Subdivision & Development Servicing Bylaw No. 1730, 2000 (Vol. 1 - Development Requirements)
Williams Lake, British Columbia
· adopted 2000-04-18
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SUBDIVISION AND DEVELOPMENT
SERVICING BYLAW NO. 1730, 2000
VOLUME 1
DEVELOPMENT REQUIREMENTS
(CONSOLIDATED FOR CONVENIENCE ONLY)
CITY OF WILLIAMS LAKE
SUBDIVISION AND DEVELOPMENT SERVICING
BYLAW NO. 1730, 2000
VOLUME 1
DEVELOPMENT REQUIREMENTS
(ii)
CITY OF WILLIAMS LAKE
BYLAW NO. 1730, 2000
BEING A BYLAW OF THE CITY OF WILLIAMS LAKE TO ESTABLISH
SUBDIVISION AND DEVELOPMENT SERVICING STANDARDS AND CONTROLS
WITHIN THE CITY OF WILLIAMS LAKE.
WHEREAS the City of Williams Lake wishes to revise the provisions of the present Subdivision
Control Bylaw No. 713, 1980;
AND WHEREAS pursuant to the Local Government Act, the City of Williams Lake, may regulate
and require the provision of works and services in respect of the subdivision or development of land;
NOW THEREFORE, the Council of the City of Williams Lake, in open meeting assembled, enacts
as follows:
(iii)
THE CITY OF WILLIAMS LAKE
SUBDIVISION AND DEVELOPMENT
SERVICING BYLAW NO. 1730, 2000
TABLE OF CONTENTS
VOLUME 1 -
Development Requirements
Sections
Section 1
-
Title............................................................................................1
Section 2
-
Interpretation............................................................................ 2
Section 3
-
General Provisions................................................................... 6
Section 4
-
Servicing Requirements......................................................... 17
Section 5
-
Fees and Charges ................................................................... 18
Section 6
-
Insurance Requirements ........................................................ 20
Section 7
-
Schedules and Appendices .................................................... 22
Section 8
-
Enactment............................................................................... 24
Schedules
Schedule A -
Service Levels
Schedule B -
Regulations, Standards and Specifications for the Design of
Site Grading
Schedule C -
Regulations, Standards and Specifications for the Design of
Highways, Lanes and Walkways
Schedule D -
Regulations, Standards and Specifications for the Design of
Curbs and Gutters, Sidewalks and Boulevards
Schedule E -
Regulations, Standards and Specifications for the Design of
Water Systems
Schedule F -
Regulations, Standards and Specifications for the Design of
Sanitary Sewers
Schedule G -
Regulations, Standards and Specifications for the Design of
Drainage Systems
Schedule H -
Regulations, Standards and Specifications for the Design of
Street Lighting
Schedule I
-
Regulations, Standards and Specifications for the Installation of
Electrical, Communications Wiring, Cablevision and Gas
Distribution System
(iv)
THE CITY OF WILLIAMS LAKE
SUBDIVISION AND DEVELOPMENT
SERVICING BYLAW NO. 1730, 2000
TABLE OF CONTENTS cont.
VOLUME 1 - Development Requirements Cont.
Appendices
Appendix 1 - Confirmation of Commitment by Owner
Confirmation of Professional Assurance by Civil Engineer
Confirmation of Professional Assurance by Geotechnical
Engineer
Appendix 2 - Sample Standard Statutory Right-of-Way Document
Restoration Statement of Release
Appendix 3 - Substantial Completion Certificate
Construction Completion Certificate
Final Acceptance Certificate
Appendix 4 - Sample Subdivision Servicing Agreement
VOLUME 2
-
Drawing Standards ( Bound Separately)
Schedules
Schedule J -
Standards for the Preparation of Design and Construction
Record Drawings
Appendices
Appendix 5 -
Sample City of Williams Lake - Service History Sheet
Appendix 6 -
City of Williams Lake Digital Drawing Standards
VOLUME 3
-
Specifications and Standard Drawings ( Bound Separately)
Sections
Section 2
- Interpretation............................................................................ 1
Schedules
Schedule K - Specifications for the Construction of Works and Infrastructure
Designed Under Schedules B through I
Schedule L - Standard Drawings Index and Standard Drawings
Appendices
Appendix 7 - City of Williams Lake - Approved Products List
City of Williams Lake
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April 2000
Subdivision Bylaw No. 1730
SECTION 1 - TITLE
This bylaw may be cited as the City of Williams Lake Subdivision and Development Servicing
Bylaw No. 1730, 2000.
City of Williams Lake
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Subdivision Bylaw No. 1730
SECTION 2 - INTERPRETATION
INTERPRETATION
In this bylaw, unless the context requires otherwise:
"Adjacent Property Owner" means the owner of any private property adjacent to the development on
which construction is required within or across by means of an easement or other agreement.
"Agricultural Land Reserve" (ALR) means those lands designated pursuant to the Land
Commission Act.
"Approving Officer" means the person duly authorized by the City of Williams Lake Council to act
as Approving Officer pursuant to the provisions of the Land Title Act.
"Building Inspector" means the Building Inspector for the City of Williams Lake or his designate.
"Building Regulations" means the City of Williams Lake Building Bylaw as amended from time to
time in effect on the date of application for subdivision or a development building permit.
"City" means the City of Williams Lake.
"Communications Wiring" means Telephone and/or Cable Television wiring.
"Community Sewer System" means a sanitary sewer system of sewage disposal works which is
owned, operated and maintained by the Municipality.
"Community Water System" means a system of waterworks within the meaning of the Health Act
which is owned, operated and maintained by the Municipality, an Improvement District under the
Water Act or the Local Government Act, or which is regulated under the Water Utilities Act, and
authorized by the Municipal Council.
"Council" means the Council of the City of Williams Lake.
"C.S.A." means the Canadian Standards Association.
"Cul-de-sac" means a length of local street made for vehicular use, the end of which is permanently
closed either by subdivision design or by a natural feature such as inaccessible terrain.
"Design Engineer" means the Professional Civil (or other Professional) Engineer engaged by the
owner to design, prepare drawings, inspect and certify construction of works in a subdivision or
development, or his authorized representative.
"Development" means an activity that requires a Building Permit.
City of Williams Lake
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Subdivision Bylaw No. 1730
"Director of Planning and Engineering" means the Director of Planning and Engineering of the
City of Williams Lake or a duly authorized representative.
"Drainage System" means a system of works designed and constructed to control the flow of storm
water, groundwater or both.
"Frontage" means the length of a parcel boundary which immediately adjoins a highway other than a
lane or a walkway. In the case of a parcel fronting on more than one highway, the narrower side of
the parcel abutting a highway shall be its frontage.
"Gradient or Grade" expressed as a percentage is determined by dividing the vertical height from the
lowest to highest elevation on the parcel by the horizontal distance between the lowest and highest
point.
"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.
"Highway, Arterial" means a street which carries large volumes of all types of traffic between the
principle areas of traffic generation to collector or other arterial highways.
"Highway, Collector" means a street which carries traffic from local highway to arterial highway
and includes the principle entrance streets for circulation of traffic within a subdivision.
"Highway, Local" means a street used primarily for travel and access to and from the parcels of land
contiguous thereto.
"Lane" means a highway more than 3 metres but not greater than 8 metres in width, intended to
provide secondary access to parcels of land.
"Lot" means a parcel of land and the terms lot and parcel are synonymous.
"Medical Health Officer" means the Medical Health Officer appointed under the Health Act.
"Municipality" means the City of Williams Lake or the area within the municipal boundaries thereof
as the context may require.
"Off-site Works" means all works and services required to be installed or upgraded between the
boundary of the parcel being subdivided or developed and the connection point to the existing City
works and services.
"On-site Works" means all works and services installed on the parcel being subdivided or
developed.
"Owner" in respect of real property means the registered owner of an estate in fee simple, and
includes:
x
the tenant for life under a registered life estate;
x
the registered holder of the last registered agreement for sale;
City of Williams Lake
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Subdivision Bylaw No. 1730
x
the holder or occupier of land held in the manner mentioned in Sections 356 and 357 of
the Local Government Act;
x
an Indian, who is an owner under the letters patent of a municipality, incorporated under
Section 12 of the Local Government Act.
"Owner's Contractor" means the Contractor hired by the Owner to complete the construction or the
Owner if completing construction with own forces.
"Owner's Engineer" means the Design Engineer during construction of a private Owner's
development or on a City construction project the Design Engineer or the Director of Planning and
Engineering if designed by the City.
"Panhandle Parcel" means any parcel which is serviced and gains highway frontage through the use
of a narrow strip of land which is an integral part of the parcel (hereinafter called the "Access
Strip").
"Parcel" means any lot, block or other area in which land is held or into which land is subdivided,
but does not include a highway or portion thereof.
"Parcel Area" means the total land area of a parcel contained within all of the parcel lines measured
on a horizontal plane and expressed in units of square metres.
"Parcel Depth" means the average distance from the front parcel line to the rear parcel line.
"Parcel Line" means a line marking the boundary of a parcel.
"Parcel Line - Front" means the parcel line which immediately adjoins a highway other than a lane
or walkway. In the case of a parcel fronting on more than one highway, the narrower side of the
parcel abutting the highway shall be the front parcel line.
"Parcel Line - Rear" means the parcel line furthest from and opposite to the front parcel line, except
that there shall not be more than one rear parcel line.
"Parcel Line - Side" means a parcel line marking the boundary between two parcels or between a
parcel and a lane or between a parcel and a highway in the case of a corner parcel of which one or
both ends intersect a front parcel line.
"Parcel Width" means the horizontal distance between the side parcel lines, excluding access strips
of panhandle lots, measured along a line that serves as the front lot line setback as per the lot zoning.
"Potable Water" means water which is approved for drinking purposes by the Medical Health
Officer.
"Professional Engineer" means a person who is registered or duly licensed as such under the
provisions of the Engineers and Geoscientists Act of British Columbia.
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Subdivision Bylaw No. 1730
"Proven Supply" means that a supply of potable water is available and proven with respect to
volume, delivery and continuity of supply from an on-site groundwater system, a source requiring a
water license from the Ministry of Sustainable Resource Management or a community water system.
"Right-of-Way" includes land or any interest in land acquired for any public purpose, including, but
not limited to:
a) public rights of passage with or without vehicles;
b) constructing, maintaining, or operating any railway;
c) erecting and maintaining any pole-line;
d) laying, placing, and maintaining drains, ditches, pipes, transmission lines or wires for the
conveyance, transmission or transportation of water, electric power, communication, or for
the disposal of sewage;
e) the operation and maintenance of vehicular traffic and as registered as a public right-of-way.
"Roadway" means the portion of the highway that is improved, designed or ordinarily used for
vehicular traffic.
"Service Level" means the standard of municipal services required for subdivisions or developments
under the provisions of this Bylaw.
"Street" means a public highway which affords the principal means of access to abutting parcels.
"Subdivision" means the division of land into two or more parcels, whether by plan, apt descriptive
words, or otherwise.
"Utilities" means the use of land whereby water, sanitary sewer, storm sewer, electrical, telephone,
cablevision, gas and similar public services are provided and maintained.
"Walkway" means a highway intended to carry pedestrian and non-motorized traffic.
"Watercourse" means any natural or man-made drainage course or source of water, whether usually
containing water or not, and includes any lake, river, creek, spring, ravine, swamp, gulch, or source
of ground water, whether enclosed in a conduit or not.
"Works and Services" means any public service, facility or utility which is required or regulated by
this Bylaw and without restricting the generality of the foregoing includes: the supply and
distribution of water; collection and disposal of sanitary sewage and drainage water; street lighting;
highways, access roadways, curbs, gutters, walkways, and sidewalks; and natural gas, power,
telephone and cablevision services.
"Zone" means a zone as provided for in the City of Williams Lake Zoning Bylaw as amended from
time to time in effect at the date of an application for subdivision or building permit.
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Subdivision Bylaw No. 1730
SECTION 3 - GENERAL PROVISIONS
3.1
SEVERABILITY
The provisions of this Bylaw are severable. If any provision is for any reason held to be
invalid by the decision of any court of competent jurisdiction, such decision shall not affect
the validity of the remaining provisions of this Bylaw.
3.2
APPLICATION
This Bylaw shall apply to the following:
.1 All subdivisions and developments where the ownership and operation of works and
services are taken over by the City;
.2 Developments constructed under building permits that are for public use, including but
not limited to shopping malls, stores, apartments, townhouses, condominiums,
commercial enterprises, institutional facilities, or developments where the requirements
of other codes may not provide the standard of service required by the City;
Developments where the provisions of this Bylaw do not apply are construction of on-site
single family dwellings or two family (duplex) dwellings constructed under building permits
on existing serviced parcels.
3.3
ADMINISTRATION
This Bylaw shall be administered by the Approving Officer of the City of Williams Lake
where works and services are to be provided because of subdivision of land; or the Building
Inspector where works and services are to be provided because of a building permit.
3.4
RECORD KEPT
The Approving Officer may maintain a record of all applications submitted under this Bylaw
with respect to subdivisions. The record will indicate the final disposition of all such
applications.
The Building Inspector may maintain a record of all occasions when works and services are
required in accordance with the standards of this Bylaw and this record will show what
works and services were provided and where.
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Subdivision Bylaw No. 1730
3.5
AUTHORIZATION OF ENTRY
The Approving Officer, Building Inspector or their designate, or any other officer appointed
by Council are hereby authorized to enter at all reasonable times upon any property or
premises to inspect the same in connection with their duties under this Bylaw and to
ascertain whether the provisions of this Bylaw are being observed.
3.6
LEVEL OF SERVICE
Unless otherwise approved by a Development Variance Permit or Development Permit
issued by the Council, all subdivisions and developments shall be provided with services as
prescribed in Schedule A of this Bylaw.
3.7
EXCESS OR EXTENDED CAPACITY
Pursuant to Section 939 of the Local Government Act, the City of Williams Lake may
require that the Owner provide excess or extended services to provide access to, or service
land, other than the land being subdivided or developed. The City will pay for the additional
cost of materials only for oversizing to provide the required excess capacity.
3.8
SUBDIVISIONS WHERE SERVICING REQUIREMENTS MAY BE WAIVED
Notwithstanding Subsection 3.6, the servicing requirements prescribed in Schedule A of this
bylaw may not apply (at the discretion of the Approving Officer) where the parcel created is
to be used solely for the unattended equipment necessary for the operation of:
.1
a community water system;
.2
a community sewer system;
.3
a community gas distribution system;
.4
a community radio or television receiving antennas;
.5
a radio or television broadcasting antenna;
.6
a telecommunications relay station;
.7
an automatic telephone exchange;
.8
an air or marine navigational aid;
.9
electrical substations or generating stations; or
.10 any other similar public service or quasi public service facility or utility.
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Subdivision Bylaw No. 1730
3.9
COMMITMENT REQUIRED BY OWNER
Prior to review of any subdivision application by the Approving Officer, the Owner shall
enter into an agreement with the City of Williams Lake to confirm the relationship between
the Owner, the Owner's Engineer, and the City of Williams Lake. Appendix "1" of this
Bylaw contains the "Confirmation of Commitment by Owner".
This letter is to be typed on the Owner's letterhead and submitted to the City before or with
the submission for preliminary approval.
BL1921(22/7/03)
3.10
SUBDIVISION AND DEVELOPMENT ENGINEERING REQUIRED
Prior to review of any Subdivision or Development by the City, the Owner's Civil Engineer
shall confirm its engagement with the Owner such that it will be providing professional
services to the Owner to ensure that the Subdivision or Development is designed and
constructed in accordance with this Bylaw, the approved drawings and good practice.
Appendix 1 contains the "Confirmation of Professional Assurance" letter to be typed onto
the Consulting Engineer's letterhead and submitted to the City before or with the submission
for preliminary approval.
Unless required by the Approving Officer, the Owner will not be required to designate a
Geotechnical Engineer during the initial design phase of a Subdivision. The Owner's Civil
Engineer shall therefore be responsible to confirm the suitability of the site for the proposed
development and, unless otherwise directed by the Approving Officer, the Owner's
requirement to hire a Geotechnical Engineer will be limited to the construction and post-
construction phases of the project.
3.11
ENGINEERING CONSULTANTS LIABILITY
Civil and Geotechnical Engineering Consultants involved in the design and construction of
subdivision and development services throughout the City of Williams Lake shall carry
minimum Errors and Omission Liability Insurance coverage of $1,000,000 per claim
occurrence and maintain such coverage over a period of three (3) years after the date of
Construction Completion. The Consultant shall provide Certificates of Insurance with the
submission for Preliminary Subdivision or Preliminary Development approval and annually
prove that the appropriate coverage is in force.
3.12
GEOTECHNICAL AND SPECIALIST CONSULTANT OVERVIEW,
TOPOGRAPHIC MAPPING AND DEVELOPMENT PHASING
.1
Before preliminary layout review, the Owner shall, when requested by the
Approving Officer, undertake a geotechnical overview, topographic mapping and
development servicing and phasing analysis if the proposed subdivision meets one or
more of the following conditions:
City of Williams Lake
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Subdivision Bylaw No. 1730
.1
the proposed subdivision will create more than 4 parcels
.2
any part of the proposed subdivision is located within a floodplain area as
defined by map, bylaw or elevation
.3
the proposed subdivision contains land with slopes of greater than 25%
.4
the proposed subdivision contains land known or suspected to have sensitive
or unstable soil conditions.
.5
the proposed subdivision contains land identified in the Official Community
Plan as an Environmentally Sensitive or Hazardous Area.
.2
The required geotechnical overview, topographic mapping, and development
servicing and phasing analysis shall be done at the Owner's cost and shall
include all or a portion of the following scope of work as determined by the
Approving Officer:
x
A geotechnical overview report for the overall development area, extending a
minimum of 100 metres beyond the subject parcel. At a minimum this
geotechnical overview is to address:
.1
general site soil conditions;
.2
groundwater;
.3
soil/site stability; and
.4
corrosive or sulphate soils.
x
A topographic survey of the overall development area, extending a minimum of
100 metres beyond the subject parcel. A survey plot plan shall be prepared at a
minimum 1:1000 scale, with 1.0 m contours.
x
A preliminary road alignment and parcel concept plan showing how
development lands, and lands beyond the development boundaries, will be
serviced.
x
A drainage plan showing the flood plain, existing drainage courses, and
conceptually how drainage will be accommodated through the site, including any
soil erosion mitigation.
x
A preliminary erosion siltation abatement and sedimentation mitigation plan.
x
A development servicing concept plan showing preliminary alignment of
watermain, sanitary main and storm main sizes. The direction of sanitary
sewage, and storm drainage flows shall also be shown.
x
Development phasing boundaries, showing parks, institutional lands, road
hierarchy and parking.
x
A preliminary cost estimate.
Drawings associated with the preceding submissions shall be presented at a
minimum 1:1000 scale.
City of Williams Lake
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Subdivision Bylaw No. 1730
.3
The Approving Officer may require, regardless of Clause 3.12.1, a limited soil
investigation to determine if corrosive or sulphate soils exist and what mitigation
would be required for the works to be installed.
.4
The Approving Officer may also require specialist consultants to be engaged by the
Owner to provide preliminary comments on the mitigation of environmental,
biological, or other peculiar situations resulting from the proposed subdivision or
development.
3.13
GEOTECHNICAL AND SPECIALIST CONSULTANT DESIGN REQUIRMENTS
.1
In addition to the Geotechnical overview undertaken during the preliminary phase of
the project, the Owner shall, upon preliminary layout review approval when
requested by the Approving Officer, engage a qualified Geotechnical Engineer to
undertake a project specific investigation throughout the site.
.2
A Geotechnical Report, prepared under seal of a Geotechnical Engineer registered in
the Province of British Columbia, shall report his findings and provide clear,
definitive recommendations on the geometry and placement of structural and non-
structural fill sections, compaction requirements over and above those stipulated in
this Bylaw, pavement structures, groundwater mitigation, frost protection, ground
bearing loading for building construction or infrastructure appurtenances, such as
pump stations, reservoirs, etc.
.3
The report shall be prepared and submitted to the Approving Officer indicating that
the following five objectives have been satisfied.
.1
confirmation that the land is safe for the use intended;
.2
the development has been evaluated with consideration of the aquatic
setbacks outlined in the City Zoning Bylaw, steep slope and Environmentally
Sensitive and Hazardous Areas (ESHA) designations of the Official
Community Plan (OCP);
.3
mitigative prescriptions that will facilitate the safe development of the subject
lands;
.4
suitable for the registration on title of the property to advise future owners of
the conditions of development; and
.5
acknowledgement that the City may rely upon the recommendations stated in
the report for the issuance of permits needed for the development of the
lands.
.4
In addition to a specific geotechnical investigation, specialist consultants as required
shall be engaged by the Owner to provide recommendations and/or designs to
mitigate environmental, biological or other peculiar situations caused by the
proposed subdivision or development.
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Subdivision Bylaw No. 1730
3.14
CONNECTION TO THE COMMUNITY WATER SYSTEM
All water distribution or fire hydrant systems provided in accordance with this Bylaw shall
be connected to the community water system.
3.15
CONNECTION TO THE COMMUNITY SEWER SYSTEM
All sanitary sewage collection systems provided in accordance with this Bylaw shall be
connected to the community sanitary sewer system.
3.16
CONNECTION TO THE COMMUNITY DRAINAGE SYSTEM
All drainage collection systems provided in accordance with this Bylaw shall, when within
reasonable proximity of an existing community drainage system, be connected to the
community drainage system; however the rate of discharge into the existing system will be
subject to regulation by the City.
3.17
INSUFFICIENT CAPACITY IN EXISTING SYSTEMS
Should the existing City infrastructure not have sufficient capacity to accommodate the
proposed subdivision or development, the Owner shall construct one or more of the
following works at its cost which may include but are not limited to:
.1
construct on-site or off-site works that will provide the capacity required;
.2
upgrade existing City infrastructure; or
.3
construct attenuation works that will modulate demand on existing City
infrastructure.
3.18
PANHANDLE LOTS
Panhandle lots are generally not permitted, however if required to efficiently develop a
parcel of land they shall conform to the following:
.1
the access strip to one parcel, where there is no possibility of further subdivision
shall be a minimum 7.5 m wide, with a minimum 3.5 m wide access road; the access
strip shall not be calculated as part of the minimum parcel area.
.2
where a panhandle lot is capable of further subdivision, dependent on access through
the panhandle, the access strip shall be a minimum 20 m wide, with a minimum 3.5
m wide access road to serve a single lot. Upon further subdivision the access road
shall be constructed in accordance with Schedule A of this Bylaw.
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Subdivision Bylaw No. 1730
3.19
DEVELOPMENT ROADS
Minimum 7.3 m wide roads shall be constructed through private developments, and designed
with respect to geometry and structural strength to accommodate fire fighting and garbage
collection vehicles. Adequate manoeuvring space shall also be provided to allow subject
vehicles to turn around where required or pickup garbage containers without making
awkward and unsafe turning and reversing movements.
3.20
COST OF SERVICES
Unless otherwise provided in this Bylaw, all on-site and off-site works and services required
in this Bylaw shall be constructed and installed at the expense of the Owner of the land being
subdivided or developed.
3.21
SUBMISSIONS
During the various phases of the work, from preliminary approvals to finalization of the
project, the Owner shall make submissions to the Approving Officer.
3.22
OTHER JURISDICTIONS
Where applicable the Owner shall obtain approvals, pay for utility designs and construction,
and execute the work required by other jurisdictions, in accordance with the requirements of
each respective jurisdiction. Such jurisdictions include:
x
Ministry of Transportation
x
Ministry of Water, Land and Air Protection
x
Ministry of Sustainable Resource Development
x
Ministry of Health
x
Department of Fisheries and Oceans
x
BC Hydro and Power Authority
x
Telus
x
BC Gas
x
Shaw Cable
x
Canada Post
x
Westcoast Energy Inc.
x
BC Rail
Approvals from other jurisdictions not listed above may be required by the Approving
Officer.
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Subdivision Bylaw No. 1730
3.23
TECHNICAL SPECIFICATIONS REQUIRED
The specifications comprising this Bylaw should not be considered complete enough for
tendering and construction of the work. The Owner's engineer shall, when requested by the
Approving Officer, prepare the appropriate supplementary specifications and general
provisions and submit them to the Approving Officer with each submission for final
subdivision or development approval. The Approving Officer will review the submission
together with the standard specifications, attached as Schedule K of this Bylaw, to ensure
that the scope and quality of work is adequately defined, that the City's interests are
protected, and that the work will be executed in accordance with this Bylaw.
3.24
QUALITY OF CONSTRUCTION MATERIALS
All construction materials, where applicable, used throughout subdivision and development
projects shall be CSA approved, and be in accordance with the approved products list
maintained by the City of Williams Lake.
3.25
RIGHT-OF-WAY AGREEMENT
Where statutory right-of-ways or easements are required to facilitate the installation of utility
mains, the Owner shall enter into an agreement with the City for each right-of-way or
easement. The Owner shall pay for all costs relating to registry of each right-of-way or
easement on each respective land title. Appendix 2 contains a sample Standard Statutory
Right-of-Way Agreement document.
3.26
CONNECTIONS TO EXISTING CITY INFRASTRUCTURE
The City of Williams Lake will construct all connections to existing water mains, sanitary
sewer mains and drainage mains, unless directed otherwise by the Approving Officer. The
City will construct each connection and charge the Owner accordingly.
3.27
LIABILITY INSURANCE
Prior to construction start-up of any subdivision or development requiring work within or
about existing Dedicated Road or City Property, the Owner shall submit to the Approving
Officer proof of liability insurance in accordance with Section 6 - Insurance Requirements
of this Bylaw.
3.28 SECURITY DEPOSITS
The Owner shall post with the City of Williams Lake, Security Deposits in accordance
with Section 5 - Fees and Charges, to assure general conformance to the Subdivision and
Development Servicing Bylaw.
Security Deposits are not required for private developments not requiring Subdivision or
work within Dedicated Road or City Property.
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Subdivision Bylaw No. 1730
3.29
CONSTRUCTION
1.
Prior to construction start-up the following steps are necessary. The Owner shall:
(a) submit to the Director of Planning and Engineering a construction schedule
listing an approximate start date for each phase of construction.
(b) Provided the appropriate proof of insurance.
(c) Post required inspection and performance fees and securities with the City.
(d) Submit completed BC Building Code Schedule B-1 and B-2 forms to the Building
Inspector (for development only).
(e) Receive a Construction Permit issued by the Approving Officer to proceed with
subdivision construction or a Building Permit issued by the Building Inspector for
developments.
2.
Execute construction in accordance with the Specifications set out in Schedule K and
Standard Drawings in Schedule L of this Bylaw.
3.
Execute construction in accordance with the requirements of other jurisdictions having
authority over various aspects of the work.
3.30
CITY WITNESSES FIELD CONDITIONS AND ALL FIELD TESTS
During the course of construction, the Director of Planning and Engineering or his designate
shall be advised and be in attendance at various stages of construction. The minimum
advance time notice for each is as follows:
CONSTRUCTION STAGE
MINIMUM NOTICE
x
After grubbing and stripping and prior to construction.
24 hours
x
Sub-grade proof rolling
24 hours
x
Prior to placement of curb and gutter and sidewalk
48 hours
x
Prior to paving
48 hours
x
Water system pressure/leakage tests
24 hours
x
Sanitary sewer system leakage tests
24 hours
x
Storm Drainage system leakage tests
24 hours
x
Start-up of Pump Stations, Reservoirs, etc.
48 hours
x
Substantial Completion Inspection
48 hours
x
Construction Completion Inspection
48 hours
City of Williams Lake
15
April 2000
Subdivision Bylaw No. 1730
3.31
CONSTRUCTION COMPLETION CERTIFICATION REQUIRED
Upon completion of subdivision and development projects, the Owner's Engineer of record
shall certify construction completion in accordance with this Bylaw by submitting the
following, for approval and issuance by the Director of Planning and Engineering:
.1 On Subdivisions
x
A Substantial Completion Certificate when the project is 98% complete and
available for the purpose intended upon which deficiencies to be rectified are listed.
x
A Construction Completion Certificate after the deficiencies listed on the Substantial
Completion Certificate have been rectified to the satisfaction of the Director of
Planning and Engineering.
x
A Final Acceptance Certificate after all deficiencies noted during the One Year
Maintenance Inspection, have been rectified to the satisfaction of the Director of
Planning and Engineering.
The City of Williams Lake standard Substantial Completion, Construction Completion
and Final Acceptance Certificates contained in Appendix 3 shall be used.
The certificates are not valid until the Director of Planning and Engineering has signed
and issued them back to the Owner. The effective date of each certificate shall be the
date of signing by the Director of Planning and Engineering.
The one (1) year maintenance period shall commence after the date of Construction
Completion.
.2 On Development Projects:
x
BC Building Code Schedule B - C forms.
3.32
CONSTRUCTION RECORDS
At time of submission of the Construction Completion Certificate, the Owner's Engineer
shall also submit Construction Record Documentation, as outlined in Schedules B though J
of this Bylaw.
Alternatively if Construction Record Documentation is not completed at time of submission
of the Construction Completion Certificate, the Owner may post with the City of Williams
Lake a Construction Record Security as specified in Section 5 Fees and Charges.
A Construction Completion Certificate will not be issued by the Director of Planning and
Engineering until either acceptable Construction Record Documentation or Construction
Record Security is received by the Director of Planning and Engineering.
City of Williams Lake
16
April 2000
Subdivision Bylaw No. 1730
3.33
CITY INSPECTIONS
The Owner's Engineer(s) shall take complete responsibility for the integrity of construction
work; however, the Director of Planning and Engineering will make periodic site inspections
to ensure general conformance to this Bylaw. If the Director of Planning and Engineering is
not satisfied with the quality of construction work, or is not satisfied that the Owner's
Engineer is providing the appropriate level of inspection, the Director of Planning and
Engineering will, after twenty four (24) hours written notice, engage an inspector to provide
a satisfactory level of inspection over the duration of the project. Payment for this inspection
will be taken from the Inspection and Performance Security posted with the City by the
Owner prior to construction.
3.34
COMPLIANCE WITH BYLAW
No person shall subdivide or develop land in the City of Williams Lake except in
compliance with the provisions of this Bylaw.
3.35
VIOLATION
Every person who:
.1
violates any of the provisions of the Bylaw;
.2
causes or permits any act or thing to be done in contravention or violation of any of the
provisions of this Bylaw;
.3
neglects or omits to do anything required under this Bylaw;
.4
carries out, causes or permits to be carried out any subdivision or development in a
manner prohibited by or contrary to any of the provisions of this Bylaw;
.5
fails to comply with an order, direction or notice given under this Bylaw; or
.6
prevents or obstructs or attempts to prevent or obstruct the authorized entry of an
officer of the Municipality on property,
shall be deemed to be guilty upon summary conviction of an offence under this Bylaw.
3.36
OFFENCE
Each day's continuance of a violation constitutes a new and distinct offence.
3.37
PENALTY
Every person who commits an offence under this Bylaw is liable on summary conviction to
penalties prescribed in the Offence Act.
City of Williams Lake
17
April 2000
Subdivision Bylaw No. 1730
SECTION 4 - SERVICING REQUIREMENTS
4.1
REQUIREMENTS
As a condition of the approval of a subdivision or issuance of a building permit for
development, the Council requires that the owner of the land being subdivided or developed
provide services as follows:
.1 Highways, Lanes and Walkways in accordance with the level of service and standards
set out in Schedules A and C of this Bylaw;
.2 site grading in accordance with Schedule B of this Bylaw;
.3 curb, gutter, sidewalks and boulevards in accordance with the level of service set out in
Schedule A and standards set out in Schedule D of this Bylaw;
.4 water systems in accordance with the level of service set out in Schedule A and
standards set out in Schedule E of this Bylaw;
.5 sanitary sewer systems in accordance with the level of service set out in Schedule A and
standards set out in Schedule F of this bylaw;
.6 drainage systems in accordance with the level of service set out in Schedule A and
standards set out in Schedule G of this Bylaw;
.7 street lighting in accordance with the level of service set out in Schedule A and standards
set out in Schedule H of this Bylaw;
.8 electrical and communications wiring in accordance with the level of service set out in
Schedule A and standards set out in Schedule I of this Bylaw;
.9 preparation of design and construction record drawings in accordance with Schedule J of
this Bylaw;
.10 specifications for construction of works and infrastructure set out in Schedule K of this
Bylaw; and
.11 standard drawings for construction of works set out in Schedule L of this Bylaw.
4.2
MINIMUM STANDARDS
The standards and specifications that are set out in Schedules B through L are the minimum
standards. The Design Engineer shall provide supplemental design drawings and
specifications in particular circumstances that warrant a higher standard.
City of Williams Lake
18
April 2000
Subdivision Bylaw No. 1730
SECTION 5 - FEES AND CHARGES
5.1
APPLICATION FEES
Application fees for Subdivision and Development shall be in accordance with the City of
Williams Lake Procedures Bylaw.
BL1918 (22/7/03) 5.2
ADMINISTRATION / INSPECTION FEES
Administration / Inspection fees for Subdivision and Development shall be equal to 1% of
the approved Engineer's Cost Estimate to cover normal City inspection and
administration costs.
5.3
SECURITY DEPOSITS
The Owner shall post with the City of Williams Lake, Security Deposits in the form of
cash or a letter of Irrevocable Credit, to assure general conformance to the Subdivision
and Development Servicing Bylaw. The required Security amounts and circumstances in
which they are required are as follows;
TYPE OF
SECURITY
AMOUNT *
CIRCUMSTANCE
REQUIRED
WHEN
REQUIRED
Inspection
10% of approved
Engineer's Cost
Estimate
All Subdivisions or
Developments containing
works to be taken over by the
City upon Completion
Prior to City
Issuing
Construction
Permit
One year
maintenance
10% of approved
Engineer's Cost
Estimate
Upon Construction
Completion Required for
all Subdivisions
Prior to City
Signing
Subdivision
Plan
Construction
Record
15% of approved
Engineer's Cost
Estimate
Owner wishes to have
Subdivision Plan signed prior
to Construction Record
Drawing Acceptance
Prior to City
Signing
Subdivision
Plan
Performance
125% of approved
Engineer's Cost
Estimate to
complete remaining
construction
Owner wishes to have
Subdivision Plan Signed after
all buried utilities installed
and roads constructed to top
of Granular Sub-Base
Prior to City
Signing
Subdivision
Plan
* Interest will not be paid on any Security amounts deposited with the City.
The above deposits are cumulative, not inclusive.
City of Williams Lake
19
April 2000
Subdivision Bylaw No. 1730
Security Deposits are not required for private developments not requiring Subdivision or
work within Dedicated Road or City Property.
BL1918 (22/7/03)
Security Deposits posted with the City will be refunded as follows;
- Inspection Securities
-
refunded upon issuance of a Construction
Completion Certificate by the Director of
Planning and Engineering.
- Performance Securities
-
refunded upon issuance of a Construction
Completion Certificate by the Director of
Planning and Engineering.
- Construction Record Security -
refunded
upon
receipt
of
approved
Construction Record Drawings, Operation
and Maintenance Manuals and Construction
Documentation.
- Maintenance Security
-
refunded after One Year maintenance
inspection, and issuance of the Final
Acceptance Certificate by the Director of
Planning and Engineering.
Upon completion of all works in conformance with this Bylaw to the satisfaction of the
Approving Officer, all security deposits will be refunded to the owner.
City of Williams Lake
20
April 2000
Subdivision Bylaw No. 1730
SECTION 6 - INSURANCE REQUIREMENTS
6.1
The Owner shall save and hold harmless the City of Williams Lake from and against any
and all suits or claims alleging damage or injury (including death) to any person or
property that may occur or that may be alleged to have occurred, in the course of the
performance of this Subdivision or Development, whether such claim shall be made by
an employee of the Owner, or by a third person and whether or not it shall be claimed
that the alleged damage or injury (including death) was caused through the negligent act
or omission of the Owner, its officers, servants, agents or employees or a wilful or
negligent act or omission of any of its Contractors or Subcontractors or any of their
officers, services, agents or employees: and at its own expense, the Owner shall defend
any and all such actions and pay all legal charges, costs and other expense arising
therefrom.
6.2
The Owner will at the Owner's expense, carry with an insurance company or companies and
under policies of insurance acceptable to and approved by the City of Williams Lake the
following insurance with limits not less than shown in the respective items:
6.2.1
Automotive Liability Insurance (Owned and Non-Owned Units)
Limits: Bodily Injury and Property Damage - inclusive each accident $3,000,000.
The Owner shall, at the Owner's expense, throughout the term of the Contract,
maintain such insurance as required under the Insurance (Motor Vehicle) Act of
British Columbia. The Owner shall provide the City of Williams Lake with a
Certificate of Insurance, I.C.B.C. form No. APV 47, for owned or leased vehicles as
evidence of third party motor vehicle insurance coverage.
6.2.2
Comprehensive General Bodily Injury and Property Damage Liability Insurance
Limits: Bodily Injury - inclusive $3,000,000
The insurance shall include Contractor's Contingent Liability, and Contractual
Liability of sufficient scope to include the liability assumed by the Owner under the
terms of this Bylaw, and Completed Operations Liability. The policy shall include
the Owner, the City of Williams Lake and all Subcontractors as additional insureds
with a cross liability clause. Any property damage deductible shall be for the
account of the Owner and shall not exceed $2,500.00 for any one occurrence.
6.3
The above specified insurance policies shall have the right of subrogation waived as
against the City of Williams Lake and its respective employees, servants and agents.
6.4
Prior to commencement of any Work, the Owner shall provide the City of Williams Lake
with satisfactory evidence that the insurance required to be provided by the Owner under
this Bylaw is in full force and effect.
City of Williams Lake
21
April 2000
Subdivision Bylaw No. 1730
6.5
The City of Williams Lake makes no representation or warranty with respect to the extent
or adequacy of the insurance protection afforded by the policies above. It shall be the
full responsibility of the Owner and its Contractors to determine their own additional
insurance coverages, that are necessary and advisable for their own protection or to fulfil
their obligations under this Bylaw. Any such additional insurance shall be provided and
maintained by the Owner at the Owner's own expense.
6.6
All policies referred to shall provide that thirty (30) days notice of cancellation will be given
in writing to each insured, including the City of Williams Lake, otherwise the policies are to
remain in full force and effect until the Work has been completed. Notwithstanding the
foregoing, the Comprehensive General Bodily Injury and Property Damage Liability
Insurance, referred to above, shall remain in full force and effect from the commencement of
the performance of the Work for a period of not less than twelve (12) months following
Total Completion and, with respect to completed operations coverage, for a period of not
less than 12 months following Total Completion.
6.7
The Owner is responsible for ensuring that its Subcontractors comply with the same
insurance requirements as outlined in this Bylaw.
City of Williams Lake
22
April 2000
Subdivision Bylaw No. 1730
SECTION 7 - SCHEDULES and APPENDICES
7.1
The following is a list of schedules attached hereto and forming part of this Bylaw:
.1
SCHEDULE A
-
Service Levels;
.2
SCHEDULE B
-
Regulations, Standards and Specifications for the Design of
Site Grading;
.3
SCHEDULE C
-
Regulations, Standards and Specifications for the Design of
Highways, Lanes and Walkways;
.4
SCHEDULE D
-
Regulations, Standards and Specifications for the Design of
Curbs and Gutters, Sidewalks and Boulevards;
.5
SCHEDULE E
-
Regulations, Standards and Specifications for the Design of
Water Systems;
.6
SCHEDULE F
-
Regulations, Standards and Specifications for the Design of
Sanitary Sewers;
.7
SCHEDULE G
-
Regulations, Standards and Specifications for the Design of
Drainage Systems;
.8
SCHEDULE H
-
Regulations, Standards and Specifications for the Design of
Street Lighting;
.9
SCHEDULE I
-
Regulations, Standards and Specifications for the Installation
of Electrical, Communications Wiring, Cablevision and Gas
Distribution System;
.10
SCHEDULE J
-
Standards for the Preparation of Design and Construction
Record Drawings (bound separately);
.11
SCHEDULE K
-
Specifications
for
the
Construction
of
Works
and
Infrastructure Designed Under Schedules B Through I (bound
separately); and
.12
SCHEDULE L
-
Standard Drawing Index and Standard Drawings (bound
separately).
City of Williams Lake
23
April 2000
Subdivision Bylaw No. 1730
7.2
The following is a list of standard letters contained in Appendix 1 to be submitted by the
Owner and his Engineers on their letterhead to the City, and are included for convenience
only and do not form part of this bylaw:
.1
Confirmation of Commitment by Owner;
.2
Confirmation of Professional Assurance by Civil Engineer;
.3
Confirmation of Professional Assurance by Geotechnical Engineer;
7.3
The following list of Right-of-Way Agreement Documents contained in Appendix 2 are
included for convenience only and do not form part of this Bylaw.
.1
Sample Standard Statutory Right-of-Way Document
.2
Restoration Statement of Release
7.4
The following list of Certificates contained in Appendix 3 are included for convenience only
and do not form part of this Bylaw.
.1
Substantial Completion Certificate
.2
Construction Completion Certificate
.3
Final Acceptance Certificate
7.5
The following Subdivision Servicing Agreement contained in Appendix 4 is included for
convenience only and does not form part of this Bylaw.
.1
Sample Subdivision Servicing Agreement
7.6
The following Property History Sheet contained in Appendix 5 is included for convenience
only and does not form part of this Bylaw.
.1
City of Williams Lake - Service History Sheet.
7.7
The following Digital Drawing Standards contained in Appendix 6 are included for
convenience only and do not form part of this Bylaw.
.1
City of Williams Lake - Digital Drawing Standards.
7.8
The following Approved Product List contained in Appendix 7 is included for convenience
only and does not form part of this Bylaw.
.1
City of Williams Lake - Approved Products List.
City of Williams Lake
24
April 2000
Subdivision Bylaw No. 1730
SECTION 8 - ENACTMENT
8.1
Repeal of Previous Bylaw
Subdivision Control Bylaw Number 713, 1980 and all amendments thereto, is hereby
repealed.
8.2
Bylaw Adoption
Read a FIRST time this
22nd day of February
, 2000.
Read a SECOND time this
22nd day of February
, 2000.
Read a THIRD time this
4th day of April
, 2000.
RECONSIDERED AND ADOPTED this 18th day of April
, 2000.
"original signed by"
MAYOR
"original signed by"
MUNICIPAL CLERK
I WAYNE K. THIESSEN, MUNICIPAL CLERK
OF THE CITY OF WILLIAMS LAKE, DO
HEREBY CERTIFY THIS TO BE A TRUE COPY
OF BYLAW 1730 AS RECONSIDERED AND
ADOPTED BY COUNCIL AT ITS REGULAR
MEETING HELD 18 APRIL, 2000.
"original signed by"
_________________________________
MUNICIPAL CLERK
SCHEDULE A
SERVICE LEVELS
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "A" TO BYLAW NO. 1730.
"original signed by"
________________________________________________
MUNICIPAL CLERK
A-1
SCHEDULE A
SERVICE LEVEL
1.
All Subdivisions and Developments throughout the City of Williams Lake shall be
constructed in accordance with the development standards outlined on Table A.1 and Table
A.2 conforming to the following:
.1
Site grading in accordance with Schedule B.
.2
Asphaltic concrete paving on roadways, lanes and walkways in accordance with
Schedule C.
.3
Curb and gutter and sidewalks in accordance with Schedule D.
.4
Water distribution system and connection to community water system in accordance
with Schedule E.
.5
Sanitary sewer collection system and connection to community sanitary sewer system
in accordance with Schedule F.
.6
Storm sewer drainage in accordance with a drainage plan in accordance with Schedule
G.
.7
Street lighting in accordance with Schedule H.
.8
Underground, hydro, telephone and cablevision in accordance with Schedule I,
however:
x
If permitted by the Approving Officer, new subdivisions or developments through
areas serviced by overhead hydro, telephone and cablevision from a lane, may be
serviced overhead from the lane.
x
Industrial subdivisions may be serviced by overhead hydro, telephone and
cablevision. Industrial subdivisions adjacent to commercial or residential
subdivisions may require underground servicing in the bordering areas, at the
discretion of the Approving Officer.
A-2
TABLE A.1
DEVELOPMENT STANDARDS BY ROAD CLASSIFICATION
Road Classification
Right-of-Way
Width
Pavement
Width 1
Traffic
Lane
Widths
Curb
Type
Minimum
Sidewalk Width 2
Hydro/Telephone/
Cablevision
Downtown Commercial
20.0 m
14.5 m
3.75 m
Upright
2.6 m both
underground but
overhead in lanes
4 Lane Collector
25.0 m
15.0 m
3.75 m
Upright
2.0 m both
underground
2 Lane Collector
20.0 m
13.0 m
3.75 m
Upright 3
1.5 m both 4
underground
Industrial
20.0 m
13.0 m
3.5 m
Upright
1.5 m one side 5
overhead
Local
20.0 m
11.0 m
3.50 m
Roll Over
1.5 m one side
underground
Cul-de-sac
- entrance
20.0 m
10.0 m
3.00 m
Roll Over
1.5 m one side 5
underground
- terminus
15 m radius
12 m radius
Roll Over
1.5 m halfway 5
underground
Lanes
6.0 m
6.0 m
3.0 m
Not required
not applicable
not applicable
Pedestrian Walkways
3.0m min.
3.0m
-
Not required
not applicable
not applicable
Developments
N/A
7.3 m
3.65 m
As required
as required
underground
1
Pavement width is defined as the width between the curb gutter lines (face of curb) on each side of the road.
2
The width of sidewalk is measured from the back of curb.
3
The City may allow rollover curbs on 2 lane collectors as determined by the Director of Planning and Engineering.
4
The City may allow a 1.5 m wide sidewalk on only one side of a 2 lane collector as determined by the Director of Planning and
Engineering.
5
A sidewalk may not be required, as determined by the Director of Planning and Engineering.
A-3
TABLE A.2
DEVELOPMENT STANDARDS BY LAND USE DESIGNATION
Land Use Designation from Official
Community Plan
Domestic Water
Water Supply for
Fire Protection
Sanitary Sewer
Storm Sewer /
Drainage
Street Lighting
Residential
Yes
Yes
Yes
Underground
Underground
Westside (1)
Yes
Yes
Yes
Underground
Underground
South Lakeside Residential
Yes
Yes
Yes
Underground
Underground
Town Centre
Yes
Yes
Yes
Underground
Underground
Highway Commercial
Yes
Yes
Yes
Underground
Underground
Service Commercial
Yes
Yes
Yes
Underground
Underground
Light Industrial
Yes
Yes
Yes
Underground
On Hydro Poles
Heavy Industrial
Yes
Yes
Yes
Ditch
On Hydro Poles
Airport Industrial
Yes
Yes
Yes
Ditch
On Hydro Poles
Sand and Gravel
N/A
N/A
N/A
N/A
N/A
Institutional
Yes
Yes
Yes
Underground
Underground
RC Cotton Special Planning Area
Yes
Yes
Yes
Underground
Underground
Parks, Recreation and Natural Environment
Yes (2)
No
Yes (3)
Ditch
Underground
Large Holdings
Well
No
Field (4)
Ditch
On Hydro Poles
Agricultural Land Reserve
Well
No
Field (4)
Ditch
On Hydro Poles
(1) Except areas zoned Acreage Reserve (A-1) or Rural Residential (RR-1) which shall be permitted the same Development Standards as Large Holdings.
(2) Irrigation Water Service for Developed Park Land with Landscaping.
(3) Sanitary Service may be required when Developed for Sports Fields Etc.
(4) Private Septic Field or Lagoon - Requires Ministry of Health and Director of Planning and Engineering Approval.
SCHEDULE B
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR
THE DESIGN OF SITE GRADING
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "B" TO BYLAW NO. 1730.
"original signed by"
________________________________________________
MUNICIPAL CLERK
B-1
SCHEDULE B
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR
THE DESIGN OF SITE GRADING
B - 1.0
GENERAL
Through areas of steep topography the Owner shall undertake site grading work as
requested by the Approving Officer in order to provide developable building sites,
reasonable lot access, and accommodate or enhance drainage. The Owner shall execute
site grading work in accordance with the regulations, standards and specifications set out
in this Schedule.
B - 1.01 Approval of Engineering Drawings Required Prior to Construction
Prior to commencement of construction, engineering drawings for site grading work shall
be submitted to the Approving Officer for approval. These drawings shall explicitly
show:
x
clearing and grubbing boundaries
x
fill and excavation areas (by shading)
x
structural fill areas
x
lot grading elevations and sections
x
drainage works
x
siltation abatement and control
x
profiles along excavation and embankment control lines
No construction of the work shall commence until the Owner has received written
approval from the Approving Officer.
B - 1.02 Geotechnical Evaluation
In addition to the geotechnical overview undertaken during the initial phases of the
project, the Owner shall engage the services of a qualified Geotechnical Engineer to
investigate surface and sub-surface conditions with respect to site grading within the
proposed subdivisions. The Geotechnical Engineer shall prepare a report outlining his
findings and shall provide clear, definitive recommendations on the geometry and
placement of fill sections, compaction requirements for structural and non-structural fills,
cut and fill slope geometry, pavement structures for roads and any other goetechnical
issues affecting site grading construction within the proposed subdivision. A copy of the
geotechnical evaluation shall be submitted to the Approving Officer at the time the
engineering drawings are submitted for approval.
B-2
B - 1.03 Drainage
Supplemental to the requirements for drainage systems outlined in Schedule G of this
Bylaw, the Owner shall design site grading and drainage works to:
x
accommodate drainage through the site;
x
accommodate drainage generated on-site;
x
mitigate drainage from one property to another;
x
mitigate sub-surface drainage/groundwater problems;
x
mitigate soil erosion potential; and
x
negate siltation of adjacent or receiving streams and watercourses.
The Engineer shall prepare the appropriate drawings to explicitly show the works required
to accommodate site drainage.
B - 1.04 Detail Site Survey
Detail site surveys are required throughout the site to ensure grading in accordance with
the requirements of this Bylaw with respect to assuring the competence of non-structural
and structural fills and to accommodate site drainage during and after construction of
the subdivision or development.
B - 2.0
DESIGN CRITERIA
B - 2.01 General
The intent of site grading plans is to ensure that the following parameters are
accommodated:
x
Overall site drainage to provide:
-
conveyance of off-site runoff onto and through the site;
-
conveyance of on-site runoff into existing watercourses or new drainage
infrastructure;
-
abatement of drainage from one lot to another; and
-
abatement of sub-surface groundwater problems.
B-3
x
Buildable lots are created that provide:
-
reasonable access from fronting roadways;
-
drainage from each lot and into drainage infrastructure;
-
structural competence of undisturbed and embanked soils to support building
loads.
x
Provide drawings that are easy to interpret by approving authorities and contractors
to construct the work.
B - 2.02 Site Preparation
All areas of the site where excavations or embankments are to be constructed shall be
cleared of trees, structures and debris, grubbed and stripped of organic topsoil.
Marketable timber shall be salvaged; waste wood, roots, structures and debris shall be
loaded, hauled and disposed of at an approved location off-site (Municipal / Regional
Landfill).
B - 2.03 Excavation and Embankment Slopes
Unless specified otherwise by the Geotechnical Engineer, maximum (steepest) excavation
and embankment slopes shall be 2 m horizontal by 1 m vertical (2:1).
B - 2.04 Compaction
Unless specified otherwise by the Geotechnical Engineer all embankment shall be
compacted as follows:
x
Non-Structural Embankments - Minimum 95% Standard Proctor Density
x
Structural Embankments - Minimum 100% Standard Proctor Density
B - 2.05 Lot Grading
Wherever possible, lots shall be graded towards roadways, and in no case shall lots be
permitted to drain onto an adjacent lot. Through areas where site topography prohibits
drainage to roadways, lots may be graded to lot lines with drainage swales graded out to
the roadways. Drainage swales shall be protected by registration of a covenant and a
statutory right-of-way on the lot title.
Where lot grading is undertaken maximum lot grades shall be 15% graded to 20 m back
from the front property line and minimum lot grades 2%.
B-4
B - 2.06 Lot Access
Maximum 12% access grades measured from the property line elevation shall be
provided to each lot.
B - 2.07 Landscaping and Hydroseeding
Upon completion of earthworks, all excavation and embankment slopes shall be
covered with an adequate thickness of organic topsoil, stripped during the site
preparation phase of the project and hydroseeded as follows:
1.
Schedule all operations to ensure optimum environmental protection and seeding
operations. Schedule hydraulic seeding to follow as soon as practical after growing
medium placement and finish grading to provide vegetative cover as soon as
possible.
2.
Schedule seeding after frost has left ground and before June 15, or between
August 31 and September 30.
3.
Do not perform work under adverse field conditions such as winds greater than 10
km per hour, frozen soil, hot and arid conditions, excessively wet or dry soil or
soil covered with snow, ice or standing water.
4.
No seeding shall be carried out in areas or over surfaces that are not properly
prepared. The Contractor is to examine site before starting work to verify all
surfaces are properly prepared.
5.
All seed, mulch, fertilizers and related materials, where required, to be stored in
dry, weatherproof storage place and to be protected from damage by heat,
moisture, rodents or other causes until time of seeding. Labels or other
identification not to be removed or defaced.
6.
A slow release fertilizer formulation based on analysis of soil to be seeded shall
be applied in conjunction with the hydroseed application.
7.
Mulch shall be specially prepared wood cellulose and/or textile fabric of a type
commonly used and approved for hydraulic seeding.
8.
Blend hydroseed application into adjacent grass and forest to form uniform
surfaces.
9.
Maintain hydroseed areas as necessary to establish a complete coverage of grass
in a healthy and growing condition until final acceptance.
10. Hydroseed areas will be accepted when seeded areas are uniformly established
and areas are free of rutted, eroded, bare or dead spots and free of weeds.
Products
Seed
Grass seed to meet requirements of Canada Seed Act for Canada No. 1 seed.
Seed mixes shall be supplied by a recognized supplier of certified seed.
Seed to be packed and delivered in original containers clearly showing:
B-5
1.
Name of supplier
2.
Analysis of seed mixture
3.
Percentage of pure seed
4.
Year of production
5.
Net weight
6.
Date and location of bagging
Installed seed mixes and application rates are to take into account site specific
variables such as altitude, micro-climate, soil type, and soil organic content, as well as
water availability, seed availability, seed germination rates, and time of seeding.
All seed species, installed on sites where no additional water supplementation is to be
applied other than natural rainfall, shall be drought tolerant varieties.
A seed mix shall be specified from the following seed species for a typical installation
in populated areas i.e., subdivisions, roadside cover slopes, and empty lots:
1.
Hard fescue
2.
Creeping red fescue
3.
Sheep fescue
4.
Annual ryegrass
5.
Perennial ryegrass
6.
Crested wheatgrass
7.
Mountain bromegrass
No less than three species of seed of which no portion is less than 20% shall be used
in each custom blend.
Percentages and application rate for custom mixes shall be specified by the supplier
and shall be not less than 30 kg/ha.
Nitrogen fixing legumes such as alfalfa or clover may be used in limited quantity in
seed mixes where a quick short term (less than 3 years) cover crop is required to
control erosion or to establish native dryland grasses. Inclusion of legumes in seed
mixes is to be approved prior to application.
Mulch
Slurry application
1.
Mulch material application at 2,000 kg/ha
2.
Tackifier application at 60 kg/ha
3.
Fertilizer application as required to bring top soil to required levels of fertility.
4.
Sufficient water to suspend the components in a slurry and provide a uniform
coverage of the soil surface of the components at the specified rates.
B-6
B- 2.08
Siltation Abatement and Erosion Control
Siltation abatement and erosion control works shall be designed and implemented during
construction, in consultation with and in accordance with the requirements specified by
the City, the Provincial Ministry of Water, Land and Air Protection, and the Federal
Department of Fisheries and Oceans. Specialist drainage, environmental and biological
consultants shall be engaged by the owner as required to mitigate siltation and erosion
control concerns to the satisfaction of the City, Provincial and Federal Agencies.
B-3.0
RECORD DOCUMENTATION
B - 3.01 Construction Record Drawings
Prior to issuance of a Construction Completion Certificate by the Director of Planning
and Engineering, the Owner's Engineer shall submit the following:
x
a site plan at minimum 1:500 scale showing the;
-
cadastral lot layout
-
road and other Rights of Ways
-
location of excavation areas
-
non-structural, and structural embankments
-
drainage courses and drainage works
x
Above information to be provided in format and standards specified in Schedule J -
Drawing Standards - of this bylaw.
C - 3.02 Construction Documentation
x
Detailed site data Report for each structural fill lot showing:
-
cadastral lot layout
-
site topography after stripping
-
site topography after completion of structural fills
-
a profile through each lot showing the original ground line profile (after
stripping) and the finished gradeline profile
-
a geotechnical report under seal of a Professional Engineer, documenting site
inspections, compaction testing and certification of the fill, together with
recommendations for building construction.
SCHEDULE C
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR
THE DESIGN OF HIGHWAYS,
LANES AND WALKWAYS
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "C" TO BYLAW NO. 1730.
"original signed by"
________________________________________________
MUNICIPAL CLERK
C-1
SCHEDULE C
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR
THE DESIGN OF HIGHWAYS, LANES AND WALKWAYS
C - 1.0
GENERAL
Where the provisions of Schedule A of this Bylaw require the construction of roads, the
Owner shall construct such roads in accordance with the regulations, standards and
specifications set out in this Schedule.
C - 1.01 Approval of Engineering Drawings Required Prior to Construction
Engineering drawings for subdivisions and developments showing detailed design of
roads shall be submitted to the City Approving Officer for approval prior to
commencement of construction. These drawings shall be prepared in accordance with the
City's specification found in Schedule J and shall show existing groundline and proposed
alignment and grade of the highway, horizontal and vertical curve information and all
other details as may be required. Grades shall be given at all changes in vertical and
horizontal alignments for centreline and gutter lines. Elevations shall be shown on the
drawings at all changes in vertical alignments. Construction work shall not commence
until the Owner has been advised of approval by the Approving Officer in writing.
C - 1.02 Classification of Highways
Prior to design of the road system, the Director of Planning and Engineering shall classify
each road proposed within the subdivision and stipulate the required standards in
accordance with the provisions of this Bylaw.
C - 1.03 Geotechnical Evaluation
In addition to the geotechnical overview undertaken during the initial phases of the
project, the Owner shall engage the services of a qualified Geotechnical Engineer to
investigate surface and sub-surface conditions with respect to roadworks within the
proposed subdivision. The Geotechnical Engineer shall prepare a report outlining his
findings and shall provide clear, definitive recommendations on the geometry and
placement of fill sections, compaction requirements over and above those stipulated in this
Bylaw, cut slope geometry, pavement structures for roads, and any other geotechnical
issues affecting road construction within the proposed subdivision. A copy of the
Geotechnical evaluation shall be submitted to the Approving Officer at the time the
engineering drawings are submitted for approval.
C-2
C - 2.0
DESIGN CRITERIA
C - 2.01 General Design Requirements
In the preparation of engineering plans for highways, the Owner shall take into account
the following general design considerations:
.1
Continuation of Existing Streets
The design and arrangement of highways within a subdivision shall provide for the
continuation or projection of existing streets in the surrounding area. In no case
shall the arrangement of highways within a proposed subdivision make impractical
the subdivision of adjoining parcels.
.2
Topography to be Taken into Account
The design and arrangement of highways shall be suited to the topography of the
land proposed to be subdivided.
C - 2.02 Conformance with Official Community Plan
The location, classification and standard of all highways, lanes and walkways proposed
within a subdivision shall take into account the proposed use of the land and shall conform
to the provisions of the City of Williams Lake Official Community Plan.
C - 2.03 Local Highways
Local highways within a proposed subdivision shall be arranged so that their use by
through traffic will be discouraged.
C - 2.04 Cul-de-Sacs
Cul-de-sac streets shall not exceed 150 metres in length measured from the centreline of
intersection to the centre of the cul-de-sac in accordance with the applicable standard
drawings.
C - 2.05 Lanes
Lanes, meeting the standards set out in this bylaw, shall be provided where the Director of
Planning and Engineering deems them to be necessary.
C-3
C - 2.06 Walkways and Fences
.1
Walkways shall be provided where the Director of Planning and Engineering deems
them to be necessary to provide access through a subdivision to schools, parks,
playgrounds, commercial areas or other community facilities, or for the safe and
efficient circulation of pedestrian traffic.
.2
Walkways shall be chain link fenced for their full length on both sides. The
minimum height shall be 1.5 meters to the back parcel line, but may vary at the
discretion of the Director of Planning and Engineering according to individual
situations and the height requirements of the City's Zoning Bylaw. The fence may
also extend beyond the back parcel line, as directed by the Approving Officer.
C - 2.07 Driveways
.1
General
.1
No driveway access from a street shall be closer than 8 meters from the
intersection of two streets measured along the property lines.
.2
Single Family Residential Driveway:
.1
Minimum driveway width shall be 3.0 metres.
.2
Driveway widths (surfaced) in excess of 9.0 metres must be approved in
writing by the Director of Planning and Engineering.
.3
Maximum driveway grade across the boulevard shall be 5%, and the
maximum grade within the lot shall not exceed 12%.
.4
Minimum driveway surface shall be compacted all weather gravel surface.
.5
Surface water from driveway on private property must be contained on-site,
unless otherwise approved in writing by the Director of Planning and
Engineering.
.6
Driveway access roads must have a minimum of 9.0 m centre line radius on
all curves and corners along the road.
.7
Turn around facilities are to be provided for any dead-end access driveway
fronting an arterial roadway.
.8
Unless otherwise approved in writing by the Director of Planning and
Engineering, only one driveway will be permitted into each lot.
.3
Reciprocal Access Driveway for Three (3) or more Single Family Residences,
Multi-Family and Commercial Developments:
.1
Minimum driveway width shall be 6.0 metres.
.2
Driveway widths (surfaced) in excess of 9.0 metres must be approved in
writing by the Director of Planning and Engineering.
.3
Minimum driveway surface shall be hot mix asphaltic pavement.
.4
Maximum driveway grade within the lot shall not exceed 12%.
C-4
.5
The finished elevation of the driveway at the road property line shall not vary
more than 150 mm from the elevation of the centreline of the existing road,
unless otherwise approved in writing by the Director of Planning and
Engineering.
.6
Curb and gutter shall be installed as required.
.7
Surface water from driveways on private property must be contained on-site,
unless otherwise approved in writing by the Director of Planning and
Engineering. A connection to the City drainage system may be permitted but
at a controlled rate of discharge.
.8
Driveway access roads must have a minimum of 11 m inside edge radius on
all curves and corners along the road.
.9
Turn around facilities are to be provided for any dead-end access driveway in
accordance with the BC Building Code.
.10
Unless otherwise approved in writing by the Director of Planning and
Engineering a maximum of two access driveways will be permitted into a
development.
C - 2.08 Highway Right-Of-Way Requirements
.1
Highway rights-of-way widths shall be in accordance with Table A.1 of
Schedule A.
.2
The tops of road cuts and the toes of road fills that are outside the highway right-of-
way shall be identified and legally protected.
.3
The toe of existing cut slopes (at the property line) and the top of all fill slopes (at
the property line) shall not be cut or filled by more than 150 mm above or below the
existing top of curb elevation.
C - 2.09 Intersections
Intersections shall be designed as follows:
x
intersecting highways shall meet substantially at right angles (between 70 degrees and
110 degrees);
x
jogs in highway alignment at intersections shall be avoided except where the distance
between centrelines is sufficient to ensure traffic safety. The minimum spacing
between the intersections along a street shall be 40 m;
x
intersections having more than four intersecting legs shall not be permitted.
x
intersections shall provide adequate crossing sight distances and stopping sight
distances, as specified in the Geometric Design Guide for Canadian Roads (current
edition);
x
a property line corner cut-off of 5.0 m shall be shown at all intersections.
C-5
C - 2.10 Reverse Curves
If reverse curves are required in a highway alignment, the Director of Planning and
Engineering may require that they be separated by means of tangents of sufficient length
to allow superelevation rotation.
C - 2.11 Mail Boxes
Where required by Canada Post, the Owner shall construct a base for mailboxes in the
location specified by Canada Post and approved by the Director of Planning and
Engineering. The Owner shall obtain location and design guidelines for mailboxes from
Canada Post. The Director of Planning and Engineering may require construction of a
pullout at the mailbox location depending on traffic volumes and number of residences
serviced from the location. The Design Engineer shall provide copies of correspondence
with Canada Post confirming no requirement for mailboxes or the desired location if
mailboxes are required prior to issuance of the Construction Permit.
C - 2.12 Street Names and Traffic Signs
Street name signs and traffic signs required as a result of constructing or improving streets
shall be provided by the City of Williams Lake at the expense of the Owner. Street names
shall be assigned by the City of Williams Lake.
C - 2.13 Appurtenances
The Design Engineer shall detail on the design drawings the location of all proposed
traffic islands, retaining walls, guardrails, and permanent barricades. These structures
shall be designed in accordance with good engineering practices.
The design shall show the location of all traffic signs, street signs, and other traffic control
devices required to be placed in the road allowance.
Where applicable, the drawings shall show all utility poles and indicate the poles to be
relocated to accommodate the proposed subdivision or development design. Design
drawings for underground hydro, telephone, and cablevision system shall show the
location of underground conduits, and appurtenances including the connections to
properties.
C - 2.14 Vertical Alignment
The vertical alignment of a road shall be set so the grades of the driveway to adjacent
properties shall be in accordance with Clause C - 2.07.
The minimum longitudinal gradient at the gutter line shall be 0.50% for all classifications
of streets.
C-6
C - 2.15 Design Speeds
The design speeds used for design of Highways shall be as in Table C.1.
TABLE C.1
DESIGN SPEED
4 Lane Collector
70 km/h
2 Lane Collector
60 km/h
Local
50 km/h
C - 2.16 Road Crown
The road crown shall be 2%. Crossfalls may be permitted through areas of adverse
topography, only with written permission of the Director of Planning and Engineering.
Inverted crowns and crossfalls may be used through developments.
C - 2.17 Road Grades
Minimum and maximum road centreline grades shall conform to Table C.2 based on the
classification of the road:
TABLE C.2
ROAD GRADES
Road Classification
Minimum Grade
Maximum Grade
4 Lane Collector
0.5%
8%
2 Lane Collector
0.5%
8%
Local
0.5%
10%
Cul-de-Sac (entry downhill)
0.5%
8%
Cul-de-Sac (entry uphill)
0.5%
10%
Cul-de-Sac (bulbs)
0.5%
6%
Lane
0.5%
10%
Walkway
0.5%
12%
Maximum grades are to be reduced by 1% for each (or part of each) 30 metres that the
centreline radius is less than 150 m.
C-7
C - 2.18 Vertical Curves
Vertical curves shall be designed to provide safe stopping sight distances. Minimum
stopping sight distance is the least distance required to bring the vehicle to a stop under
prevailing vehicle and climatic conditions. Vertical curves shall be provided at all grade
changes greater than 1.0%. Vertical curve length is calculated by the equation L = KA
where:
L is the length of the vertical curve in metres
K is a constant related to lines and geometry of a parabolic curve
A is the algebraic difference of grades in percent
L shall not be less than the design speed in kilometres per hour
Minimum K values for vertical curve design shall be as described in Table C.3.
TABLE C.3
MINIMUM K VALUES FOR VERTICAL CURVE DESIGN
Crest Curve
Sag Curve
Road
Classification
Minimum
Lighting
No Lighting
4 Lane Collector
22
15
25
2 Lane Collector
15
10
20
Local
7
6
11
C - 2.19 Horizontal Alignment
Centre Line Radii
The minimum required centreline radius for various superelevation rates for each
classification of roadways are as follows:
TABLE C.4
MINIMUM CENTRELINE RADIUS
Horizontal Curve Radii (m)
Road Classification
Superelevation (m/m)
None
0.02
0.04
0.06
N/A
230
200
190
160
140
130
N/A
4 Lane Collector (70 kph design speed)
2 Lane Collector (60 kph design speed)
Local* (50 kph design speed)
95
N/A
N/A
N/A
* Radius may be reduced at the discretion of the Director of Planning & Engineering.
Spiral curves shall be designed on 4 Lane Collector Highways.
C-8
C - 2.20 Curb Return Radii
Curb return radii shall conform to the following and be based on the lesser classified
Highway.
4 Lane Collector
11 m
2 Lane Collector
11 m
Industrial
11 m
Local
9.0 m
Cul-de-Sac Entrance
9.0 m
Cul-de-Sac Terminus
12.0 m
C - 2.21 Intersection Design
Unless indicated elsewhere herein, all intersection design standards shall conform to those
outlined in the latest edition of "Geometric Design Standards for Canadian Roads and
Streets" as published by the Transportation Association of Canada (TAC).
C - 2.22 Intersection Grades
Approach grades for a crest curve of minor streets at intersections to major streets shall
not exceed 75% of the maximum grade allowed for that street classification. The minor
street shall be designed to intersect the major street with a vertical curve of minimum
length required for that street classification listed in Table C.3.
Providing the minor intersecting street is marked with a STOP sign, the following may be
used for the minor street. The minor street may be designed to intersect the major street
with a vertical curve of minimum length required for that street classification listed in
Table C.5. The vertical curve shall terminate at the projected curb line of the major street
meeting the crossfall of the major street. In extreme cases, with the approval of the
Director of Planning and Engineering, sag curves may terminate at the curb line of the
major street at a 0% slope.
TABLE C.5
MINIMUM K VALVES FOR VERTICAL CURVES
AT INTERSECTIONS
Minimum K Value (in metres)
Sag Curve
Intersecting Street
Crest Curve
With Lighting
Without Lighting
4 Lane Collector
17
17
17
2 Lane Collector
7
7
10
Local
4
4
6
C-9
C - 2.23 Pavement Structure
The pavement structure shall be designed in accordance with Manual Series MS-1 of the
Asphalt Institute (1981 or most recent edition). The pavement structure shall be designed
for a fifteen (15) year design life. Staged construction may be considered by the Director
of Planning and Engineering when a road is planned to be widened at a later date.
Roads shall be classified as follows for purposes of structural design of the total pavement
structure; design traffic values and minimum depths of hot mix asphalt are defined as
well:
TABLE C.6
PAVEMENT STRUCTURE
Road
Classification
Design Traffic
(EAL'S)
Min. Depth of
Hot Mix Asphalt (mm)
4 Lane Collector
> 2.8 x 105
See Note 2
2 Lane Collector
2.8 x 105
75
Industrial
5.6 x 105
75
Residential
2.8 x 104
75
Lanes
Not Applicable
50
Walkways
Not Applicable
50
NOTE 1: See Chapter IV of MS-1 of the Asphalt Institute.
NOTE 2: To be specifically designed, based on projected EAL's, in accordance with
MS-1 of the Asphaltic Institute.
Soils used to construct the roadway subgrade shall be evaluated in accordance with MS-1
(see Chapter V) to determine the load bearing capacity of the subgrade. For this purpose,
the California Bearing Ratio (CBR) test value shall be obtained using soil moulded to the
minimum specified compaction level. The design CBR values shall be determined in the
soaked condition in accordance with ASTM Des D1883. This value shall be used for
structural design purposes. The minimum compacted depth of crushed granular base
course, in the total pavement structure, shall be 100 mm.
If the soaked CBR value of the subgrade soil is less than 3, subgrade enhancement shall be
provided to create a soaked CBR of 3, and the pavement structure shall be designed using
a soaked CBR of 3. Subgrade enhancement shall be provided by placement of an initial
layer of granular sub-base of a thickness which has been calculated to provide the
necessary structural improvement to the subgrade.
C-10
A minimum pavement structure for roads shall be provided, not withstanding the
structural character of the subgrade. Following minimum pavement structures are
specified, and will be considered structurally adequate when the subgrade soil exhibits a
minimum soaked CBR of 6:
TABLE C.7
MINIMUM PAVEMENT STRUCTURE
Road
Classification
Granular
Sub-base
(mm)
Granular
Base (mm)
Hot Mix Asphalt
(mm)
4 Lane Collector
Structural Design shall be project specific
2 Lane Collector
450
150
75 in 2 lifts
Industrial
450
150
75 in 2 lifts
Local & Cul-de-
sac
300
75
75 in 2 lifts
Lanes
300
75
50
Walkways
200
50
50
The design of structural overlays of existing pavements shall be based on the analysis of
the results of Benkelman beam tests and test hole information acquired from the existing
road which is to be upgraded.
The Transportation Association of Canada procedure for designing structural design of
overlays of existing pavements, as published in "The Pavement Management Guide",
shall be used. The maximum permissible Benkelman beam deflections to be used for
overlay design are:
TABLE C.8
MAXIMUM ROAD DEFLECTIONS
Road
Classification
Maximum Permissible
Deflection After Overlay
4 Lane Collector
1.00 mm
2 Lane Collector
1.25 mm
Industrial
See Note (1)
Residential
1.50 mm
NOTE:(1) As specified by the Director of Planning & Engineering.
C-11
The structural design of pavements for roads shall be performed by a qualified pavements
engineer. Structural designs of pavements shall be submitted to the Director of Planning
and Engineering in an acceptable report format.
Other payment evaluation systems may be considered upon consultation with the Director
of Planning and Engineering.
C - 2.24 Highway Cross-Sections
The standard street cross-section for various classifications of roadways shall be as per
Table A.1 and the applicable Standard Drawings.
C-3.0
RECORD DOCUMENTATION
C - 3.01 Construction Record Drawings
Prior to issuance of a Construction Completion Certificate by the Director of Planning
and Engineering, the Owner's Engineer shall submit the following:
x
road plan/profile drawings at minimum 1:500 scale showing:
-
road centreline horizontal and vertical alignments c/w curve data
-
original ground profile
-
road widths, lane configuration and Right of Way widths.
-
Curb and gutter line c/w return radius.
-
Curb type (Roll Curb) and if not Concrete include material (Asphalt Roll Curb)
-
All existing utilities in area of road construction.
x
Above information to be provided in format and standards specified in Schedule J -
Drawing Standards - of this bylaw.
C - 3.02 Construction Documentation
x
Material Testing Reports, including all Concrete, Asphalt, Compaction and Gradation
results on original copies signed by the testing firm.
SCHEDULE D
REGULATIONS, STANDARDS AND SPECIFICATIONS
FOR THE DESIGN OF CURBS AND GUTTERS,
SIDEWALKS AND BOULEVARDS
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "D" TO BYLAW NO. 1730.
"original signed by"
________________________________________________
MUNICIPAL CLERK
D-1
SCHEDULE D
REGULATIONS, STANDARDS AND SPECIFICATIONS
FOR THE DESIGN OF CURBS AND GUTTERS,
SIDEWALKS AND BOULEVARDS
D - 1.0
GENERAL
D - 1.01 Standards and Specifications of this Schedule to Apply to All Works
Where the provisions of Schedule A of this Bylaw require the provision of curbs and
gutters, sidewalks and boulevards, the Owner shall construct such services in accordance
with the regulations, standards and specifications set out in this Schedule.
D - 1.02 Approval of Engineering Drawings Required prior to Construction
Prior to construction, engineering drawings prepared in accordance with the City's
specifications for drawings in Schedule J showing detailed design of the necessary works
shall be submitted to the City Approving Officer for approval. No construction of the
works shall commence until the design drawings have been approved by the City
Approving Officer and the Owner advised accordingly in writing.
D - 1.03 Curb, Gutter and Sidewalk Requirements
Curb, gutter and sidewalk shall be as per Table A.1 and the applicable Standard Drawings.
D - 2.0
DESIGN CRITERIA
D - 2.01 Design Gradient
The design gradient shall be as specified for roads in Schedule C of this Bylaw, except
that the minimum gradient around curb returns and around cul-de-sacs shall be 0.5%.
D - 2.02 Curb Returns
The minimum curb return radius shall be as set out in Article 2.20 of Schedule C of this
Bylaw. Elevations shall be shown on the engineering drawings for the beginning and end
of the curb return, as well as at any changes in grades in between. Engineering drawings
shall provide all horizontal and vertical geometric details for curb returns.
D-2
D - 2.03 Grading of Boulevards
Upon completion of road, curb and gutter and sidewalk constructions, boulevards shall be
shaped and graded as shown on the Standard Drawings. Native material shall be placed
flush with the top of curb or back of walk and shaped to conform with general lot grading.
Unless otherwise approved, boulevards shall be graded to drain to the curb at a minimum
slope of 2% and a maximum slope of 10% between the back of curb or sidewalk to the
property line.
D - 2.04 Granular Sub-Base and Base Gravel Depths
Granular sub-base and base gravel depths for curb and gutters, sidewalks, driveways and
commercial crossovers shall conform to the depths of sub-base and base gravels specified
for the road as noted in Table C.7 of Schedule C.
D - 2.05 Sidewalks Cross Section
Concrete sidewalks shall have a thickness not less than 100 mm and shall be constructed
in accordance with the Standard Drawings. The sidewalk shall be graded to drain to the
curb at a slope of 2%.
D - 2.06 Driveway Access Across Boulevards
Driveway access across all City boulevards shall be as set out in Article 2.07 of Schedule
C of this Bylaw.
D - 2.07 Curb and Gutter Cross Section
Curbs and gutters shall be constructed consistent with the applicable Standard Drawings
contained within Schedule L of this Bylaw.
D - 2.08 Commercial Crossovers
Commercial crossovers shall be provided at all access locations for uses other than
residential. Commercial crossovers shall be constructed consistent with the applicable
Standard Drawings.
D - 2.09 Wheelchair Ramps
Wheelchair ramps shall be provided at all intersections of streets provided with sidewalks
and shall be constructed in accordance with the applicable Standard Drawings.
D-3
D-3.0
RECORD DOCUMENTATION
D - 3.01 Construction Record Drawings
Prior to issuance of a Construction Completion Certificate by the Director of Planning
and Engineering, the Owner's Engineer shall submit the following:
x
plan/profile drawings at minimum 1:500 scale showing:
-
curb horizontal and vertical alignments c/w return radius
-
original ground profile
-
driveway crossings and wheelchair ramps
-
sidewalk crossfalls and widths
-
Curb type (Roll Curb) and if not Concrete include material (Asphalt Roll Curb)
-
All existing utilities in area of road construction.
x
Above information to be provided in format and standards specified in Schedule J -
Drawing Standards - of this bylaw.
D - 3.02 Construction Documentation
x
Material Testing Reports, including all Concrete, Asphalt, Compaction and Gradation
results on original copies signed by the testing firm.
SCHEDULE E
REGULATIONS, STANDARDS AND SPECIFICATIONS
FOR THE DESIGN OF WATER SYSTEMS
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "E" TO BYLAW NO. 1730.
"original signed by"
________________________________________________
MUNICIPAL CLERK
E-1
SCHEDULE E
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR
THE DESIGN OF WATER SYSTEMS
E - 1.0
GENERAL
E - 1.01
Water Distribution System to be Constructed by Owner
Where the provisions of Schedule A of this Bylaw require the construction of a water
distribution system, the Owner shall provide a water distribution system and storage
facilities including water mains, valves, hydrants, service connections, pump stations,
reservoirs and pressure reducing stations in accordance with the regulations,
standards and specifications set out in this Schedule. All standards not specifically
described in this schedule shall be in accordance with appropriate American Water
Works Association (AWWA) standards or as directed by the Director of Planning and
Engineering.
E - 1.02
Approval of Engineering Drawings Required prior to Construction
Engineering drawings showing detailed design of the necessary works shall be
prepared in accordance with the City's specification for drawings contained in
Schedule J and submitted to the City Approving Officer for approval. No
construction shall commence until the engineering drawings have been approved by
the Approving Officer. These drawings shall show alignment, size and depths of
pipes, pipe bedding requirements, existing ground line and proposed final ground line
over the pipe, location and detail of all fittings, valves and hydrants, location of all
service connections, location, access to, size and details of any pump stations and
reservoirs, all easements and all such other details as may be required. Where a water
system is not yet available, rights-of-way may be required to be provided by the
Owner to allow for the eventual installation of this facility. Such rights-of-way shall
be registered in favour of the City of Williams Lake at the Owner's expense.
E - 2.0
DESIGN CRITERIA
E - 2.01
Capacity of System and Sizing of Water Mains
Water distribution systems shall be designed to deliver water in adequate quantities at
adequate pressures for both domestic use under peak consumption conditions and fire
flows. Mains shall be sized to carry the peak hourly flow rate or the maximum daily
flow rate plus the fire flow rate, whichever is the greater. Mains shall be sized using
the Hazen-William formula with "C" equal to 120 and maximum flow velocity for
peak hourly demand rate of 2.0 m per second. For fire flow, plus the maximum day
rate, the flow velocity shall not exceed 3.0 m per second.
E-2
E - 2.02
Domestic Demand Criteria
For residential areas, the daily domestic demand criteria for purposes of designing
water distribution systems shall be assumed to be:
Average day: 1000 Litres/day/capita
Maximum Day: 2500 Litres/day/capita
Peak Hour/Maximum day Consumption Ratio: 2
For other than residential areas, the demand criteria shall be selected to suit the
particular circumstances subject to the Approval of the Director of Planning and
Engineering.
E - 2.03
Fire Flow Requirements
Water distribution systems shall also be designed to ensure that fire flows as required
by the Fire Underwriters' Survey are available for required duration. Fire flows shall
not be less than 4000 Litres per minute. The amount and duration of design fire flows
shall be provided to the Director of Planning and Engineering for his approval prior
to final design of the water distribution system.
E - 2.04
Design Pressures
Water systems shall be designed for pressures in the range of 245 KPa to 630 KPa,
with 245 KPa measured under peak hourly conditions and 630 KPa measured under
static conditions. The minimum pressure shall be measured or calculated at the main
floor elevation of the highest proposed house and an allowance made for pressure loss
in the service line to the house wall. Minimum residual pressure at any hydrant shall
not be less than 140 KPa under maximum day domestic consumption plus fire
conditions. Reservoir level shall be assumed at mid point for calculation of minimum
pressures and full for calculation of maximum static pressures.
E - 2.05
Minimum Pipe Size
The minimum pipe size for all water mains shall be 150mm diameter. The City may
require water mains larger than 150mm diameter if on main feeder lines.
E-3
E - 2.06
Location and Grade of Water Mains
Water mains shall be located in the road right-of-way as shown on the Standard
Drawings unless otherwise approved by the Director of Planning and Engineering.
Where the location of the watermain is not practical due to topography or other
factors, the watermain shall be located in a utility right-of-way registered in favour of
the City of Williams Lake and having a width of not less than 6.0 m.
There shall be a minimum lineal horizontal clearance of 1 m between a water main
and other existing or proposed underground services, except sanitary sewer mains. A
minimum of 3.5 m horizontal distance between the centerline of a watermain and the
centreline of a sanitary sewer main shall be maintained. In special cases such as
installations in rock or hardpan, the horizontal clearance may be reduced, with the
approval of the Director of Planning and Engineering, provided the invert of the
water main is a minimum of 450 mm above the crown of the sanitary sewer and
subject to any Ministry of Health regulations. On side-hill streets, the main shall,
where possible, be located on the cut side of the centreline of the street.
Water mains shall be normally designed to follow a straight alignment between
intersections, at grades parallel to the road centreline.
Curved alignments may be accepted provided that the pipe alignment is at a parallel
offset with an established boundary and the radius of curvature is not less than twice
the minimum radius of curvature recommended by the pipe manufacturer. The
design drawings shall indicate where short lengths or pipe bends are required on
curves.
Water mains shall be designed with a rising grade wherever possible to minimize
high points in the main. Where a high point is unavoidable, either a blow off, service
or air release valve shall be installed at that point.
Where the water main network is weak, installation of supplementary mains of a
minimum of 150 mm diameter connected to existing mains may be required at the
discretion of the Director of Planning and Engineering and may necessitate the
provision of rights-of-way in favour of the City of Williams Lake.
No gas main, electric or telephone duct or other utility line shall be installed in the
same trench with water mains.
Where it is necessary for the water main to cross other underground services, the
crossing shall be made at an angle greater than 20 degrees and the vertical clearance
between services at the crossing point shall be not less than 200mm, except for
sanitary sewers where the clearance shall be greater than 450mm between the pipes.
The drawings shall indicate whether the water main passes over or under other
underground services which it is crossing.
E-4
E - 2.07
Spacing of Fire Hydrants
Fire hydrants shall be located, in general, at highway intersections and at maximum
spacing of 150 metres in low density residential areas and 100 metres in high density
residential, commercial and industrial areas. Additional hydrants may be required by
the Director of Planning and Engineering at schools, major multiple family
developments, commercial buildings or other major developments consistent with the
current fire flow requirements of the Fire Underwriters' Survey.
Where hydrants are located other than at intersections, they should be located on the
projection of the property line dividing two lots. In selecting the location of a
hydrant, the probable route of the fire engine shall be considered.
A hydrant shall not be located within 3 m of a utility pole, pad mounted transformer
or light standard, within 1.5 m horizontally of underground service pipes or open
ditches, or within 1 m of the curb line or back of sidewalk.
E - 2.08
Line Valves
Line valves in residential areas shall be located at a maximum spacing of 250 m in a
continuous line and shall generally be located so that not more than 2 hydrants or 50
dwelling units will be without adequate pressure in the event of any one water break.
In commercial and industrial areas, line valves shall have a maximum spacing of
120 m and be located so that not more than one hydrant will be out of service during
water system repairs.
Each tee shall have a minimum of two line valves; each cross shall have a minimum
of three line valves. Each line valve shall be the same diameter as the pipe on each
downstream branch of the tee or cross. At the discretion of the Director of Planning
and Engineering, line valves may be required on all branches of a wye or tee. All
valves at watermain intersections shall be flanged to the fitting.
A line valve may be required on a new pipeline near each point of connection to
existing mains.
E - 2.09
Blow Offs
Permanent blow offs shall be installed at all permanent dead-ends and an adapter will
be required for connecting a standard 63 mm fire hose for flushing the main, as
shown on the Standard Drawings.
Temporary blow offs (usually a corporation cock) may be installed to facilitate
chlorination and flushing of any part of the system. After flushing, the temporary
blow off shall be removed as directed by the Director of Planning and Engineering.
E-5
E - 2.10
Air Relief Valves
Double acting air relief valves shall normally be installed at all summits in the mains
in accordance with the applicable standard drawing.
E - 2.11
Fittings and Appurtenances
Fittings and appurtenances with other than standard hub ends shall be so indicated.
Where practical, all fittings shall be located in respect to each other so that flanges or
standard pipe lengths can be used to connect them.
The centre-to-centre dimension between fittings near each other shall be shown on
the final engineering drawing.
E - 2.12
Service Connections
The diameter of water services shall be determined by the Design Engineer and is
subject to approval of the Director of Planning and Engineering, and in no case shall
the diameter be less than 19mm.
A water service shall be installed where required to provide a connection to each lot
created by the subdivision and to any other existing or possible future lot which can
be serviced from mains installed by or for the subdivision.
The curb stop at the end of each service pipe shall be located 0.3 m in front of the
street/property boundary line, and 3.5 m from the lowest corner lot pin in accordance
with the Standard Drawings. Where such location will conflict with other services,
the location may be revised with the approval of the Director of Planning and
Engineering.
All non-metallic service connection piping shall have an insulated tracing wire
installed along side. The tracing wire shall run from the main line to the curb stop
and terminate inside the top of the service box.
E - 2.13
Depth of Cover
The depth of the water main shall be sufficient to provide all services with a
minimum cover depth of 1.8 m to the top of the service anywhere within the
Right-of-Way. A minimum cover depth of 1.8 m shall be provided over the crown of
the main.
Water service connections installed on private property shall have a minimum depth
of cover of 1.8 m.
E-6
E - 2.14
Tie-ins to Existing Water Mains
Connection of a new pipe to an existing water main generally shall be done by wet
tap (hot tap) and shall be done by the City unless the existing main has an acceptable
provision for a direct extension. The Owner shall pay for the supply of all materials,
equipment and labour required to construct the tie-in. This portion of the work,
including details of materials required, shall be clearly indicated on the design
drawings. Only the City may operate valves on the existing water mains.
Application for tie-in shall be made a minimum of one week in advance of the
proposed work.
E - 2.15
Reservoirs
Reservoirs, where required, shall be designed in consultation with the Director of
Planning and Engineering to suit the particular circumstances. In general, reservoir
capacity shall not be less than:
Total Storage Requirement = A + B + C
where:
A = Fire Storage (as per Article 2.03 of this Schedule)
B = Equalization Storage (25% of maximum day demand)
C = Emergency Storage (25% of A + B)
A Geotechnical Investigation shall be undertaken prior to site approval being given.
Reservoir design, at minimum, shall incorporate the following features:
-
sufficient geotechnical data to prove the site suitable for reservoir construction;
-
structures to be below ground and covered, unless specifically approved
otherwise;
-
material - reinforced concrete;
-
2 cells, each containing one-half of total required volume and capable of being
drained and filled independently;
-
lockable access opening in roof for cleaning and maintenance - minimum
dimension 1 m x 1 m to be located between overflow pipe and wall;
-
ventilation pipes or openings;
-
slope floor to sump;
-
sub-drain under floor to collect and drain any leakage (connect to overflow pipe
in a manhole);
-
interior wall ladder from roof access to floor (no exterior ladder required);
-
inlet, outlet pipe to be perforated and designed to disperse water throughout the
reservoir;
-
overflow drain to be provided and sized to transmit the maximum pump
discharge. The overflow drain shall be connected to an acceptable point of
discharge;
-
access roads;
-
telemetry control and alarm system, to match, and be connected to, the City's
existing system, at the Owner's expense.
E-7
Reservoir valve chamber design shall incorporate:
-
sump in valve chamber floor, connected to overflow pipe;
-
50 mm valved outlet off supply line within valve chamber for water supply for
cleaning reservoir;
-
valves shall have open or closed indicators.
E - 2.16
Pump Stations
Pump stations, where required, shall be designed in consultation with the Director of
Planning and Engineering to suit the particular circumstances. In general, pump
stations shall be designed to meet maximum daily demands with the largest pump out
of service with balanced storage on line. If equalization storage is not on line, pump
station capacity must meet peak hour demand with the largest pump out of service.
A Geotechnical Investigation shall be undertaken prior to site approval being given.
Pump station design, at minimum, shall incorporate the following features:
-
reinforced concrete, block work or brick construction, aesthetically pleasing;
-
lockable access doorways sized so that the largest piece of equipment may be
safely removed and replaced. Lifting hooks or rails with pulley blocks as
required;
-
pumps to start and stop individually. Start and stop to be based on water levels in
control reservoir. Automatic alternation of pump sequence;
-
power failure protection with manual reset;
-
high water override start plus alarm;
-
high pressure (discharge) override start;
-
low pressure (discharge) override start plus alarm;
-
low pressure/no flow (suction) override start;
-
alarms to be audible and visible;
-
control valves to minimize starting and stopping surges;
-
duplicate control cables (without splices) between pump stations and reservoirs;
-
power factor correction as required by Power Authority;
-
hour meters and amp meters on each pump;
-
recording flow meter at each pump station;
-
recording suction and discharge pressure gauges at each pump station;
-
automatic heating, ventilating and dehumidifying systems;
-
in-station lighting;
-
floor drainage;
-
interconnection with the City's alarm telemetry system;
-
Standby Power Receptacle - Female 3 Phase, 3 Wire, 400 Amp, 600 Volt, pin and
sleeve type c/w Back Box and Cover.
-
electrical phase loss protection;
-
electrical drawing schematics for control panels;
-
access roads;
-
pump manuals.
E-8
For each design submission to the City, an extra set of drawings pertaining to the
design of the pump station, key plan, and a location plan shall be provided for the
maintenance department to review.
Before commencement of construction, the Owner shall provide four sealed sets of
mechanical shop drawings and four sealed sets of electrical line diagrams for review
by the Director of Planning and Engineering. Two sealed copies of design
calculations shall be provided for documentation.
Before acceptance of the completed station, by the City, the Owner shall provide
three (3) copies of an Operation and Maintenance Manual to the City as per Article
E-3.02 of this Schedule.
E - 2.17
Pressure Reducing Stations
Pressure reducing stations, where required, shall be designed to suit the particular
circumstances. In general, each pressure reducing station shall have a separate;
pressure reducing valve and appurtenances for maximum daily demand and a separate
pressure reducing valve and appurtenances for fire flows.
Pressure reducing station design, at minimum, shall incorporate the following
features:
-
access road to chamber;
-
precast or cast in place concrete chamber suitable for H20 Highway loading;
-
insulated with 50mm of rigid styrofoam insulation to a depth of 1.2m,
-
lockable, insulated access hatch (914mm x 914mm minimum);
-
aluminium ladder and safety port;
-
free draining sump or sump with sump pump assembly;
-
lighting, heating, venting and one electrical outlet;
-
pressure reducing valves with downstream surge control;
-
wye strainers;
-
isolating gate valves with open and closed indicators;
-
victaulic couplings;
-
pressure gauges;
-
one 20mm hose bib connection;
-
pipe stands
-
ceiling and wall of chamber to be painted with two coats of latex white paint;
For each design submission to the City, three sets of drawings pertaining to the
design of the pressure reducing station, key plan and a location plan shall be
submitted.
E-9
E - 2.18
Access
Vehicular access shall be provided to all reservoirs and pump stations. The minimum
standard shall be as for a paved lane as shown on Standard Drawings with curbing
and drainage provisions as may be required by the Director of Planning and
Engineering.
E-3.0
RECORD DOCUMENTATION
E - 3.01 Construction Record Drawings
Prior to issuance of a Construction Completion Certificate by the Director of Planning
and Engineering, the Owner's Engineer shall submit the following:
x
Mainline plan/profile drawings at minimum 1:500 scale showing:
-
horizontal alignment of watermain c/w curve data and offsets from property line
-
vertical alignment of watermain c/w curve data, invert elevations and depth
-
valve and appurtenances locations and elevations
-
fire hydrant locations, elevations, manufacturer and model
-
service locations and elevations (saddles, curb stops and bends)
-
pipe sizes, material types and pressure classes
-
details of all fitting and connections
-
all existing utilities in area of watermain.
x
Reservoir plan/profile drawings at minimum 1:500 scale showing:
-
site layout and location
-
landscaping and fencing
-
mechanical layout, details and elevations
-
structural plan, details and elevations
-
telemetry plans, details and schematics
x
Pump Station plan/profile drawings at minimum 1:250 scale showing;
-
site layout and building location
-
landscaping and fencing
-
mechanical layout, details and elevations
-
structural floor plan, details and elevations
-
electrical and control plans, details and schematics
x
Above information to be provided in format and standards specified in Schedule J -
Drawing Standards - of this bylaw
E-10
E - 3.02
Construction Documentation
x
Material Testing Reports, including all Concrete, Asphalt, Compaction and Gradation
results on original copies signed by the testing firm.
x
Water leakage test reports for water mains and reservoirs.
x
Bacteriological test reports for all water mains and reservoirs.
x
A geotechnical report under seal of a Professional Engineer, documenting site
inspections, concrete testing, compaction testing, soils testing and certification of the
foundation soils of any structures constructed.
x
A structural report under seal of a Professional Engineer, documenting site
inspections, testing and certification of any structures constructed.
x
Operation and Maintenance Manuals for all Pump Stations and Pressure Reducing
Stations containing:
-
Cover page and table of contents.
-
As constructed shop drawings.
-
Equipment layout drawings.
-
Electrical, control, and alarm wiring diagrams.
-
Operating instructions for all equipment.
-
Maintenance instructions for all equipment, including frequency of
maintenance.
-
Equipment data sheets.
-
Certified head/capacity curves for pumps.
-
Equipment part lists.
-
Emergency operating procedures.
The maintenance manuals shall be hardback bound documents with the name of
the facility embossed on the cover. Each section of the manual shall be identified
by plastic covered tabbed dividers, with the section name identified on the tab.
SCHEDULE F
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR
THE DESIGN OF SANITARY SEWERS
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "F" TO BYLAW NO. 1730.
"original signed by"
________________________________________________
MUNICIPAL CLERK
F-1
SCHEDULE F
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR THE
DESIGN OF SANITARY SEWERS
F - 1.0
GENERAL
F - 1.01
Where a sanitary sewage collection and disposal system is required, sanitary sewer
facilities including gravity sewer mains, pump stations, force mains, manholes, service
connections and all related appurtenances shall be provided.
A sewer service connection shall be installed where required to provide a connection to
each parcel to be created by the subdivision and to any other existing or possible future
parcels which can be serviced from mains installed by or for the subdivision. The
routing of sewers shall be in accordance with the directions of the Director of Planning
and Engineering.
Where sanitary sewer facilities are not required, rights-of-way may be required to be
provided by the Owner to allow for the eventual installation of this facility. Such
rights-of-way shall be registered in favour of the City of Williams Lake at the Owner's
expense.
F - 1.02
Approval of Engineering Drawings Required Prior to Construction
Prior to construction, engineering drawings prepared in accordance with the City's
specification for drawings contained in Schedule J showing detailed design of the
necessary works shall be submitted to the City Approving Officer for approval. No
construction of sanitary sewers shall commence until the drawings have been approved
by the Approving Officer and the Owner advised accordingly in writing. Engineering
drawings shall show alignment and size of pipes, proposed grades, distances between
manholes, manhole invert elevations, existing ground line and proposed final ground line
over pipe, location of all service connections to the property line, all easements, lift
stations, force mains, pipe bedding requirements and all other details which may be
required by the Director of Planning and Engineering.
F - 2.0
DESIGN CRITERIA
F - 2.01
Pipe Capacity
Sanitary sewer facilities constructed in a subdivision shall be designed to provide
sufficient capacity to carry the required quantity of sewage flow from the fully developed
upstream contributing area, as defined by the Director of Planning and Engineering.
F-2
Sewage design flows shall be based on the equivalent population of the contributing area
as determined by the Director of Planning and Engineering but no less than 66 persons
per hectare with an average per capita flow of 510 Litres per day. A peaking factor
calculated using the Harmon Peak Factor curve shall be applied to the average flow as
follows:
Peak Factor
=
1 + 14
4 + P½
Where P = equivalent contributing population in thousands.
An infiltration rate of 5,000 Litres per hectare per day shall be used. In areas where the
water table is higher than the sewer main inverts, 8000 Litres per hectare per day shall be
used.
The peaking factor shall be applied to the sanitary contribution only and not to the
infiltration allowance.
Pipe sizes shall be selected so that sewers flow 2/3 to 3/4 full at peak hour design flow.
F - 2.02
Minimum Velocity and Design Grade
Minimum velocity for pipe flowing full or half full shall be 0.6 metres per second.
Minimum grades are as follows, assuming a pipe roughness coefficient "n" of 0.013:
Pipe Dia.
Min. Grade
Pipe Dia.
Min. Grade
100 mm
2.00%
375 mm
0.15%
150 mm
1.00%
450 mm
0.12%
200 mm
0.40%
525 mm
0.095%
250 mm
0.28%
600 mm
0.080%
300 mm
0.22%
There shall be no change in the grades of pipe between manholes.
F - 2.03
Sizing of Sewer Mains
The minimum pipe size for all sewer mains shall be 200 mm. Through areas where five
or fewer services are connected and where future extension of the sewer main is not
possible, the minimum size may be reduced to 150 mm, upon approval of the Director of
Planning and Engineering.
No reduction of pipe size shall be made downstream, irrespective of pipe grade.
F-3
F - 2.04
Depth of Cover
The depth of the main shall be sufficient to provide all service connection piping with a
minimum cover of 1.5 m to top of the service piping anywhere within the finished sewer
system. Sanitary mains shall be designed such that gravity drainage is possible from the
full basement level of all parcels. A minimum cover of 1.5 m shall be provided over the
crown of gravity mains. A minimum cover of 1.8 m shall be provided over the crown of
forcemains.
F - 2.05
Manhole Spacing
Manholes shall be installed at a maximum spacing of 120 m and in the following
locations:
.1
at the end of each line;
.2
at all changes in grade and/or alignment (for non curvilinear sewers);
.3
at all changes in pipe size;
.4
at all pipe junctions;
.5
at all intersections.
Manholes shall normally be constructed in accordance with the details as shown on the
applicable Standard Drawings. In cases where these details will not suffice, a detailed
design drawing must be prepared by the Owner's Engineer and approved by the Director
of Planning and Engineering.
Only exterior drop manholes on sanitary sewers may be allowed where particular
circumstances preclude the use of normal manholes and where invert elevations differ by
more than 600 mm. Where practical, sewermain grades between manholes shall be
designed to keep manhole inlet and outlet elevations to less than 100mm difference.
The relative elevations of sanitary sewers entering and leaving a manhole are to be such
as to ensure that the manhole does not substantially reduce the hydraulic capacity of the
system. Minimum fall through the manhole shall be 20 mm.
F - 2.06
Cleanouts
Cleanouts rather than manholes are permitted only on developments where works are not
maintained by the City. Cleanouts shall be constructed in conformance with the
applicable Standard Drawing.
F - 2.07
Service Connections
The diameter of sewer services shall be determined by the Design Engineer, subject to
the approval of the Director of Planning and Engineering, but in no case shall the
diameter be less than 100 mm.
F-4
Sewer services shall be installed 3.0 metres from the lowest elevation corner lot pin in
accordance with the Standard Drawings.
Service connections shall be made with an approved branch wye and be installed in a
straight line and at a uniform grade from the terminus at the property line to the 45
degree long radius bend at the main. An approved saddle may only be used to connect a
100 mm diameter service to an existing main. The minimum pipe grade for sewer
service pipes shall be:
2% for 100 mm service pipe
1% for 150 mm service pipe
In areas where the depth of the service pipe at the main is less than that of the sewer
main, service risers shall be constructed consistent with the applicable Standard
Drawings.
For services 200 mm and larger, a manhole shall be installed at the intersection of the
main and the service. A wye or saddle will not be accepted for services 200 mm or
larger.
F - 2.08
Location of Sewer Mains
Sanitary sewer mains shall, wherever possible be located in the road right-of-way as
shown on the Standard Drawings. Where the location of the sewer main within the road
right-of-way is not practical due to topography or other factors, the sewer main shall be
located in a utility right-of-way registered in favour of the City of Williams Lake and
having a width of not less than 6.0 m. The Director of Planning and Engineering may
require a utility right-of-way wider than 6.0 m in the case where services in addition to
sanitary sewer will be placed in the same right-of-way or where the depth of the sewer
main requires a wider easement. The entire length and width of each right-of-way shall
be graded to provide access for maintenance vehicles. There shall be a minimum clear
lateral distance between the outside walls of sanitary sewers and storm sewers of
300mm.
F - 2.09
Alignment of Sewer Mains
Sewer mains shall be installed a minimum horizontal distance of 3.5 m between the
centreline of the watermain and the centreline of the sanitary sewermain and generally be
designed to follow a straight alignment between manholes. Curved alignments within
rights-of-way shall be subject to the approval of the Director of Planning and
Engineering and provided that the pipe is set at a grade greater than the specified
minimum and pipe alignment is at a parallel offset with an established boundary. In
these cases, the radius of curvature shall be not less than twice the minimum radius
recommended by the pipe manufacturer.
F-5
F - 2.10
Sanitary Lift Station - Pre-design Requirements
The objective of the City of Williams Lake is to minimize the number of sewage lift
stations required and thoroughly consider other options to avoid lift stations wherever
practical. The Design Engineer shall obtain approval from the Director of Planning and
Engineering as to the location of the lift station.
Prior to commencing detailed design of a lift station, the Design Engineer shall submit a
pre-design report that addresses the design considerations of the station to the Director of
Planning and Engineering. Approval of the pre-design concepts must be obtained prior
to the Design Engineer commencing detailed design.
This requirement covers both dry well and submersible sewage lift stations. Larger
capacity sewage lift stations or lift stations with special design or location requirements
may require additional assessment and review of criteria.
The location and layout of a lift station shall include, at minimum, an assessment of the
following basic design considerations:
- Shall be designed to handle the flows of the designated catchment area.
- Type of station and impact on neighbours.
- Construction dewatering requirements.
- Access for construction and maintenance complete with asphalt driveway or approved
equivalent of sufficient strength to handle heavy trucks and with enough space to
accommodate turning.
- Aesthetics, noise, odour, and landscaping requirements.
- Security against vandalism and theft.
- Flood elevations. Station uplift design shall be based on 100 year flood level.
- Proximity of receiving sewers, watermains, and adequate power supply.
- Minimizing energy requirements.
- Standby power and its requirements and compatibility.
- Geotechnical investigation shall be undertaken prior to site approval being given.
- Convenience of operation and maintenance.
- Safety of operators and the public.
- Capital costs and operation and maintenance costs.
F-6
F - 2.11
Sanitary Lift Station - Design Requirements
All sewage lift stations shall meet the following design requirements:
- Pumps shall meet maximum flow condition with one pump in failure mode. The pump
shall handle the maximum flow with the smallest impeller for that pump size to allow
for any future expansion. Pump specifications shall be approved by the Director of
Planning and Engineering.
- Pumps shall operate alternately. However, a further safety feature shall allow for both
pumps to operate at the same time during extreme flows.
- Pumps shall have non-clog impellers that will pass a 60 mm minimum spherical solid.
- Control panel shall be mounted in the dry well or in a suitable kiosk on a concrete pad
and it shall contain a Female 3 Phase, 3 Wire pin and sleeve type Power Receptacle
with manual transfer switch suitable for connecting standby power at 400 Amp, 600
Volts and should be capable of handling the pumps with the largest impeller installed
and running simultaneously. An extra power outlet for small hand tools operating at
110/220 volts is also required.
- Sloping bottom and filleted corners in wet well to direct the flow to the pump suction
inlet and prevent solids deposition.
- Minimum 38 mm stand pipe water supply within 10 m of the station for wash down
complete with a pressure reducer and a ball shutoff valve. Water supply to be installed
minimum 1.8m deep, in an accessible chamber. Back flow preventers must be
installed.
- Liquid level sensing system EHN-10 float switches as provided by Flygt Canada Ltd.
or an equivalent acceptable to the Director of Planning and Engineering.
- Compatible telemetering system connected to the City's alarm/monitoring system.
- Emergency pump-out arrangement approved by the Director of Planning and
Engineering.
- Sufficient access to remove components for repair.
- Minimum 150 mm diameter pipe vent with vandal proof insect screen on outlet for the
ventilation of the wet well. Explosion-proof exhaust fan which has sufficient capacity
to exchange the total volume of air inside the well with fresh air within 3 minutes.
- Check valve and isolating valve for each pump must be provided. Where possible,
locate valves in a horizontal position. Where surge pressures for the check valve
would be excessive, an electric activated slow closing resilient seated eccentric plug
valve, with battery standby, shall be used.
F-7
- A Workers' Compensation Board approved aluminium ladder for access to wet well
and dry well.
- Sump pump for the interior of the dry well discharging above the Top Water Level
(TWL) in the wet well.
- Minimum 2 hour storage between the high level alarm and the start of overflow to be
provided within the wet well and influent pipes at peak wet weather flow.
- The wet well shall be sized to allow a minimum of 3 minutes to elapse between
successive pump starts at peak flow conditions to prevent pump burn-out.
- Emergency overflow should prevent flooding of buildings connected to the sewer
system and prevent damage of components in the lift station. Overflow should be to a
confined storage area.
- All equipment must be CSA approved.
- An explosion proof light with protective cover activated by a switch inside the kiosk
shall be provided.
- Gate valve on the pressure line from the pump station is required.
- Bell mouth on pump intake required on all dry well pumps.
- Inside deck plates to be light weight fibre glass or aluminium complete with stainless
steel hinges. Open grate deck plates preferred.
- Special flex joints shall be used at the inlet pipe such as Flex-Tend by EBAA Iron Inc.
or an approved equivalent.
- The outlet pipe and all other connections to the station shall be brought to within 1.8 m
of the expected ground line around the pump station by the use of risers either on the
inside of the station or attached to the outside of the station.
- Particular criteria for submersible and for dry well stations are to be reviewed with the
Director of Planning and Engineering.
For each design submission to the City, an extra set of drawings pertaining to the design
of the pump station, the sanitary mains and forcemains, key plan and a location plan shall
be provided for the maintenance department to review.
Before commencement of construction, the Design Engineer shall provide four sealed
sets of mechanical shop drawings and four sealed sets of electrical line diagrams for
review by the Director of Planning and Engineering. Two sealed copies of design
calculations shall be provided for documentation.
F-8
Before acceptance of the completed station, by the City, the Owner shall provide
three (3) copies of an Operation and Maintenance Manual to the City as per Article F-
3.02 of this Schedule.
F - 2.12
Access
Vehicular access shall be provided to sewage lift stations. The minimum standard shall
be as for a paved lane as shown on the Standard Drawings, with curbing and drainage
provisions as may be required by the Director of Planning and Engineering.
F - 2.13
Force Mains
At the lowest pump delivery rate anticipated to occur at least once per day, a cleansing
velocity of at least 0.9 m/s should be maintained. Maximum velocity should not exceed
3.5 m/s.
An automatic air relief valve shall be placed at high points in the force main to prevent
air locking.
Force mains should enter the gravity sewer system at a point not more than 600 mm
above the flow line of the gravity sewer.
The minimum size for mains discharging raw sewage shall be 100 mm diameter.
The materials selected for force mains shall meet City standards and shall adapt to local
conditions, such as character of industrial wastes, soil characteristics, exceptionally
heavy external loads, abrasion and similar problems.
A tracing wire shall be installed for the purpose of locating the force main.
All force mains shall be designed to prevent damage from superimposed loads, or from
water hammer or column separation phenomena.
F - 2.14
Tie-ins to Existing Sewer Mains
Connection of a new pipe to an existing sewer main shall be done by the City unless
advised otherwise by the Director of Planning and Engineering. However, the
Contractor shall co-ordinate the work with the Director of Planning and Engineering and
make an application for tie-in one week in advance of the proposed work.
F-9
F - 2.15
Pipe Class and Bedding Class
The quality of pipe and bedding shall be so selected such that the installation will
adequately support the loads to be placed on it during construction and in operation. For
concrete pipe, the calculations shall follow the method shown in Water Pollution Control
Federation Manual of Practice No. 9, latest edition. A safety factor of 1.5 shall be used
for concrete pipe and the bedding classifications shall be as identified on the Standard
Drawing.
For PVC pipe, the calculations shall follow the methods outlined in the Uni-Bell Plastic
Pipe Association publication Handbook of PVC Pipe - Design and Construction, latest
edition.
Pipe class and bedding class must be identified on all engineering drawings. Pipe shall
have at least Class B bedding.
F-3.0
RECORD DOCUMENTATION
F - 3.01 Construction Record Drawings
Prior to issuance of a Construction Completion Certificate by the Director of Planning
and Engineering, the Owner's Engineer shall submit the following:
x
Mainline plan/profile drawings at minimum 1:500 scale showing:
-
horizontal alignment of sewermain c/w curve data and offsets from property line
-
vertical alignment of sewermain c/w curve data, invert elevations and depth
-
manhole and appurtenances locations and elevations
-
service locations and elevations (saddles, inspection chambers and bends)
-
pipe sizes, material types and classes
-
details of all fitting and connections
-
all existing utilities in area of sewermain.
x
Pump Station plan/profile drawings at minimum 1:250 scale showing;
-
site layout and building location
-
landscaping and fencing
-
mechanical layout, details and elevations
-
structural floor plan, details and elevations
-
electrical and control plans, details and schematics
x
Above information to be provided in format and standards specified in Schedule J -
Drawing Standards - of this bylaw
F-10
F - 3.02 Construction Documentation
x
Material Testing Reports, including all Concrete, Asphalt, Compaction and Gradation
results on original copies signed by the testing firm.
x
Sewer leakage test reports for mains.
x
Video Inspection tapes of mains
x
A geotechnical report under seal of a Professional Engineer, documenting site
inspections, concrete testing, compaction testing, soils testing and certification of the
foundation soils of any structures constructed.
x
A structural report under seal of a Professional Engineer, documenting site
inspections, testing and certification of any structures constructed.
x
Operation and Maintenance Manuals for all Lift Stations containing:
-
Cover page and table of contents.
-
As constructed shop drawings.
-
Equipment layout drawings.
-
Electrical, control, and alarm wiring diagrams.
-
Operating instructions for all equipment.
-
Maintenance instructions for all equipment, including frequency of
maintenance.
-
Equipment data sheets.
-
Certified head/capacity curves for pumps.
-
Equipment part lists.
-
Emergency operating procedures.
The maintenance manuals shall be hardback bound documents with the name of
the facility embossed on the cover. Each section of the manual shall be identified
by plastic covered tabbed dividers, with the section name identified on the tab.
SCHEDULE G
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR
THE DESIGN OF DRAINAGE SYSTEMS
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "G" TO BYLAW NO. 1730.
"original signed by"
________________________________________________
MUNICIPAL CLERK
G-1
SCHEDULE G
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR THE
DESIGN OF DRAINAGE SYSTEMS
G - 1.0 GENERAL
Where the provisions of Schedule A of this Bylaw require the construction of a storm
drainage system, the Owner shall provide a storm drainage system including sewer mains,
manholes, service connections, and all related appurtenances consistent with the standards
and specifications contained in this Section. Through areas, where recommended by a
Geotechnical Engineer or requested by the Approving Officer, each lot shall have a storm
sewer connection service.
G - 1.01 Approval of Engineering Drawings Required Prior to Construction
Prior to construction, engineering drawings prepared in accordance with the City's
specifications contained in Schedule J (showing detailed design of the necessary works)
shall be submitted to the Approving Officer for approval. The drawings shall show
overland drainage systems, the alignment and size of pipes, proposed grades, distances
between manholes, manhole invert elevations, existing ground line, proposed final ground
line over the pipe, location of all service connections to the property line, all easements,
pipe bedding requirements and all other details as may be required. Construction may only
start after the Owner has been advised by the Approving Officer in writing of drainage
design approval.
G - 1.02 Where Storm Drainage Collection System Not Required
Where storm drainage facilities are not required at the time of development, the City of
Williams Lake may require rights-of-way to be provided by the Owner to allow for the
eventual installation of these facilities. Such rights-of-way shall be registered in favour of
the City of Williams Lake at the Owner's expense. In this instance, the Owner will be
required to provide for surface drainage as required by the Approving Officer, with all
catch basins and other appurtenances designed to facilitate connection to the future storm
sewer system.
G - 1.03 Stormwater Management
All drainage systems in the City of Williams Lake shall be designed considering the
overall management of stormwater. The primary purpose will be to limit the effect of peak
flows and volumes of runoff on property, receiving streams, and watercourses.
G-2
G - 1.04 Minor and Major Drainage Systems
The drainage system shall consist of two components: minor systems and major systems.
The minor system will consist of underground conduits, open channels and watercourses
designed to convey a 10 year return period flow for residential, industrial, commercial and
institutional subdivisions. The major system will consist of surface flood paths, roadways
and watercourses designed to convey the 100 year return period flow. In special
conditions where surface flood paths cannot be established, pipes and culverts of the minor
system may be enlarged to accommodate the major system flow.
G - 1.05 Adequate Drainage
All subdivisions shall be adequately drained throughout the year. Where the whole or part
of any proposed subdivision is wet or subject to intermittent or periodic flooding, approval
of the subdivision will be withheld until the Approving Officer is satisfied that appropriate
steps have been taken to drain the land or otherwise remedy such wet or flooding
conditions.
G - 1.06 Existing and Natural Watercourses
Where a subdivision is traversed by a watercourse, drainage way or stream, a right-of-way
shall be provided along such watercourse or its planned re-alignment of a width deemed
necessary by the Approving Officer for construction, maintenance, conservation, and
beautification purposes.
No natural drainage course shall be altered or diverted unless such alteration or diversion
has been approved by the City of Williams Lake, the Provincial Ministry of Water, Land
and Air Protection and the Department of Fisheries and Oceans if draining into a fish
bearing stream.
Storm water shall only be discharged from a subdivision to a drain, ditch as may, in the
opinion of the Approving Officer, be adequate to receive the discharge therefrom, or which
has been declared a part of the City of Williams Lake drainage system.
Storm water discharged into a watercourse, stream or other waterway draining into a fish
bearing stream requires approval of the Provincial Ministry of Water, Land and Air
Protection and the Department of Fisheries and Oceans.
G - 1.07 Drainage Systems Through Private Property
Where it is necessary to construct a drainage system through privately-owned land, the
Owner shall obtain or grant a right-of-way in favour of the City of Williams Lake to
guarantee the right of access, in perpetuity, to the drainage facility. In general all drainage
systems though private property shall be piped systems, unless otherwise approved by the
Approving Officer.
G-3
G - 2.0 DESIGN CRITERIA
G - 2.01 Sizing of Systems
The system shall be of sufficient capacity to accommodate all tributary areas as defined by
the City. For drainage areas 20 ha and smaller, the Rational formula shall be used:
Q = KCIA
Where: Q = Flow in m3/s
K = Constant to establish units of compatibility (.00278)
C = Dimensionless runoff coefficient
I = Rainfall intensity (mm/hr)
A = Runoff area in ha
For the minor system, the 10 year frequency curve shall be used. For the major system,
and for special structures such as in the design of storm retention basins, underpass
drainage or arterial roads, the 100 year rainfall curve shall be used.
The time of concentration, or inlet time, will vary with topography and the nature of the
drainage areas, but will generally be ten minutes or greater for residential and commercial
areas. Inlet times shall be determined by the Design Engineer and approved by the
Director of Planning and Engineering.
Runoff coefficients for storm sewer design shall be assumed to be not less than the values
specified in Table G.1.
TABLE G.1
RUNOFF COEFFICIENTS
Type of Development
Description of Area
Runoff Coefficient
Commercial
x
Downtown
x
Neighbourhood
0.82
0.60
Industrial
x
Light area
x
Heavy area
0.65
0.75
Residential
x
Suburban
x
Single - family
x
Multiunits - detached
x
Multiunits - attached
x
Apartment dwelling area
0.30
0.40
0.55
0.65
0.60
Parks, cemeteries
Playgrounds
Unimproved areas
0.15
0.25
0.15
G-4
Runoff coefficients other than those specified in this section shall be used only with the
express written consent of the Director of Planning and Engineering.
For tributary areas greater than 20 hectares, the method used by the Design Engineer to
calculate storm flows shall be approved by the Director of Planning and Engineering.
G - 2.02 Design Grade
The minimum design grade shall be calculated by use of the Manning Formula such that a
minimum velocity of 0.6 m/s shall be maintained during the design flow.
Pipes shall be designed to carry the required quantity when flowing 3/4 full for pipes sized
450 mm and smaller. Pipes sized 525 mm or larger shall be sized to carry the required
quantity when flowing full.
G - 2.03 Roughness Coefficients
Roughness coefficients for use with the Manning's Formula shall be as specified in Table
G.2.
TABLE G.2
ROUGHNESS COEFFICIENTS
Pipe or Channel Material
Roughness Coefficient
Concrete Pipe
0.013
PVC Pipe
0.011
Corrugated Steel Pipe (CSP) *
x
Unpaved
x
25% paved
x
100% paved
0.024 - 0.033
0.021 - 0.028
0.013
Smooth Asphalt
0.012
Asphalt or Concrete Paving
0.014
Packed Clay
0.030
Light Turf
0.200
Dense Turf
0.350
Dense Shrubbery
0.400
Minimum velocity of pipes, flowing full, shall be 1.0 m per second.
* CSP for Culverts only, not accepted on mains.
G-5
There are no maximum allowable velocities except that the designer shall ensure that
supercritical flow does not occur. Where grades exceed 15%, scour protection may be
needed and anchor blocks will be required. These criteria may be modified by the Director
of Planning and Engineering to meet local conditions.
G - 2.04 Minimum Pipe Size
Minimum pipe size shall be 250 mm for mains, 200 mm for catch basins leads, 100 mm
for residential service connections, and 200 mm for non-residential service connections.
The minimum pipe size for mains accepting flows from open ditches shall be 300 mm and
suitable silt traps shall be provided.
G - 2.05 Culverts
Where an open ditch system is required to cross a road, street or driveway, the ditch shall
be enclosed by means of a culvert. All culverts shall be of sufficient size to properly drain
all of the area naturally draining into the channel or ditch feeding into the culvert but shall
be a minimum 450 mm diameter. Allowance shall be made for future flows as a result of
full development of the upstream tributary area.
G - 2.06 Location of Storm Mains
Storm sewer mains shall, wherever possible, be located in the road right-of-way as shown
on the Standard Drawings. Where the location of the sewer main within the road
right-of-way is not practical due to topography or other factors, the sewer main shall be
located in a utility right-of-way registered in favour of the City of Williams Lake and
having a width of not less than 6.0 m. The Director of Planning and Engineering may
require a utility right-of-way wider than 6.0 m in the case where services in addition to
storm sewer will be placed in the same right-of-way or where the depth of the sewer main
requires a wider easement. The entire length and width of each utility right-of-way shall
be graded to permit maintenance vehicle access. There shall be a minimum clear lateral
distance between the outside walls of storm sewers and sanitary sewers of 300mm.
G - 2.07 Alignment of Storm Mains
Storm sewer mains shall generally be designed to follow a straight alignment between
manholes. Curved alignments within rights-of-way shall be subject to the approval of the
Director of Planning and Engineering and provided that the pipe is set at a grade greater
than the specified minimum and pipe alignment is at a parallel offset with an established
boundary. In these cases, the radius of curvature shall be twice the minimum radius
recommended by the pipe manufacturer.
G-6
G - 2.08 Depth of Cover
The minimum depth of storm sewer mains shall be sufficient to provide all service
connection piping with a minimum cover of 1.2 m to the top of the service, anywhere
within the finished right-of-way. In no instance shall the cover over the crown of the main
be less than 1.2 m.
G - 2.09 Manholes
Manholes shall be installed at a maximum spacing of 120 m and in the following locations:
.1
All changes in grade.
.2
All changes in alignment, including non-curvilinear sewers.
.3
All changes in pipe size.
.4
All pipe junctions.
.5
All intersections.
Manholes shall normally be constructed in accordance with the details as shown on the
applicable Standard Drawings. In cases where these details will not suffice, a detailed
design drawing must be approved by the Director of Planning and Engineering.
The relative elevations of storm sewers entering and leaving a manhole are to be such as to
ensure that the manhole does not substantially reduce the hydraulic capacity of the system.
Minimum fall through the manhole shall be 20 mm.
There shall be no change in the grades of pipe between manholes.
G - 2.10 Catchbasins
Catchbasins shall be constructed as shown on the Standard Drawings.
Catchbasins shall be located at a maximum spacing of 75 m along the drainage path, at all
intersections, at all low points, or spaced at intervals such that not more than 10% of the
gutter flow reaching each inlet will pass on to the next inlet downstream, provided this
carry-over is not objectionable to pedestrian or vehicle traffic and the inlet is not at a low
point. Catch basins shall be located at intervals such that surface drainage does not exceed
gutter or flow channel capacities, to prevent overflow to driveways, boulevards, sidewalks,
or private property.
Maximum design catchbasin capacities are shown in Table G.3,
G-7
TABLE G.3
CATCHBASIN CAPACITIES
CATCHBASIN TYPE
ROAD GRADE
CAPACITIES
Type 1 Catchbasin
> 3%
20 l/s
< 3%
30 l/s
At Low Point
50 l/s
Type 2 Catchbasin
> 3%
20 l/s
(with side inlet)
< 3%
30 l/s
At Low Point
70 l/s
G - 2.11 Catchbasin Leads
Catch basin leads shall discharge into a manhole and not directly into the storm sewer pipe
wherever possible. When connection into the main is allowed by the Director of Planning
and Engineering, the use of a wye fitting is required for new construction, or approved
saddle to tie-into existing mains.
Catch basin leads shall be minimum 200 mm PVC and have a minimum cover of 1.0 m.
G - 2.12 Service Connections
Storm sewer service connections shall be provided to all lots other than single and two
family residential, except in areas of high ground water where services shall be provided to
all lots.
Storm sewer service connections shall only be used for foundation perimeter drains, roof
drains and parking lot drainage unless otherwise approved by the Director of Planning and
Engineering. On-site retention shall be designed into all developments to reduce discharge
into City Drainage Systems to predevelopment rates.
The diameter of storm sewer service connections shall be determined by the Design
Engineer, but shall be minimum 100 mm diameter for a single family residential service.
Non-residential service connection shall be 200 mm or larger complete with inlet
restrictions where on-site retention is required.
Service connections shall be made with an approved branch wye and be installed in a
straight line and at a uniform grade from the terminus at the property line to the 45 degree
long radius bend at the main. An approved wye saddle may be used to connect a 100m
diameter service to an existing main. The minimum pipe grade for sewer service pipes
shall be:
2% for 100 mm service pipe
1% for 150 mm and larger service pipe
G-8
For services 250 mm and larger, a manhole shall be installed at the intersection of the main
and service.
Storm sewer services shall be installed 4.0 metres from the lowest elevation lot corner in
accordance with the Standard Drawings.
G - 2.13 Pipe Class and Bedding Class
The quality of pipe and bedding shall be so selected such that the installation will
adequately support the loads to be placed on it during construction and in operation. Pipe
class and bedding class must be identified on all engineering drawings. Pipe shall have at
least Class B bedding, as defined by the Standard Drawings.
For concrete pipe, the calculations shall follow the method shown in the latest edition of
the Water Pollution Control Federation Manual of Practice No. 9. A safety factor of 1.5
shall be used for concrete pipe and the bedding classifications shall be as identified on the
Standard Drawing.
For PVC pipe, the calculations shall follow the methods outlined in the latest edition of the
Uni-Bell PVC Pipe Association publication Handbook of PVC Pipe - Design and
Construction.
For Corrugated Steel Pipe (CSP) pipe, the calculations shall follow the methods outlined in
the latest edition of the American Iron and Steel Institute publication Handbook of Steel
Drainage & Road Construction Products. CSP shall be used only for Culverts, not for
main line piping.
G - 2.14 Major Flow Routing
All overland flows in excess of 0.05 m3/sec shall have specifically designed flow routes,
that are protected by restrictive covenants or rights-of-way. The major flow routing shall
normally be provided along roads and in natural watercourses. In some cases, the major
flow may also be carried alongside the road in grassed swales, across country in
rights-of-way and along public walkways.
In special circumstances, or where desired to enable lower building elevations, the pipes
and culverts, which form a part of the minor system, may be enlarged or supplemented to
accommodate the major flow. All habitable areas of buildings shall be above the major
flow hydraulic grade line, except where specific flood prevention measures have been
taken and which are acceptable to the Director of Planning and Engineering.
The proportion of flow to be carried along the major routing shall be the total major flow
less the flow carried in the minor system.
G-9
Where the road is used to accommodate major flow, it shall be formed, graded and
sufficiently depressed below the surrounding property lines to provide adequate hydraulic
capacity. On arterial roads, the 100 year hydraulic grade shall not be higher than centreline
of the pavement with the maximum flow depth not to exceed 300 mm. On collector and
local roads, the entire roadway may be used as a major flood path with the maximum flow
depth not to exceed 300 mm.
Where roadways used for major flows intersect, care shall be taken to lower the
intersection to allow flows to pass over the cross street. Where major flow routes turn at
intersections, similar care in the road grading design is required.
In areas where surface major flow routes cannot be provided, a pipe system will be
designed to accommodate the required major flow, and sufficient inlet capacity will be
provided to accommodate introduction of the major flow into a piped system.
Major flow routing over 0.05 m3/s shall be shown on the engineering drawings and
sufficient design shall be carried out to provide assurance to the Director of Planning and
Engineering that no property damage or endangering of public safety will occur under
major flow conditions. The Design Engineer shall provide the Director of Planning and
Engineering with the depth of flow along the major flow route and shall show on the
Design Drawings the hydraulic grade line above the design curb and gutter or above the
finished surface of other drainage courses. The discharge point from the development for
the major flow route shall be co-ordinated with the downstream routing to outfalls as
determined by the City of Williams Lake. Where major flow outfalls to a receiving
watercourse, the velocity shall not exceed 1.5 m/s, or energy dissipaters shall be provided
to minimize erosion.
The use of catchbasin inlet control devices to separate major and minor hydraulic grade
lines may be allowed, subject to the satisfaction of the Director of Planning and
Engineering regarding the suitability of such control devices. Where catchbasin inlet
control devices are used, building elevations may be controlled by the hydraulic grade line
occurring in the minor system.
G - 2.15 Drainage Drywells
Where drainage drywells are used as a means for disposal, drainage drywell wall surface
areas shall be sized using Darcy's Empirical Law:
Q
= A K i
Where: Q = rate of flow in m3/s
A = cross-sectional area of soil through which flow takes place in m2
K = coefficient of permeability in m/s
i = hydraulic gradient over a given flow distance
G-10
Typical values for the Coefficient of Permeability, K, are presented in Table G.4.
TABLE G.4
TYPICAL VALUES OF COEFFICIENT OF PERMEABILITY
Typical Soil
Relative Permeability
Typical Value of K, m/s
Coarse Gravel
High Permeability
over 10-3
Sand, Fine Sand
Medium Permeability
10-3 to 10-5
Silty Sand, Dirty Sand
Low Permeability
10-5 to 10-7
Silt
Very Low Permeability
10-7 to 10-9
Clay
Practically Impervious
Less Than 10-9
Upon determination of permeability factor, a safety factor of 2 shall be applied.
Drainage drywells shall, unless otherwise approved by the Director of Planning and
Engineering, be located in the road boulevard or in other lands dedicated to the City for the
purpose of drainage disposal. In conjunction with drainage drywell installation, perforated
pipe may be installed as per the Standard Drawings to the approval of the Director of
Planning and Engineering.
The depth of the drywell will vary in accordance with the requirements derived from
Darcy's empirical law.
Drainage drywells shall be constructed as shown on the Standard Drawings.
G -3.0
RECORD DOCUMENTATION
G - 3.01 Construction Record Drawings
Prior to issuance of a Construction Completion Certificate by the Director of Planning
and Engineering, the Owner's Engineer shall submit the following:
x
Mainline plan/profile drawings at minimum 1:500 scale showing:
-
horizontal alignment of storm main c/w curve data and offsets from property line
-
vertical alignment of storm main c/w curve data, invert elevations and bury depth
-
design hydraulic grade line for major flows
-
manhole and appurtenances locations and elevations
-
catchbasin locations and elevations
-
service locations and elevations (saddles, inspection chambers and bends)
G-11
-
pipe sizes, material types and classes
-
details of all fitting and connections
-
all existing utilities in area of storm main.
-
major flow routing over 0.05 m3/s
x
Above information to be provided in format and standards specified in Schedule J -
Drawing Standards - of this bylaw
G - 3.02 Construction Documentation
x
Material Testing Reports, including all Concrete, Asphalt, Compaction and Gradation
results on original copies signed by the testing firm.
x
Sewer leakage test reports for mains.
x
Video Inspection tapes of mains
SCHEDULE H
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR
THE DESIGN OF STREET LIGHTING
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "H" TO BYLAW NO. 1730.
"original signed by"
________________________________________________
MUNICIPAL CLERK
H-1
SCHEDULE H
REGULATIONS, STANDARDS AND SPECIFICATIONS
FOR THE DESIGN OF STREET LIGHTING
H - 1.0
GENERAL
H - 1.01
Street Lighting To Be Provided By Owner
Where the provisions of Schedule A require the provision of street lighting, the Owner
shall provide street lighting including all conduits, service wiring, bases, poles,
luminaires, lamps, photo cells, control equipment and all related appurtenances;
consistent with the regulations, standards and specifications set out in this Schedule and
the requirements of the Provincial Inspector of Electrical Energy. All street lighting shall
be underground type unless approved otherwise by the Director of Planning and
Engineering.
H - 1.02
Approval of Engineering Drawings Required Prior To Construction
Prior to construction engineering drawings prepared in accordance with the City's
specifications for drawings showing detailed design of the necessary works shall be
approved by the Approving Officer who will advise the Owner accordingly in writing.
The street lighting system shall be designed in accordance with the Canadian Standard
Practice for Street and Highway Lighting.
H - 1.03
Permit Fees To Be Paid By Owner
The Owner shall be responsible for obtaining all required electrical permits, arranging
for all electrical inspections covering his work and pay all fees for such permits. A copy
of the permits are to be submitted to the Director of Planning and Engineering at the time
of application for final approval.
The Owner shall be responsible for paying all connection fees and charges.
H-2
H - 2.0
DESIGN CRITERIA
H - 2.01
Levels of Illumination
The average levels of illumination in lux shall be as follows:
TABLE H.1
LEVELS OF ILLUMINATION
Residential
Commercial and Industrial
.1 4 Lane Collector
10.0 lux
21.5 lux
.2 2 Lane Collector
6.5 lux
11.0 lux
.3 Local & Cul-de-Sac
4.5 lux
10.0 lux
The maximum uniformity ratio for local residential highways shall be 6:1; all other
highways shall be 3:1.
H - 2.02 Pole Locations
In general, poles shall be installed as follows:
.1
4 Lane Collector
- opposite or staggered spacing;
.2
2 Lane Collector
- staggered spacing;
.3
Local & Cul-de-sac
- spaced one side of streets behind the sidewalk.
Poles shall be located within 0.6 m of the property corners and shall be checked for
conflict with driveways, underground services and fire hydrants.
H - 2.03 Rules and Regulations
Equipment, installation, wiring methods, and materials used shall be in accordance with
the latest edition, (including amendments), of the Rules and Regulations for the
Installation and Maintenance of Electrical Equipment as issued by the Province of
British Columbia and all bulletins issued thereto. Work shall also be in accordance with
all applicable Municipal Codes and Regulations, Provincial Statutes in effect at the site,
and the Fire Marshall and Workers' Compensation Acts, hereinafter called the Rules and
Regulations.
H-3
Wherever the drawings or specifications call for material, workmanship, arrangement or
construction of a superior quality than is required by the rules and regulations, the
drawings and specifications shall prevail. Otherwise, should there be a conflict between
the rules and regulations and the drawings and specifications, the rules and regulations
shall prevail. The Owner shall obtain, and pay for all permits, and arrange for all
electrical inspections covering his work, and pay all other fees and charges, and make all
deposits that are in any way connected with the installation of the systems specified as
shown on the Drawings. He shall give all necessary notices to authorities having
jurisdiction, and shall be responsible for keeping all applicable public ordinances.
Scheduling with B.C. Hydro and Power Authority shall be the Owner's responsibility.
Systems shall be compatible with power services available. Where costs are incurred
with B.C. Hydro and Power Authority in installing the light system, these shall be
considered as part of the cost of the system.
Before acceptance of any part or all of the system, it shall meet the requirements of
Schedule I.
H - 2.04 Connection to Utility
An allowance for a minimum of 8 street lights per electrical connection shall be made
and future extension of the street lighting system should accommodate this requirement.
Each connection to B.C. Hydro will be made at a junction box or a service base as shown
on the applicable Standard Drawings.
All fees and charges for connection shall be responsibility of the Owner.
H -3.0
RECORD DOCUMENTATION
H - 3.01 Construction Record Drawings
Prior to issuance of a Construction Completion Certificate by the Director of Planning
and Engineering, the Owner's Engineer shall submit the following:
x
Plan drawings at minimum 1:500 scale showing:
-
horizontal alignment of conduits c/w curve data and offsets from property line
-
poles and appurtenances locations, elevations and phasing
-
power service locations and details
-
conduit sizes and material types.
x
Above information to be provided in format and standards specified in Schedule J -
Drawing Standards - of this bylaw
H-4
H - 3.02 Construction Documentation
x
Material Testing Reports, including all Concrete, Asphalt, Compaction and Gradation
results on original copies signed by the testing firm.
x
Certificate of Inspection by the governing electrical authorities showing that the
installation is unconditionally approved.
SCHEDULE I
REGULATIONS, STANDARDS AND SPECIFICATIONS FOR THE
INSTALLATION OF ELECTRICAL, COMMUNICATIONS WIRING, CABLEVISION
AND GAS DISTRIBUTION SYSTEM
I, WAYNE K. THIESSEN, MUNICIPAL CLERK OF THE
CITY OF WILLIAMS LAKE, DO HEREBY CERTIFY
THIS TO BE SCHEDULE "I" TO BYLAW NO. 1730.
"original signed by"
_________________________________________________
MUNICIPAL CLERK
I-1
SCHEDULE I
REGULATION, STANDARDS AND SPECIFICATIONS FOR THE
INSTALLATION OF ELECTRICAL, COMMUNICATIONS WIRING, CABLEVISION
AND GAS DISTRIBUTION SYSTEM
I - 1.0
GENERAL
I - 1.01
Standards and Specifications to Apply to All Electrical, Communications Wiring,
Cablevision and Natural Gas
Electrical, telephone, cablevision and natural gas distribution systems shall be provided
to serve each parcel within the subdivision consistent with the standards and
specifications set out in this Schedule and Schedule A, unless approved otherwise by the
Approving Officer.
Design and construction shall be in accordance with the Specifications set out in
Schedule K and Standard Drawings in Schedule L of this Bylaw.
I - 1.02
Approval of Engineering Drawings Required Prior to Construction
Prior to construction, engineering drawings for each respective utility showing detailed
design of the necessary works shall be acquired by the Design Engineer and forwarded
to the Approving Officer as detailed below.
The Design Engineer shall assemble all utility company drawings and superimpose them
onto the subdivision drawings to ensure there are no conflicts between any of the private
utilities and the City services and above ground structures and driveways. The original
utility company drawings and the combined drawings are to be submitted to the
Approving Officer for approval. Construction shall not start on the subdivision until all
drawings have been approved by the Approving Officer and written notice provided to
the Owner.
The engineering drawings shall clearly indicate the locations of poles, structures,
conduits, pipes and any other facilities required. Design elevations for all pole bases,
junction boxes and other structures shall be shown on the engineering drawings.
I - 1.03
Construction In Compliance With Engineering Drawings
All poles, structures and facilities shall be constructed or installed in compliance with the
engineering drawings approved by the Director of Planning and Engineering.
I-2
I - 1.04
Construction In Accordance With B.C. Hydro, Telus, Shaw Cablevision, and B.C.
Gas Requirements
Electrical, Telephone and Cablevision services shall be installed in accordance with the
requirements of the B.C. Hydro and Power Authority, the Telus, Shaw Cable, or other
communications utility company licenced by the C.R.T.C., and the Inspector of
Electrical Energy of the Province of B.C. Natural gas distribution works shall be
installed in accordance with the requirements of B.C. Gas.
I - 1.05
Underground Electrical Systems
Underground systems shall include the supply and installation of all necessary conduits,
wiring, transformers, service runs and connections for a complete and fully operative
underground electrical system as laid out by the B.C. Hydro and Power Authority and
approved by the Director of Planning and Engineering and the Inspector of Electrical
Energy of the Province of B.C.
I - 1.06
Underground Telephone and Cablevision
Underground telephone and cable vision shall include the supply and installation of the
necessary conduits, wiring, service runs and connections for a complete and fully
operative underground telephone system as laid out by the Telus, Shaw Cable or other
licenced communications utility company and approved by the Director of Planning and
Engineering.
I - 1.07
Gas Distribution System
Where the proposed subdivision is to be served by a natural gas distribution system, the
location of such a system shall be designed by B.C. Gas and shall be approved by the
Director of Planning and Engineering prior to the construction and installation of such a
system. All mains forming part of a gas distribution system shall be buried at a
minimum depth of 750 mm. The system or extension shall be installed following
installation of sewer and watermains and prior to the installation of curb and gutters and
asphalt. Rehabilitation of boulevards shall be the responsibility of the Owner.
I-3
I - 2.0
DESIGN CRITERIA
I - 2.01
Horizontal Location
Horizontal location of underground ducting and gas main piping shall be as shown on
the applicable Standard Drawings. Systems shall be laid out with due regard for other
utilities, and shall have the approval of the Director of Planning and Engineering as well
as the utility company involved. Where overhead distribution is allowed, pole locations
and any anchor easements shall be approved by both the Director of Planning and
Engineering and the appropriate utility company. Care shall be taken to eliminate any
aerial trespass.
I - 2.02
Vertical Location
All conduit and gas main piping to have a minimum of 750 mm cover or to the depths
specified by the utility company, whichever is greater.
I - 2.03
Detailed Design
Details of design such as vertical and horizontal location of service boxes, size and type
of conduits and gas mains, kiosk dimensions and ducting and all wiring details shall be
as per specifications and drawings provided by B.C. Hydro and Power Authority, Telus,
Shaw Cable, or other licenced communications utility company, and B.C. Gas.
I -3.0
RECORD DOCUMENTATION
I - 3.01 Construction Record Drawings
Prior to issuance of a Construction Completion Certificate by the Director of Planning
and Engineering, the Owner's Engineer shall submit the following:
x
Consolidated engineering plan drawings at minimum 1:500 scale showing:
-
horizontal alignment of all utilities c/w offsets from property line
-
junction boxes and appurtenances locations
-
service locations and details
-
conduit sizes and material types.
x
Above information to be provided in format and standards specified in Schedule J -
Drawing Standards - of this bylaw
x
Utility company construction record drawings.
I-4
I - 3.02 Construction Documentation
x
Material Testing Reports, including all Concrete, Asphalt, Compaction and Gradation
results on original copies signed by the testing firm.
x
Certificate of Inspection by the governing authorities showing that the installations are
unconditionally approved.
APPENDIX 1
Confirmation of Commitment by Owner
Confirmation of Professional Assurance by Civil Engineer
Confirmation of Professional Assurance by Geotechnical Engineer
1
CONFIRMATION OF COMMITMENT BY OWNER
2
Note: To be submitted to the Approving Officer prior to or with Preliminary Design Approval
Documents on the Owner's letterhead.
CONFIRMATION OF COMMITMENT BY OWNER
The City of Williams Lake
450 Mart Street
WILLIAMS LAKE, BC
V2G 1N3
Attention: Approving Officer
Dear Sir/Madam:
Re:
(Legal Description and Address of Project)
Engineering Design
We
(Name of Property Owner)
propose to develop a
subdivision or development on the above referenced property. To assist with this project we have
engaged Engineering Consultants as follows:
Civil Predesign and Design
We have retained as our Professional Engineer,
,
P.Eng.,
of
the
consulting firm,
(consulting
firm)
to
provide
Professional
Engineering Services as the Design Engineer on this project with respect to design of the works,
liaison with the City on technical matters, and submissions to the City Approving Officer for
approval.
The Design Engineer will be responsible to confirm the suitability of the site for the proposed
development and, unless otherwise directed by the Approving Officer, the employment by us of
a Geotechnical Engineer will be limited to the construction and post construction phases of the
project.
Geotechnical Predesign and Design
We have also retained
,
P.Eng.,
of
the
geotechnical
consulting firm,
as
our
Geotechnical
and
Materials
Testing
Consultant, to undertake required geotechnical investigations during the preliminary and detailed
design phases of the project.
(The above section need only be included if directed by the Approving Officer)
BL 1921 (22/7/03)
3
Specialist Consultants
We understand that as site conditions may dictate we will engage specialist consultants as required
to provide assistance with the mitigation of environmental, biological, or other peculiar situations
that may result from our proposed project.
Civil Construction Assurance
Upon final approval of the engineering design drawings, and receipt of written authorization to
proceed with construction, we have engaged
, P.Eng., of the consulting firm,
as the Engineer of Record or his qualified designate to undertake
field reviews and inspect construction of the work in accordance with his professional discretion, to
assure that construction of the work is executed in compliance with the Subdivision and
Development Servicing Bylaw, the approved drawings and good workmanship and practice.
will prepare and submit to the Director of Planning and Engineering
a weekly report and an inspection report on each site visit. Upon construction completion, they will
also inspect the project, and prepare a Substantial Completion Certificate.
have been engaged to provide Geotechnical and Materials Testing
Services during the course of construction, to assure that construction materials are placed in
accordance with the Subdivision and Development Servicing Bylaw. Reports will be submitted to
the Director of Planning and Engineering as geotechnical matters are addressed and testing results
are available.
Unsatisfactory Construction Assurance
We understand that the City is very much concerned about the quality of construction work with
respect to conformance to the Subdivision and Development Servicing Bylaw and good
workmanship and practice. We commit to having our consultants provide the appropriate level of
inspection, and that if the City is not satisfied with the quality of construction or the level of
inspection provided by our engineers, we will be given a minimum twenty four (24) hours advance
notice, after which time, if the problem is not resolved to the City's satisfaction we will be issued a
"stop work" order. We understand that before construction operations can resume the following
must be provided:
- a written inspection program for the duration of the project by the Owner's Engineer to be
submitted to, reviewed and approved in writing by the Director of Planning and Engineering.
Post Construction
Upon substantial completion of the work,
, P.Eng., the Engineer of
Record will prepare construction record drawings in accordance with the standards set out in the
Subdivision and Development Servicing Bylaw, prepare Operations and Maintenance Manuals,
where required, final inspect the work and prepare a Construction Completion Certificate.
4
Termination of Consultant
Should for some reason the relationship with our Engineering Consultants be terminated, we will
immediately provide advance notice to the City. We understand that construction work will cease
during the interim should we not have a smooth transition between when one consultant finishes
and the next one starts.
Insurance and Security
We understand that prior to construction start-up that we will have to provide proof of Insurance
Coverage and Security in the form of cash or a letter of Irrevocable Credit to indemnify the City and
assure general conformance to the Subdivision & Development Servicing Bylaw. The required
Insurance and Securities that we will post with the City are:
Insurance
Insurance coverage will be provided in accordance with the City of Williams Lake's insurance
requirements specified in Section 6 of the Subdivision and Development Servicing Bylaw which
generally specifies:
- Comprehensive General Liability Insurance
$ 3,000,000
- Automobile Liability Insurance
$ 3,000,000
Administration / Inspection Fees
- 1% of the approved Engineer's Cost Estimate in the form of a cash deposit to cover normal City
inspection costs, posted with the City after subdivision or development approval but prior to
construction start-up.
Security
- An Inspection security in the amount of 10% of the approved Engineer's Cost Estimate in the
form of cash or Letter of Irrevocable Credit to serve as Construction Inspection Security, to be
posted with the City prior to the Issuance of a Construction Permit. (Required when Subdivision
or Development contains works to be taken over by the City upon Completion.)
- A one (1) year maintenance security in the amount of 10% of the approved Engineer's Cost
Estimate in the form of cash or Letter of Irrevocable Credit to be posted with the City prior to
the City signing the subdivision (legal) plan.
- A Construction Record Security in the amount of 15% of the approved Engineer's Cost
Estimate in the form of cash or Letter of Irrevocable Credit to serve as a Construction Record
Drawing Security, should we desire to have the subdivision registered before the Construction
Record Drawings have been submitted and approved in writing by the Director of Planning and
Engineering.
5
- A Performance Security in the amount of 125% of the approved Engineer's Cost Estimate to
complete the work in the form of cash or Letter of Irrevocable Credit should we request that the
City signs the subdivision (legal) plan after all buried utilities are installed all lots serviced and
the roads constructed to the top of granular sub-base elevation.
- Interest will not be paid on any Security amounts deposited with the City.
Security Refunds
We understand that securities posted with the City will be refunded as follows:
- Inspection Securities - refunded upon issuance of a Construction Completion Certificate by the
Director of Planning and Engineering.
- Performance Securities - refunded upon issuance of a Construction Completion Certificate by
the Director of Planning and Engineering.
- Construction Record Security - refunded upon receipt of approved Construction Records
Drawings and Operation and Maintenance Manuals and construction documentation.
- Maintenance Security - refunded after One Year maintenance inspection, and issuance of the
Final Acceptance Certificate by the Director of Planning and Engineering.
We look forward to a mutually amicable relationship through the predesign, design and construction
and post construction phases of this project.
Yours truly,
(Owner)
(Corporate Seal)
or
______________________
(Date)
(Witness)
CONFIRMATION OF PROFESSIONAL ASSURANCE
BY DESIGN ENGINEER
1
CONFIRMATION OF PROFESSIONAL ASSURANCE
BY DESIGN ENGINEER
(To be typed onto the Engineering Consultant's letterhead)
The City of Williams Lake
450 Mart Street
WILLIAMS LAKE, BC
V2G 1N3
Attention: Approving Officer
Dear Sir/Madame:
Re:
(Name of Owner and Project Description and Address)
This letter is to advise that
(consulting firm) has been retained by
(owner) to provide Professional Engineering Services as the Design
Engineer on the above referenced project. I,
P.Eng.,
(engineer)
am
a
Professional Engineer licenced to practice in the Province of British Columbia. I understand and
acknowledge that I am responsible for the integrity of the project with respect to design and
construction in accordance with the City of Williams Lake Subdivision and Development Servicing
Bylaw, the approved engineering design drawings prepared for the project, and good workmanship
and practice.
I will be involved in all aspects of the project from Preliminary Design through to Construction
Completion. With respect to each phase of the project my responsibilities include but are not limited
to:
Predesign Phase
- co-ordinate site survey and geotechnical investigations through the site.
- liaison with the City of Williams Lake with respect to project requirements.
- preparation of preliminary design drawings.
- preparation of a preliminary cost estimate.
- submission(s) to the Approving Officer to Design Phase and the project submission.
- co-ordinate specialist consultants that may be involved in the project.
2
Design Phase
- design the work and prepare the appropriate drawings to explicitly define the work for approvals
and construction.
- ensure design complies with intent of the City of Williams Lake Subdivision and Development
Servicing Bylaw.
- undertake drawing amendments as required to meet City approvals.
- sign and seal all design drawings or have specialist consultants sign and seal their respective
drawings.
- submit design drawings and other supporting documentation to the Approving Officer for
Approval.
Construction Phase
- tender the work.
- undertake "field reviews" and inspections of the Contractor's work to assure compliance to the
City of Williams Lake Subdivision and Development Servicing Bylaw, the approved drawings
and good workmanship and practice.
- submit weekly inspection reports to the Director of Planning and Engineering.
I understand that "field reviews" shall mean such reviews of the work at the project site and at
fabrication locations where applicable as the Professional Engineer, in his professional discretion,
considers to be necessary in order to ascertain that the work substantially conforms in all material
aspects to the plans and drawings approved by the City of Williams Lake.
- co-ordinate materials testing of trench backfill soils, sub-grade, sub-base and base coarse soils,
concrete and asphalt.
- resolve problems or anomalies that may develop during construction, in consultation with the
Director of Planning and Engineering.
- witness all water system, sanitary sewer system and drainage system pressure/leakage tests.
- witness all sub-grade proof rolling operations including full remediation.
- collect as-constructed data as the work progresses.
- advise the Director of Planning and Engineering of events requiring City attendance or
witnessing.
- upon Substantial Completion undertake an inspection of the work with the Director of Planning
and Engineering and prepare and submit a Substantial Completion Certificate.
3
Post Construction
- inspect the project with the City to verify rectification of deficiencies listed on the Substantial
Completion Certificate and prepare and submit a Construction Completion Certificate.
- prepare construction record drawings in accordance with City standards.
- prepare Operation and Maintenance Manuals for lift stations, pump stations, reservoirs or other
mechanical/electrical infrastructure.
- submit construction documentation such as pressure/leakage test, specialist consultant reports,
etc.
carries
$
/ per occurrence
Name of Consulting Firm
Errors and Omissions Liability Insurance and a Proof of Insurance Certificate is attached and will be
in force for three (3) years after the date of Construction Completion.
Name of Professional Engineer (Print)
Signature of Professional (Design Engineer)
Date:
Mailing Address (Print)
Phone:
(PROFESSIONAL SEAL)
CONFIRMATION OF PROFESSIONAL ASSURANCE
BY GEOTECHNICAL ENGINEER
1
CONFIRMATION OF PROFESSIONAL ASSURANCE
BY GEOTECHNICAL ENGINEER
(To be typed onto the Engineering Consultant's letterhead)
The City of Williams Lake
450 Mart Street
WILLIAMS LAKE, BC
V2G 1N3
Attention: Approving Officer
Dear Sir/Madame:
Re:
(Name of Owner and Project Description and Address)
This letter is to advise that
(consulting firm) has been retained by
(owner) to provide Professional Engineering Services on the above
referenced project. I,
P.Eng., (engineer) am a Professional Geotechnical
Engineer licenced to practice in the Province of British Columbia. I understand and acknowledge
that I am responsible for the geotechnical integrity of the project with respect to design and
construction of works required under the City of Williams Lake Subdivision and Development
Servicing Bylaw, the approved engineering design drawings prepared for the project, and good
workmanship and practice.
I will be involved in all aspects of the project from Preliminary Design through to Construction
Completion with respect to each phase of the project. My responsibilities include but are not limited
to:
Predesign Phase
- general on-site and adjacent site soil conditions
- groundwater problems
- soil/site stability
- corrosive or sulphate soils
Prepare a report documenting items, investigation findings and recommendations concerning
development of the site.
2
Design Phase
Undertake additional geotechnical investigations as required to determine site specific requirements
with respect to:
- overall site stability
- site grading
- deep utilities
- soil strength with respect to infrastructure appurtenances, such as pump stations, reservoirs,
buildings
- groundwater mitigation
- frost protection
- building construction
Prepare a written report. It is understood that the following objectives are to be satisfied by this
report:
.1 confirmation that the land is safe for the use intended;
.2 the development has been evaluated with consideration of the aquatic and steep slope setbacks,
as outlined in the City Zoning Bylaw, and Environmentally Sensitive and Hazardous Area
(ESHA) designations of the Official Community Plan;
.3 mitigative prescriptions that will facilitate the safe development of the subject lands;
.4 suitable for the registration on title of the property to advise future owners of the conditions of
development; and
.5 acknowledgement that the City may rely upon the recommendations stated in the report for the
issuance of permits needed for the development of the lands.
Construction Phase
During construction I will provide materials testing services to ensure that soils, concrete and asphalt
used to construct the proposed development are constructed in accordance with the Subdivision and
Development Servicing Bylaw, good workmanship and practice.
I will also provide geotechnical advice during the coarse of the project on an as required basis to
resolve any geotechnical problems or anomalies that may arise.
3
Post Construction
Upon completion of construction I will ensure that all test reports are assembled, collated and
submitted to the Director of Planning and Engineering.
carries
$
/ per occurrence
Name of Consulting Firm
Errors and Omissions Liability Insurance and a Proof of Insurance Certificate is attached and will be
in force for three (3) years after the date of Construction Completion.
Name of Professional Engineer (Print)
Signature of Professional
Date:
Mailing Address (Print)
Phone:
(PROFESSIONAL SEAL)
APPENDIX 2
Sample Standard Statutory Right-of-Way Document
Restoration Statement of Release
SAMPLE STANDARD STATUTORY RIGHT OF WAY DOCUMENT
LAND TITLE ACT
FORM C
(Section 233)
Province of
British Columbia
GENERAL INSTRUMENT - PART 1
(This area for Land Title Office use)
Page 1 of 9 pages
1. APPLICATION: (Name, address, phone number and signature of applicant, applicant=s solicitor or agent)
2. PARCEL IDENTIFIER(S) AND LEGAL DESCRIPTION(S) OF LAND:*
(PID)
(LEGAL DESCRIPTION)
3. NATURE OF INTEREST:*
DESCRIPTION
DOCUMENT REFERENCE
PERSON ENTITLED TO INTEREST
(page and paragraph)
Statutory Right-of-Way Entire Document (Pages 3-9)
Transferee
4. TERMS: Part 2 of this instrument consists of (select one only)
(a)
Filed Standard Charge Terms
9
D.F. No.
(b)
Express Charge Terms
:
Annexed as Part 2
(c)
Release
9
There is no Part 2 of this
instrument
A selection of (a) includes any additional or modified terms referred to in item 7 or in a schedule annexed to this instrument. If (c) is
selected, the charge described in item 3 is released or discharged as a charge on the land described in Item 2.
5. TRANSFEROR(S):*
(Property Owner Name and Address)
6. TRANSFEREE(S): (including postal address(es) and postal code(s)*
City of Williams Lake
450 Mart Street
Williams Lake, BC V2G 1N3
7. ADDITIONAL OR MODIFIED TERMS:*
N/A
8. EXECUTION(S):**This instrument creates, assigns, modifies, enlarges, discharges or governs the priority of the interest(s) described in
Item 3 and the Transferor(s) and every other signatory agree to be bound by this instrument, and acknowledge(s) receipt of a true copy of
the filed standard charge terms, if any.
Execution Date
Officer Signature(s) Party(ies) Signature(s)
Y
M
D
(Sign in presence of Officer)
(Print Name)
(Note: Use Black Ink Only)
OFFICER CERTIFICATION:
Your signature constitutes a representation that you are a solicitor, notary public or other person authorized by the Evidence Act, R.S.B.C.
1996, c. 124, to take affidavits for use in British Columbia and certifies the matters set out in Part 5 of the Land Title Act as they pertain to
the execution of this instrument.
*
If space insufficient, enter ASEE SCHEDULE@, attach schedule in Form E.
**
If space insufficient, continue executions on additional page(s) in Form D.
LAND TITLE ACT
FORM D
Province of
British Columbia
EXECUTIONS CONTINUED
PAGE 2 OF 9 PAGES
Execution Date
Officer Signature(s) Party(ies) Signature(s)
(As to Both Signatures)
Y
M
D
City of Williams Lake by its authorized
signatory(ies):
Mayor:
Director of Corporate Administration:
OFFICER CERTIFICATION:
Your signature constitutes a representation that you are a solicitor, notary public or other person authorized by the Evidence Act, R.S.B.C.
1996, c. 124, to take affidavits for use in British Columbia and certifies the matters set out in Part 5 of the Land Title Act as they pertain to
the execution of this instrument.
TERMS OF INSTRUMENT - PART 2
STATUTORY RIGHT OF WAY AGREEMENT
This Agreement dated for reference _______________________, 20 , is
BETWEEN:
("Grantor")
OF THE FIRST PART
AND:
CITY OF WILLIAMS LAKE, a municipality incorporated under the
Municipal Act, R.S.B.C. 1996, c.323 and having its office at 450 Mart
Street, Williams Lake, BC V2G 1N3
("Municipality")
OF THE SECOND PART
RECITALS:
A.
The Grantor is the registered owner in fee simple of land within the City of Williams
Lake, legally described as:
Parcel Identifier: _____________
Lot ____
Block ____
District Lot ____
Cariboo District
Plan ________
(the "Lands");
B.
To facilitate the establishment, construction, operation, maintenance, repair, extension,
addition, alteration, protection or improvement of one or more systems of:
(i)
sewer works and related fixtures and equipment for the collection, conveyance
and disposal of sewage, [and/or]
(ii)
drainage works and related fixtures and equipment for the impounding, conveying
and discharging of surface and other waters, [and/or]
(iii)
water works and related fixtures and equipment for the collection, storage and
distribution of water
(collectively the "Works")
the Grantor has agreed to grant a statutory right of way to the Municipality.
C.
The statutory right of way is necessary for the operation and maintenance of the
Municipality's undertaking.
NOW THEREFORE in consideration of $1.00 paid by the Municipality to the Grantor (the
receipt and sufficiency whereof is acknowledged) and in consideration of the terms herein:
1.
Grant of Statutory Right of Way - The Grantor hereby grants, conveys and confirms to
the Municipality, in perpetuity, the full, free and uninterrupted right, liberty, easement
and statutory right of way for the Municipality, its officers, employees, contractors,
licencees, agents, invitees and others of the Municipality, in common with the Grantor, at
all times hereafter and from time to time at their will and pleasure to lay down, install,
construct, entrench, maintain, inspect, alter, remove, replace, bury, use, protect and
otherwise establish and operate one or more systems of:
(a)
Sewer Works for the collection, conveyance and disposal of sewage;
(b)
Drainage Works for the impounding, conveying and discharging of surface and
other water;
(c)
Water Works for the collection, storage and distribution of water,
in, upon, under and across that part or parts of the Lands as shown outlined in heavy
black on the [Explanatory/Reference] Plan of Lot ___, Block ___, District Lot ____,
Cariboo District, Plan _____ deposited in the Land Title Office under section 99(1)(e) of
the Land Title Act and certified correct on [date] by [name of surveyor], B.C.L.S. (the
"Right of Way Area") to:
(d)
construct and install the Works upon the Right of Way Area and to remove,
replace, repair, alter, maintain, clean, inspect, patrol (including aerial patrol) and
operate the Works from time to time in the Municipality's discretion;
(e)
to have unobstructed access to and from the Right of Way Area at any and all
times;
(f)
make surveys and tests;
(g)
establish grades and levels;
(h)
excavate or otherwise alter the contours of the Right of Way Area and to backfill
trenches;
(i)
store all personal property (including equipment) necessary to install, remove,
repair, alter, maintain, clean, inspect, patrol (including aerial patrol) or replace the
Works, provided that the Grantee shall consult the Grantor as to the duration and
location of such storage;
(j)
remove from the Right of Way Area such structures, improvements, fixtures,
fences, gates, cattle guards, trees, shrubs, plants, vehicles, mobile or manufactured
homes, storage facilities and other obstructions whatsoever as, in the Grantee's
opinion, is necessary in order to construct, install, remove, repair, alter, operate,
maintain, clean, inspect, patrol (including aerial patrol) or replace the Works;
(k)
do all other things on the Right of Way Area as may be reasonably necessary,
desirable or incidental to the business and undertaking of the Grantee or in
connection with the foregoing.
2.
Licence Coupled With Grant - The Grantor hereby grants to the Municipality an
irrevocable licence, coupled with the statutory right of way herein, to enter on and cross
over the Lands outside the Right of Way Area for purposes of access to the Right of Way
Area, and for access to any contiguous right of way on land adjoining the Lands, and to
use, in conjunction with the performance of Works on the Right of Way Area, a strip of
land 1 metre in width defined by lines equidistant from, and parallel and external to the
boundaries of the Right of Way Area.
3.
Grantor's Obligations - The Grantor must:
(a)
not do or permit to be done anything which in the opinion of the Municipality
may interfere with, injure or impair the operating efficiency of, or obstruct access
to or the use of, the Right of Way Area, the Works or the rights granted under this
Statutory Right of Way;
(b)
trim or, if the Municipality requires, permit the Municipality to trim or cut down
any tree or other growth on the Land which in the opinion of the Municipality
constitutes or may constitute a danger, impairment or obstruction to those using
the Right of Way Area or to the Works;
(c)
permit the Municipality to peaceably hold and enjoy the rights hereby granted;
(d)
permit the Municipality, at its sole discretion, to:
(i)
maintain and clean the surface of the Right of Way Area and remove grass
and other growth from the surface of the Right of Way Area; and
(ii)
to do all other things which in the opinion of the Municipality are
reasonably necessary for the safe use and preservation of the Right of Way
Area and the Statutory Right of Way;
(e)
not deposit or place garbage, debris or other material on the Right of Way Area;
(f)
not place, install or construct any building, structure, mobile or manufactured
home or other improvement (including any paving, walls or fences) on the Right
of Way Area;
(g)
not use the Right of Way Area for storage (including the storage of vehicles) or as
a junk yard;
(h)
not carry on blasting on or adjacent to the Right of Way Area without the
Municipality's approval;
(i)
not diminish or increase the soil cover over any Works installed in the Right of
Way Area without the Municipality's approval;
(j)
at its own expense, do or cause to be done all acts necessary to grant priority to
the Statutory Right of Way over all charges and encumbrances which are
registered, or pending registration, against title to the Land in the Land Title
Office, save and except those that have been approved by the Municipality or
have been granted in favour of the Municipality;
(k)
at the Municipality's expense, do or execute or cause to be done or executed all
such further and other lawful acts, deeds, things, conveyances and assurances
whatsoever for better assuring to the Municipality the rights, liberties and
statutory right of way hereby granted.
4.
Municipality's Obligations - The Municipality must:
(a)
not bury any debris or rubbish of any kind in excavation or backfill and will
remove shoring and like temporary structures as backfilling proceeds;
(b)
thoroughly clean the Statutory Right of Way Area of all rubbish and construction
debris created or placed thereon by the Municipality;
(c)
as soon as weather and soil conditions permit, and so often as it may exercise its
right of entry through the Statutory Right of Way Area, replace the surface soil as
nearly as may be reasonably possible to the same condition as it was prior to such
entry, in order restore the natural drainage to such Statutory Right of Way Area,
provided however, that nothing herein contained shall require the Municipality to
restore any trees or other surface growth, but the Municipality shall leave the
Statutory Right of Way Area in a condition which will not inhibit natural
regeneration of such growth;
(d)
as far as reasonably possible, carry out all work in a proper and workmanlike
manner so as to do as little injury to the Statutory Right of Way Area as possible;
(e)
make good, at its own expense, all damage or disturbances which may be caused
to the surface soil of the Statutory Right of Way Area in the exercise of its rights
hereunder;
(f)
in exercising its rights under the licence granted herein, take reasonable care to
minimize any damage to the Lands and improvements outside of the Statutory
Right of Way Area and remedy at its cost any damage so caused.
5.
No Obligation to Maintain - No right herein granted to or reserved by the Municipality
requires the Municipality to clean, repair or maintain the Works or the Statutory Right of
Way Area unless the Municipality is expressly required herein to perform such cleaning,
repairing or maintenance.
6.
Municipality's Rights - The Municipality:
(a)
is entitled to peaceably hold and enjoy the rights, liberties and Statutory Right of
Way hereby granted without hindrance, molestation or interruption by the Grantor
or any person, firm or corporation claiming by, through, under or in trust for the
Grantor;
(b)
in its sole discretion may at any time remove any or all of the Works installed by
the Municipality in, upon or under the Right of Way Area, all of which remain
chattels and the property of the Municipality, notwithstanding that they may be
annexed or affixed to the freehold;
(c)
may remove anything placed on the Right of Way Area by the Grantor in
contravention of the Grantor's obligations under section 3;
(d)
on default by the Grantor of any of its obligations under this Agreement, may, but
is not obliged to, rectify the default at the expense of the Grantor, provided that,
except in the case of an emergency, the Municipality must first give 20 days prior
notice to the Grantor specifying the default and requiring it to be remedied;
(e)
despite section 6(d), if the Municipality abandons, releases or discharges the
Statutory Right of Way, the Municipality is not responsible or obligated in any
way to remove or pay for the cost of removal of any Works from the Right of
Way Area.
7.
Miscellaneous - The parties agree as follows:
(a)
notwithstanding any rule of law or equity to the contrary, the Works within the
Right of Way Area shall remain the property of the Municipality and may be
removed in whole or in part by the Municipality;
(b)
no waiver of default by either party is effective unless expressed in writing by the
party waiving default, and no condoning, overlooking or excusing by either party
of a previous default of the other is to be taken to operate as a waiver of any
subsequent default or continuing default, or to in any way defeat or affect the
rights and remedies of the non-defaulting party;
(c)
this Agreement does not
(i)
affect or limit the discretion, rights, duties or powers of the Municipality
under the common law or any statute, bylaw, or other enactment;
(ii)
affect or limit the common law or any statute, bylaw or other enactment
applying to the Land; or
(iii)
relieve the Grantor from complying with the common law or any statute,
bylaw, or other enactment;
(d)
wherever in this Agreement the approval of the Municipality is required, some act
or thing is to be done to the Municipality's satisfaction, the Municipality is
entitled to form an opinion, or the Municipality is given a sole discretion:
(i)
the relevant provision is not deemed to have been fulfilled or waived
unless the approval, opinion or expression of satisfaction is in writing
signed by the Municipality's Director of Planning and Engineering
("Director");
(ii)
the approval, opinion or satisfaction is in the discretion of the Director
acting reasonably in accordance with municipal engineering practice;
(iii)
any discretion of the Director is not subject to public law duties and the
principles of procedural fairness and the rules of natural justice have no
application; and
(iv)
the sole discretion of the Municipality is deemed to be the sole, absolute
and unfettered discretion of the Municipality and the principles of
procedural fairness and the rules of natural justice have no application;
(e)
if any section, subsection, sentence, clause or phrase in this Agreement is for any
reason held to be invalid by the decision of a court of competent jurisdiction, the
invalid portion is to be severed and the decision that it is invalid does not affect
the validity of the remainder of this Agreement, the parties hereby agreeing that
they would have entered into the Agreement without the severed provision;
(f)
this Agreement is the entire agreement between the parties and neither the
Municipality nor the Grantor has given or made representations, warranties,
guarantees, promises, covenants or agreements to the other except those expressed
in writing in this Agreement, and no amendment of this Agreement, is valid or
binding unless in writing and executed by the parties;
(g)
if at the date hereof the Grantor is not the sole registered owner of the Lands, this
Agreement shall nevertheless bind the Grantor to the full extent of its interest in
fee simple, and this Agreement shall extend to any after acquired interest;
(h)
the headings in this Statutory Right of Way are inserted for reference and
convenience only and must not be used to construe or interpret the provisions
hereof;
(i)
every reference in this Agreement to a party is deemed to include the heirs,
executors, administrators, successors, assigns, employees, agents, officers, and
invitees of such party wherever the context so requires or allows;
(j)
the Statutory Right of Way, and licence granted hereby, severally run with the
Land and each and every party into which the Land may be subdivided or
consolidated by any means (including subdivision plan, reference plan or
explanatory plan, strata plan, bare land strata plan or lease), but no part of the fee
of the Land passes to or is vested in the Municipality under or by this Agreement
and the Grantor may fully use the Right of Way Area and Land subject only to the
common law and the rights, obligations and restrictions expressly set out in this
Agreement. This Statutory Right of Way enures to the benefit of and is binding
on the parties notwithstanding any rule of law or equity to the contrary;
(k)
as evidence of their agreement to be bound by the above terms, the parties each
have executed and delivered this Agreement by executing Part 1 of the Land Title
Act Form C which this Agreement is attached and which forms part of this
Agreement.
END OF DOCUMENT
RESTORATION STATEMENT OF RELEASE
RESTORATION STATEMENT OF RELEASE
To be signed by all Property Owners where works impacted 3rd party Private Property
Property Owner :
Address of Property :
Legal Description :
Contractor=s Name :
Owner=s Engineer :
In regards to the Landscape and Property Restoration of the Property listed above, all work has been
completed as agreed upon and the Contractor has cleaned up all debris and repaired any damage.
This Statement of Release confirms completion of the work required within the Property listed
above, and sets the start of the one year maintenance period during which time the Contractor will be
responsible for repair of any settlement within the work area and any damages caused by such
settlement.
Restoration Accepted this ____ day of ________, 20___.
______________________________________________
Property Owner
APPENDIX 3
Substantial Completion Certificate
Construction Completion Certificate
Final Acceptance Certificate
SUBSTANTIAL COMPLETION CERTIFICATE
CITY OF WILLIAMS LAKE
SUBDIVISION CONSTRUCTION
SUBSTANTIAL COMPLETION CERTIFICATE
Subdivision Name:
Subdivision Owner:
Engineering Firm:
Contractor:
Description:
1.
SUBSTANTIAL COMPLETION
1.1
CONSULTING ENGINEERING FIRM:
I,
, P.Eng., of the firm of
Certify that the works comprising the above referenced project have been constructed in accordance with the plans
and specifications approved pursuant to the City of Williams Lake Subdivision & Development Servicing Bylaw
No. 1730 and are substantially complete. I hereby recommend this subdivision construction work be accepted as
substantially complete.
Drawing Number(s)
Professional Engineer (sign)
P.ENG. SEAL
Date of Substantial Completion
List of Deficiencies found at final inspection (to be completed before Construction Completion and start of the
maintenance period).
1.2
CITY OF WILLIAMS LAKE: Pending deficiency correction, this subdivision construction work has:
Preliminary Acceptance on :
Director of Planning & Engineering (sign)
CONSTRUCTION COMPLETION CERTIFICATE
CITY OF WILLIAMS LAKE
SUBDIVISION CONSTRUCTION
CONSTRUCTION COMPLETION CERTIFICATE
Subdivision Name:
Subdivision Owner:
Engineering Firm:
Contractor:
Description:
Date of Substantial Completion:
2.
CONSTRUCTION COMPLETION
2.1
CONSULTING ENGINEERING FIRM:
I,
, P.Eng., of the firm of
Certify that deficiencies listed on the Substantial Completion Certificate have now been corrected and the
Subdivision Construction is in accordance with the plans and specifications approved pursuant to the City of
Williams Lake Subdivision & Development Servicing Bylaw No. 1730 and are complete. I hereby recommend to
the City of Williams Lake that this subdivision construction work be accepted as complete.
Drawing Number(s)
Professional Engineer (sign)
P.ENG. SEAL
Date of Substantial Completion
2.2
CITY OF WILLIAMS LAKE: All deficiencies having been corrected, the subdivision construction work is:
Accepted as Complete on
Director of Planning and Engineering (sign)
Date after which Owner may apply for Final Acceptance:
(10 months after Construction Completion Date)
FINAL ACCEPTANCE CERTIFICATE
CITY OF WILLIAMS LAKE
SUBDIVISION CONSTRUCTION
FINAL ACCEPTANCE CERTIFICATE
Subdivision Name:
Subdivision Owner:
Engineering Firm:
Contractor:
Description:
Construction Completion Date:
3.
FINAL ACCEPTANCE
3.1 CONSULTING ENGINEERING FIRM:
I,
, P.Eng., of the firm of
Certify that after a one year maintenance inspection by myself, that the Subdivision Construction is in
accordance with the plans and specifications approved pursuant to the City of Williams Lake Subdivision
& Development Servicing Bylaw No. 1730. I hereby recommend to the City of Williams Lake that this
subdivision construction work receive Final Acceptance.
Drawing Number(s)
Professional Engineer (sign)
P.ENG. SEAL
Date of Substantial Completion
3.2 CITY OF WILLIAMS LAKE: Confirms acceptance by the municipality of the works and authorizes the
release of the security to the Owner.
Final Acceptance on
Director of Planning and Engineering (sign)
APPENDIX 4
Sample Subdivision Servicing Agreement
SAMPLE SUBDIVISION SERVICING AGREEMENT
SUBDIVISION SERVICING AGREEMENT
THIS AGREEMENT made the______day of___________, 20__
BETWEEN: CITY OF WILLIAMS LAKE
450 Mart Street
Williams Lake, B.C.
V2G 1N3
(the "Municipality")
OF THE FIRST PART
AND:
[Property Owner Name and Address]
(the "Owner")
OF THE SECOND PART
WHEREAS the Owner desires to subdivide lands within the Municipality, more particularly
known and described as:
Parcel Identifier:
[Legal Description of Property]
(the "Lands")
AND WHEREAS the Owner, as a condition of subdivision approval is required under
Subdivision and Development Servicing Bylaw No. 1730, 2000 of the Municipality (the
"Subdivision Servicing Bylaw") to construct certain works and services (the "Works") as more
particularly described in Schedules "A" and "B" annexed hereto;
AND WHEREAS the Owner has requested subdivision approval of the Lands prior to final
construction and installation of the Works and is agreeable to entering into an agreement
pursuant to Section 940 of the Local Government Act and to deposit a security herein specified;
NOW THIS AGREEMENT WITNESSETH that in consideration of the premises and in
consideration of the agreement by the Municipality to approve the subdivision plan prior to
completion of the construction of the Works, the Municipality and the Owner herein covenant
and agree as follows:
1.
In this Agreement:
Approving Officer means the person appointed by Council pursuant to Section 77 of the
Land Title Act as the Approving Officer;
Complete or Completion or any variation of these words when used with respect to the
Works shall mean completion to the satisfaction of the Director of Planning and
Engineering when so certified by him in writing;
Director of Planning and Engineering means the person appointed by Council as the
Director
of Planning and Engineering of the Municipality and his
duly authorized assistants and such consulting or professional engineers as may
be appointed to act for the Municipality; and
Owner's Engineer means the Professional Engineer whom the developer has engaged to
carry out surveys, design, field inspection and preparation and certification of as-
built drawings.
2.
The Owner shall complete the Works to the satisfaction of the Director of Planning and
Engineering by the _____ day of _________, 20___.
3.
As security for the due and proper performance, during the construction period, of all of
the covenants, terms and conditions in this Agreement and the subdivision contemplated,
the Owner has deposited with the Municipality:
cash or a certified cheque in the amount of $ as a Security within the
meaning of Section 940(2) of the Local Government Act (the "Security")
[or]
an irrevocable Letter of Credit in the amount of $ bearing even date
herewith, a copy of which is attached hereto (the "Security") 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
demands on this Letter of Credit at any time after the date hereof with the Owner
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 Security may be reduced as per Section 5 Fees
and Charges of the Subdivision and Development Servicing Bylaw No. 1730, 2000 with
approval of the Approving Officer.
4.
The Construction Period shall terminate upon the issuance of an approved Construction
Completion Certificate, signed by the Director of Planning and Engineering, which has
no deficiencies to be completed or correct. The Maintenance Period shall terminate upon
issuance of an approved Final Acceptance Certificate, signed by the Director of Planning
and Engineering, which has no deficiencies to be completed or corrected.
5.
The Owner agrees that if the Works are not completed pursuant to paragraph 2 hereof, the
Municipality may complete the Works, at the cost of the Owner, and for that purpose
may draw down upon the Security the full amount of such Security and should there be
insufficient monies contained in the Security, the Owner shall pay the balance of such
insufficiency forthwith upon invoice therefore or should the Owner complete the Works
or should the Works cost less than the amount of the Security the Security or such part
thereof shall be returned by the Municipality to the Owner. The cost of the 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 work either by itself or
by contractors employed by it.
6.
The Owner shall complete the Works to the standards set out in the Subdivision and
Development Servicing Bylaw and to the approval of the Director of Planning and
Engineering. Should such Works prove to be in any way defective or not operate, then
the Owner shall, at his expense, modify and reconstruct the Works so that they shall be
fully operative and function to the satisfaction of the Director of Planning and
Engineering, such satisfaction is to be indicated by a Construction Completion Certificate
signed by the Director of Planning and Engineering.
7.
The Owner covenants and agrees to comply with the provisions of all Municipal Bylaws
throughout the construction of the Works. In the event that any material or debris should
be left upon any road after the construction of the Works, the Owner covenants and
agrees that the Municipality may forthwith remove such material or debris at the expense
of the Owner, the cost of such removal to be determined by the Director of Planning and
Engineering. 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
Owner, the Municipality is authorized to deduct the amount of such invoice from the
Security.
8.
The Owner shall, at all times in connection with the Works, keep and employ a
competent general superintendent with the authority to act on behalf of the Owner 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 Owner.
9.
Where the installation of the Works will result in the temporary disruption of municipal
or non-municipal services to surrounding residents (e.g., sewer, water, road access,
electricity, telephone, etc.), the Owner will notify the affected residents at least 24 hours
in advance so as to reduce any inconvenience. The timing of the advance notification
shall be extended when the length of the disruption will be longer than 3 hours.
10.
The Owner covenants and agrees to comply with any changes in subdivision
requirements or standards established by bylaw prior to the substantial commencement
upon the said lands of the Works contemplated by this Agreement.
11.
The Owner covenants and agrees to the following conditions of maintenance and final
acceptance:
(a)
The Owner shall, upon being satisfied that all of the requirements of the Director
of Planning and Engineering are met, submit to the Director of Planning and
Engineering a Construction Completion Certificate signed by the Owner's
Engineer for the subdivision construction.
(b)
If the inspection shows to the satisfaction of the Director of Planning and
Engineering that the utilities and improvements are complete, the Director of
Planning and Engineering shall sign the Construction Completion Certificate and
shall indicate thereon the date when the Owner may apply for Final Acceptance.
If, however, defects or deficiencies are apparent to the Director of Planning and
Engineering in the utilities and improvements, the Certificate will be returned to
the Owner unsigned with a report of the defects.
(c)
After the issuance of the Construction Completion Certificate the Owner shall be
responsible for any and all repairs and replacements to any utilities and
improvements which may become necessary from any cause whatever, up to the
end of the maintenance period. The maintenance period shall stay in force until a
Final Acceptance Certificate has been signed by the Director of Planning and
Engineering.
(d)
If during the Construction Period or Maintenance period any defects become
apparent in any of the utilities or improvements installed or constructed and the
Director of Planning and Engineering requires repairs or replacements to be done,
the Owner shall, within a reasonable time after notice cause such repairs or
replacements to be done and if the Owner defaults, or any emergency exists, the
Director of Planning and Engineering may have the repairs or replacements
carried out and the Municipality may recover the cost from the Owner or from the
Security.
(e)
The Owner will, from the date of the Construction Completion Certificate, flush
and clean out the sanitary sewers as required. The cost of removing obstructions
caused by gravel, rocks, or silt other than that deposited from sewage, shall be
borne by the Owner. All blocked sewers attributable to faulty construction shall
be corrected at the expense of the Owner. Prior to the issuance of the Final
Acceptance Certificate, the Director of Planning and Engineering may carry out,
at the cost of the Municipality, an additional video inspection of all sanitary and
storm sewer lines. Should the video inspection show any defects these are to be
remedied by the Owner and the Owner shall carry out, at his cost, any further
video inspections necessary to show proof that defects are corrected. The Director
of Planning and Engineering will not issue a Final Acceptance Certificate until he
is satisfied that defects are remedied.
(f)
The Owner shall be responsible for adjusting all hydrants, valve boxes and service
valve boxes to established grades as they are developed, and maintaining valves
and appurtenances in operating condition until such time as the Director of
Planning and Engineering issues a Final Acceptance Certificate for the Works.
(g)
Maintenance, without limiting the generality of the term, for which the Owner
shall be responsible, includes:
(i)
failure of, or damage to, underground utilities resulting from defective
materials or improper installation;
(ii)
settlement of culverts or ditches;
(iii)
grading, graveling, repairs and/or replacement of road and lane surfaces
including access roads;
(iv)
adjustments and repairs to water mains, hydrants, service lines and valves
and valve operating mechanisms including the casings enclosing these
mechanisms;
(v)
repairs, replacements and adjustments to sewer mains, services, manholes,
manhole frames and covers;
(vi)
repairs, replacements and adjustments to street lighting fixtures and
appurtenances.
(h)
The Owner agrees that maintenance is a continuous operation which shall be
carried on until the date of issuance of the Final Acceptance Certificate for each
and every utility, and no releases from liability of any kind will be given until all
repairs or replacements required by the Director of Planning and Engineering
have been made.
(i)
The Owner shall maintain each of the utilities for a minimum period of one year
from the date shown in the Construction Completion Certificate.
The above period may be extended by the Director of Planning and Engineering
when compaction test results or other documented observations indicate
substandard construction.
(j)
Two months before expiration of the period specified in the paragraph above for
the utilities and improvements, or earlier if weather conditions dictate, the Owner,
following a complete inspection of the utilities and improvement accompanied by
the Owner's Engineer and the Owner's Contractor, shall correct all defects to the
satisfaction of the Director of Planning and Engineering. Application may be
made for Final Acceptance following the above inspection by submitting a Final
Acceptance Certificate, duly signed by the Owner's Engineer, to the Director of
Planning and Engineering. The Owner is responsible for applying for Final
Acceptance.
(k)
After receipt of the Final Acceptance Certificate, the Director of Planning and
Engineering 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 Director of Planning and Engineering that the utilities and
improvements are acceptable, the Director of Planning and Engineering shall
approve the Final Acceptance Certificate. If, however, defects or deficiencies are
apparent to the Director of Planning and Engineering in the utilities or
improvements the Final Inspection Certificate will be returned to the Owner
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 Owner at his own expense.
(l)
Should the Owner fail to correct deficiencies or defects listed or pay for any
damage resulting therefrom, the Municipality may deduct the cost of completing
the works, correcting deficiencies or defects, or paying the damage from the
Security referred to in paragraph 3 hereof.
12.
The Owner shall submit to the Municipality final record drawings of the Works as
constructed and as approved by the Director of Planning and Engineering, as specified in
Schedules B through J of the Subdivision and Development Servicing Bylaw No. 1730.
As well:
(a)
The Owner agrees to pay all arrears or taxes outstanding against the property
herein described before approval of any subdivision plans.
(b)
The Owner further undertakes to pay all current taxes levied on the said lands on
the basis and in accordance with assessment and collector's roll entries.
(c)
In addition to the Security referred to in paragraph 3 hereof, the Owner agrees to
pay to the Municipality all inspection fees, administration fees, engineering fees,
non-refundable levies and charges and legal cost of connecting all utilies to
service the subdivision of the Lands contemplated by this Agreement.
13.
The Owner covenants to save harmless and effectually indemnify the Municipality
against:
(a)
all actions and proceeding cots, damages, expenses, claims and demands
whatsoever and by whomsoever brought by reason of the subdivision and the
construction and installation of the Works.
(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,
Workers'
Compensation
Board
assessments,
unemployment insurance, or Federal or Provincial Tax.
14.
The Municipality covenants and agrees with the Owner to permit the Owner to perform
the Works upon terms and conditions herein contained.
15.
The Municipality covenants and agrees that upon satisfactory completion by the Owner
of all of covenants and conditions in this Agreement, and without limiting the generality
of the foregoing, including maintenance of the Works constructed pursuant to this
Agreement and keeping the same in complete repair for a period of time as specified in
paragraph 11 hereof, to provide the Owner with a Final Acceptance Certificate for the
Works, signed by the Director of Planning and Engineering.
16.
The Owner 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 Lands until all works herein have been completed to the satisfaction of the
Director of Planning and Engineering, as evidenced by the Construction Completion
Certificate provided to the Owner by the Director of Planning and Engineering.
17.
It is understood and agreed that the Municipality has made no representations, covenants,
warranties, guarantees, promises or agreements with the Owner 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.
If any section, or lesser portion of this Agreement is held invalid by a court of competent
jurisdiction, the invalid portion shall be severed and the invalidity of such section or
portion shall not affect the validity of the remainder.
20.
Time is of the essence of this Agreement.
21.
This Agreement shall enure to the benefit of and be binding upon the parties hereto, their
respective heirs, executors, administrators and assigns.
22.
The Works required to be constructed pursuant to provisions of this Agreement shall,
upon issuance of the Final Acceptance Certificate, become the property of the
Municipality free and clear of any claim by the Owner or any person claiming through
the Owner.
IN WITNESS WHEREOF the parties have set their hands and seals and caused their corporate
seals to be affixed in the presence of their duly authorized officers as of the day and year first
above written.
The corporate seal of the City of
)
Williams Lake was hereunto affixed
)
in the presence of:
)
)
)
______________________________
)
c/s
Mayor
)
)
)
______________________________
)
Clerk
)
The corporate seal of [ name of
)
owner] was hereunto affixed
)
in the presence of:
)
)
)
______________________________
)
c/s
Authorized Signatory
)
)
)
______________________________
)
Authorized Signatory
)
SUBDIVISION SERVICING AGREEMENT
SCHEDULE "A"
Works and Services Checklist
The Owner undertakes to provide, construct and install the following works and services, at the
locations shown and in accordance with the approved design and specifications shown in
engineering drawings no. (Attached to and forming part of this Agreement in Schedule
"B") and in compliance with the design criteria and specifications of the Subdivision Servicing
Bylaw:
Waterworks:
_____ lin. metres
Sanitary sewerage:
_____ lin. metres
Storm sewerage:
_____ lin. metres
Roads:
_____ lin. metres
Lanes
_____ lin. metres
Curbs, gutters and boulevards:
_____ lin. metres
Sidewalks:
_____ lin. metres
Underground electrical and telephone:
_____ lin. metres
Street lighting:
_____ light standards
etc.
Wherever in this Agreement the approved design and specifications are in conflict with the
standards and requirements set out in the Subdivision Servicing Bylaw, the Subdivision
Servicing Bylaw shall govern; provided that, where the approved design and specifications
exceed the Subdivision Servicing Bylaw standards they shall not be deemed to be in conflict, and
the approved design and specifications shall govern.
SUBDIVISION SERVICING AGREEMENT
SCHEDULE "B"
[design and specifications in the form of engineering drawings]