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Page 1 of 26
Chapter 0281
June 21, 2007
Development
Chapter 0281 Subdivision - Lands Agreement
Chapter Index
Article 1- Interpretation
281.1.1
Clerk - defined
281.1.2
County - defined
281.1.3
Engineer - defined
281.1.4
Local improvements - defined
281.1.5
Owner - defined
281.1.6
Subdivision - defined
Article 2 - Subdivision Agreement
281.2.1
Plans of subdivision - approval - agreement - required
281.2.2
Corporation - owner - exempt
281.2.3
Corporation - part owner - agreement - required
281.2.4
Specifications - variance - authority - Engineer
281.2.5
Streets - dedication - servicing - agreement - required
281.2.6
Streets - dedication - exception - on advice of Engineer
Article 3- Repeal
281.3.1
By-laws - previous
Schedule
Schedule `A' - Subdivision Agreement
Schedule `B' - Specifications - Storm Sanitary Sewers
Schedule `C' - Specifications - Construction of Roads
Schedule `D' - Specifications - Sidewalks, Curbs
Schedule 'E' - PUC Standard Specifications
Schedule 'F' - Time Limit
Article 1 - Interpretation
281.1.1
Clerk - defined
"Clerk" means the person holding the appointment of Clerk for the City of
Woodstock.
281.1.2
County - defined
"County" means The Corporation of the County of Oxford.
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June 21, 2007
281.1.3
Engineer - defined
"Engineer" means the person holding the appointment of Engineer for the City of
Woodstock.
281.1.4
Local improvements - defined
"local improvements" includes sewers, watermains, sidewalks, curbs and
gutters, or such of them, or such other local improvements as defined by the
Local Improvement Act as in the opinion of the Council on the report of the
Engineer may be deemed necessary for the proper servicing of the lands
comprising the proposed subdivision.
281.1.5
Owner - defined
"owner" includes the applicant for approval by the Council of the development or
subdivision as the tenant or owner in fee simple of the lands described in a
subdivision agreement and/or their respective heirs, executors, and assigns.
281.1.6
Subdivision - defined
"subdivision" means the division of a parcel of land into lesser parcels by means
of a plan to be registered.
Article 2 - Subdivision Agreement
281.2.1
Plans of subdivision - approval - agreement - required
In every case where an application is presented to the Council for approval of a
plan of subdivision of lands within the corporate limits of the City of Woodstock
such approval shall not be given to such plan unless and until the applicant has
entered into a binding agreement with the City and County in the form of
Schedule `A'.
281.2.2
Corporation - owner - exempt
Section 281.2.1 shall not apply when The Corporation of the City of Woodstock
is the owner.
281.2.3
Corporation - part owner - agreement - required
If the Corporation is one of two or more owners, then an agreement shall be
drawn between the Corporation and the other owner or owners to meet the
exigencies of the circumstances.
281.2.4
Specifications - variance - authority - Engineer
The Engineer shall have authority to vary from time to time the specifications
referred to in Schedule `A'.
281.2.5
Streets - dedication - servicing - agreement - required
From and after the date of the final passing of this Chapter, the Corporation will
not accept the dedication of any street or way on any plan of subdivision or do
any work on such street or streets, install any local improvements thereon until
the owner thereof has entered into the agreement mentioned in Section
281.2.1.
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June 21, 2007
281.2.6
Streets - dedication - exception - on advice of Engineer
Notwithstanding Section 281.2.5, the Council, on receiving a report from the
Engineer that the dedication of a street or streets or ways on any plan should be
accepted for the orderly development of the City, may by resolution direct the
acceptance of the dedication of such streets and ways and the construction of
works thereon under the Local Improvement Act or otherwise.
Article 3 - Repeal
281.3.1
By-laws - previous
By-law 5424-78 and all other by-laws or parts thereof inconsistent with the
provisions of this Chapter are hereby repealed. By-law 6133-84, August 9, 1984.
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June 21, 2007
Schedule `A' - Subdivision Agreement
This Agreement made this
day of
, 1992.
Between:
hereinafter called "the Subdivider"
Of The First Part
- and-
The Corporation Of The City Of Woodstock,
hereinafter called "the City"
Of The Second Part
- and-
Woodstock Public Utility Commission,
hereinafter called "the Commission"
Of The Third Part
Whereas the Subdivider warrants that it is the owner in fee simple of the land
herein called "the said land" or "the subdivision" and are as described in Box 6 of
the attached Document General.
Now Whereas this indenture witnesseth that in consideration of the mutual
covenants hereinafter expressed, the parties hereto covenant and agree one with
the other as follows:
1.
In This Agreement:
a.
"Clerk"' shall mean the person holding the appointment of Clerk of the
City of Woodstock.
b.
"City Engineer" shall mean the person holding the appointment of City
Engineer of the City of Woodstock.
c.
"Local Improvements" shall include sewers, watermains, sidewalks,
curbs and gutters, or such of them or such other local improvements as
defined by the Local Improvement Act as, in the opinion of the Council
of the City on the report of the City Engineer, may be deemed
necessary for the proper servicing of the said land comprising the
subdivision.
d.
"City" shall mean The Corporation of the City of Woodstock.
e.
"the Commission" shall mean Woodstock Public Utility Commission.
f.
"Subdivider" shall mean the owner or owners of the said land or the
developer of the land herein called "the said land" or "the subdivision".
2.
Scope of Work
The Subdivider hereby agrees to complete, at its own expense and in a good
and workmanlike manner, for the City and the Commission, municipal
services as hereinafter set forth to the satisfaction of the City Engineer and
the Manager of the Commission.
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3.
Sewers
The Subdivider hereby agrees to construct a sanitary and storm sewer system
or systems, including house sanitary sewer laterals from the said sewer to at
least one (1) metre beyond the street line, and catchbasins and connections
to service the said land to be shown on a plan of the subdivision and adjacent
road allowances according to designs approved by the City Engineer and
according to the specifications of the City, as shown on Schedule `B'
attached, within the time limit agreed upon in the schedule attached hereto
as Schedule `F'.
4.
Drainage
The Subdivider hereby agrees to provide the City Engineer, prior to the
commencement of the subdivision, with a Grading Control Plan establishing
the proposed grading of the said land to provide for the proper drainage
thereof and the drainage of all adjacent land which drain through the said
subdivision. The said Grading Control Plan must be approved in advance by
the City Engineer. The grading of the land shall be carried out in accordance
with such Grading Control Plan under the supervision of the Subdivider's
engineer. Additionally, a rear lot or internal drainage system for all lots and
blocks shall be provided to the approval of the City Engineer.
5.
Roads
The Subdivider hereby agrees to rough grade to the City's specifications the
full width of all road allowances, as shown on the said plan of the subdivision,
prior to the installation or construction of watermain systems, sewer systems,
curbs and sidewalks. The Subdivider further agrees to keep the boulevards
clear and free of all materials and obstruction which would interfere with the
construction of services. The Subdivider further agrees to gravel all roads,
construct a hot-mix asphalt pavement according to the specifications attached
hereto as Schedule `C' and grade the full width of all road allowances prior to
the completion of the asphalt surface. All such work shall be completed within
the time limits as agreed upon in Schedule `F'. Notwithstanding any of the
provisions herein, when it is considered necessary by the City Engineer to
change the grade of existing roads adjacent to or abutting the said plan of
subdivision itself, the Subdivider hereby agrees that, on receipt of a written
order, it shall change the grade of the existing roadway to conform to the
grade of the subdivision roads and return those existing roads to a condition
acceptable to the City Engineer. The Subdivider further agrees to topsoil and
sod all boulevards fronting on all other lots or blocks upon the completion of
the construction of buildings on such lots or blocks and agrees to maintain
such lots or blocks until such time as said construction of buildings is
completed. The Subdivider has the option of arranging with the City Engineer
for a cash payment for this work.
6.
Sidewalks and Curbs and Gutters
The Subdivider agrees to construct concrete curbs and gutters on all roads in
the subdivision, concrete sidewalks on all pedestrian accesses and on both
sides of all streets, with the exception of cul-de-sacs, in the subdivision. In
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June 21, 2007
the case of sidewalks in cul-de-sacs, such sidewalks shall be extended on
both sides from the connecting or intersecting street in a straight line to meet
the curb as it extends around the expanded end of the cul-de-sac. In the case
of cul-de-sacs serviced by a pedestrian access, the access sidewalks shall be
extended to the curb. (The Subdivider may, at its discretion, extend sidewalks
around the entire cul-de-sac.) Said concrete sidewalks and curbs and gutters
shall be constructed in accordance with the specifications of the City attached
hereto as Schedule `D' and within the time limits as agreed upon in Schedule
`F' attached hereto.
7.
Liability Insurance
At the time of signing this agreement, the Subdivider shall supply the City
with a comprehensive liability insurance policy in accordance with the
specifications attached hereto as Schedule `G' in a form satisfactory to the
City, holding the said City harmless from claims for damages, injury or
otherwise in connection with the work done by the Subdivider, its servants or
agents in the said subdivision in the amount of $2,000,000.00 inclusive. The
City of Woodstock and Woodstock Public Utility Commission are to be named
as insureds in said policy.
8.
Engineering and Inspections
The Subdivider shall employ proper engineers, registered by The Association
of Professional Engineers in Ontario, to design and supervise the construction
of all works required to be installed by the Subdivider as per this agreement
including supervision and control of lot grading by independent builders. The
Subdivider and the engineers employed by it shall have all plans and
contracts of such works approved by the City Engineer before any
construction work is to commence, such plans and specifications to agree in
context with the City Contract Specifications and such approval shall be
signified by the City Engineer's signature on such plans and specifications.
Following completion of the work, the Subdivider and the engineer employed
by it shall furnish to the City Engineer all required "as constructed drawings"
of all the works specified in this agreement to be constructed by the
Subdivider. All such drawings will be provided on good quality Mylar. Notice
shall be served upon the City Engineer prior to the commencement of all
works in the subdivision. Additionally, no work specified in this agreement
shall be carried on unless there is a City Inspector present from time to time
as directed by the City Engineer to ensure that all work is being completed in
accordance with the specifications approved by the City. If at any time, the
work of construction of the services is, in the opinion of the City Engineer, not
being carried out in accordance with the plans and specifications or in
accordance with good engineering practice, then the City Engineer may stop
all or any part of the work of the installation of the services for any length of
time until such work has been placed in satisfactory condition. The Subdivider
will pay to the City its reasonable inspection costs within ten (10) days after
notification of the amount of inspection costs due to the City. These accounts
will ordinarily be forwarded to the Subdivider monthly.
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9.
Tests
The City Engineer reserves the right to call for qualitative and quantitative
tests of all materials to verify conformance to specifications at the expense of
the Subdivider.
10. Survey Bars
The Subdivider hereby agrees that all survey bars at street intersections, park
land, tangent points and pedestrian accesses are to be rechecked by a
surveyor after all services have been installed and replaced where necessary.
11. Incompleted or Faulty Work
If, in the opinion of the City Engineer, the Subdivider is not prosecuting or
causing to be prosecuted the work required in connection with this agreement
within the agreed upon time, or in order that it may be completed within the
agreed upon times, or is improperly performing the work, or if the Subdivider
neglects or abandons the work before completion, or unreasonably delays the
same, so that conditions of this agreement are being violated or carelessly
executed or performed in bad faith, or if the Subdivider neglects or refuses to
renew or again perform such work as may be rejected by the City Engineer as
defective or unsuitable, or if the Subdivider, in any manner, in the opinion of
the City Engineer, defaults in its performance of the terms of this agreement,
then, in any such case, the said City Engineer shall promptly notify the
Subdivider in writing by registered mail of such default or neglect and, if such
default or neglect is not being corrected or is not corrected within seven clear
days after such notice, the City Engineer shall thereupon have full authority
and power immediately to purchase such materials, tools and machinery and
to employ such workers as, in his/her opinion, shall be required for proper
completion of the said work at the expense of the Subdivider. In case of an
emergency in the opinion of the City Engineer, such work may be done
without notice. The cost of such work shall be calculated by the City Engineer
whose decision shall be final. The cost of such work, together with an
engineering fee of 5% of the cost of such materials and work, shall forth-
with be paid to the City by the Subdivider upon demand. It is further
understood and agreed upon between the parties hereto that such entry upon
the land shall be as agent for the Subdivider and shall not be deemed for any
purpose whatsoever as an acceptance or assumption of the said services by
the City, the Commission or the County of Oxford.
12. Public Utility Commission
The Subdivider hereby agrees to comply with all the requirements of
Woodstock Public Utility Commission as outlined in Schedule `E' attached
hereto.
13. Final Grading
The Subdivider agrees to pay to the City a final grading inspection fee as set
out in the following table:
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June 21, 2007
Lot Size
Amount Payable
1. Up to 465 m2
$75.00
2. 465 m2 to 4,650 m2
$75.00 plus $5.00/100 m2 of lot area above
465 m2
3. 4,650 m2 and up
$300.00 plus $2.00/100 m2 of lot area
above 4,650 m2
The total cost of all such fees for this subdivision will be $
which
shall be payable by the Subdivider to the City.
14. Construction and Occupancy of Buildings
The Subdivider hereby agrees that no building permit shall be issued for any
dwelling in the subdivision until sewer and water services are connected and
installed in accordance with this agreement and until such facilities are
connected to existing facilities and are in operation and, in the opinion of the
City Engineer, are capable of providing adequate service. The Subdivider
further agrees that no dwelling in the subdivision shall be occupied until the
gravel roadway has been constructed immediately in front of the dwelling and
until such roadway has been extended to an existing City road.
15. Provision for Municipal Services
The Subdivider hereby agrees to provide snow and ice control, road and
street maintenance and sewer maintenance services until such time as the
satisfactory completion of all works provided for under this agreement is
certified in writing by the City Engineer.
16. Liens and Other Claims
The Subdivider agrees that, upon applying for final acceptance of the
subdivision, it will supply the City with a Statutory Declaration that all
accounts for work and materials have been paid, or provided for, and there
are no claims or liens or otherwise in connection with such work done or
materials supplied for or on behalf of the Subdivider in connection with the
subdivision.
17. Registration of Agreement
The Subdivider warrants this agreement shall be registered on title to the said
land as a first encumbrance prior to any mortgages or liens and consents to
and will pay for the registration of this agreement on title to the land herein
described within fifteen days of the date of mailing of two fully signed copies
of this agreement to the Subdivider or its solicitors by registered mail. The
agreement shall be registered by the Subdivider's solicitors who shall, at the
expense of the Subdivider but for the benefit and reliance of the City, provide
the City with a title opinion confirming the agreement is a first charge on the
said land subject only to any municipal charges or other encumbrances
accepted by the City prior to signing of this agreement and a duplicate
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registered copy of this agreement shall be returned to the City. If the
agreement is not registered within 15 days of the date of delivery of two fully
signed copies of this agreement to the Subdivider or its solicitors for
registration as aforesaid, the City may register the agreement and charge to
the Subdivider any expenses incurred for such registration or for examination
of title or encumbrances by the City and such expenses shall be payable to
the City.
18. Revision of Agreement
In the event that no building permit for the subdivision is issued within one
year from the date of approval of this agreement by Council, the City may
require that the conditions of approval be reviewed, revised and reapproved
by the City.
19. Development Charges
The provisions of City of Woodstock Development Charges By-laws 6928-92
and 6929-92 shall be complied with prior to the issuance of any building
permit under this agreement.
20. The Subdivider shall pay to the City the sums of money set out in the
following table for park purposes. Impost charges applicable under this
clause shall be in addition to costs imposed by way of clause 22.
Class of Building
Amount Payable
1. For single family or duplex
housing units
As may be set by Council
2. For all housing units in
apartments, row or group
housing
$250 per unit
3. Commercial Development
2% land or cash in lieu
4. Institutional Development
5% land or cash in lieu
5. Industrial Development
As may be set by Council or a
maximum of 2% land or cash in lieu
21. Municipal Taxes
The Subdivider hereby agrees to pay all municipal taxes which may be in
arrears at the time of signing this agreement and shall ensure that all taxes
are kept in current standing on unsold lots. This clause shall apply to all land
within the subdivision as herein described.
22. Land for Public Purposes
The Subdivider shall dedicate land to the City for public purposes as required
by Ontario Statutes or shall provide cash in lieu as required by the City as set
out herein. Land dedicated to the City for public purposes shall be levelled,
topsoiled and seeded to the specifications of the City of Woodstock. The
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June 21, 2007
Subdivider agrees to install a water service from the main to two (2) metres
inside the land which is deeded to the City for public purposes. The design of
the water service shall be approved by the City of Woodstock. Park/Sports
equipment, trees and fencing and site planning shall be provided by the
Subdivider to the specifications of the City of Woodstock. All such work shall
be completed within the time limits as agreed upon in the schedule attached
hereto as Schedule `F'. The City will be responsible for all work on the said
land in excess of that required by Ontario Statutes for public purposes.
23. General Provisions
The Subdivider hereby agrees that there will be no further subdivision of the
said land herein except by way of a new application under section 50 or 51 of
the Planning Act, R.S.O. 1990, c. P.13.
24. The Subdivider agrees to execute any and all petitions for local improvements
within the subdivision as the City may deem necessary and advisable for the
proper development of the area.
25. The Subdivider agrees that such easements as may be required by the City of
Woodstock or other public authority for utility or drainage purposes shall be
granted to the City of Woodstock or other appropriate authority without
compensation. The Subdivider shall be required to pay all costs associated
with any such easements, including the City's legal and surveying costs.
26. The Subdivider agrees to notify all prospective purchasers of any part of the
land of any easements affecting such property.
27. The Subdivider agrees that all pedestrian walkways, road widenings, and one
foot reserves shown on the plan shall be dedicated for such purposes to the
City of Woodstock. The Subdivider shall be required to pay all costs
associated with such dedications.
28. The Subdivider agrees either to install fencing along the boundaries of all
pedestrian accesses defined in the land herein described in accordance with
the requirements of City of Woodstock By-law 6419-87 or to arrange for a
cash payment to the City for the work as approved by the City Engineer.
29. The Subdivider agrees that all proposed streets shall be named on the plan to
the satisfaction of Council.
30. The Subdivider agrees to place and maintain signs on the property advising
prospective purchasers of the proposed use of all land in this subdivision;
such signs to remain until all lots are built upon. A sketch of these signs shall
be approved by the City Engineer before any sign is painted and erected. The
signs shall be erected before commencing work on the subdivision and shall
be maintained in a condition satisfactory to the said City Engineer.
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June 21, 2007
31. The City shall accept the services as completed in accordance with this
agreement upon issuance of the City Engineer's certificate of such completion
subject to the obligation of the Subdivider to maintain and repair the services
for one year after such acceptance, and the City shall at the next meeting of
its Council following issuance of the City Engineer's certificate pass a
resolution formally accepting the services. Upon acceptance of the services,
the ownership of all roads and services located within the boundaries of the
said land shall vest in and become the property of the City, subject to the
water and sewer agreements between the City and the County. The City
Engineer shall provide the Subdivider with a certificate in a form suitable for
registration certifying that the services have been completed to his/her
satisfaction and that the Subdivider has no further liability in respect of the
services except to keep them in repair for a period of one year after the date
of acceptance by Council.
32. Performance Guarantee
At the time of signing of this agreement, the Subdivider shall provide to the
City a Letter of Credit in a form satisfactory to the City and in an amount
equivalent to 100% of the financial obligations of the Subdivider under the
terms of this agreement guaranteeing the satisfactory completion of the work
described in this agreement and further guaranteeing the workmanship and
materials and repair of all damage to works constructed under this agreement
by the Subdivider, builders, sub-trades, and all others for a period of one year
from the date the said works are accepted by Council. Such Letter of Credit
must further guarantee payment to the City of all outstanding impost fees
(including those eligible for exemption), the total estimated cost of all
municipal services to be installed in the subdivision, any oversizing charges,
inspection fees and any other costs the City may incur as a result of this
agreement and which the Subdivider has agreed to pay to the City. The
following provisions shall also apply in connection with such Letter of Credit:
a.
The Letter of Credit may be redeemed by the City in the event of any
default in the completion of any improvements to be made to municipal
roads or streets under this agreement or on providing of notice of any
claim or lien, whether disputed by the Subdivider or not, under the
Construction Lien Act, by any contractor, subcontractor, worker or
supplier employed in or supplying goods to the subdivision.
b.
The Subdivider may from time to time apply to the City for a reduction
of the security required by this paragraph as the services described
herein become partially or fully completed provided that any such
reduction shall be solely as determined by the Clerk and no such
reduction may be made until the City Engineer certifies that at least
50% of the services required herein have been completed or cash
payments are made to the municipality as required under this
agreement.
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c.
Any reduction of the security required shall be to an amount of not less
than $10,000.00 for the one year guarantee period following
acceptance of the said works by Council
33. In the event the Subdivider provides, as a guarantee or as security for any of
the obligations arising under this agreement, the transfer of ownership to the
City of property owned by it within the subdivision or development or
elsewhere within the City, the Subdivider shall be responsible to pay to the
City all amounts for municipal taxes which would have been payable for such
property if the Subdivider had continued to be the registered owner of such
land. Such payment shall be due to the City on the same dates and in the
same amounts as municipal taxes and shall be subject to the same interest or
late payment penalties. In the event of default in payment, the City shall, at
its option, be entitled to take any action against the Subdivider or to pay the
sum in default from any security it may hold from the Subdivider to recover
any payment due to it.
34. The Subdivider shall provide to the City of Woodstock written confirmation
from Bell Canada that satisfactory arrangements have been made for
underground services in this subdivision/development prior to registration of
this agreement.
35. Interest at the rate of 18% per annum shall be payable by the Developer on
all sums of money payable or arising under this agreement not paid on due
dates or when accounts for payment are submitted. Interest at the rate of
18% per annum shall be payable by the City to the Developer on any sums of
money not paid to the Developer on the due dates.
36. All of the charges and obligations set forth in this agreement shall be a charge
upon the said land and this agreement shall be binding upon the executors,
administrators, successors and assigns of the parties hereto.
37. Enforcement of Agreement
The Subdivider agrees that it will not call into question directly or indirectly in
any proceedings whatsoever in law or in equity or before any administrative
tribunal the right of the City to enter into this agreement and to enforce each
and every term, covenant and condition herein contained and this agreement
may be pleaded as an estoppel against the Subdivider in any case.
38. Re-Zoning
In the event that, prior to the date of acceptance of the services in the
development by Council pursuant to clause 31 hereof, a zoning amendment
by-law shall be deemed to have come into force changing the zoning
designation of any land within the development, the Subdivider shall pay to
the City, within 15 days of the finalization of any such re-zoning procedure
any additional impost charges and cash in lieu of land for public purposes
which would have been payable on the date of signing of this agreement if
such amended zoning designation had then been in effect.
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39. The Subdivider shall pay to the City the sum of $11.75 per metre in 2008 and
$16.50 per metre in 2009 of street frontage for the purpose of planting of
trees on the boulevards in the development. The amount of such payment
shall be $
40. The Subdivider shall pay to the City the sum of $40.00 per lot for the purpose
of providing playground equipment to be installed in the park servicing the
subdivision. The amount of such payment is $
41. The Subdivider shall pay to the City the sum of $20.00 per lot for the purpose
of providing trees to be planted in the park servicing the subdivision. The
amount of such payment is $
In Witness Whereof the parties hereto have hereunto affixed their Corporate Seals
under the hands of their respective signing officers in that behalf.
The Corporation of the City Of Woodstock
Mayor
Clerk
Woodstock Public Utility Commission
Chairperson
Secretary
By-law 6936-92, April 2, 1992; Schedule 'A', By-law 8361-07, June 21, 2007.
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Schedule `B' - Specifications - Storm Sanitary Sewers
City Of Woodstock Standard Specifications for the Construction of Storm and
Sanitary Sewers
1.
Documents
These specifications are the minimum acceptable by the City of Woodstock
and shall govern all works necessary for the installation of sewers and
appurtenances, house service connections or other underground conduits.
2.
Restoration of Private Land
All private land shall be restored to their original condition and grade to the
satisfaction of the Engineer and the respective property owners. There shall be
no trespassing within private property. The property owner's written
permission must be obtained prior to entry and the City of Woodstock shall be
held free from all claims which may result upon entry upon private
property.
3.
Restoration of Road Surfaces
All road surfaces shall be restored to their original condition and grade to the
satisfaction of the Engineer, unless otherwise expressly stated elsewhere. No
City of Woodstock roads shall be blocked unless with written permission of the
Engineer and the Police and Fire Departments notified.
4.
Excess Excavation
Any excess excavation shall be the property of the City of Woodstock and shall
be carted to a dump nominated by the Engineer.
5.
Location of Existing Utilities
All utilities shall be contacted prior to commencement of work and shall be
staked out on the working site prior to any excavation.
6.
Safety Measures
The instructions contained within the Occupational Health and Safety Act shall
be complied with.
7.
Trenches
The trench shall be excavated true to the line and grade required.
The trench shall be of sufficient width to provide free working space and to
permit the proper placing and bedding of the pipe.
If any part of the trench bottom be found unsound or unsuitable for
supporting the pipe or structures, the trench shall be deepened to the depth
required for wood or concrete supports, crushed stone backfill or whatever
means is required by the Engineer for securing adequate foundation. Such
extra work shall be at no cost to the City of Woodstock.
Not more than ninety metres (90 m) of trench shall be opened at any place in
advance of completed conduit.
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Excavated material not required for backfilling shall be disposed of as
specified under excess excavation. Suitable equipment shall be supplied to
prevent mud or dirt deposits on roads or streets.
8.
Dewatering
The trench excavation shall be kept free from water at all times while the work
is in progress.
9.
Backfilling
The backfilling material shall be to the approval of the Engineer and any
materials rejected by the Engineer shall be disposed of as excess excavation.
10. Freezing Weather
If sewers are laid in freezing weather, special precautions approved by the
Engineer, shall be to prevent damage to mortar or concrete. All materials used
at such time shall be heated.
11. Alignment And Grade
All pipe shall be laid and maintained to the required lines and grades, with
fittings at required locations, manholes and catchbasins as approved by the
Engineer.
12. Sewer Pipe
The sewer pipes specified for use within the City of Woodstock are as follows:
a.
vitrified clay pipe;
b.
plain and reinforced concrete pipe;
c.
asbestos cement sewer pipe;
d.
corrugated metal culvert pipe;
e.
polyvinyl chloride (P.V.C.) pipe.
All pipes shall be previously approved by the Engineer, rubber gasket joints
shall be used for jointing pipes in sanitary sewers.
13. Pipe Laying
All pipes and specials shall be carefully lowered into the trench with proper
appliances. Before lowering and while suspended, the pipe shall be inspected
for defects and rung with a light hammer to detect cracks.
The inside of the pipe shall be kept dry and free of foreign matter.
If a bell and spigot pipe is used, the pipe shall be laid with the bell facing
upgrade.
14. Pipe Jointing
The joining of pipes, with rubber ring gasket joints, shall be made strictly in
accordance with the gasket manufacturers instructions and specifications.
If asphalt jointing compound is specified it will be run in with proper gaskets
and as instructed by the manufacturer of the compound.
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If cement joints are specified, these will be made with cement mortar in the
proportion of one (1) part cement to two (2) parts clean, sharp sand.
Any other method of jointing shall require prior approval by the Engineer.
15. Testing
Any test to ensure that the sewer is clean, laid to grade, etc., required by the
Engineer, shall be carried out at no cost to the City, including inspection by
T.V. camera.
16. Pipe Bedding
All bedding for pipes shall be to the latest City of Woodstock standards
attached, as standard drawings (ST-6) to this specification.
The Engineer shall determine the type of bedding dependent upon conditions
encountered on the site.
17. Breaking into Existing Sewers
Where it is necessary to break into existing sewers or related structures, the
permission of the Engineer is required before commencing work. The Engineer
shall give written instructions on the methods to be employed and
precautions to be taken to break into the City Sewage System.
18. Connections of Laterals, Etc.
Connections to sewers up to three hundred and seventy-five millimetres (375
mm) internal diameter shall be made by means of manufactured junctions
of a type approved by the Engineer.
Connections to sewers greater than three hundred and seventy-five
millimetres (375 mm) internal diameter may be made by manufactured
junctions or by cutting in collars. If the latter method is used, great care shall be
exercised in grouting the collar to ensure a watertight joint and a flush cut- off
inside the sewer.
19. Clean-Outs
Clean-outs of a manufacture, approved by the Engineer, shall be installed at
the property line on all sanitary sewer laterals.
20. House Service Laterals
Both sanitary and storm sewer house laterals shall be built straight from the
street line to the main sewers. These pipes may be of concrete, vitrified tile,
asbestos cement, P.V.C. pipes and shall be of minimum internal diameter of
125 mm.
The connection shall be of a size and laid to a grade to carry the design flow.
The minimum grade shall be 2%.
A manufactured stopper, cap, clean cut or other approved fitting shall be used
to close the upper end of these laterals.
Page 17 of 26
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No storm water shall be connected into the sanitary sewer lateral.
Stakes for marking the location of the upstream end of sanitary sewer laterals
shall be painted green.
21. Bedding
The bedding for all sewers shall depend on ground conditions and shall be to
the approval of the Engineer, who shall approve only City of Woodstock
bedding as shown on the drawings attached.
22. Sewer Appurtenances
Manholes, catchbasins, intakes, headwalls, chambers, etc., shall be
constructed to the City of Woodstock standards. If no standard drawing is
available to any particular appurtenance, a drawing shall be submitted to the
Engineer for his approval.
23. Provincial Approvals
All necessary approvals shall be obtained and proof of approvals deposited
with the Engineer prior to any construction of sewers.
24. Drawings
All drawings shall be submitted to the Engineer for approval prior to
submission to provincial authorities. No drawings shall be altered except with
prior approval of the Engineer.
A complete set of "as built" drawings on linen shall be handed to the Engineer
on completion of construction. By-law 6133-84, August 9, 1984; Schedule
`B'.
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Schedule `C' - Specifications - Construction of Roads
City of Woodstock Standard Specifications for Construction of Roads
1.
Documents
These specifications are the minimum acceptable by the City of Woodstock
and shall govern all works necessary for the construction of roads.
2.
Restoration of Private Land
All private land shall be restored to their original condition and grade to the
satisfaction of the Engineer and the respective property owners. There shall be
no trespassing within the private property. The property owners written
permission must be obtained prior to entry and the City of Woodstock
shall be held free of all claims which may result upon entry upon private
property.
3.
Restoration of Existing Road Surfaces
All existing road surfaces shall be restored to their original condition and grade
to the satisfaction of the Engineer. No City of Woodstock roads shall be
blocked unless with written permission of the Engineer and the Police and Fire
Departments notified.
4.
Excess Excavation
Any excess excavation shall be the property of the City of Woodstock and shall
be carted to a dump nominated by the Engineer.
5.
Location of Existing Utilities
All utilities shall be contacted prior to commencement of work and shall be
staked out on the working site prior to any excavation.
6.
Water and Electricity
Water and electricity required by the contractor shall be supplied by him at his
own expense. Fire hydrants will only be used for water supply with the
permission of the Public Utility Commission of the City of Woodstock and under
any conditions laid down by them.
7.
Safety Measures
The instructions contained within the Trench Excavators Protection Act and
the Construction Safety Act shall be complied with.
8.
Protection of Pipes from Damage
All sewer and water pipes shall be protect from crushing after backfilling.
9.
Clearing the Site
Clearing within areas designated as road allowances shall be to the satisfaction
of the Engineer.
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All materials not required within the road allowances shall be treated as
excess excavation.
10. Stripping of Topsoil
The topsoil of all areas to be graded shall be stripped to its full depth. This area
shall be inspected and approved by the Engineer before any gravel course is
laid on the proposed travelled portion of the road allowance.
11. Excavation
All earth cuts shall be finished true to section as excavations progress. Only
materials approved by the Engineer shall be used in fill sections or in sections
where excavations have been made deeper than required sub-base grade.
Surplus material and material declared unsuitable by the Engineer shall be
treated as excess material. Excavation shall be a minimum of 540 mm on
Collector Roads and 375 mm on Local Roads below the finished grade of the
pavement surface.
12. Preparation
The subgrade on roads, driveways, parking areas and other permanently
surfaced areas shall be carefully graded to the required grade and cross
section, and thoroughly consolidated until no further movement is apparent,
by rolling with an approved roller weighing not less than 17 tonnes. Portions
inaccessible to the roller shall be compacted with mechanical tampers
capable of producing an equivalent compaction to a nine tonne roller.
The finished surface shall be smooth and even on completion of rolling.
No base material shall be placed before the subgrade has been inspected and
approved by the Engineer.
13. Base Course
On the prepared sub-base, a gravel base course shall be laid to a consolidated
depth of 450 mm for Collector Roads and 300 mm for Local Roads or as
directed by the Engineer on approval of the design drawings.
14. Materials for Base Course
The bottom 300 mm of gravel on Collector and the bottom 200 mm of gravel
on Local Roads shall consist of Class "B" gravel as specified on MTC
specifications Form #314 or as subsequently amended. The gravel shall be
obtained from quarries or gravel deposits approved by the Engineer.
15. Construction of Base Course
The number of layers shall be determined by the required thickness of the
course required. The maximum thickness of course shall be 150 mm.
Page 20 of 26
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June 21, 2007
The material shall be deposited and spread in lanes in a uniform layer in such
a manner that segregation of size shall not take place, to such loose depth
that when compacted, the layer shall have the required thickness.
Each layer shall be bladed to a smooth surface conforming to the required
cross section and grade. A blade grader weighing not less than 2.7 tonnes and
having a blade of at least 3 m in length and a wheel base of not less than 4.5
m shall be used for blading. Each layer shall be compacted for the full width, by
rolling with a pneumatic roller or with rolling equipment equivalent to three-
wheeled roller weighing not less than 7.2 tonnes. Rolling shall continue until no
further movement is apparent under the roller.
The Class "B" gravel course shall be inspected and approved by the Engineer
before any Class "A" gravel is placed on it. The Class "A" gravel course shall
be inspected and approved by the Engineer immediately prior to paving.
16. Asphaltic Concrete Binder Course
The asphalt binder course shall conform in all respects to the Ministry of
Transportation and Communications of Ontario specifications for asphalt hot
mix - H.L.8.
This asphalt binder course shall be laid to a consolidated thickness of 50 mm
on Local and Collector Roads.
17. Asphaltic Concrete Surface Course
No asphaltic concrete surface course shall be laid until the asphaltic concrete
binder course has been inspected and approved by the Engineer.
The asphaltic concrete surface course shall conform in all respects to the
Ministry of Transportation and Communications of Ontario specifications for
asphalt hot mix - H.L.3. Fine.
This surface course shall be laid to a consolidated thickness of 40 mm on
Collector Roads and 25 mm on Local Roads.
18. Surface Treatment Course
Roads not requiring asphaltic concrete as specified in clause 17, in this
agreement, shall receive double surface treatment.
19. Equipment for Asphaltic Concrete Course
All rollers to be used in compaction of the asphalt shall be to the approval of
the Engineer. In general, the minimum roller class shall be 9 tonnes, but
smaller rollers may be approved for initial rolling of freshly spread mixture;
final compaction, however, shall be obtained with the heavier 9 tonne roller.
Rolling shall be continued until true grade is obtained and further rolling
makes no impression on the surface.
Page 21 of 26
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Mechanical self-powered pavers shall be used to spread the asphalt mixture
and shall be capable of spreading the mixture to line, grade and crown as
approved on the drawings submitted to the City.
20. Boulevards
All boulevards shall be levelled to within 150 mm of final grading prior to the
installation of underground wiring by the Commission. All boulevards shall be
levelled and graded on completion of curbing and/or sidewalks. A minimum of
75 mm of topsoil shall be spread on the boulevards and they shall be seeded
and fertilized. These boulevards shall not be accepted by the City until a grass
lawn has been established.
21. Maintenance
All streets shall be maintained in a satisfactory condition until all the services
are installed and accepted by the Engineer. This shall include dust control,
grading gravel roadways, snow removal and removing mud from streets.
In the case of the Developer's failure to maintain the streets, the Engineer may
proceed to do the necessary maintenance at the expense of the Developer. By-
law 6133-84, August 9, 1984; Schedule`C'.
Page 22 of 26
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Schedule `D' - Specifications - Sidewalks, Curbs
City of Woodstock Standard Specifications for Construction of Sidewalks, Curbs
And Gutters
1.
Documents
These specifications are the minimum acceptable by the City of Woodstock
and shall govern all works necessary for the construction of sidewalks, curbs
and gutters.
2.
Restoration of Private Land
All private land shall be restored to their original condition and grade to the
satisfaction of the Engineer and the respective property owners. There shall be
no trespassing within private property. The property owners written permission
must be obtained prior to entry and the City of Woodstock shall be held free
from all claims which may result upon entry upon private property.
3.
Restoration of Road Surfaces
All road surfaces shall be restored to their original condition and grade to the
satisfaction of the Engineer, unless otherwise expressly stated elsewhere. No
City of Woodstock roads shall be blocked unless with written permission of the
Engineer and the Police and Fire Departments notified.
4.
Excess Excavation
Any excess excavation shall be the property of the City of Woodstock and shall
be carted to a dump nominated by the Engineer.
5.
Location of Existing Utilities
All utilities shall be contacted prior to commencement of work and shall be
staked out on the working site prior to any excavation.
6.
Safety Measurers
The instructions contained within the Trench Excavators Protection Act and
the Construction Safety Act shall be complied with.
7.
Preparation of Subgrade
The ground to be occupied by sidewalks, curbs and gutters shall be excavated
or filled according to the elevations on the approved drawings to allow for the
laying of gravel and concrete to the sections shown on the City of Woodstock
standard drawings "Details of Sidewalks, Curbs and Gutters" attached to this
specification.
Irrespective of the amount of excavation or fill required, all topsoil and other
soft material shall be stripped to its full depth from the areas to be occupied by
sidewalks, curbs and/or gutters.
The subgrade shall be thoroughly compacted by tamping and/or rolling to 95%
of maximum density at optimum moisture as determined by the current
Page 23 of 26
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June 21, 2007
A.A.S.H.O. Method T-99.
The subgrade base shall be inspected and approved by the Engineer before
any base gravel is placed upon it.
8.
Base Gravel Course
A base gravel course shall be laid on the approved subgrade to the compacted
depths as shown on the City of Woodstock standard drawings "Details of
Sidewalks, Curbs and Gutters".
The gravel for this course may be pit run gravel all of which shall pass a 50 mm
screen.
While being consolidated the gravel shall be kept wet and shall be in that
condition when the concrete is placed. Compaction by rolling and/or
stamping, shall be continued until a 95% maximum density at optimum
moisture is reached as determined by the current A.A.S.H.O. Method T-99.
This gravel base course shall be inspected and approved by the Engineer
before any concrete is poured.
9.
Forms
Forms shall be of wood or steel of sufficient strength to withstand the
pressure of the concrete and shall be so placed to give true alignment and
grade according to the approved drawings and to give the slope required in
the City of Woodstock standard drawings.
10. Concrete
The proposed design mix shall be to the approval of the Engineer. It shall have
a minimum strength of 28 M.P.A. concrete mix and shall contain between 5%
and 7% entrained air. It shall have a maximum slump of 75 mm.
The concrete shall be prepared in an approved ready-mix plant, delivered to
the site in ready-mix concrete trucks and poured before any initial set can
take place.
This concrete shall be poured within the approved forms specified in clause
9.
11. Construction & Expansion Joints
Expansion joints shall be made not more than 5.5 m apart by the use of
expansion joint material consisting of 12 mm premoulded bituminous fibre
filler meeting the requirements of the MTC Form 509 for the full depth of
concrete less 12 mm.
Wherever the construction is against existing sidewalk, curb or gutter 12 mm
expansion joint material as previously specified shall be placed.
Page 24 of 26
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June 21, 2007
12. Finishing & Protection
The concrete shall be struck off true to cross-section and the surface
worked with a wooden float so as to thoroughly compact the concrete and
provide a course, gritty surface. All edges, joints, etc., shall be rounded and
finished with an approved edging tool as indicated in the attached standard
drawings. Any excess water so brought to the surface shall be removed.
Face forms for curbs shall be removed as soon as the concrete has sufficiently
set and the exposed surfaces finished by means of a moist wooden float or a
moist brick. The remaining forms shall not be removed for at least one day
after the concrete is placed.
Fresh poured concrete shall be covered with tarred feld or other approved
material for a period of seven (7) days and shall be kept moist throughout this
period by an application of a curing compound such as `retecure', `sealtight'
and `rorncure green' or other approved compound. By-law 6133-84, August
9, 1984; Schedule`D'.
Page 25 of 26
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Schedule `E' - PUC Standard Specifications
Woodstock Public Utility Commission Standard Specifications Preface
Where in this Schedule the following words are used, it shall be understood to
refer to and to mean:
Commission -- The Woodstock Public Utility Commission
City -- The City of Woodstock
Subdivider - The Subdivider, owner(s) and/or person(s) who have entered into an
agreement with the City and the Commission for the development or subdivision of
land and installation of services therein.
1.
The Subdivider agrees to provide to the City on behalf of the Commission,
securities in the form of an irrevocable Letter of Credit or Bonds in the amount
of 100% of the cost of all work required to provide both water and electric
distribution systems and services. These securities are required to guarantee
the performance of all work. For the purpose of this Schedule, work shall
mean all labour, material and engineering required to install and energize
working water and electric distribution systems in the herein named
subdivision.
2. The Subdivider agrees to execute the Commission's servicing contract within
10 days of the signing of this agreement. The servicing agreement provides
the terms under which the Commission will allow the Subdivider to engineer
and construct the water and electric system for the herein named subdivision
at that Subdivider's own expense.
3.
The provisions of City of Woodstock Development Charges By-laws 6928-92
and 6929-92 shall be complied with prior to the issuance of any building
permit under this agreement.
4.
The Subdivider will not call into question directly or indirectly in any
proceedings whatsoever in law or in equity or before any administrative or
other tribunal the right of the Commission to enter into this agreement and to
enforce each and every term, covenant and condition thereof and this
provision may be pleaded by the Commission in any such action or proceeding
as a complete and conclusive estoppel of any denial of such right. By-law
6936-92, April 2, 1992; Schedule `E'.
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Schedule `F' - Time Limit
Time Limit for Completion Of Services
The owner hereby agrees that the storm and sanitary services will be
completed by
The concrete curbs, concrete sidewalks, and asphalt surface treatments and
pavements will be completed by
The development of the public land will be completed by . . . . . . . . . . .
These works to be completed in accordance with the requirements of the City
of Woodstock.
The developer hereby agrees that the Public Utility Commission electrical
requirements will be completed by
The developer hereby agrees that the Public Utility Commission water
requirements will be completed by
By-law 6133-84, August 9, 1984; Schedule `F'.