COUNTY SERVICING STANDARDS
2013
APPROVED BY RESOLUTION NO. 188-13 ON MAY 28th 2013
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TABLE OF CONTENTS
DEVELOPMENT PROCEDURES ... 1
101. DISCLAIMER ... 1
102. DEFINITIONS ... 1
103. GENERAL DOCUMENT & STUDY REQUIREMENTS FOR DEVELOPMENT ... 5
103.1 County Studies ... 5
103.2 Studies Prepared by Developer in Support of Development ... 6
104. PROCEDURES FOR DEVELOPMENT AGREEMENT ... 7
104.1 Engineering Consultant of Record... 7
104.2 Construction Notice Signs ... 8
104.3 Crossing, Proximity, Ground Disturbance and/or Encroachment Agreements ... 9
104.4 Power, Gas, Telephone and Cable TV ... 9
104.5 Preliminary Submission Requirements ... 9
104.6 Final Submission Requirements ... 10
104.7 Development Agreement Endorsement ... 11
104.8 Agreement for Offsite Construction (Development Agreement) ... 11
105. PROCEDURES FOR ROAD RIGHT-OF-WAY CONSTRUCTION AGREEMENTS ... 12
106. TANGABLE CAPITAL ASSET MANAGEMENT ... 12
107. CONSTRUCTION COMPLETION CERTIFICATE (CCC), TOP LIFT ASPHALT AND FINAL ACCEPTANCE CERTIFICATE (FAC) ... 12
107.1 CCC Procedure ... 12
107.2 Developer’s Maintenance Period Responsibilities... 19
107.3 Top Lift Asphalt Procedures ... 21
107.4 FAC Procedures ... 22
107.5 Condominium Procedures ... 26
108. PROCEDURE FOR DEVELOPMENT PERMIT ... 26
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108.2 On-site Improvements ... 27
109. PROCEDURE FOR DEVELOPMENT PERMIT: STRIPPING AND GRADING ... 27
109.1 Security Requirements ... 27
109.2 The Permit ... 27
109.3 Completion Time ... 28
109.4 Site Conditions ... 28
DRAWING REQUIREMENTS ... 29
201. COUNTY SPECIFIC REQUIREMENTS ... 29
202. GENERAL DRAWING REQUIREMENTS ... 29
202.1 General ... 29 202.2 Sheet Size ... 29 202.3 Sheet Material ... 29 202.4 Title Block ... 29 202.5 Title Block ... 30 202.6 Dimensions ... 30 202.7 Lettering ... 30 202.8 Drawing Scale ... 30
203. PLAN DRAWING REQUIREMENTS ... 31
203.1 Grading Drawing(s) ... 32
203.2 Cut/Fill Plans ... 32
203.3 Roads, Lanes, Curbs, Pathways and Sidewalks Drawing ... 32
203.4 Pavement Marking and Signage Drawing ... 33
203.5 Water Distribution Drawing ... 33
203.6 Sanitary Sewer Drawing ... 34
203.7 Storm Sewer Drawing – Overland Drainage ... 34
203.8 Storm Sewer Drawing – Underground Systems ... 35
203.9 Storm Sewer Drawing – Ponds and Pond Details ... 35
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203.11 Landscape Drawing ... 36
203.12 Landscape Drawing Submission ... 37
204. PLAN PROFILE CONSTRUCTION DRAWING REQUIREMENTS ... 38
204.1 Plan View ... 38
204.2 Profile View ... 38
GEOTECHNICAL AND ENVIRONMENTAL REPORTS ... 40
301. GEOTECHINCAL INVESTIGATION REPORT ... 40
301.1 Required Testing Provided in Geotechnical Investigation ... 40
301.2 Geotechnical Investigation Report Submission ... 41
302. SLOPE STABILITY ASSESSMENT REPORT ... 41
303. SLOPE STABILITY ANALYSIS REPORT ... 42
303.1 Slope Stability Analysis ... 42
303.2 Slope Stability Geotechnical Report Requirements... 43
304. ENGINEER VERIFICATION ... 43
305. DEEP FILL REPORTS ... 44
306. WATER TABLE ANALYSIS ... 44
307. GEOTECHNICAL DEVELOPABLE AREA ... 44
ROAD DESIGN GUIDELINES ... 47
401. TRAFFIC IMPACT ASSESSMENTS ... 47
401.1 Purpose of the Traffic Impact Assessment ... 47
401.2 Extent of the Analysis ... 47
401.3 Deliverables ... 51
402. URBAN DESIGN GUIDELINES ... 51
402.1 Selection of Design Standard ... 51
403. PRIVATE CONDOMINIUM ROADS ... 52
404. SNOW STORAGE ... 52
405. FOUR-LANE MAJOR AND SIX-LANE EXPRESSWAY ... 52
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406.1 Road Structure Design Guideline ... 53
407. ROAD CONSTRUCTION ... 55
407.1 Subgrade Construction ... 55
408. QUALITY CONTROL ... 58
409. ROADWAY ACCESS AND APPROACHES GUIDELINES ... 62
409.1 Road Approaches as a Condition of Subdivision ... 62
409.2 Removal and Reclamation ... 62
409.3 Road Approaches NOT as a Condition of Subdivision ... 63
409.4 Field Access ... 63 410. INTERSECTIONS ... 64 411. EMERGENCY ACCESS ... 64 412. DITCHES... 64 413. CULVERTS ... 65 414. SIGNAGE ... 65
414.1 Subdivision Entry Signs and Entrance Features ... 66
415. MAIL BOX TURNOUTS ... 66
416. SUBDIVISION AND ROAD NAMING APPLICATION ... 66
417. PATHWAYS ... 66
418. CONCRETE CURBS AND SWALES ... 66
419. ENVIRONMENTAL RESERVES (ER) ... 66
WASTEWATER AND SEWAGE ... 101
501. SUBMISSION REQUIREMENTS ... 102
502. FINANCIAL FEASIBILITY AND SUSTAINABILITY ... 103
503. DESIGN REQUIREMENTS ... 103
504. REGIONAL WASTEWATER SYSTEMS & CONNECTIONS ... 104
504.1 East Rocky View Wastewater Transmission Main ... 105
505. DECENTRALIZED WASTEWATER DISPOSAL SYSTEMS ... 105
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506.1 Pressure Testing ... 106
506.2 Infiltration/Exfiltration Testing ... 106
507. PRIVATE SEWAGE TREATMENT SYSTEMS ... 107
507.1 Residential On-Site Private Sewage Treatment Systems ... 107
507.2 Industrial, Commercial and Institutional (IC&I) Private Wastewater Treatment Systems and Disposal Systems ... 107
507.3 Packaged Sewage Treatment Systems ... 107
507.4 Private Sewage Treatment Systems Testing Requirements for Subdivision Approval 108 WATER SUPPLY AND WATERWORKS ... 109
601. GROUND WATER WELLS FOR HOUSEHOLD PURPOSES ... 112
601.1 Multi-Lot & Single Lot Subdivisions/Redesignations ... 112
602. GROUNDWATER SUPPLY REPORT ... 113
602.1 Quantity and Quality of Groundwater Available to Households within the Proposed Subdivision ... 113
602.2 Potential Interference with Existing Groundwater Users ... 114
602.3 Consistency with an Applicable Approved Water Management Plan ... 114
603. PREPARATION OF THE SUPPLY EVALUATION (PHASE 1) ... 114
603.1 Collection, Summary and Assessment of Existing Local Groundwater Data .... 114
603.2 Water Well Survey and Groundwater Data Summary within the Evaluation Area 114 603.3 Aquifer Testing if Existing Local Groundwater Data Insufficient ... 115
603.4 Three Major Conclusions ... 115
603.5 Quality Assurance Statement in the Report ... 116
603.6 Submission of the Report to the County ... 116
604. AQUIFER TESTING (PHASE 2) ... 116
604.1 Purpose ... 116
604.2 General Description of Aquifer Testing ... 116
604.3 Aquifer Tests – Possible Use of More than one Production Well ... 117
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604.5 Use of New Wells as Production Wells ... 117
604.6 Possible Use of Observation Wells ... 117
604.7 Detailed Description of Aquifer Test ... 118
605. WATER TREATMENT AND DISTRIBUTION SYSTEMS ... 121
606. COST FEASIBILITY AND SUSTAINABILITY ANALYSIS ... 123
606.1 Piped Water Distribution - Design Factors ... 124
606.2 Hydraulic Analysis Requirements ... 124
606.3 Design Parameters ... 124
606.4 Consumption Rates ... 124
606.5 Fire Flow Requirements ... 125
606.6 Minimum Pressure Requirements ... 126
606.7 Flow Velocities ... 126
606.8 Distribution Mains ... 126
607. HYDRANTS ... 127
607.1 Approvals ... 127
607.2 Alignment and Placement ... 127
607.3 Hydrant Type ... 127
608. VALVES & FITTINGS ... 128
608.1 Alignment & Placement ... 128
608.2 Protection ... 128
608.3 Meter Units ... 128
609. TREATMENT REQUIREMENTS ... 128
609.1 General Water Treatment Design Criteria ... 129
STORMWATER MANAGEMENT ... 131
701. GENERAL INFORMATION ... 131
702. COST FEASIBILITY AND SUSTAINABILITY ... 132
703. ALBERTA ENVIRONMENT APPROVALS ... 133
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704.1 Hierarchy of Stormwater and Drainage Studies: ... 133
704.2 Descriptions Of Stormwater & Drainage Studies ... 133
705. SUBMISSION TIMING FOR REPORTS/STUDIES/PLANS ... 138
706. BASIC DESIGN PARAMETERS ... 138
706.1 Rural Drainage Considerations ... 139
706.2 Existing Natural Drainage/Storage Features ... 140
706.3 Sheet Flow/Concentrated Discharge ... 140
706.4 Analysis Methodology ... 141
706.5 Stormwater Ponds ... 143
706.6 Emergency Spillway Provisions... 147
707. STORMWATER FACILITIES ... 147
707.1 Construction of Stormwater Facilities ... 147
707.2 Maintenance of Stormwater Facilities... 147
707.3 Municipal Acceptance ... 148
708. LOT GRADING ... 148
709. STORMWATER POND SIGNAGE ... 149
LOW IMPACT DEVELOPMENT ... 156
801. INTRODUCTION ... 156
802. GREEN TECHNOLOGY ... 156
803. INTEGRATED STORMWATER MANAGEMENT DESIGN ... 160
804. ALTERNATIVE ROAD STANDARDS ... 161
ENVIRONMENTAL AND HISTORICAL ASSESSMENTS ... 174
901. ALIGNMENT WITH MUNICIPAL POLICIES, GUIDING DOCUMENTS AND PLANS 174 902. ALIGNMENT WITH PROVINCIAL LEGISLATION ... 174
903. ALIGNMENT WITH FEDERAL LEGISLATION ... 175
904. ENVIRONMENTAL STUDIES ... 175
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904.2 Environmental Protection Plan ... 176
904.3 Environmental Site Assessment ... 176
905. HISTORICAL RESOURCES ... 179
905.1 Archaeological Sites ... 179
905.2 Paleontological Sites ... 180
PROJECT OVERVIEW ... 185
PURPOSE AND OBJECTIVES ... 185
ALIGNMENT WITH MUNICIPAL, PROVINCIAL AND FEDERAL LEGISLATION, POLICIES AND PLANS ... 185
BIOPHYSICAL ASSESSMENT FRAMEWORK ... 186
ENVIRONMENTAL REVIEW PROCESS ... 186
INITIAL PROJECT REVIEW ... 188
ENVIRONMENTAL SCREENING ... 189
BIOPHYSICAL IMPACT ASSESSMENT ... 190
PROFESSIONAL REQUIREMENTS ... 191
ENVIRONMENTAL SCREENING (ES) REQUIREMENTS ... 192
PROJECT DESCRIPTION ... 192
Purpose, size and scope ... 192
Proposed location ... 192
Project activities ... 192
INVENTORY ... 193
Land use ... 193
Biological resources ... 193
Hydrology, water bodies and wetlands ... 193
Topography ... 193
Geology ... 194
Pedology ... 194
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Existing policy ... 194
IMPACTS, MITIGATION AND MONITORING ... 194
BIOPHYSICAL IMPACT ASSESSMENT (BIA) REQUIREMENTS ... 195
PROJECT DESCRIPTION ... 195
Purpose, size and scope ... 195
Proposed location ... 195
Project activities ... 196
INVENTORY ... 196
Land use ... 196
Biological resources ... 196
Hydrology, water bodies and wetlands ... 197
Topography ... 198 Geology ... 198 Pedology ... 199 Other features ... 199 Existing policy ... 199 IMPACT ... 199
Biological resource impact ... 199
Hydrology, Water Bodies, Wetlands ... 199
Topography ... 200
Geographical and geological impact ... 200
Pedological impact ... 200
Residual (immitigable) impact ... 200
MITIGATION AND MONITORING RECOMMENDATIONS ... 200
Accepted methods ... 200
Experimental methods ... 201
Wetland Mitigation ... 201
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CUMULATIVE EFFECTS ... 202
APPENDIX 900A LEGISLATION, POLICIES AND PLANS ... 203
APPENDIX 900B INITIAL PROJECT REVIEW ASSESSMENT TABLES ... 205
SECURITY REQUIREMENTS ... 209
1001. ROAD APPROACH CONSTRUCTION AGREEMENT SECURITY REQUIREMENTS ... 209
1002. PRE-ENDORSEMENT SECURITY ... 209
1003. FULL SECURITIES ... 210
1003.1 Security Amounts ... 210
1003.2 Franchise Utilities ... 213
1004. SECURITY DOCUMENT REQUIREMENTS ... 215
1005. SECURITY REDUCTIONS AND RELEASES ... 215
1005.1 CCC Reductions ... 215
CCC Reductions (Development Agreement or Road Right of Way Construction Agreement) ... 216
1005.2 FAC Releases ... 217
1006. RELEASE OF BUILDING PERMITS PRIOR TO CCC ... 217
Special Improvements Development Agreement ... 217
CONSTRUCTION MANAGEMENT ... 219
1101. Stock Piling of Materials and Stripping and Grading ... 219
1102. Weed Management and Plantings ... 219
1103. Traffic Accommodation Plan ... 221
1103.1 Offsite Roads ... 221
1103.2 Internal Subdivision Roads ... 222
1104. Construction Schedule ... 222
1105. Stockpiling and/or Removal of Top Soil relating to Municipal Property ... 222
EROSION AND SEDIMENTATION CONTROL (ESC) ... 224
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Appendix 1200B -Soil Loss Estimation Using Revised Universal Soil Loss Equation
(RUSLE) ... 242
1106. LS-Value ... 243
1107. C-Factor ... 243
1108. P-Factor ... 243
Appendix 1200C - Soil Loss Sample table using Revised Universal Soil Loss Equation for application in Canada (RUSLE FAC) ... 245
Note: table formats may change. Please refer to the Rocky View County website for the latest format. ... 246
Soil Loss Drainage Areas Sample Table using Revised Universal Soil Loss Equation for application in Canada (RUSLE FAC) ... 246
Note: table formats may change. Please refer to the Rocky View County website for the latest format. ... 246
Soil Loss Sample Table using Revised Universal Soil Loss Equation Version 2.0 (RUSLE 2) ... 247
Note: table formats may change. Please refer to the Rocky View County website for the latest format. ... 247
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DEVELOPMENT PROCEDURES
101. DISCLAIMER
The Servicing Standards are to be read as a whole, in conjunction with County Policies and no individual part or section shall be read individually. The County shall not be held liable for any missed information that is inappropriate or inadvertently missed by the incomplete reading or assumptions made of these Servicing Standards.
Use of the Servicing Standards shall not absolve any party from the obligation to exercise his/her professional judgment and follow good engineering and construction practices.
The provisions within this document shall be additional to and not in substitution for any Federal, Provincial or Municipal legislation, regulation or requirement relating to construction standards. New technology or practices exist which may result in a request to vary the development standards. Any party making a request to vary the Servicing Standards must submit a writted request together with a detailed written report under the seal of a Professional Engineer which clearly demonstrates that the requested variance will not compromise the operation, anticipated service life, performance or aesthetics of the subject infrastructure (Variance Request Package) to the General Manager of Infrastructure and Operations. The Variance Request Package will be circulated to impacted parties and stakeholders who will be consulted to ensure that their concerns with the proposed variance are taken into consideration. The County’s decision to vary the Servicing Standards or not will be final.
102. DEFINITIONS
Except where the context otherwise requires, the following expressions or words, when used in these Servicing Standards, shall carry the following meanings:
• APEGGA meansthe Association of Professional Engineers, Geologists, and Geophysicists of Alberta.
• As-Built Drawings shall mean drawings prepared by a Professional Engineer that accurately
depicts the final constructed configuration of Improvements and which shall show any construction deviations and all features of the Improvements as actually built. As-Built Drawings shall be authenticated in accordance with APEGGA’s Practice Standard for Authenticating Professional Documents. The Professional Engineer is required to perform
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the adequate amount of work necessary to responsibly state that the drawings represent actual conditions. As Built Drawings must be submitted prior to CCC’s being issued.
• Built to Design Certificate shall mean a certificate signed and sealed by the Engineering
Consultant certifying that improvements are built in accordance with the examined design drawings.
• CCC shall meanConstruction Completion Certificate
• County shall mean Rocky View County in the Province of Alberta;
• Developer shall mean the registered and equitable owner of the Development lands
• Developer’s Consultant shall mean including, but not restricted to, the Professional
Engineer, the Engineering Consultant, contractors, and/or subcontractors acting for or on behalf of the owner.
• Development shall mean the area to be developed including any off-site improvement
areas, as determined by the County.
• Drainage routes shall mean natural or man-made drainage courses as evidenced by recent or historic air photos and/or identified by: Watershed/Water Management & Drainage Plans; Master Drainage Plans; Sub-Catchment Master Drainage Plans; Stormwater Management Report; the County; and/or the Province.
• Development Agreement shall be an Agreement under Part 17 of the Municipal Government Act required by the County as a condition of development or subdivision
approval which specifies the Developer’s legal, administrative and technical obligations in relation to the Development.
• Engineering Services shall mean the Engineering Services Section of Rocky View County. • Engineering Consultant shall mean a professional member licensed to practice
engineering in good standing with The Association of Professional Engineers, Geologists, and Geophysicists of Alberta.
• Engineering Drawings shall mean those engineering plans and profiles prepared by the
Engineering Consultant, showing the details of the installation of the various Improvements within the Development using standard engineering symbols and forms, all of which shall conform to the minimum requirements as outlined in these Servicing Standards.
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• Erosion & Sedimentation Control Consultant (ESCC) is a recognized specialist in soil
erosion and sediment control who have educational training, demonstrated expertise, experience in controlling erosion and sedimentation, and meet professional certification standards either from APEGGA or Certified Professional in Erosion and Sediment Control (CPESC).
• Examined shall mean engineering drawings or other documents that have been reviewed by Rocky View County and have been found to conform to the minimum requirements as outlined in these Servicing Standards. Note that “Examined” does not imply the approval and acceptance of engineering designs and/or calculations by the County. These remain the responsibility of the Professional Engineer or Engineering Consultant undertaking the design on the Developer’s behalf.
• FAC shall meanFinal Acceptance Certificate
• Final Lot Grading Plan shall identify final lot grade(s) and shall be determined by a servicing
design. The Developer shall make the Final Lot Grading Plan available to all new lot owners/builders. It is the builder's responsibility to ensure that building grades, final lot grading, roof leaders (downspouts), and foundation drainage systems are completed according to the examined Stormwater Management Plan.
• Geotechnical Developable Area means the minimum area required to ensure that there is
adequate space for a building site, water well, two septic fields, required setback distances as recommended by the Geotechnical Engineer and any setback distances as required for land use, pipeline(s) or other utility(ies).
• Geotechnical Engineer shall mean a Professional Engineer recognized as a specialist in geotechnical engineering who has educational training, demonstrated expertise, experience in geotechnical engineering, and meet professional certification standards from APEGGA. • Improvements shall means all on-site and off-site services, facilities and infrastructure
required to be constructed as a condition of a development permit or subdivision approval including but not limited to:
o Paved and gravel roadways, including pavement markings & signs o Paved and gravel private roads, driveways or lanes
o Sidewalk, curb and gutters o Street lighting
o Parking facilities
4 | P a g e o Fire suppression system
o Stormwater and overland drainage facilities o Shallow utilities
o Boulevards, medians, municipal reserves, and public utility lots o Pathways and walkways
o Park and recreation amenities o Landscaping
o Traffic control, street name blades, subdivision information signs
• In Writing shall mean signed memo’s on company or corporate letterhead, signed letters on
company or corporate letterhead, or emails from company or corporate email addresses. • Maintenance period means, unless otherwise specifically noted within this document or a
Development Agreement, a period of two (2) years for all improvements from the date that a CCC is signed by the County during which time the Developer is responsible for maintenance and repair/replacement of all deficiencies or defects.
• Notice of Decision shall have the same meaning as in the County’s Land Use Bylaw.
• Original Ground Contour Plan shall identify pre-development grades for the entire
development area.
• Professional Engineer shall mean a professional member licensed to practice engineering
in good standing with The Association of Professional Engineers, Geologists, and Geophysicists of Alberta.
• Special Clauses are provisions within a Development Agreement that will take precedence
over Articles of Agreement and General Conditions in the Development Agreement.
• Record Drawings shall be considered to be documents that a Professional Engineer created to record design changes for which he or she has accepted responsibility. Record Drawings shall be authenticated in accordance with APEGGA’s Practice Standard for Authenticating Professional Documents.
• Rough Grading Plan shall identify interim lot grades and may be determined by servicing
requirements. Interim lot grades will typically be within 0.3 metres (Residential) and 0.5 metres (Industrial/Commercial) of the final lot grades as shown on the Final Lot Grading Plan. Development area must be brought up to elevations shown in the Rough Grading Plan prior to CCC.
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• Transmittal of Decision shall mean a letter from the County addressed to the Developer
regarding the Subdivision Authority’s decision on a subdivision application.
• Water Body shall mean any location where water flows, is standing or present whether or
not the flow or the presence of water is continuous, intermittent or occurs only during a flood and includes but is not limited to wetlands and aquifers, but does not include part of irrigation works if the irrigations works are subject to a licence and the irrigation works are owned by the licensee except in the circumstances prescribed in the Water Act.
103. GENERAL DOCUMENT & STUDY REQUIREMENTS FOR DEVELOPMENT
Individuals certifying any report/study/plan submitted to the County in support of a Development are required to provide the County proof of current Professional Liability/Errors & Omissions Insurance with the submission of respective report/study/plan. Professional Liability/Errors and Omissions insurance shall not be less than $2,000,000 inclusive per occurrence and shall be determined on a specific project basis.
103.1 County Studies
Before comprehensive development can occur major County Studies may have to be completed. These studies may include:
• Master Drainage Plans, • Master Servicing Strategies, • Transportation Functional Studies,
• Sub-Catchment Master Drainage Plans and • other relevant studies.
In some cases the County budget for any given time period may not be able to support the initiation and/or completion of these studies. In those circumstances a Developer may wish to sponsor the initiation and completion of the required studies by front ending the entire costs. This would result in County Studies being completed at the Developer’s expense. Where the Developer(s) front end studies that cover a larger area than the lands owned by the Developer(s) the County will enter into a Cost Recovery Agreement with the Developer(s) for the benefitting lands outside of their ownership.
In cases where the relevant County Studies have already been completed, there may be costs recoveries associated with the studies that benefiting Developer will be responsible for.
In all cases where a developer requests a Study that is available from the County, there will be a fee associated with paper and electronic copies. The fee is set in the Master Rates Bylaw.
6 | P a g e 103.2 Studies Prepared by Developer in Support of Development
The County may ask for the following information concerning any proposed development within the County:
• Stormwater Management Report
• Overland Drainage Plan
• Engineering Drawing Plans
• Grading Plans
o Building Grade Plan o Rough Grading Plan
o Original Ground Contour Plan
• Erosion & Sedimentation Control Plan
• Geotechnical Reports
• Private Sewage Treatment System Testing
• Cost Feasibility and Sustainability Analysis (Municipal Water, Wastewater and Stormwater) • Traffic Impact Assessment or Access Management Proposal
• Traffic Accommodation Plan
• Construction Management Plan
• Access Management Plan – construction access • Groundwater Supply Evaluation – Phase 1 • Groundwater Supply Evaluation – Phase 2 • Biophysical Impact Assessment
• Environmental Impact Assessment • Environmental Site Assessment • Chemical Management Plan
• Historical Studies
o Archaeological Sites o Paleontological Sites
7 | P a g e 104. PROCEDURES FOR DEVELOPMENT AGREEMENT
The Transmittal of Decision or Notice of Decision outlines the conditions that must be met as conditions of approval. In some cases, the Decisions will dictate that the Developer shall enter into a Development Agreement. The Development Agreement is a very important legal document which details the Developer’s obligations in completing the conditions of the approval.
The construction of Improvements within a subdivision is subject to the terms and conditions of a Development Agreement. No deep underground infrastructure or road work can be constructed without a Development Agreement. The Development Agreement is an integral part of the subdivision servicing and registration process. Without a signed Development Agreement, the subdivision may not be registered nor may construction of the development proceed beyond the stripping and grading outlined under the authority of an applicable Development Permit.
Engineering Services should be contacted for an appointment regarding the processing of the Development Agreement once the applicant has secured an Engineering Consultant(s). It is recommended that the Developer or his representative review the General Conditions of the Development Agreement prior to meeting with Engineering Services (See Appendix A – to view the Development Agreement Template). The Developer shall retain an Engineer Consultant(s) of record to ensure the continuity of design, construction, quality control and contract administration for the project.
104.1 Engineering Consultant of Record
For the entire duration of a Development Agreement, the Developer shall retain an Engineering Consultant(s) to design, supervise, inspect, monitor, and certify all work carried out. The Engineering Consultant(s) is deemed to be an agent of the Developer for the purposes of the Development Agreement. The Engineering Consultant(s) shall ensure that all materials supplied and all the work performed conforms to these Servicing Standards. The Developer shall provide adequate authority in the Engineering Consultant(s) such that in the absence of the Developer, the Engineering Consultant(s) can deal expediently and autonomously with emergency situations.
Prior to signing a Development Agreement, the Engineering Consultant(s) must submit a form, approved by the County, identifying they are the Engineering Consultant(s) of record for the purposes of the Development Agreement. If they cease to be the Engineering Consultant(s) of record, they should send immediate notice to the County. In this case, the Developer shall immediately retain the services of a new Engineering Consultant(s) and have the new Consultant submit a form identifying they are the Engineering Consultant(s) of record for the purposes continuing of the Development Agreement.
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Please note – the Developer may utilize different Engineering Consultant(s) to act as the Engineer of record for different components of the Development.
As a minimum, the Engineering Consultant(s) must provide the sufficient supervision and monitoring required to certify the “As-built” drawings, CCC and FAC forms.
104.2 Construction Notice Signs
Prior to entering the Development Agreement the County must approve a design for construction notice signs. Prior to works associated with the Agreement being carried out, the Developer shall erect the approved signs at every entrance to the site, including temporary and emergency access points. The signs shall clearly identify the Developer is responsible for all roads, water, sewer and stormwater infrastructure, and construction management.
The sign shall provide the company name and contact phone number for the Developer, Consultant responsible for Stormwater Management, Civil Engineering, Erosion & Sedimentation Control and Project Management. The Developer is responsible for obtaining all necessary permits from the County and/or Alberta Transportation prior to the erection of the signs. The signs shall be maintained, kept erect, kept in good condition for the duration of the Development Agreement, and shall be removed at the Developers expense at the time the FAC is accepted by the County.
Figure 100.1 Construction Sign Template
CONSTRUCTION ZONE
DEVELOPMENT NAME 2010 – RV/DP – 000
THIS DEVELOPMENT IS UNDER AN ACTIVE DEVELOPMENT AGREEMENT WITH ROCKY VIEW COUNTY
DEVELOPER IS CURRENTLY RESPONSIBLE FOR ALL ROADS, WATER, SEWER, AND STORMWATER INFRASTRUCTURE, LANDSCAPING AND
CONSTRUCTION MANAGEMENT IN THIS DEVELOPMENT AREA. CONTACT INFORMATION:
DEVELOPER: ___________________________________________ PHONE NO: ____________
CIVIL ENGINEERING CONSULTANT: ___________________________ PHONE NO: ____________
STORMWATER CONSULTANT: __________________________ PHONE NO: ____________
EROSION & SEDIMENTATION CONTROL CONSULTANT PHONE NO:
PROJECT MANAGER
9 | P a g e 104.3 Crossing, Proximity, Ground Disturbance and/or Encroachment
Agreements
It is the Developer’s responsibility to obtain all necessary Agreements, Approvals, and/or Permits from any applicable Utility company prior to construction. Separate agreements related to crossing, proximity, ground disturbance and/or encroachment may be required if the Developer’s proposed work or off-site upgrade requirements includes crossings of and/or construction activity adjacent to the following:
• Oil or gas pipelines
• Well sites
• Overhead or underground telecommunication lines • Overhead or underground power lines
• Railways
• Other right-of-ways
104.4 Power, Gas, Telephone and Cable TV
The Developer is responsible for coordinating the location of the power, gas, telephone and cable TV, including obtaining alignment and utility right-of-way approvals. The location of the shallow utilities must be confirmed to ensure that all of the required utility right-of-ways are shown on the Utility Right-of-Way Plan before it is submitted to Land Titles for registration. The Legal Plan and the Utility Right-of-way Plan, together with the Utility Right-of-Way Agreements, are released for registration when the Development Agreement has been signed by the Developer and the County.
The Developer shall forward copies of the roadway, deep utility plans and Examined engineering drawings to the shallow utility companies.
104.5 Preliminary Submission Requirements
Following Subdivision/Development Permit approval, the Developer should allow up to six (6) weeks, depending on the quality of drawing submission, to complete engineering review after submitting ALL the following information, where applicable:
• Drawing set submissions must adhere to the requirements as outlined in Section 200.0 • Tentative Legal Plans of Survey
• Tentative Utility Right-of-Way Plans
• Two (2) copies of a Geotechnical Report as per Section 300.0 • Confirmation of wastewater disposal solution as per Section 500.0 • Confirmation of water supply as per Section 600.0
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• Two (2) copies of a Stormwater & Drainage studies as per Section 700.0
• Two (2) copies of a Erosion & Sedimentation Control report and/or plan as per Section 1200.0
• Other pertinent items as deemed necessary by the County as per Section 103.2
• Should the County not approve the Developer’s plans, drawings or proposals, one set of the documents shall be returned to the Developer for revision to the satisfaction of the County. Once the revisions have been submitted to Engineering Services, the Developer shall allow up to four (4) additional weeks for review.
104.6 Final Submission Requirements
The time required to process a Development Agreement varies, depending on the number of approvals required, complexity of the Development, timely submission of documentation, and other factors. Engineering Services will prepare the Development Agreement once all of the following documents have been received and Examined to the satisfaction of the County:
• Three (3) final sets of engineering design drawings
• Final detailed cost estimate prepared by the Developer’s Engineering Consultant breaking out and showing individual costs in accordance with Section 1000.0
• Confirmation from Alberta Environment of appropriate licenses, approvals, and permits as required for the construction and/or operation of the water utility, wastewater utility, stormwater utility, or other improvements as required,
• Confirmation from all other applicable Federal and Provincial regulatory bodies of appropriate licenses, approvals, and permits as required
• A Construction Management Plan in accordance with Section 1100.0
• Letters from the Shallow Utility Companies acknowledging the proposed alignments and utility right-of-way plan(s)
• Three (3) examined sets of Landscaping Plans and Park Amenities required for the development from Municipal Lands
• Letter and plan from Canada Post illustrating proposed community mailbox locations within the Development
• Digital copies of examined engineering design drawings as per Section 200.0
• Proof of liability insurance coverage in the amount of five million dollars ($5,000,000) with the County named as an additional insured
• All necessary Security Requirement as per Section 1000.0
• Written confirmation from the applicable water service provider that sufficient potable water capacity will be provided to the Development and that the system has been designed and will be built in accordance with all Municipal and Provincial/Federal requirements
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• Written confirmation from the applicable water service provider that the fire hydrants and fire suppression systems will have sufficient flows and pressures in accordance with the applicable NFPA sections and that the system has been designed and will be built in accordance with all Municipal and Provincial/Federal requirements
• Confirmation from the County’s Operations Section regarding requirements for Road Use Agreements and if necessary, a copy of the executed agreement
• Examined templates for Construction Notice Signs
• The County, at its sole discretion, may require additional information, reports/review from a third party or an independent engineering analysis prior to finalizing the development review process any costs associated with this will be the Developer’s responsibility as outlined in the County’s Master Rates Bylaw. Any cost must be paid in accordance with the Master Rates Bylaw prior to Development Agreement signing.
104.7 Development Agreement Endorsement
When the Developer has completed all the requirements for the Development Agreement, Engineering Services staff will draft the Development Agreement for the Developer to review. Attention should be paid to any Special Clauses inserted at the end of the Agreement. Once accepted and signed by the Developer, including the deposit of appropriate securities and payment of all applicable levies, the Agreement will be forwarded for signatures by Municipal Authorities.
Engineering Services will issue a Development Agreement Endorsement letter notifying the Developer may proceed with construction once the Development Agreement has been signed by the County. Amongst other pertinent items this letter will point out that the Developer is required to provide Engineering Services twenty-four (24) hours notice prior to the placement of any curb and gutter and sidewalk concrete and/or asphalt, see Section 106.3
for more information related to placing the toplift of asphalt.
The In accordance with Part 17 of the Municipal Government Act, the County is entitled to register and maintain caveats evidencing the County’s interest under the Development Agreement on the certificate of title to every lot within the Development Area until such time as all obligations under the Development Agreement have been fulfilled.
104.8 Agreement for Offsite Construction (Development Agreement)
In cases where the Transmittal of Decision or Notice of Decision requires construction or upgrades of existing municipal infrastructure, special consideration will be required with regard to accommodating the needs of existing users and the general public. In some cases, Engineering Services may require the Developer to enter into a separate Agreement for off-site improvements.
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In some circumstances the Development Agreement will dictate the responsible party for the maintenance period of infrastructure improvements.
105. PROCEDURES FOR ROAD RIGHT-OF-WAY CONSTRUCTION AGREEMENTS
An individual land owner, company, or other party may make a request to the County for permission to construct or upgrade a roadway within a road right-of-way. A letter of application with the appropriate application fee must be submitted to Engineering Services for processing subject to approval from the General Manager of Infrastructure & Operations Services. Applicants must give clear and accurate details of their proposal including a site plan of the project location. The County retains discretion to approve or deny an application.
The applicant should contact a member of Engineering Services for processing of the Agreement. The submission requirements to accompany the application are the same as those with Development Agreements. The security requirements will be in accordance with Section 1000.0.
106. TANGABLE CAPITAL ASSET MANAGEMENT
Prior to the issuance of Final Acceptance Certificates it is the responsibility of the Engineering Consultant to provide As-Constructed actual costs of any municipal improvements and infrastructure based on UDI rate or Alberta Infrastructure unit rates. This information will be used by the County for its asset management program. For example, the municipal assets within a Municipal Reserve are the pathways, post and cable fencing, park benches, playground equipment and plantings.
107. CONSTRUCTION COMPLETION CERTIFICATE (CCC), TOP LIFT ASPHALT AND FINAL ACCEPTANCE CERTIFICATE (FAC)
107.1 CCC Procedure
There will be a maximum of five CCC application categories. When the Developer has completed all of the Improvements for each category identified in the Development Agreement or the Road Right-of-Way Construction Agreement, the Developer’s Engineer shall perform a complete inspection of all the Improvements for each category accompanied by the Developer’s contractor(s), whereupon the Developer shall correct all defects and deficiencies. Upon correction of defects and deficiencies the Developer may submit a complete CCC application package to Engineering Services.
For each CCC Category it is expected that separate CCC application forms will be submitted for each related improvement within that category. Any partial CCC applications for any respective category will be rejected and returned to the Developer. The CCC application package for each
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category shall be in the form of one well organized bound package. Categories and the corresponding improvements for CCC application packages are listed in Table 100-A.
The application package for each Improvement shall include:
• Three (3) original copies of the Construction Completion Certificate forms, duly signed and sealed by the appropriate Engineering Consultant with 11” x 17” plans attached highlighting the improvement constructed (a template of the Construction Completion Certificate is included in Appendix B)
• Two (2) complete sets of engineering drawings indicating the completed Improvements and marked “As-Built Drawing” with the Engineering Consultant’s stamp and signature being dated to reflect the CCC application date
• One (1) complete current cost calculation, certified by a Professional Engineer, outlining the actual costs of construction for the Development
• One (1) complete cost estimate, certified by a Professional Engineer, outlining the costs of construction to complete Improvements outlined within the Development Agreement • Testing Material / Requirements as listed in Table 100-A
• Written proof of current liability insurance with the County named as additional insured • Three (3) copies of a list identifying the contractors that the Developer has retained to carry
out stormwater management, water, wastewater, and road maintenance. The list, at a minimum shall include the following:
o Contractor name and area of responsibility
o Contractor business phone number and contact information o Contractor after hours phone number
o Contractor emergency phone number Table 100-A
CCC Improvement Category Testing Material / Requirements Onsite Underground Improvements
Water mains/services1 Pressure Test Results
Water quality tests Compaction Test Results Grade Sheets
Hydrants and fire suppression infrastructure
Hydrant Pressure & Flow Testing in accordance with Section 500 and applicable NFPA sections
Letter from the fire suppression water provider certifying fire system has been constructed to meet
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all applicable NFPA sections and has sufficient capacity and delivery ability for fire supression purposes.
Deep Fill Report Submission of all compaction testing, deep fill report certified by a Geotechnical Engineer stating that compaction was done in accordance to these Servicing Standards
Stormwater mains/services Video Inspection completed within the last 90 days(electronically submitted via CD or DVD)
Video Inspection Log
Infiltration/Exfiltration Testing Compaction Test Results Grade Sheets
Sanitary Sewers/Services1 Video Inspection completed within the last 90 days(electronically submitted via CD or DVD)
Video Inspection Log
Infiltration/Exfiltration Testing Compaction Test Results Grade Sheets
Onsite Surface Improvements Sidewalks, Curbs, Gutters, Drainage Swales (Concrete), & Catch Basins
Concrete Test Results Compaction Test Results Grade Sheets
Erosion & Sedimentation Inspection Log Paved Roads (& Lanes) Asphalt Test Results
Compaction Test Results
Confirmation of Proof Rolling (subgrade) Erosion & Sedimentation Inspection Log
Paved Pathways Asphalt Test Results
Compaction Test Results
Erosion & Sedimentation Inspection Log
Gravel Pathways Compaction Test Results
Erosion & Sedimentation Inspection Log Gravel Roads (& Lanes) Compaction Test Results
Confirmation of Proof Rolling (subgrade) Erosion & Sedimentation Inspection Log Overland Drainage Facilities Grade Sheets
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(swales) Erosion & Sedimentation Inspection Log
Stormwater Management Facilities (i.e. Ponds, outfalls)
Erosion & Sedimentation Inspection Log Operation & Maintenance Plan Log
Registrations and copies of existing / new Code of Practice
Pond and/or Outfall registrations and approvals transferred to the County
Overall Site & Lot Grading Rough Grade Plan based on actual field survey and certified by a Professional Engineer as “As-Built” Natural Gas, District Heat & Electricity
Electrical Utilities1
Written proof from the utility provider and/or the Engineering Consultant that electrical utilities have been installed in accordance with all applicable legislation to the satisfaction of respective utility provider and that responsibility for such utility has been assumed by the utility provider
Natural Gas and/or District Heat1
Written proof from the utility provider and/or the Engineering Consultant that Natural Gas and/or District Heat utilities have been installed in accordance with all applicable legislation to the satisfaction of respective utility provider and that responsibility for such utility has been assumed by the utility provider
Onsite Landscaping Improvements Landscaping (Submitted to Municipal Lands)
Paper and Digital “As-Built Drawings” stamped and signed by a Landscape Architect
Landscaping CCC inspections will be performed from May 1- Sept. 30 (Weather permitting)
All CCC requests received after Sept. 30 will be conducted in the following year
Special Improvements
Fire pump houses Operation & Maintenance Plan Commission reports and summaries
Hydrant Pressure & Flow Testing in accordance with Section 500 and applicable NFPA sections
Letter from the fire suppression water provider certifying fire system has been constructed to meet
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all applicable NFPA sections and has sufficient capacity and delivery ability for fire supression purposes.
Fire Water Storage Ponds/ Cisterns
Compaction Testing of Liner (clay based) Permeability Testing of Liner (clay based) or Manufacturers specifications for Membrane Liner Letter from the fire suppression water provider certifying fire system has been constructed to meet all applicable NFPA sections and has sufficient capacity and delivery ability for fire supression purposes.
Water plants1 Substantial or Construction Completion Certificates for the construction contract
AENV Approval to Operate and water license transfer to the County
Operation & Maintenance Plans and Manuals
Registrations and copies of existing / new Code of Practice
Commission reports and summaries Water Quality Testing reports
Wastewater Treatment Plants1 Substantial or Construction Completion Certificates for the construction contract
AENV Approval to Operate and outfall license / approval transfer to the County
Operation & Maintenance Plan and Manuals
Registrations and copies of existing / new Code of Practice
Commission reports and summaries Water Quality Testing reports Lift Stations and Booster
Stations1
Substantial or Construction Completion Certificates for the construction contract
AENV Approval to Operate and license transfer to the County if applicable
Operation & Maintenance Plans and Manuals
Registrations and copies of existing / new Code of Practice if applicable
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Water Quality Testing reports if applicable Offsite Improvements
(E.g. roads, water mains, sanitary mains, stormwater infrastructure etc.)
Varies depending on improvement
Requirements as per improvement categories listed above
Note:
1For all privately owned utilities written confirmation from the applicable water service provider
that sufficient treatment, capacity and delivery has been provided to the Development and that the system in its entirety has been designed and built in accordance with all applicable Municipal and Provincial/Federal requirements.
If all of the relevant items listed above have not been submitted to the satisfaction of the County, the Developer shall be notified in writing of the outstanding requirements and the CCC will be rejected and returned to the Developer. Until all improvements in each CCC category (with the exception of Landscaping) have been accepted by the County, no building permits will be issued within the Development except under the provisions of Section 1006.
With the exception of landscaping (see Table 100-A for Landscaping requirements), after all of the items for each improvement category listed above are complete and submitted to the satisfaction of the County, the Engineering Consultant shall submit a written request to Engineering Services to schedule the applicable CCC inspection. Engineering Services shall make an inspection within the time period as outlined in the Development Agreement. However, this is subject to weather and seasonal conditions. Snow cover on development area will delay inspection timelines.
Note: during winter season this may result in substantial delays.
Either the Engineering Consultant or their representative must be present during the inspection and will be responsible for the following:
• Recording notes related to the inspection and providing a copy of the notes to Engineering Services following the inspection, and
• Recording a list of deficiencies and or defaults noted during the inspection and providing a copy of the list to the Developer and Engineering Services following the inspection For inspections involving underground sanitary and storm systems, it is the responsibility of the Developer to ensure that all manholes are flushed/pumped clean prior to inspection. All inlets and outlets must be visible for inspection. The Developer shall make available necessary
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personnel with confined space certification for manhole and underground pipe inspections on pipes exceeding 900mm in diameter. Photography equipment shall be used for visual inspection purposes with electronic photographs provided to Engineering Services post inspection. Personnel shall be made available to open manhole lids when inspections are being carried out that involve underground infrastructure.
Prior to the Surface Improvement and/or Landscaping Improvements CCC inspection date, the Developer shall ensure that all right-of-ways, public utility lots, easements and municipal reserves areas are top soiled, seeded, left in a neat and tidy condition to the satisfaction of the County. Unless otherwise approved by the County, the entire width of the right-of-ways and easement areas shall be free of trees, shrubs, roots, stumps, rocks and other deleterious material. The surface shall be left in a dressed condition suitable for mowing operations and all projecting materials (including rocks, trees, stumps, roots, shrubs) which would interfere with mowing operations shall be removed and the resulting cavities, if any, backfilled with suitable material, top-soiled and seeded.
Road right-of-ways shall be free from ruts, ridges and have firm, uniform ditches, side slopes and back slopes.
Stormwater drainage infrastructure, such as culverts, swales, areas adjacent to ponds, and surface improvements should be clean, clear of sediment and/or blockages and be left in a neat and tidy condition, to the satisfaction of the County.
In some cases, the County may issue the CCC even though minor deficiencies exist. Minor deficiencies for CCC, at the sole discretion of the County, may include loaming, seeding, and grass catch.
If the CCC inspection shows that the Improvements are completed to the satisfaction of the County, the County shall sign and issue the CCC and indicate the maintenance period shall only expire upon the approval of a FAC by the County. There will be one Security reduction for each of the improvement categories listed above at CCC.
If following the CCC inspection deficiencies or defaults exists, the Developer shall be notified in writing of such deficiencies and shall have one (1) month to repair and complete same. A second inspection will be carried out by the County to ensure the deficiencies are corrected. Should the deficiencies not be corrected within the one (1) month period, the CCC forms will be rejected and the Developer shall subsequently re-submit the CCC forms once corrections are completed.
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CCC inspections/review for each improvement category will have fees charged in accordance with the County’s Master Rates Bylaw. These fees must be paid by the Developer Prior to signing of the CCC forms by the County and prior to any security reduction.
107.2 Developer’s Maintenance Period Responsibilities
Maintenance is a continuous operation for the Developer and must be carried on until the date of signing and acceptance of the FAC for each Improvement, and no releases from liability of any kind shall be given until all repairs or replacements required by the County have been made. FAC eligibility timelines are illustrated in Table 100-B.
Table 100-B: FAC Eligibility Timelines
Gravel Roads and Lanes
One year subsequent to CCC, eligible to apply for FAC.
If deep utilities are installed under gravel roads or lanes, not eligible for FAC until deep utilities have received FAC.
Overland Drainage & Stormwater
Management Facilities
Two years subsequent to CCC, eligible to apply for FAC.
Natural Gas, District Heat & Electrical Utilities
No maintenance period required. FAC will be issued at the same time as CCC.
Deep utilities
Two years subsequent to CCC, eligible to apply for FAC
This improvement must have FAC acceptance prior to placement of toplift.
Sidewalks, Curbs, Gutters, Drainage Swales (Concrete), & Catch Basins
Two years subsequent to CCC, eligible to apply for FAC.
This improvement must have FAC acceptance prior to placement of toplift.
Paved Roads & Lanes
Two years subsequent to paved road CCC, eligible for Base-lift Asphalt Inspection. Upon satisfactory inspection, placement of top lift.
Subsequent to placement of toplift, eligible to apply for FAC. (All concrete work and deep utilities must receive FAC prior to the placement of toplift)
Landscaping
Second summer growing season(June 1 to Sept 30th) following issuance of CCC (example if CCC date was Sept 30th, 2013
then FAC eligibility Date for Landscaping would be June 1st,
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The Developer shall be responsible for the proper and adequate maintenance to control dust in the Development so that dust originating therein shall not cause annoyance or become a nuisance to adjoining property owners and others in the vicinity, to the satisfaction of the County. The Developer shall be responsible for proper and adequate maintenance and performance of any and all Improvements, including repairs and replacements to any Improvements which may, in the County’s sole opinion, become necessary from any cause whatsoever, up until the issuance of the FAC.
Maintenance shall include, but not be limited to, the repair of failures of, or damage to, Improvements resulting from defective materials or improper installation or workmanship, the re-seeding of areas with inadequate grass “catch”, settlement of ditches, and grading, gravelling, repairs or replacements of road surfaces, dust control, snow removal/sanding (including snow removal from immediate area of hydrants, Canada post turnouts, PUL access/parking areas, MR access/parking areas), prohibited and noxious weed control, cutting of grassed areas twice annually, street sweeping annually and culvert clean-out annually. Performance shall include but not be limited to, stormwater management, drainage capabilities, road surface durability, related aesthetic attributes and the ability of the Improvements to supply their intended service to the Development, to the satisfaction of the County.
If during the construction, maintenance and/or performance period any defects become apparent in any of the Improvements installed or constructed and the County requires repairs or replacements to be done, the Developer, within thirty (30) days after the delivery of notice in writing to the Developer, or within such other time as is agreed to or specified by the County acting reasonably, shall cause such repairs or replacements to be done. For any defects deemed an emergency, in the sole opinion of the County, the County may require the Developer to make repairs and/or replacements immediately. If the Developer fails to
complete such maintenance, repairs, or replacements within the specified time, the County may do the maintenance, repairs, or replacements and recover the full cost, including administrative fees in accordance with the County’s Master Rates Bylaw, from the Developer on demand and/or by using the Security.
The use of plowing and/or appropriate chemical anti-icing solutions and/or salt/sand mixtures must be used to facilitate safe driving conditions. In the case of snow removal, the Developer shall ensure that snowfall accumulations over 5 centimetres will be cleared within 48 hours. In the case of road maintenance or other defects deemed critical by the County, the Developer, within forty-eight (48) hours, after the delivery of notice in writing or verbal conversation, shall cause such maintenance, repairs and/or replacements to be done.
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The Developer, at no expense to the County, shall maintain each of the various Improvements until the issuance of the FAC.
The Developer shall ensure that stormwater entering into the Development, within the Development and from the Development, is managed in accordance with a stormwater management plan that has been examined by Engineering Services and any AENV aprprovals required. The creation of trapped lows or ponding on or adjacent to road right-of-way or areas that have not been designated as stormwater management facilities will not be permitted.
The Developer shall not divert water onto adjacent properties nor create a situation that may cause flooding of other lands. Should flooding occur as a result of the Developer’s activities it shall be the responsibility of the Developer to rectify the situation and compensate those sustaining flood damage.
107.3 Top Lift Asphalt Procedures
For Developments with paved roads and/or lanes, Developers must apply for and receive a Base-lift Asphalt Inspection prior to placement of the topBase-lift asphalt. Requests for Base-Base-lift Asphalt Inspection must be sent to Engineering Services in writing. Upon receipt of the written request, Engineering Services will schedule the inspection to occur within one (1) week, weather and seasonal conditions permitting. Cold weather or snow cover on development area will delay inspection and/or placement of toplift timelines. Note: during winter season this may result in substantial delays.
Either the Engineering Consultant or their representative must be present during the inspection and will be responsible for the following:
• Recording notes related to the inspection and providing a copy of the notes to Engineering Services following the inspection, and
• Recording a list of deficiencies and or defaults noted during the inspection and providing a copy of the list to the Developer and Engineering Services following the inspection. If following the Base-lift Asphalt Inspection deficiencies or defaults exists, the Developer shall be notified in writing of such deficiencies and that the toplift of asphalt cannot be placed until the deficiencies are corrected. Following correction and repair of the deficiencies, the Engineering Consultant shall again provide a written request to Engineering Services to schedule another Base-lift Asphalt Inspection.
Base lift inspections/reviews will have fees charged in accordance with the County’s Master Rates Bylaw (3rd Party Reviews). These fees must be paid by the Developer Prior to authorization for placement of toplift asphalt and prior to any security reduction
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If following the Base-lift Asphalt Inspection, no deficiencies have been identified by either Engineering Services or the Engineering Consultant; a letter will be issued by Engineering Services indicating that the Developer may proceed with placement of the toplift asphalt.
The Developer is required to provide Engineering Services twenty-four (24) hours notice prior to the placement of any asphalt.
107.4 FAC Procedures
There will be a maximum of four FAC application categories. When the Developer has completed all of the Improvements for each category identified in the Development Agreement or the Road Right-of-Way Construction Agreement, the Developer’s Engineer shall perform a complete inspection of all the Improvements for each category accompanied by the Developer’s contractor(s), whereupon the Developer shall correct all defects and deficiencies. Upon correction of defects and deficiencies the Developer may submit a complete FAC application package to Engineering Services.
For each FAC Category it is expected that separate FAC application forms will be submitted for each related improvement within that category. Any partial FAC applications for any respective category will be rejected and returned to the Developer. The FAC application package for each category shall be in the form of one well organized bound package. Categories and the corresponding improvements for FAC application packages are listed in Table 100-C.
• Three (3) original copies of the Final Acceptance Certificate form, duly signed and sealed by the Engineering Consultant with 11” x 17” plans attached highlighting the improvement constructed
• Two (2) complete sets of engineering drawings indicating the completed improvements and marked “as-built” with the Engineering Consultant’s stamp and signature being dated to reflect the FAC application date
• Requirements as listed in Table 100-C
• One (1) digital copy of “as-built” engineering design drawings as per Section 200.0 • One (1) list of deficiencies and/or defects indicating when they were repaired
If all of the items listed above have not been submitted to the satisfaction of the County, the Developer shall be notified in writing of the outstanding requirements and the FAC form will be rejected and returned to the Developer
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FAC Improvement Category Testing Material / Requirements Onsite Underground Improvements
Water mains/services Pressure Test Results
Water quality tests Hydrants and fire suppression
infrastructure
Hydrant Pressure & Flow Testing in accordance with Section 500 and applicable NFPA sections
Letter from the fire suppression water provider certifying fire system has been constructed to meet all applicable NFPA sections and has sufficient capacity and delivery ability for fire suppression purposes.
Stormwater mains/services Video Inspection completed within the last 90 days (electronically submitted via CD or DVD)
Video Inspection Log
Infiltration/Exfiltration Testing Sanitary mains/services Submission of FAC form only Onsite Surface Improvements
Sidewalks, Curbs, Gutters, Drainage Swales (Concrete), & Catch Basins
Concrete Test Results (for repaired areas) Erosion & Sedimentation Inspection Log
Paved Roads (& Lanes) Asphalt Test Results (Top-lift and any repaired areas) Compaction Testing (repaired areas)
Erosion & Sedimentation Inspection Log
Paved Pathways Compaction Testing (repaired areas)
Erosion & Sedimentation Inspection Log
Gravel Pathways Compaction Testing (repaired areas)
Erosion & Sedimentation Inspection Log Gravel Roads (& Lanes) Compaction Testing (repaired areas)
Erosion & Sedimentation Inspection Log Overland Drainage Facilities
(swales)
Erosion & Sedimentation Inspection Log Stormwater Management
Facilities (i.e. Ponds)
Erosion & Sedimentation Inspection Log Operation & Maintenance Plan Log Water Table Testing Reports
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reserves have been graded as per the Final Grading Plan, top-soiled and seeded
Landscaping Improvements Landscaping (Submitted to Municipal Lands)
Paper and Digital As-Built Drawings stamped and signed by a Landscape Architect
Landscaping FAC inspections will be performed from June 1- Sept. 30 (Weather permitting)
All FAC requests received after Sept. 30 will be conducted in the following year
Special Improvements
Fire pump houses Operation & Maintenance Records
Hydrant Pressure & Flow Testing in accordance with Section 500 and applicable NFPA sections
Letter from the fire suppression water provider certifying fire system has been constructed to meet all applicable NFPA sections and has sufficient capacity and delivery ability for fire supression purposes.
Fire Water Storage Ponds/ Cisterns
Erosion & Sedimentation Inspection Log
Letter from the fire suppression water provider certifying fire system has been constructed to meet all applicable NFPA sections and has sufficient capacity and delivery ability for fire supression purposes.
Water plants Maintenance Records
Water Quality Testing reports Sewage lift stations and/or
treatment plants
Maintenance Records Water Quality Testing reports Lift Stations and Booster
Stations
Submission of FAC form only Offsite Improvements
(E.g. roads, water mains, sanitary mains, stormwater infrastructure etc.)
Varies depending on improvement
Requirements as per improvement categories listed above
With the exception of landscaping (see Table 100-C for Landscaping requirements), after all of the items listed above are complete and submitted to the satisfaction of the County, the
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Engineering Consultant shall submit a written request to Engineering Services to schedule a FAC inspection. Engineering Services shall make an inspection within the time period as outlined in the Development Agreement. However, this is subject to weather and seasonal conditions. Snow cover on development area will delay inspection timelines.
Note: during winter season this may result in substantial delays.
Until all the Developer’s obligations arising pursuant to the Agreement or otherwise, including without limitation the obligation, to furnish proof of registration of plans and encumbrances, supply easements, restrictive covenants and other encumbrances on the titles, provide as-built plans, provide certification from utility companies that their services have been installed and paid for, and to pay all monies owing the County have been fulfilled, the County shall refuse to issue the FAC. Upon satisfactory receipt of confirmation that all deficiencies have been rectified and all noted requirements met, the County shall acknowledge the FAC and take over maintenance responsibilities where appropriate.
After all of the items listed above are complete and submitted to Engineering Service’s satisfaction, the Engineering Consultant shall submit a written request to Engineering Services to schedule a FAC inspection. Engineering Services shall make an inspection within one (1) month from the date of receipt of the FAC application package and written request for the inspection, or within a reasonable time, weather and seasonal conditions permitting. Either the Engineering Consultant or their representative must be present during the inspection and will be responsible for the following:
• Recording notes related to the inspection and providing a copy of the notes to Engineering Services following the inspection, and
• Recording a list of deficiencies and/or defects noted during the inspection and providing a copy of the list to the Developer and Engineering Services following the inspection For inspections involving underground storm systems, it is the responsibility of the Developer to ensure that all manholes are flushed/pumped clean prior to inspection. All inlets and outlets must be visible for inspection. The Developer shall make available necessary personnel with confined space certification for manholes and underground pipe inspections on pipes exceeding 900mm in diameter. Photography equipment shall be used for visual inspection purposes with electronic photographs provided to Engineering Services post inspection. Personnel shall be made available to open manhole lids when inspections are being carried out that involve underground infrastructure.
