s) to the outlet with a minimal energy loss.
Where four or fewer inlet and outlet pipes intersect at a manhole and no pipe is
larger than 600 mm (24") in diameter and the intersecting angles of the pipelines
are sufficient, the minimum size manhole is 1200 mm (48") in diameter.
Where the preceding set of conditions is not satisfied, a special manhole is
required.
Catchbasins shall be designed with a sump, 300 mm in depth, measured below the
outlet pipe invert.
Catchbasins shall be spaced to drain a maximum area of 500 m2 of road surface on
road grades up to 5% and 400 m2 on steeper grades.
2.
Construction Materials
Acceptable pipe materials for storm sewers and catch basin leads are:
-
Polyvinyl chloride (PVC) conforming to ASTM D3034 with a standard
dimension ratio (SDR) not exceeding 35.
-
Concrete conforming to ASTM C14 (latest issue) or ASTM C76 (latest issue).
Acceptable pipe materials for storm lot service lines are:
-
Polyvinyl chloride (P.V.C.) SDR 28 conforming to CSA B182.1 (latest issue).
All pipelines shall be designed for structural capacity in accordance with the
recommendations of the pipe manufacturer.
All storm sewers and catch basin leads shall be constructed using rubber gasketted
joints.
Manholes, 1200 mm, in diameter shall be constructed of precast, reinforced
concrete sections manufactured in accordance with ASTM C76 (latest issue) and
jointed using a flexible bituminous gasket. No grouting of manhole joints is allowed.
Manholes located in frost susceptible soils shall be installed in a manner to avoid
disjointing of manhole sections due to heaving. Installation method shall be ap-
proved by the approving officer.
Catch basins shall be minimum 900 mm (36") in diameter.
Where an inlet or outlet pipe at a manhole or catch basin is made of PVC, a special
PVC manhole adapter complete with gasket shall be used to join the pipe to the
manhole.
All man hole covers shall be as per Drawing E-1 or as approved by the Approving
Officer and shall be installed 30mm below the finished asphalt elevation and
tapered upward to the finished elevation in a circle of 300 mm from the outer most
circumference of the man hole rim..
Manholes and catch basins require frames and covers designed to withstand high-
way loading and shall contain foot rungs for access of 20 mm galvanized iron at a
spacing of 400 mm and conform to BC Occupational Health and Safety Standards.
All concrete products and concrete used for the storm sewer system shall be made
with Portland Type 50 sulphate resistant cement.
3.
Installation
All storm sewers shall be located a minimum of 1.8 m below finished grade.
All catch basin leads shall be located a minimum of 1.5 m below finished grade.
All lot service lines shall be located a minimum of 1.5 m below finished grade.
All storm sewer lines and catch basin leads shall be bedded in sand material to a
minimum depth of 150 mm below the bottom of the main and 300 mm above the
top of the main. The sand bedding shall be uniformly compacted to 95% Standard
Proctor density.
All pipe joints shall be made in accordance with the manufacturer's instructions and
shall be "Ring-Tite" joints.
Trench backfill in all public rights-of-way and easements shall be compacted to a
minimum of 95% Standard Proctor density.
Catch basin leads shall be tied to storm sewers using manholes unless the
diameter of lead is less than 50% of the diameter of the storm sewer, in which case
the connection may be made using a pre-built tee.
Lot service connections to collector sewers shall be made using either gasketted
service saddles held in place by stainless steel straps or a pre-built tee fitting and
shall connect into the upper half of the collector sewer at an angle of at least 30
degrees.
No service connections into manholes are permitted with the exception of the last
manhole in a cul-de-sac in which the invert of the service connection shall be a
maximum of 300 mm above the invert of the outlet pipe.
All service connections and lines shall be bedded in sand, compacted to a mini-
mum of 95% Standard Proctor density.
All manholes and catch basins shall be constructed plumb.
4.
Testing
All storm sewer pipelines and catch basin leads shall be subjected to a television
survey. Should the television survey show any defects, these shall be remedied by
the developer and the developer shall carry out, at this cost, any further television
surveys necessary to show proof that the defects are corrected.
Tapes of the television surveys shall be turned over to the District in a format
acceptable to the approving officer.
5.
Lot Service Cards
Refer to Schedule C, Item 8 for Lot Service Cards.
List of Standard Drawings
Drawing #
Title
E1
Storm Man Hole Cover
SCHEDULE "F"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
APPLICATION FOR FINAL APPROVAL OF SUBDIVISION
I/We
(Name of Owner)
of
(Address)
(Phone No.)
hereby make application under the provisions of the Subdivision Servicing Bylaw of the
District of Sparwood for Approval of Subdivision of the subdivision described below:
Lot
Block
District Lot
Plan
Civil Address
(fill in if applicable)
Approval in Principle Received
(Date)
This application includes:
1.
A certificate stating that all works and services are completed to standard.
2.
A certificate stating that all taxes have been paid.
3.
Other information as required by the Approving Officer.
I/We hereby declare that all the above statements and the information contained in the
material submitted in support of this application are to the best of my belief true and
correct in all respects.
DATE
OWNER'S SIGNATURE(S)
SCHEDULE "G"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
LETTER OF CREDIT
Date:
Bank:
Address:
District of Sparwood
P.O. Box 520
Sparwood, B. C.
VOB 2GO
Dear Sirs:
At the request of
(Name of Developer)
we hereby establish in your favour our irrevocable credit for a sum not
exceeding ($ _____________) Dollars. This credit shall be available to you
upon demand at the
(Name of Bank)
(Address of Bank)
When supported by your written demand for payment made upon us. This
Letter of Credit is required in connection with an undertaking by the Developer to
perform certain works and services required by you. You may make partial
drawings or full drawings at any time. We shall honour your demand without
inquiring whether you have a right as between yourself and our customer. If you
have not demanded on this Letter of Credit in full by it will be
considered cancelled unless other arrangements or a renewal Expiry Date have
been made with the Bank prior to the aforementioned date.
Our reference for this Letter of Credit is
(Signature of Bank Officer)
(Name of Bank)
(Signature of Bank Officer)
The Developer hereby specifically agrees that it shall not take any action to
dispute the validity of this Letter of Credit unless it has expired prior to demand.
We hereby agree to indemnify the (Bank) against any costs of actions relative to
this Letter of Credit. We also authorize the (Bank) to make any necessary
payments and debit our account accordingly
DEVELOPER(Signing officer)
SCHEDULE "H"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
THE AGREEMENT
THIS AGREEMENT made the______day of ________________,
2_____.
BETWEEN:
DISTRICT OF SPARWOOD, a municipal Corporation having
its place of business at 136 Spruce Avenue in the District of
Sparwood, Province of British Columbia
(hereinafter called the "Municipality")
OF THE FIRST PART
AND:
(hereinafter called the "Developer")
OF THE SECOND PART
WHEREAS the Developer desires to develop certain lands within the
Municipality more particularly known and described as:
(hereinafter called the "Land") and
WHEREAS the Developer is required to construct certain works and services
within the Land and to subdivide the Land according to a plan of subdivision
(hereinafter called the "Development") a copy of which is hereunto annexed as
Schedule "H1". and
WHEREAS the Developer has requested approval of the Development prior to
the construction and installation of the works and services and is agreeable to
entering into this bonding agreement pursuant to Section 991 of the Municipal
Act and to deposit the Bond herein specified and;
WHEREAS the Developer has submitted detailed drawings and specifications
and has received the District's approval of these drawings and specifications for
the construction of the works and services proposed to be installed and
constructed within the development area or portion thereof:
NOW THIS AGREEMENT WITNESSETH that in consideration of the premises
and in consideration of the agreement by the Municipality to permit the
Development and in consideration of the approval of the subdivision plan prior to
completion of the construction of the works and services, the Municipality and
the Developer herein covenant and agree as follows:
1.
In this agreement unless the context otherwise requires:
APPROVING OFFICER means the persons appointed by Council as
Approving Officer under the Land Title Act.
COMPLETE OR COMPLETION or any variation of these words when
used with respect to the Development shall mean completion to the
satisfaction of the Approving Officer when so certified by him in writing.
CONTRACT means this agreement.
DEVELOPMENT means the works and services to be performed and
constructed by the Developer as required by the Subdivision Servicing
Bylaw of the Municipality in relation to the subdivision set out in Schedule
"H1" hereto.
2.
The Developer shall complete the Development herein specified, as more
particularly described in Schedule "H2" hereto (herein called the "Works
and Services") to the satisfaction of the Approving Officer by the ____ day
of _____________ 2 ____.
3.
As security for the due and proper performance, during the construction
period, of all the covenants and agreements in this Contract contained
and the Development contemplated, the Developer has deposited with
the Municipality:
(a)
Cash or a certified cheque in the amount of $________________
as a Bond within the meaning of Section 991 of the Municipal Act
(hereinafter called the "Bond").
OR
(b)
An irrevocable Letter of Credit in an amount of $ ______________
bearing even date herewith, a copy of which is attached hereto
(hereinafter called the "Bond" to be valid for a period of twelve (12)
months from the date specified in paragraph 2 hereof, PROVIDED
HOWEVER, that the Municipality shall be at liberty to make
demand on the said Letter of Credit at any time after the date
hereof with the Developer being entitled to renew this agreement
as hereinafter provided if such Letter of Credit shall not have been
demanded upon in the manner hereinafter provided and provided
also that the amount of such Bond may be reduced at any time
with approval of the Municipality in writing over the hand of the
Approving Officer of the Municipality.
NOTE:
The inapplicable clause should be deleted.
4.
As security for the due and proper performance, during the maintenance
period, of all of the covenants and agreements in the Contract contained
and the Development contemplated, the Developer has deposited with
the Municipality:
(a)
Cash or a certified cheque in the amount of $ ________________
as a Bond within the meaning of Section 991 of the Municipal Act
(hereinafter called the "Bond").
OR
(b)
An irrevocable Letter of Credit in an amount of $___________
bearing even date herewith, a copy of which is attached hereto
(hereinafter called the "Bond" to be valid for a period of twelve (12)
months from the date specified in paragraph 2 hereof, PROVIDED
HOWEVER, that the Municipality shall be at liberty to make
demand on the said Letter of Credit at any time after the date
hereof with the Developer being entitled to renew this agreement
as hereinafter provided if such Letter of Credit shall not have been
demanded upon in the manner hereinafter provided and provided
also that the amount of such Bond may be reduced at any time
with approval of the Municipality in writing over the hand of the
Approving Officer of the Municipality.
NOTE:
The inapplicable clause should be deleted.
5.
Construction period shall terminate upon the issuance of an approved
Construction Completion Certificate, signed by the Approving Officer,
which has no deficiencies to be completed or corrected. Maintenance
period shall terminate upon issuance of an approved Final Acceptance
Certificate, signed by the Approving Officer, which has no deficiencies to
be completed or corrected.
6.
The Developer agrees that if the Works and Services are not completed
pursuant to paragraph 2 hereof, the Municipality may complete the
Works and Services, at the cost of the Developer and for that purpose
may draw upon the Bond the full amount of such Bond and should there
be insufficient monies contained in the Bond the Developer shall pay the
balance of such insufficiency forthwith upon invoice therefore or should
the Developer complete the Works and Services or should the
completion of the Works and Services cost less than the amount of the
Bond then the Bond or such part thereof shall be returned by the
Municipality to the Developer. The cost of the Works and Services shall
include the actual cost of construction and installation thereof plus
engineering, supervision, legal survey and other costs in connection
therewith, together with an administration fee of ten percent (10%) of such
cost which shall be payable to the Municipality. It is understood that the
Municipality may do such Works and Services either by itself or by
contractors employed by it.
7.
The Developer shall complete the Development and shall grant all
necessary right-of-ways as shown on the plans and specifications
attached hereto as may be required by the Municipality. The Works and
Services shall be to the standards required by the Subdivision Servicing
Bylaw of the Municipality and to the approval of the Approving Officer.
Should such Works and Services prove to be in any way defective or not
operate, then the Developer shall, at the expense of the Developer,
modify and reconstruct the Works and Services so that they shall be fully
operative and function to the satisfaction of the Approving Officer. Such
satisfaction to be indicated by a Construction Completion Certificate
signed by the Approving Officer.
8.
The Developer covenants and agrees to comply with the provisions of all
Municipal Bylaws throughout the construction of the Development. In the
event that any material or debris should be left upon any road after the
construction of the Development, the Developer covenants and agrees
that the Municipality may forthwith remove such material or debris at the
expense of the Developer, the cost of such removal to be determined by
the Approving Officer. In the event that any invoice of the Municipality
for the removal of such material or debris shall remain unpaid after thirty
(30) days of receipt of the same by the Developer, the Municipality is
authorized to deduct the amount of such invoice from the Bond referred to
in paragraph 3 hereof.
9.
The Developer shall, at all times in connection with the Development,
keep and employ a competent general superintendent with the authority
to act on behalf of the Developer and capable of speaking, reading and
writing the English language and any explanations, orders, instructions,
directions and requests given by the Municipality to such superintendent
shall be held to have been given to the Developer.
10.
The Developer covenants and agrees to comply with any changes in
subdivision requirements or standards prescribed by bylaw prior to the
substantial commencement upon the said lands of the Development
contemplated by this Agreement.
11.
The Developer covenants and agrees to the following conditions of
maintenance and final acceptance:
(a)
The Developer shall, upon being satisfied that all of the Approving
Officer's requirements are met, submit to the Approving Officer four
(4) copies of a Construction Completion Certificate signed by the
Developer's Engineer for each of the following works and services
installed:
i)
sanitary sewers
ii)
storm sewers
iii)
waterworks
iv)
sewer and water lot services
v)
paved streets
vi)
curb, gutter, sidewalks and catch basins
vii) lanes
viii) street lighting
ix)
underground works and services related to any and all utility
companies plus telecommunications networks including, but
not limited to, the community open access FON/FTTP
network infrastructure.
The Approving Officer shall, within one (1) month of receipt of the
Construction Completion Certificate, inspect the Works and
Services with representatives of the Developer and his Engineer.
(b)
If the inspection shows to the satisfaction of the Approving Officer
that the works and services are completed, the Approving Officer
shall sign the Construction Completion Certificate and shall
indicate thereon the date when the Developer shall cease to be
responsible for maintenance. If, however, defects or deficiencies
are apparent to the Approving Officer in the works and services,
the Certificate will be returned to the Developer unsigned with a
report of the defects.
(c)
After the issuance of the Construction Completion Certificate the
Developer shall be responsible for any and all repairs and replace-
ments to any works and services which may become necessary
from any cause whatever, up to the end of the maintenance
periods mentioned in the said Construction Completion Certificate.
(d)
If during the construction and maintenance period any defects
become apparent in any of the works and services installed or con-
structed
and
the
Approving
Officer
requires
repairs
or
replacements to be done, the Developer shall, within a time after
notice, satisfactory to the Approving Officer, cause such repairs or
replacements to be done and if the Developer defaults or any
emergency exists, the Approving Officer may have the repairs or
replacements carried out and the Municipality may recover the
cost from the Developer or from the Bond.
(d.1) After all Construction Completion Certificates have been
issued and duly approved, the Developer then can apply for
final subdivision approval which is required before plans are
signed and registered.
(e)
The Municipality will, from the date of the Construction
Completion Certificate, flush and clean out the sanitary sewers as
required in ordinary maintenance procedure. The cost of removing
obstructions caused by gravel, rocks or silt which is other than that
deposited from sewage, may be charged to the Developer. All
blocked sewers attributable to faulty construction shall be corrected
at the expense of the Developer. Prior to the issuance of the Final
Acceptance Certificate, the Approving Officer may carry out, at
Municipality's cost, a television survey of all sanitary and storm
sewer lines which are to be accepted by the Approving Officer.
Should the television survey show any defects these are to be
remedied by the Developer and the Developer shall carry out, at
his cost, any further television surveys necessary to show proof
that the defects are corrected. The Approving Officer will not issue
a Final Acceptance Certificate until he is satisfied that the defects
are remedied.
(f)
The Developer shall be responsible for adjusting all hydrants,
hydrant and main valve boxes and all service valve boxes to the
established grades as they are developed and maintaining the
valves and appurtenances in operating condition until such time as
the Approving Officer issues the Final Acceptance Certificate for
the paved streets, lanes and curb, gutter and sidewalks.
(g)
Maintenance (without limiting the generality of the term) for which
the Developer shall be responsible includes:
i)
failure of or damage to underground works and services
resulting from defective materials or improper installation;
ii)
settlement of ditches;
iii)
grading, gravelling, repairs and/or replacement of road and
lane surfaces including the access roads;
iv)
adjustments and repairs to watermains, main valves, water
hydrants, hydrant valves, service lines and valves and valve
operating mechanisms including the casings enclosing
these mechanisms;
v)
repairs, replacements and adjustments to sewer mains,
sewer services, manholes, manhole frames and covers.
(h)
The Developer agrees that maintenance is a continuous operation
which shall be carried on until the date of issuance of the Final
Acceptance Certificate for each of the works and services and no
releases from liability of any kind will be given until all repairs or
replacements required by the Approving Officer in the final
inspection reports have been made.
(i)
The Developer shall maintain each of the various works and
services for the greater of the following periods, from the dates
shown in the Construction Completion Certificates:
Sanitary Sewers
One Year
Storm Sewers
One Year
Watermains & Hydrants
One Year
Sewer and Water Lot Services
One Year
Gravelled lanes including sewer manholes,
manhole frames and covers. Watermain
and hydrant valves and valve operating
mechanisms, sewer and water connection
valves and valve operating mechanisms
installed in these lanes.
One Year from the date of the
Construction Completion
Certificate for roads, lanes or
pathways.
Sidewalks, curbs and gutters
Two Years
Paved Roads, Lanes & Pathways
Or;
Where the base gravels or lower course of
asphalt is placed to design grade and
allowed to settle over one winter prior to
the placement of the surface course.
Two Years
One Year
Landscaping
Two full growing seasons
Street Light System
One Year
Sewer manholes, manhole frames and
covers, watermains and hydrant valves
and valve operating mechanisms, sewer
and water connection valves and valve
operating mechanisms and catch basin
leads installed in lanes, roads or pathways
One year from the date of the
Construction Completion
Certificate for roads, lanes or
pathways
Underground works and services related to
any
and
all
utility
companies
plus
telecommunications networks including,
but not limited to, the community open
access FON/FTTP network.
One Year
The above dates may be extended by the Municipality when compaction
test results or other documented observations indicate substandard
construction.
(j)
Two months before the expiration of the maintenance period for
each of the works and services or earlier if weather conditions
dictate, the Developer's Engineer, following a complete inspection
of the works and services accompanied by his Contractor, shall
correct all defects noted due to damage and other causes. For
each of the works and services, four (4) copies of the Final
Acceptance Certificate, duly signed by the Developer's Engineer
and signed and sealed by a signing officer of the Developer's
Engineer, will then be submitted to the Approving Officer.
(k)
After receipt of the Final Acceptance Certificate, the Approving
Officer shall make an inspection within one month of the receipt
thereof, if weather conditions permit a proper inspection. If the
inspection shows to the satisfaction of the Approving Officer that
the works and services are acceptable, the Approving Officer, shall
approve the Final Acceptance Certificate. If however, defects or
deficiencies are apparent to the Approving Officer in the works and
services, the Final Acceptance Certificate will be returned to the
Developer unsigned with a report of the defects and deficiencies
listed and with a statement of the length of time in which the
defects and deficiencies shall be corrected by the Developer at his
own expense.
(l)
Should the Developer fail to correct the deficiencies or defects
listed or pay for any damage resulting therefrom, the Municipality
may deduct the cost of completing the Works and Services,
correcting the deficiencies or defects or paying the damage from
the Bond referred to in paragraph 4 hereof.
(m)
Once the Construction Completion Certificate has been issued, the
Municipality will offset the costs of the installation of the FON by
paying the developer $210 per lot serviced.
12.
The Developer shall submit to the Municipality final record drawings, in-
cluding 2 sets of full size prints and 2 sets of reduced size prints - Tabloid
size (11x17) of all works and services as constructed including individual
lot servicing cards in a form acceptable to the Approving Officer plus a
completed Schedule "F". Record drawings shall also be provided in
electronic format, scanned to TIFF at a minimum of 300 dpi and shall be
submitted also in DWG or DXF format on a compact disk (CD) or other
electronic mean acceptable to the approving officer.
(a)
The Developer agrees to pay all arrears of taxes outstanding
against the property herein described before the formal approval of
any subdivision plans.
(b)
The Developer further undertakes to pay all current taxes levied or
to be levied on the said lands on the basis and in accordance with
the assessment and collectors roll entries.
(c)
In addition to the cash deposit or Letter of Credit referred to in
paragraphs 3 and 4 hereof, the Developer agrees to pay to the
Municipality all inspection fees, administration fees, engineering
fees, non-refundable levies and charges and legal costs incurred
by the Municipality directly attributable to this agreement and the
cost of connecting all works and services to service the Devel-
opment contemplated by this agreement.
13.
The Developer covenants to save harmless and effectually indemnify the
Municipality against:
(a)
all actions and proceeding costs, damages, expenses, claims and
demands whatsoever and by whomsoever brought by reason of
the Development;
(b)
all expenses and costs which may be incurred by reason of this
agreement resulting in damage to any property owned in whole or
in part by the Municipality or which the Municipality by duty or
custom is obliged, directly or indirectly, in any way or to any
degree, to construct, repair or maintain; and
(c)
all expenses and costs which may be incurred by reason of liens or
non-payment of labour or materials, Workmens' Compensation
assessments, unemployment insurance, federal or Provincial Tax.
14.
The Municipality hereby covenants and agrees with the Developer to
permit the Developer to perform all the said Works and Services herein
upon the terms and conditions herein contained.
15.
The Municipality covenants and agrees that upon satisfactory
completion by the Developer of all of the covenants and conditions in this
agreement and without limiting the generality of the foregoing, including
the maintenance of the said Works and Services constructed pursuant to
this agreement and keeping the same in complete repair for a period of
time as specified in Section 11 hereof, to provide the Developer with a
Final Acceptance Certificate of the said Works and Services, signed by
the Approving Officer.
16.
The Developer covenants and agrees that the Municipality may withhold
the granting of an occupancy permit for the occupancy or use of any
building or part thereof constructed upon the said lands until all of the
Works and Services herein have been completed to the satisfaction of the
Approving Officer, as evidenced by the Construction Completion
Certificate provided to the Developer and signed by the Approving
Officer.
17.
It is understood and agreed that the Municipality has made no
representations,
covenants,
warranties,
guarantees,
promises
or
agreements with the Developer other than those in this Agreement.
18.
Wherever the singular or the masculine are used in this Indenture, the
same shall be construed as meaning the plural or the feminine or body
corporate or politic where the context or the parties hereto so require.
19.
This agreement shall ensure to the benefit of and be binding upon the
parties hereto, their respective heirs, executors, administrators and
assigns.
20.
The Works and Services required to be constructed pursuant to the
provisions of this Agreement shall, upon issuance of the Final
Acceptance Certificate provided for herein, become the property of the
District free and clear of any claim by the Developer or any person
claiming through the Developer.
IN WITNESS WHEREOF the parties hereto have hereunto set their hands and
seals the day and year first written above.
THE CORPORATE SEAL OF
THE
MUNICIPALITY
was
hereunto affixed in the presence
of:
___________________________
The amount and form of this Bond
and Agreement is approved by
the Approving Officer for the
Municipality
this__________day
of _______________ ,2_____ .
Approving Officer
THE CORPORATE SEAL OF
THE DEVELOPER was hereunto
affixed in the presence of:
RENEWAL
We hereby renewed for a further period of twelve (12) months in form identical
to this Agreement
which renewal is approved by the approving Officer.
THE CORPORATE SEAL OF THE MUNICIPALITY was hereunto affixed in the
presence of:
_______________________________
Approving Officer
_______________________________
THE CORPORATE SEAL OF THE DEVELOPER was hereunto affixed in the
presence of:
SCHEDULE "I"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
CONSTRUCTION COMPLETION CERTIFICATE
SUBDIVISION: ___________________WORKS AND SERVICES: _______________
DEVELOPER: ____________________AGREEMENT DATED: _________________
CONTRACTOR: __________________DATE: _______________________________
BOUNDARY OF AREA: See Map Attached
This Certificate is issued pursuant to Section 5 or Schedule "H" of the District of Sparwood Subdivision
Servicing Bylaw.
This Certificate has been made to the best of the Developer's Engineer's knowledge, information and
belief. It does not constitute a certification of any work not in accordance with the requirements of the
District of Sparwood Subdivision Servicing Bylaw whether or not such defect or deficiency could have
been observed or discovered during construction.
I, _________________________ of the Firm
hereby certify that the works and services noted herein have been installed as far as can be practically
ascertained according to the District of Sparwood Subdivision Servicing Bylaw and are complete as
defined by that Bylaw. I hereby recommend this area of the works and services for approval of this
Construction Completion Certificate.
____________________________
DEVELOPER'S ENGINEER
(SEAL)
______________________________
SIGNING OFFICER
Developer's Engineer
_______________________
Approved on ____________, 2____
Approving Officer
Rejected on _____________, 2____
(Returned unsigned)
A list of deficiencies dated _________________, 2____, to be completed or corrected is appended
hereto.
I hereby certify that the items listed as deficiencies have now been completed or corrected.
____________________________
Date: _________________, 2 ____
Developer's Engineer
APPROVED: _________________
Date: _________________, 2 ____
Approving Officer
Date maintenance period to expire: _________________, 2____
SCHEDULE "J"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
FINAL ACCEPTANCE CERTIFICATE
SUBDIVISION:____________________WORKS AND SERVICES:___________
DEVELOPER: ____________________AGREEMENT DATED:______________
CONTRACTOR:___________________DATED:_________________________
BOUNDARY OF AREA: See Map Attached.
This certificate is issued pursuant to Section 5 of Schedule "H" of the District of Sparwood Subdivision
Servicing Bylaw.
I, ________________________ of the firm
hereby certify that as of the above date the said Works and Services meet all the requirements for
acceptance as specified by the District of Sparwood Subdivision Servicing Bylaw and I hereby recommend
this area of the Works and Services for Final Acceptance by the District of Sparwood.
___________________________
Developer's Engineer
___________________________
(Seal)
Signing Officer for Developer's Eng.
Approved on __________, 2____.
____________________________
Approving Officer
Rejected on ______________, 2_____ (Returned unsigned)
A list of deficiencies, dated ______________, 2_______ to be completed or corrected is appended
hereto.
I hereby certify that the items listed as deficiencies have now been completed or corrected.
_______________________
________________________
Date: __________________, 2____
Developer's Engineer
Approved: ______________
________________________
Date Approved: _______________, 2____
Approving Officer
SCHEDULE "K"
DISTRICT OF SPARWOOD SUBDIVISION SERVICING BYLAW
LOT SERVICE CARD
SUBDIVISION
LOT
BLOCK
PLAN
ADDRESS OF BUILDING
DEVELOPER
CONTRACTOR
DESCRIPTION OF BUILDING
SINGLE DUPLEX APT. OTHER
DATE INSTALLED
DATE CONNECTED TO BUILDING
SERVICE
SERVICE
SIZE
COMPOSITION OF
SERVICE
MAIN
SIZE
COMPOSITION
OF MAIN
FITTING
AT MAIN
SERVICE
ELEV. AT PL.
RISER
HEIGHT
WATER
SANITARY SEWER
STORM SEWER
NOTE:
The location of underground services shown on this lot service card is for your convenience only and is not intended to be an
exact representation of either the horizontal or vertical alignment. It is the sole responsibility of the property owner to ensure
that the services are located and connected correctly. After connection and before you backfill please call the Public Works
Department at 425-7760 and ask for an inspection.
REMARKS
DRAWING
1. DESIGNATE MAIN TYPE
2. SHOW LOT-LINES AND ADJACENT
LOT NUMBERS
3. DIMENSION SERVICES FROM LOT LINE
4. SHOW DISTANCE FROM PL. TO MAINS
5. SHOW LOCATION OF CURB STAND
6. SHOW LOCATION OF SERVICE STUBS
WARNING
CALL BEFORE YOU DIG
BC-ONE CALL 1-800-474-6886
CHECK FOR BURIED UTILITIES BEFORE
YOU DIG. GAS, HYDRO, TELEPHONE,
CATV, STR. LIGHTING, STORM SEWER,
SANITARY SEWER, WATER, ETC.
ORIGINAL ON CARD
STOCK TO DISTRICT OF
SPARWOOD
COPY TO DISTRICT
OFFICE
COPY TO DEVELOPER