Design Criteria Manual

A1.01 Familiarization 

Prior to the commencement of the engineering design, the Developer’s Consultant shall obtain copies of the Town’s “Engineering Design Criteria Manual” and “Standard Drawings” to familiarize themselves with the Town’s requirements for engineering design. Meetings shall be held with the Town’s Engineering and Planning staff to discuss areas of preliminary concern and other issues prior to commencement of the engineering design.

A2.00 ENGINEERING REQUIREMENTS FOR DRAFT PLAN APPROVAL

A2.01

In addition to the information below, all submissions must be submitted in both a hard copy and digital copy. Digital versions may be submitted as: two (2) discs, each with a full set of PDF drawings, or a link to a FTP server containing a complete set of drawings.

Functional Servicing Report

A Functional Servicing Report (FSR) must be submitted to the Town for review and acceptance. This report must be presented in a readable, comprehensive and professional manner. The Developer shall retain a qualified Professional Engineer to prepare the FSR.

Five (5) copies of the Functional Servicing Report are to be submitted and shall contain the following information as a minimum;

(a) The Draft Plan
      The Draft Plan must be in a form acceptable to the Planning Department of the Town of Bradford West
      Gwillimbury. A reduced size (8½x11) copy of the draft plan as well as a full size copy (folded) shall be
      included in the FSR.

(b) Contour/Drainage Plan
      This plan must be at a scale of no larger than 1:1250 giving contour lines at sufficient intervals to
      permit assessment of existing surface drainage patterns. This plan is to extend to the limits of the
      drainage area to be served by proposed sanitary and storm sewer systems, including a topographic
      survey 30m beyond the boundaries of the subdivision, or as approved by the Town. For large external
      areas Contour plans at a larger scale may be provided. All elevations are to refer to Geodetic Datum.

(c) General Plan of Services
      This will be a plan based on the Draft Plan and must schematically show the proposed storm and
      sanitary sewer systems and their connection to existing systems. This plan is to be accompanied by
      preliminary engineering calculations indicating the quantity of flows at the connection to existing
      systems and/or at proposed outfalls. Consideration must be given to the whole catchment area to
      ultimately be developed. Blocks and easements for drainage systems shall also be shown. Preliminary
      road profiles must also be identified in the FSR.

      The method of disposal of sewage shall be provided and an outline of the actual design shall be
      presented, including calculations and relative size of the treatment facilities.

(d) Functional Internal Traffic Study
      A Functional Internal Traffic Study is to be prepared for review prior to approval of the plan.This study
      is key to properly evaluate the proposed internal road network with regard to substantiation of
      proposed right-of-way widths, etc. and should be approved prior to draft plan approval. This study
      would also provide information on  estimated AADT for road segments, warrants for all-way stops and
      traffic signals on internal intersections, analysis of on-street and off-street parking, descriptions of
      opportunities for traffic calming, etc. The study should also clarify daylight triangle dimensions for the
      varying hierarchy of intersections. A complete guideline for the completion of a Functional Internal
      Traffic Study can be found in Appendix C.

      This study shall have regard for the requirement of the Official Plan and/or the Functional Servicing
      Report for the applicable Community Planning Area.

(e) Drainage/Stormwater Plan
      When a natural drainage channel passes through and is affected by the subdivision, drawings must be
      submitted to indicate the location and typical cross-sections of the existing channel or any proposed
      changes. A preliminary stormwater management plan and report will be required by the Town to
      address stormwater management planning and design issues outlined in Section C of this document
      to the satisfaction of the municipality. The Town may undertake, on behalf of the Conservation 
      Authorities, management of digital stormwater and floodplain management models. The Developer is
      to check with the Town and the local Conservation Authority to determine the current status of master
      copies of these models before proceeding with storm drainage planning or design.

      All proposed stormwater controls shall be in accordance with the Town, the Lake Simcoe Region
      Conservation Authority or the Nottawasaga Valley Conservation Authority requirements and their
      preliminary assessment and approval of the design is required.

(f) Water Systems
      The FSR shall outline the proposed source and method of water distribution. For individual well
      applications, a hydrogeological report shall be provided which clearly indicates the availability of
      water, in compliance with Provincial guidelines and regulations.

      For municipal systems, the FSR shall provide an overview of the existing water system, its capacities
      and characteristics, and the needs generated by the new development. Confirmation of the water
      modeling of the distribution system will be completed by the Town’s Development Engineer based on
      an initial assessment and design by the Developer’s Consulting Engineer.

(g) Utilities
      The FSR shall show that the proponent has had preliminary discussions with the various utility
      providers and that appropriate plant is available to service the development lands.

A2.02 Soils Report

A preliminary soils investigation and report from an independent Soils Consultant will be required in conjunction with the FSR. This report shall provide input and comments on the existing soils, including allowable bearing capacity, infiltration rates for percolation and the applicable discussions relating to roads, services, sewage disposal, etc.

A2.03 Additional Reports

The Developer’s Consulting Engineer is responsible to identify any and all approvals and reports required by Ontario Provincial regulations (including those that are considered Applicable Law under the Ontario Building Code), as well as the policies of the Town, County, and Conservation Authorities.

Additional reports may include studies regarding acoustic/noise issues, environmental matters, and archeological assessments.

A2.04 Functional Design

A functional design is required prior to commencement of the final design. Prior to the commencement of the functional design, the Developer’s Consulting Engineer shall meet with the Town to discuss the requirements. The functional design shall provide all details, calculations, stormwater management/floodplain management digital models (i.e. input and output files) alternatives and recommendations necessary to evaluate the servicing of the proposed development.

In cases where the subdivision development under consideration forms part of a larger area set aside for future development, the functional report shall confirm that the servicing design does not limit the future development. The functional design shall be a definite requirement, when a subdivision is being phased and the engineering design is being undertaken for each phase separately.

A3.00 SUBDIVISION DEVELOPMENT SUBMISSIONS

A3.01 Application Form and Fees

The Developer shall submit a completed application form and all applicable fees to be in accordance with the Town of Bradford West Gwillimbury’s current Fees and Charges By-law, with the first submission.
Engineering submission packages are to be submitted in full to the Manager of Development Engineering. A copy of the submission correspondence (i.e. cover letters, etc.) is also to be provided to the Director of Engineering Services and the Director of Planning and Development Services.

A3.02 Engineering Drawing Requirements

All drawings shall be created using the Town of Bradford West Gwillimbury’s template package available for download on the Town’s website at www.townofbwg.com. See Appendix D, E, F & K for standard sheet examples and standard drawing layers. Files contained in this package are updated regularly so it is important that the consultant frequently visit the website to make sure they are using the up to date version of the template package. The package contains the following files;

• BWG COVER PAGE.dwg
• BWG INDEX PAGE.dwg
• BWG GENERAL NOTES.dwg
• BWG PLAN & PROFILE.dwg
• BWG TITLE BLOCK.dwg
• BWG STD DETAILS.dwg
• BWG UTILITY PLAN.dwg
• BWG LOT GRADING Legal.dwg
• BWG LOT GRADING Tabloid.dwg

All drawings are to be prepared in a neat and legible fashion and in general shall include the following:

• All plans shall be prepared on standard ARCH D (610mm x 914mm, 24” x 36”) sheets bond paper.
• Drawings shall be titled and sheet numbered in accordance with the Town’s Drawing Sheet Naming Convention Appendix E.
• All elevations shown on the drawings are to be of geodetic origin.
• All drawings shall be referenced to X and Y coordinates in accordance with OTM system, NAD83.
• Plan and profile drawings are to be prepared so that each street can be filed separately. The street names are to be identified on the plan portion of the drawings.
• When streets are of a length that requires more than one drawing, match lines are to be used with no overlapping of information.
• The reference drawing numbers for all intersecting streets and match lines shall be shown on all plan and profile drawings.
• Lot and Block numbers on all engineering drawings shall be the same as on the registered plan.
• A north arrow shall be referenced on all drawings.
• A key plan drawn to 1:10 000 scale shall be shown on all plan and profile drawings as well as the General Plan of Services. The area covered by the drawing shall be clearly identified.
• All engineering drawings shall be signed and stamped by the appropriate qualified professional (i.e. Professional Engineer, Landscape Architect, etc.). The drawings shall be stamped, signed and dated, prior to the issuance of drawings for tendering and signing by the Town.
• ALL DRAWINGS ARE TO BE BOUND TOGETHER AS A COMPLETE SET OF DRAWINGS AND SHALL BE DELIVERED ROLLED WITH THE PRINTED SIDE OUT.
• Exceptions and/or deviations to the published Town Engineering Design Criteria Manual shall be listed and shown in the details section of the drawing set.

A3.03 Digital Drawings

All electronic (AutoCAD) drawings shall contain all infrastructure relevant to the development. The electronic files shall conform to the Universal Transverse Mercator (UTM) coordinate system (North American Datum of 1983, Zone 17N) and be tied and geo-referenced to the horizontal and vertical control monuments within the local area. The location and description with respect to the monuments shall be indicated on the drawings.

A3.04 Submission Requirements

The initial engineering submission shall contain the following information:

(a)  original copy of the completed Subdivision Application;

(b)  a declaration from the Developer’s Consulting Engineer showing that they have been retained to
      design and supervise the construction of the works of the proposed subdivision according to the
      Engineering Design Criteria Manual;

(c)  The table presented at the end of this section outlines the submission requirements. For second and
      subsequent submissions, the original red-lined comments from the Town and any reports requiring
      revision are to be resubmitted.

(d)  The following engineering plans are to be prepared for each development application, as applicable:

• Cover Sheet: Showing subdivision name, application number, key plan showing the subdivision’s location relative to nearby arterial roads, Developer’s and Consultants’ information, a drawing index, Submission No. and Town File No.
• Draft M-plan: and Draft R-Plan as required.
• Draft Plan of Subdivision: Shall be the most up-to-date Draft Plan of Subdivision showing all approved redline revisions.
• General Notes Sheet: Showing the approved general notes of the Town (see Appendix F), without alteration, any other text based information not included on any other drawing and a list of design exceptions.
• General Aboveground Services Plan: Showing existing and proposed aboveground infrastructure including external works where applicable. Scale 1:1000. Including the phasing of the development as applicable.
• General Underground Services Plan: Showing existing and proposed underground infrastructure including external works where applicable. Scale 1:1000.
• Sanitary Drainage Plan: Showing existing and proposed sanitary sewers, tributary areas to each sewer including areas of future development, external drainage areas, and sewer design sheets. A separate External Sanitary Drainage Plan may be required to show large external areas. Scale 1:1000.
• Storm Drainage Plan: Showing existing ground contours to a minimum of 30m beyond the limits of development, existing and proposed storm sewers, channels, overland flow routes, 100-year ponding elevations, tributary areas to each sewer including areas of future development, external drainage areas, sewer design sheets. A separate External Storm Drainage Plan may be required to show large external areas. Scale 1:1000.
• Design Sheets (to be full size sheets, included in drawing set): Sanitary and Storm Design Sheets for the Development as outlined in this document, both digital and hard copy, computer printouts, and detail calculations for pipe strength and bedding. See Appendix H and I.
• Water Distribution System Plan: Showing existing and proposed watermains including size and type, proposed watermain elevations at all intersections and all critical junctions. The plan shall also include the internal and external demand information. Scale 1:1000.
• Grading Control Plans: Showing existing contours, existing elevations and proposed road, lot and block elevations, noise attenuation berms and fences (refer to Grading Section F for additional information required on the plan). Scale 1:500.
• Utility Coordination Plan: Showing existing and proposed aboveground and belowground utility locations, above ground service locations, road crossings, driveways (refer to Utilities Section G for additional information required on the plan). Scale 1:500.
• Traffic Management Plan: Traffic Management information to be included showing pavement markings, traffic control signage, Canada Post boxes, traffic controls, etc. Scale 1:500.
• Plan and Profile Drawings: Showing detailed alignments and profiles of the roads, sewers and watermain including pipe material, length, diameter, slope, bedding and strength classification, borehole locations, street light standard locations, restraining joints, bends on watermains. 100-year return storm hydraulic grade lines for the storm sewer shall be plotted. Service easements to be included in plan and profile drawings. These drawings are to clearly identify all relevant Town and O.P.S. Drawings not covered in the Town’s general notes (e.g., maintenance holes, safety platforms, drop structures). Horizontal Scale 1:500. Vertical Scale 1:50.
• Stormwater Management Plan: Showing the proposed stormwater management facility including the existing and proposed contours, crosssections and details of structures and other elements associated with the proposed facilities, as appropriate.
• Erosion and Sediment Control Plan: Showing temporary erosion and sediment control measures to be implemented on the site, including topsoil stockpile location and siltation control pond location, refer to Stormwater Management Facilities Section for additional information required on the plan. Should also include a schedule for the completion of the restorative works. Temporary construction access location and details are to be provided on this plan. Scale 1:1000.
• Miscellaneous Detail Plans: Other plans not specifically noted, including special details, cross-sections, acoustic and privacy fencing, retaining walls, etc.
• Standard Detail Plan: Showing the applicable Town Standards and OPSD’s, including all drawings, details to be utilized for the construction of the proposed works.
• Tree Inventory, Assessment and Preservation Plan and Details: To be prepared by a qualified arborist or landscape architect.
• Landscape and Streetscape Plans: Showing location and species of all plant material, planting details, fencing, decorative features, rehabilitation and restoration works. Include plantings for Stormwater Management Facility. Scale 1:500.
• Streetlighting Plans: Showing the underground ducts, streetlight schematic, photometric data (point plot) and details. Scale 1:500.

(e)  The following engineering reports are to be prepared for each development application, all reports
       and supporting documentation shall be assembled and bound, as applicable:

• Water Distribution System Analysis Report: Refer to Section D1.00 for reporting requirements.
• Stormwater Management Report & Operations and Maintenance Manual: Refer to Section C for reporting requirements.
• Hydrogeological Well Impact Report: To identify wells within a 500m radius of the site or current M.O.E requirements and identify the anticipated impact the development will have on the existing wells. Mitigating measures shall be specified, if required. Also, monitoring of the wells will be required before, during and after construction of deep municipal services.
• Geotechnical (Soils) Report: This report shall provide calculations and recommendations for pavement design, slope stability, pipe beddings, trench backfill requirements, engineered fill requirements, building foundations, retaining walls, soil corrosivity, etc., as necessary. The report is to be stamped and signed by a licensed professional engineer.
• Transportation and Traffic Impact Study: The study shall provide a summary of existing and proposed traffic volumes and conditions, time periods, evaluation of site traffic impacts, level of service (L.O.S.) calculations, mitigative measures (if required), transit operations, parking, sightlines and access requirements. The study shall also include recommendations for traffic calming, if deemed appropriate. The appropriately sized sight triangles at intersections are to be confirmed by the Consultant. The report is to be stamped and signed by a licensed professional engineer. All Transportation and Traffic Impact Studies are to be in accordance with the guidelines outlined in Appendix C.
• Noise and Vibration Report: This report shall identify sources of environmental noise and vibration under ultimate conditions and recommend mitigating measures in accordance with MOE Guidelines. Warning clauses shall be included in the report. The report is to be stamped and signed by a licensed professional engineer.
• Tree Inventory, Assessment and Preservation Plans: Plans to show inventory of all existing trees, assessment of their condition and recommendation of trees for preservation as appropriate, considering the infrastructure requirements and grading design of the proposed development. Tree Inventory shall include all trees with a diameter of 10.0cm at breast height (DBH) or greater and all trees on adjacent property within 6.0m of the property line.

At the first submission stage, a detailed cost estimate for the total cost of civil, landscape and street lighting works is to be prepared by the consulting team for purposes of calculating fees and financial securities to be held by the Town.

In addition to the information above, all submissions must be submitted in both a hard copy and a digital copy. Digital version may be submitted as: two (2) discs, each with a full set of PDF drawings, or a link to a FTP server containing a complete set of drawings.

A3.05 Ministry of Environment – Environmental Compliance Approvals

The Town of Bradford West Gwillimbury is now a municipal partner in the MOE Transfer of Review Program. The Transfer of Review Program allows the Town as a participating municipal authority to conduct the administrative and technical review of Environmental Compliance Approvals (ECAs).

The Transfer of Review Program covers a number of works that are of a noncomplex or less environmentally sensitive nature. The agreement between the MOE and the Town as a participating municipality under the Transfer of Review Program are for the following types of works:

• Water booster pumping stations,
• Storm and sanitary sewers (except new stormwater outfalls),
• Sewage pumping stations,
• Forcemains (except those pumping directly to a sewage treatment plant),
• Stormwater management works limited to works which control stormwater quantity and/or provide basic quality control only and which discharge to either the existing stormwater management collection system, an approved stormwater management works, a ditch, a swale or a municipal drain.

As part of the second engineering submission the Developer is to submit three (3) copies of the completed Application for Environmental Compliance Approval (www.ontario.ca/environment-and-energy/environmental-approvals) and all required documents, to the Town for review.

Applications shall be completed electronically online, all of the required sections completed fully and the Application Status shown on Page 5 reads “Form Complete” and submitted in colour. Incomplete applications will be returned to the Developers Engineer. If the Town has comments related to the approval process, they will be sent to the Developers Engineer, the Town will not recommend approval until all comments are addressed.

Once the Town is satisfied with the application, a letter of recommendation for approval will be prepared by the Town for the consideration of the MOE director, and produce a draft ECA that will be submitted along with the application documentation to the MOE. The MOE will then review the application documentation and complete the process and issue the ECA to the Developer. The Developer is required to forward a copy of the MOE issued ECA to the Town.

A3.06 Ministry of Environment – Form 1 – Record of Watermains Authorized as a Future Alteration

The Municipal Drinking Water Licensing Program has now replaced the Certificate of Approval program for municipal residential drinking water systems. The Developer is no longer required to submit an application to the Ministry of the Environment for approval. The Developer is now required to submit Form-1 – Record of Watermains Authorized as a Future Alteration and all required documents, to the Town for approval.

As part of the second engineering submission, the developer is to submit three (3) copies of the completed Form 1 and three (3) copies of the Water Distribution Plan(s).

A3.07 Other Approvals

The Developer’s Consulting Engineer is required to make all submissions and representations necessary to obtain approvals from all other authorities affected (County of Simcoe, Ministry of Transportation, Conservation Authorities, Canada Post Corporation, etc). The Town of Bradford West Gwillimbury shall be provided a list of all other applications being made and shall be kept informed of the progress of these submissions by copies of all correspondence.

A3.08 Original Drawings

After all approvals have been received from all parties affected, the original drawings shall be submitted to the Town. These original drawings will be signed and dated by the Town and returned to the Developer’s Consulting Engineer for reproduction. Five (5) copies of the approved drawings, plus the original and four (4) reduced (11”x 17”) shall be submitted to the Town, plus;

• One complete set of digital drawings exported in AutoCAD 2007 (or latest) format, or a .dxf format where the consultant uses a CAD platform different from AutoCAD. All necessary external references should be bound to the project drawing file. The drawing should be purged of all redundant blocks, layers, etc. No object shall be on layer ‘0’, no working layers or layers with unnecessary objects shall be contained in the digital file.
• Two complete sets of digital drawings exported in PDF format (full page size).Drawings shall be submitted in complete sets on CD or DVD. Drawings to be individual PDF files labeled as per naming convention. The storage medium must be labeled with: submission date and latest revision number, municipal project number or ID, project or subdivision name, and drawing format.

Any subsequent drawing revisions must be formally submitted for approval.

If the Developer fails to enter into a Subdivision Agreement with the Town within one year of the date of the approval of the drawings by the Town, the Town reserves the right to revoke any or all approvals related to the engineering drawings.

A4.00 PREPARATION OF SUBDIVISION AGREEMENT

The draft of the Subdivision Agreement will be prepared by the Town. The Developer’s Consulting Engineer shall prepare the draft schedules for the agreement where appropriate (i.e. - list of drawings, cost estimate, legal descriptions for reference plans, etc).

In order to request the preparation of the Subdivision Agreement, the following information must be submitted to the Town’s Planning and Development Services Department:
(a) A written request and all applicable fees.
(b) The name of the person and/or company and Mortgagees with whom the
      Subdivision Agreement will be executed.
(c) Four copies of the Legal Description based on the Reference Plan.
(d) Four copies of the proposed final plan for registration (M-Plan) complete with all pertinent information as
      required by the registry office.
(e) Four copies of the Reference Plans (R-Plans) for any easements to be granted to the Town.
(f) Two digital copies of all plans for registration, or a link to a FTP server containing one full copy of all
      plans.
(g) Written confirmation from the Town’s Engineering Department that the first engineering submission has
      been reviewed and comments have been provided.
(h) A detailed cost estimate of all services to be constructed. This estimate shall include:
          i) detailed cost of services and landscaping;
          ii) cost of underground electrical distribution system and street lighting;
          iii) all miscellaneous expenditures;
          iv) allowances for contingencies and engineering.
               (This estimate will be used as a basis for calculation of the security to be posted for the
                development.)
(i) Proposed timetable for construction of services and proposed staging plans.
(j) any required noise reports
(k) any required architectural design statements
(l) any other reports noted elsewhere or as conditions of Draft Plan approval, or as requested by the Town
     prior to finalization of the Agreement.

A5.00 MANDATORY PRE-CONSTRUCTION MEETING

Prior to the commencement of construction, the Developer’s Consulting Engineer shall submit the following information to the Town for approval;
(a) the names of the proposed contractor and any sub-contractors
(b) the contractor’s list of suppliers
(c) the required Letter of Credit must be posted with the Town
(d) proof of insurance in a format acceptable to the Town
(e) any other information as required by the Town or as specified in the Subdivision Agreement, or Pre
      Servicing Agreement.

A6.00 SITE PLAN DEVELOPMENT SUBMISSIONS

A6.01 General

This section of the Town’s Engineering Design Criteria Manual is meant to be an aid for Owners, Developers, Architects or Planners when completing an Application for a Site Plan Agreement. This section will be used by Staff to ensure that the Town’s requirements have been met. The Town suggest that the Owners, Developers, Architects or Planners address each point, where applicable, in order to accelerate the approval process.

The Owner shall retain the services of a single qualified agent to administer the site plan process and design requirements, and who will coordinate other consultants/contractors on his/her behalf. A pre-consultation meeting is to be held to discuss any unique situations that may exist on the site prior to the first submission.

In addition to the information below, all submissions must be submitted in both a hard copy and digital copy. Digital versions may be submitted as: two (2) discs, each with a full set of PDF drawings, or a link to a FTP server containing a complete set of drawings.

A6.02 Drawing Requirements

All drawings shall be submitted with metric dimensions, be drawn in black and white, to a standard scale (1:50, 1:100, 1:200, 1:250, 1:500, etc.) and submitted on standard ARCH D (610mm x 914mm) sheets, bond paper.

In general, all drawings shall include the following information;

• Title block and revision block
• Identification of the proposed use of the site (Development Name)
• Name and address of firm preparing the Site Plan
• Name of Owner
• Municipal address and Legal Description (Reference Plan, Lot, Concession and Registered Plan Lot Number)
• Metric scale
• Key Plan indicating general location of the development in respect to the Town street network
• Bench Mark data used (geodetic) described and labeled on the drawing
• Contour lines and/or spot elevations referenced to the Benchmark
• North arrow
• Legend
• ALL DRAWINGS ARE TO BE BOUND TOGETHER AS A COMPLETE SET AND SHALL BE DELIVERED ROLLED WITH THE PRINTED SIDE OUT.

The Owner shall retain a qualified Professional Engineer to prepare all engineering drawings and to supervise the construction of all engineering services. The Consulting Engineer shall act as the Owner’s representative in all matters pertaining to the design and construction of the services in the development. A declaration from the Owner is required at the time of application showing that the Consulting Engineer
has been retained to design and supervise the construction of the proposed development. Where a question arises over the requirements for professional design, the decision of the Town shall prevail.

The following engineering documents are to be prepared for each development application, as applicable:

Seven (7) complete sets of plans for the proposed development, comprised of;

• Cover Page & Drawing Index – Showing; the Development name, Town Development number (D11-xx-xxx), Key plan showing the development location relative to the nearby arterial roads, Owner and Consultant information, Drawing Index.
• Site Plan – The Site Plan drawing shall include, but not be limited to, the following information; a Site data table; Location, dimension and setbacks of all proposed buildings and structures; Location, dimensions and setbacks of all proposed yards, landscaped open spaces, planting strips, parking area, loading spaces, driveways, walkways, sight triangles and boundary fencing; Location of all proposed light standards & wall mounted lights, signs, refuse storage areas, snow storage areas and easements; Location of sanitary sewers, watermains, storm sewers, ditches, roadways, sidewalks, road widenings, existing plantings, etc; Location of all boulevard features (i.e. curbs, landscaping, trees, utilities, etc).
• Site Servicing Plan – The Site Servicing Plan shall include, but not be limited to, the following information; Location of all existing municipal infrastructure (i.e. watermain, sanitary sewer, storm sewer, catchbasins, streetlights, traffic controls, sidewalk, signs, fences, trees or landscaping, etc.); All future local improvement works agreed to in the Site Plan Control Agreement; Location of all proposed servicing (i.e. watermain, sanitary sewer, storm sewer, catchbasins, light standards, traffic controls, etc.); All details of any service connections to the Town infrastructure including methods and materials; All utility services.
• Site Grading Plan – Where applicable, lot grading is to be in accordance with the approved overall subdivision lot grading plan. The Site Grading Plan shall include, but not be limited to the following information; spot elevations at all locations where the grade changes on the site; retaining wall information; all swale and berm information; proposed elevations on all service lids and manhole covers; elevations at all building corners, underside of footing elevation & finished first floor elevation (F.F.E.), 100 year ponding limit and access points (i.e. ramps, entrances, and loading bays); the existing elevations at 15.0m and 30.0m beyond the site limits (where possible); elevations in driveways and parking lots to show drainage patterns.
• Erosion and Sediment Control Plan - Showing temporary erosion and sediment control measures to be implemented on the site, including topsoil stockpile location and siltation control pond location, refer to Stormwater Management Facilities Section for additional information required on the plan. Temporary construction access location and details to be provided on this plan.
• Landscaping Plan - Landscape Plan shall include, but not be limited to, the following information; Location and identification of all proposed plant materials (using symbols and letters); A planting list, showing the botanical and common name, size, height, spread, spacing, condition, quantity or other pertinent information; Identification of any planting beds and existing trees to be preserved or transplanted; All proposed site furniture such as benches, bollards, tree grates, light standards, picnic tables, bike racks, etc. noted on the plan and details provided.
• Tree Inventory & Preservation Plan – The Tree Inventory/Preservation Plan shall include, but not be limited to, the following information; A detailed inventory of all existing trees, significant shrubs or hedgerows, natural features, etc., with exact surveyed locations; Location of tree protection fencing around trees and vegetation to be preserved.
• Architectural Elevations Plans - The Architectural Elevation Plans shall include, but not be limited to, the following information; the massing and conceptual design of the proposed building; the relationship of the proposed building to adjacent buildings, streets, and exterior areas; the character, scale, appearance and design features of buildings, and their sustainable design; The elevations of all sides of all main and accessory buildings, showing all roof structures (penthouses, chimneys, roof top units, vents, air conditioning, etc.) with metric measurements.
• Illumination Plan – Illumination Plans are to show the location and design of all exterior lighting, including lighting specifications. All exterior lighting needs to be adequate for the site and directed inward and down into the site. Lighting should be designed to avoid causing ambient light pollution.
• Detail Drawings & Notes

A6.03 Reports

Three (3) copies of all applicable reports, including but not limited to;

• Stormwater Management Report - A Professional Engineer shall prepare a report detailing the modeling, design and features of the proposed Stormwater Management System. The Stormwater Report is to provide system performance data for the 10-year to 100-year design storms and must include scale drawings showing delineated drainage catchment areas, delineated surface pond limits for the 100-year design storms (where applicable), overland flow route and a schematic diagram reflecting the model (complex models).
• Traffic Impact Study - The purpose of the Traffic Impact Study (TIS) is to examine the impact of traffic generated by a new use at its access and at nearby intersections and interchanges, and determine necessary road improvements. The TIS will be used to support the developments internal parking lot layout and entrance locations. Impact assessment is to relate to current and future traffic volumes and the level of improvement required. The need for and content of a TIS shall be determined in consultation with the Town’s Engineering Department.
• Acoustical Study - All Industrial and commercial developments and any development adjacent to or within close proximity to residential dwellings or in any location determined to be sensitive by the Town, shall be required to conduct a noise impact analysis to demonstrate compliance to MOE guidelines.
• Any other report that may be applicable to the development, such as; Arborist Report, Servicing Design Brief, Archaeological Study, Flood Plain Analysis, Environmental Impact Study.

A6.04 External Works

Installation of external works may be required within the municipal right-of-way as a result of a proposed development, the works may include items such as; the installation of municipal infrastructure (i.e. watermains, sanitary sewers, pump stations, storm sewers), traffic control devices (i.e. traffic signals), sidewalks and curbs, turning lanes, etc.

The Owner shall appoint a qualified Professional Engineer, acceptable to the Municipality, to design the external works.

The duties of the Developer’s Consulting Engineer to include, but not be limited to the following:

• prepare the designs in accordance with the Engineering Standards of the Municipality;
• prepare and furnish all required drawings in accordance with the Engineering Standards of the Municipality;
• obtain all necessary approvals from the Minister of the Environment, the local Conservation Authority, County of Simcoe and any other government or regulatory agency, as required;
• provide the field layout of the external works including the utilities and certify the quality of the required testing of the external works;
• act as the Owner's representative in all matters pertaining to the construction;
• provide coordination and scheduling to comply with the timing provisions of the Site Plan Agreement and the requirements of the Municipality, for all external works specified in the Agreement.

 A7.00 “AS-CONSTRUCTED” SUBDIVISION DRAWING REQUIREMENTS

A7.01 General

The “as-constructed” drawings represent amendments, changes and variances, to the approved engineering drawings, as a result of the works constructed/installed within the development, as accurately represented on all applicable drawings. “asconstructed” drawings shall be void of any previously existing features which have been altered or removed through construction. Drawing submissions shall be accompanied by revised drainage calculation design sheets which confirm the capacity of the constructed sewers.

“As-constructed” information pertaining to all underground services shall be provided prior to inspection and review, for approval of Acceptance (substantial completion) and initiation of the Maintenance Period. The “as-constructed” drawings showing all road works and servicing works shall be submitted prior to final inspections for issuance of a recommendation for Final Assumption.

A7.02 “As-constructed” Field Survey 

The “as-constructed” revisions shall be based on a final survey of all the subdivision services and the Developer’s Consulting Engineer’s construction records. The drawings are to be accompanied by an infrastructure record sheet with all requested information relative to the services constructed. The infrastructure record sheet can be found electronically on the Town’s website or can be provided upon request. This information shall include a list of the numbers, lengths, sizes, materials, slopes, year of construction, etc. of the infrastructure items, related to the street name and/or facility, as a minimum. The infrastructure items shall include, but not be limited to:

• storm and sanitary sewers (incl. maintenance holes, catchbasins, rear lot catchbasins, headwalls, etc., including invert and top of cover elevations, sizes, distances and pipe slopes between all manholes
• watermains (including location and ties to all valve boxes, chambers, hydrants and other watermain appurtenances)
• location of all service connections to all lots and blocks
• roads and sidewalks (including lengths, widths and centerline elevations)
• traffic signs (including type, location, year installed, etc.)
• benchmarks as outlined below, Section A7.04.

All CCTV inspections of all sewer lines are required including colour video record in CD or DVD formats and a printed report.