MUNICIPALDevelopment STANDARDS                APRIL 2006
MUNICIPAL DEVELOPMENT STANDARDSTable of ContentsSECTION                                                                   ...
Town of Stony Plain                                                                           Table of Contents       4.7 ...
Town of Stony Plain                                                                             Table of Contents       6....
Town of Stony Plain                                                                         Table of Contents8      Franch...
MUNICIPAL DEVELOPMENT STANDARDS11 Introduction to Standards    1.1     FOREWARD    The following "Town of Stony Plain - Mu...
Town of Stony Plain                                                                1 - Introduction to Standardsensuring t...
Town of Stony Plain                                                                 1 - Introduction to Standards    defic...
Town of Stony Plain                                                                 1 - Introduction to Standards•     "Ur...
MUNICIPAL DEVELOPMENT STANDARDS22 Procedures For Development    2.1     GENERAL    In addition to these Municipal Developm...
Town of Stony Plain                                                        2 - Procedures For Development       Conceptual...
Town of Stony Plain                                                      2 - Procedures For Development       2.2.5     Re...
Town of Stony Plain                                                       2 - Procedures For Development       approved de...
Town of Stony Plain                                                         2 - Procedures For Development       2.2.11   ...
Town of Stony Plain                                                       2 - Procedures For Development       Plan Size  ...
Town of Stony Plain                                                        2 - Procedures For Development       •   cross-...
Town of Stony Plain                                                         2 - Procedures For Development       2.3.4    ...
Town of Stony Plain                                                      2 - Procedures For Development       •   right-of...
Town of Stony Plain                                                                    2 - Procedures For Development     ...
Town of Stony Plain                                                                 2 - Procedures For Development        ...
Town of Stony Plain                                                                  2 - Procedures For Development       ...
Town of Stony Plain                                                        2 - Procedures For Development       •   total ...
Town of Stony Plain                                                         2 - Procedures For Development        The abov...
Town of Stony Plain                                                       2 - Procedures For Development       2.4.1     O...
Town of Stony Plain                                                         2 - Procedures For Development       A copy of...
Town of Stony Plain                                                         2 - Procedures For Development       2.4.11   ...
Town of Stony Plain                                                       2 - Procedures For Development       2.4.12    B...
Town of Stony Plain                                                          2 - Procedures For Development        •   non...
Town of Stony Plain                                                         2 - Procedures For Development       The Consu...
Town of Stony Plain                                                         2 - Procedures For Development          2.5.3 ...
Town of Stony Plain                                                          2 - Procedures For DevelopmentUpon commenceme...
Town of Stony Plain                                                       2 - Procedures For Development2.11    CCC AND FA...
MUNICIPAL DEVELOPMENT STANDARDS33 Review Checklist    3.1     GENERAL    The Town of Stony Plain utilizes a checklist form...
MUNICIPAL DEVELOPMENT STANDARDS44 Roadway Systems    4.1       GENERAL    This guideline covers the general design and con...
Town of Stony Plain                                                                            4 - Roadway Systems4.3     ...
Town of Stony Plain                                                                              4 - Roadway Systems      ...
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
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Town of Stony Plain - Municipal Design Standards
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Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
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Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
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Town of Stony Plain - Municipal Design Standards
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Town of Stony Plain - Municipal Design Standards
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Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
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Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
Town of Stony Plain - Municipal Design Standards
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Transcript of "Town of Stony Plain - Municipal Design Standards"

  1. 1. MUNICIPALDevelopment STANDARDS APRIL 2006
  2. 2. MUNICIPAL DEVELOPMENT STANDARDSTable of ContentsSECTION PAGE NO.Table of Contents i1 Introduction to Standards 1-1 1.1 Foreward 1-1 1.2 Scope 1-1 1.3 Relationship: Town and Developer 1-2 1.4 Definitions 1-2 1.5 Reference Materials 1-4 1.6 Freedom of Information and Protection of Privacy Act 1-42 Procedures For Development 2-1 2.1 General 2-1 2.2 Submission and Approval 2-1 2.3 Preparation of Detailed Engineering and Landscape Drawings 2-5 2.4 General Construction Requirements 2-14 2.5 Record Drawings and Other Documents 2-19 2.6 Construction Completion Certificate (Ccc) 2-21 2.7 Warranty Period 2-21 2.8 Final Acceptance Certificate (Fac) 2-22 2.9 Development Permits 2-22 2.10 Ccc and Fac Inspections 2-22 2.11 CCC and Fac Inspection Costs 2-233 Review Checklist 3-1 3.1 General 3-14 Roadway Systems 4-1 4.1 General 4-1 4.2 Traffic & Transportation 4-1 4.3 Road Classification and Geometric Standards 4-2 4.4 Pavement Structures 4-4 4.5 Road Construction Requirements 4-6 4.6 Materials 4-7 i P:053890REPORTStandardsMunicipal Development Standards.doc
  3. 3. Town of Stony Plain Table of Contents 4.7 Construction Standards 4-8 4.8 Traffic Control Devices, Street Signs, and Pavement Markings 4-9 4.9 Roadway Illumation 4-9 4.10 Sound Abatement 4-10 4.11 Swales 4-10 4.12 Lanes 4-11 4.13 Service Roads 4-11 4.14 Dead-End Roads 4-11 4.15 Approaches and Driveways (Urban) 4-12 4.16 Road Approaches and Driveways (Rural) 4-12 4.17 Pedistrian Pathways 4-13 4.18 Community Mailboxes 4-13 4.19 Standards Drawings - Roadway Systems 4-145 Sanitary Sewerage Systems 5-1 5.1 General 5-1 5.2 Design Flow 5-1 5.3 Pipe Flow Formula 5-4 5.4 Velocity 5-4 5.5 Minimum Pipe Diameter (Gravity Sewers) 5-5 5.6 Minimum Pipe Grade 5-5 5.7 Minimum Depth of Cover 5-5 5.8 Manhole Spacing 5-6 5.9 Curved Sewers 5-6 5.10 Hydraulic Losses Across Manholes 5-6 5.11 Sewer Location 5-6 5.12 Manhole Details 5-7 5.13 Service Connections 5-7 5.14 Service Abandoning 5-8 5.15 SERVICE CONNECTION Records 5-8 5.16 Special Conditions 5-8 5.17 Materials and Specifications 5-8 5.18 STANDARD DRAWINGS – SANITARY Sewerage SYSTEMS 5-126 Storm Drainage Systems 6-1 6.1 General 6-1 6.2 Stormwater Management Plan 6-1 6.3 Minor and Major Systems 6-2 6.4 Design Flows 6-2 6.5 Coefficient of Runoff 6-3 6.6 Rate of Precipitation 6-3 ii P:053890REPORTStandardsMunicipal Development Standards.doc
  4. 4. Town of Stony Plain Table of Contents 6.7 Site and Lot Grading 6-4 6.8 Foundation Drains 6-4 6.9 Roof Drainage 6-6 6.10 Flow Capacities 6-6 6.11 Pipe Location 6-7 6.12 Minimum Depth of Cover 6-7 6.13 Minimum Pipe Diameter 6-7 6.14 Minimum Velocity and Grade 6-7 6.15 Curved Sewers 6-8 6.16 Manholes 6-8 6.17 Manhole Spacing 6-9 6.18 Catch Basins 6-9 6.19 Culverts and Drainage (Rural) 6-10 6.20 Pipe, Manhole and Bedding Materials and Specifications 6-11 6.21 Major Systems 6-12 6.22 Drainage Parkways and Erosion Control 6-17 6.23 Standard Drawings – Storm Drainage Systems 6-187 Water Distribution Systems 7-1 7.1 General 7-1 7.2 Design Flow 7-1 7.3 Design Computations 7-3 7.4 Minimum Main Pipe Diameter 7-3 7.5 Dead Ends 7-4 7.6 Location 7-4 7.7 Minimum Depth of Cover 7-4 7.8 Valving 7-4 7.9 Hydrant Location 7-4 7.10 Service Connection 7-5 7.11 Thrust Blocking 7-5 7.12 Chamber Drainage 7-5 7.13 Materials 7-6 7.14 Abandoned Service Connections 7-10 7.15 Cathodic Testing 7-10 7.16 Approved Materials 7-10 7.17 Standard Drawings – Water Distribution Systems 7-12 iii P:053890REPORTStandardsMunicipal Development Standards.doc
  5. 5. Town of Stony Plain Table of Contents8 Franchised Utilities 8-1 8.1 General 8-1 8.2 Design Standards 8-1 8.3 Installation 8-29 Mechanical Plants 9-1 9.1 General 9-1 9.2 Water Booster Pumping Stations 9-1 9.3 Reservoirs 9-6 9.4 Sanitary Sewage Lift Stations 9-10 9.5 Other Requirements 9-1610 Landscaping And Fencing 10-1 10.1 General 10-1 10.2 Definitions 10-1 10.3 Landscape Plans 10-2 10.4 Site Clearance 10-3 10.5 Plant Material Protection 10-3 10.6 Rough Grading 10-4 10.7 Topsoil 10-5 10.8 Seeding 10-5 10.9 Hydroseeding 10-7 10.10 Sodding 10-8 10.11 Plant Material 10-9 10.12 Uniform Fencing 10-10 10.13 Maintenance Period. 10-1111 Testing Procedures 11-1 11.1 General 11-1 11.2 Materials Testing - Roadways 11-1 11.3 Testing – Sanitary Sewers 11-1 11.4 Testing - Storm Sewers 11-4 11.5 Testing - Watermains 11-4 11.6 Testing - Reservoirs 11-6 11.7 Commissioning, Testing, and Warranty – Mechanical Plants 11-7 iv P:053890REPORTStandardsMunicipal Development Standards.doc
  6. 6. MUNICIPAL DEVELOPMENT STANDARDS11 Introduction to Standards 1.1 FOREWARD The following "Town of Stony Plain - Municipal Development Standards" have been prepared to provide information and define minimum acceptable standards to developers and other interested parties requiring knowledge of the principles governing the development of land in the Town of Stony Plain (Town). These Standards encourage good engineering and construction practices. Any deviation from these Standards requires a written request to the Manager of Engineering for approval prior to implementation. This manual will be updated on an as-required basis. Persons in receipt of, and using the Municipal Development Standards, are urged to contact the Manager of Engineering and ensure they have the latest revisions. Revised documents are available on request from the Planning and Infrastructure Department. 1.2 SCOPE 1.2.1 Municipal Development Standards These Standards and Procedures apply to the preparation and submission of engineering drawings for municipal services in both rural and urban residential, commercial and industrial developments and include: • Water distribution systems, fire protection systems and lot service connections. • Sanitary sewerage systems and lot service connections. • Storm collection systems and related appurtenances, lot grading, and lot service connections. • Facilities including sewage lift stations and storm water management facilities. • Roadways, sidewalks, curb and gutter, and lane improvements. • Shallow (franchised) utilities (i.e. gas, power, lighting, telephone and cable T.V.). • Landscaping requirements, including hard and soft elements and walkway systems. 1.2.2 Re-Development These Standards also apply to the redevelopment of residential and industrial/commercial lands. Where a unique situation arises that requires deviation from these Standards, a written request must be submitted in advance, to Planning and Infrastructure. 1.3 RELATIONSHIP: TOWN AND DEVELOPER The Town provides the normal municipal services to all new developments upon construction completion acceptance. Upon final acceptance by the Town, all municipal improvements, and the responsibilities thereof, are taken over by the Town. For that reason, the Town is charged with the responsibility of 1-1 P:053890REPORTStandardsMunicipal Development Standards.doc
  7. 7. Town of Stony Plain 1 - Introduction to Standardsensuring that all municipal services provided in developing lands meet minimum acceptable standards, sothat the municipal services can be properly operated and maintained and for the benefit of the end users ofthe new development.Town involvement, periodic inspections and approval are therefore required in all aspects of servicing andland development.1.4 DEFINITIONSIn this manual the following words shall have the meaning hereinafter assigned to them:• "Applicant" shall be synonymous with Developer.• "Commercial/Industrial" shall be where the lots can be of varying size (generally greater than one (1) acre) may be in rural or urban setting and may or may not be serviced with piped water and/or sewer.• “Construction Completion Certificate (CCC)” shall mean a certificate issued by the Consulting Engineer and executed by the Town, confirming that the work is complete and operational, that all deficiencies have been resolved to the satisfaction of the Town, and that the warranty period for the work has commenced (also see Construction Completion Certificate in Section 2).• "Consulting Engineer" shall mean the professional engineer retained by the Developer to be responsible for the design, layout and supervision of installation; recording as-built information; certifying the installation is in accordance with the standards, design drawings, and design specifications; and performing those duties in connection with the provision of municipal services as set out in these Municipal Development Standards.• "Contractor" shall mean any person, persons, or corporation which shall undertake installation of municipal services on behalf of either the Developer or the Town.• "Developer" shall mean a person, persons, or a corporation which has applied to subdivide and/or develop, or to service an existing parcel of land, whether as the owner or an agent for the owner of the land.• “Easement” shall mean an easement, interest, or right held by the Town for the purpose of providing utilities, access, or drainage.• “Environmental Reserve (ER)” shall mean land owned by the Town to be preserved in its natural state. Environmental Reserve swamps, gullies, ravines, natural drainage courses, flood plains, steep slopes, and shorelines are defined in Section 664(1) of the Municipal Government Act.• “Final Acceptance Certificate (FAC)” shall mean a certificate issued by the Consulting Engineer and approved by the Town, confirming that the work is complete and acceptable to the Town, that all 1-2 P:053890REPORTStandardsMunicipal Development Standards.doc
  8. 8. Town of Stony Plain 1 - Introduction to Standards deficiencies and maintenance work has been resolved to the satisfaction of the Town, and that the warranty period for the work has expired (also see Final Acceptance Certificate in Section 2).• "High Density Rural Residential" shall generally mean where the majority of the lots are less than one (1) acre in size and are in a rural area.• "Landscape Consultant" shall mean the Landscape Architect or qualified landscape designer approved by the Town that is retained by the Developer to be responsible for the design, layout and supervision of installation of landscape and related work; recording as-built information; certifying that the material and installation is in accordance with the standards, design drawings, and design specifications; and performing those duties in connection with the provision of municipal services as set out in these Municipal Development Standards.• “Local Improvements” to be provided by the developer shall include but not be limited to: deep utilities, shallow utilities, franchise utilities, roadways, lanes, street lighting, and landscaping.• "Low Density Rural Residential" shall generally mean where the majority of the lots are greater than one (1) acre in size and are in a rural area.• “Maintenance” shall mean the Developer’s sole responsibility for any and all repairs and replacements of any improvements which may, in the opinion of the Town, become necessary during the warranty period.• "Manager of Engineering” shall mean an individual appointed by the Town, that represents the Town in any engineering or related functions.• “Manager of Operations” shall mean an individual appointed by the Town, that represents the Town in any public works operation or related functions.• “Municipal Reserve (MR)” shall mean land owned by the Town for the development of parks and school grounds pursuit to Section 666 and Section 667(1) of the Municipal Government Act.• “Open Space” or Public Open Space” shall mean any parcel of land or body of water which is set aside and reserved for public use, including Municipal and Environmental Reserves.• “Public Utility Lot (PUL)” shall mean land designated for a public utility.• "Rural" shall generally mean an area within the Town limits with “rural services.”• “Rural services” shall generally mean an area with individually owned water supply system and sewage collection system or trickle fill water supply system and low pressure sewage collection system.• "Town" shall refer to the Town of Stony Plain. 1-3 P:053890REPORTStandardsMunicipal Development Standards.doc
  9. 9. Town of Stony Plain 1 - Introduction to Standards• "Urban" shall generally mean an area within the Town limits with “urban services.”• “Urban services” shall generally mean an area with a Town owned sanitary collection system and water distribution system.• “Warranty Period” shall mean a minimum two year period of time commencing with the execution of a Construction Completion Certificate and ending with the execution of a Final Acceptance Certificate.1.5 REFERENCE MATERIALSThroughout the Standards, reference will be made to other standards and regulations.These include, but are not limited to:• Alberta Environmental Protection Standards, and Standards for Municipal Water Supply, Wastewater and Storm Drainage Facilities• Alberta Environmental Protection, Stormwater Management Standards• Safety Codes Council, Alberta Private Sewage Systems, Standard of Practice• Occupational Health and Safety Rules and Regulations• Transportation Association of Canada, Geometric Design Guide for Canadian Roads (including supplements)• Alberta Infrastructure, Highway Geometric Design Standard• Transportation Association of Canada (TAC), Manual of Uniform Traffic Control Devices for Canada.1.6 FREEDOM OF INFORMATION AND PROTECTION OF PRIVACY ACTThe Freedom of Information and Protection of Privacy Act is in effect for the Town and it gives any person aright of access to the records in our custody or control, subject to limited and specific exceptions. Alldocuments and information, including correspondence, agreements, plans, and specifications that arewritten, photographed, recorded, or stored in any manner by the Town may be subject to the access andprivacy provisions of the Act.Developers and their agents, consultants, and contractors shall identify all information that they considerconfidential, and the basis for confidentiality, (including those parts of their submission that relate to tradesecrets, commercial, financial, labour relations, scientific and technical information).While the Town will endeavour to use Sections 15 and 16 of the Freedom of Information and Protection ofPrivacy Act to protect the confidentiality of the information identified by the Developer or his representativesas confidential, other sections of the Act may apply and the information may have to be disclosed tomembers of the public who request access to records in the Towns custody and control. 1-4 P:053890REPORTStandardsMunicipal Development Standards.doc
  10. 10. MUNICIPAL DEVELOPMENT STANDARDS22 Procedures For Development 2.1 GENERAL In addition to these Municipal Development Standards, the Town of Stony Plain (Town) has a number of documents that Developers and/or their agents should be fully aware of in advance of undertaking the design of a specific subdivision or project. The Town adopted a new Municipal Development Plan in March of 2005. This plan puts forward general policies and guidelines with respect to land development within the Town. The Town’s Area Structure Plan represents the next level of planning. A number of new plans are in the works and most current development falls under an existing area structure plan. The Town’s Land Use Bylaw puts forward a list of permitted and discretionary uses for each land use district in addition to defining numerous design parameters. Other documents such as the 2005 Trails Master Plan and the 1998 Deep Utility Study also serve as important reference points for any future development. Communication is the key and the Town encourages early preliminary meetings with Planning & Infrastructure staff to discuss various land development proposals and options. 2.2 SUBMISSION AND APPROVAL 2.2.1 Development Brief The Developer is required to submit a development brief to Planning and Infrastructure for the purpose of discussing the project. The development brief shall be the basis for the preliminary discussion of the project between the Developer and the Town of Stony Plain, and may avoid expenditure by the Developer and his Agents of time, effort and money on concepts and plans that are unacceptable to the Town. 2.2.2 Conceptual Plans and Supporting Documents After the conclusion of the preliminary discussion (development brief), the Developer shall prepare for submission to Planning and Infrastructure, conceptual plans of the road network, site servicing layouts, and landscape improvements. The plans will be accompanied with detailed calculations supporting the means by which the development will be serviced including all proposed right-of- ways, easements, and utility lots. 2-1 P:053890REPORTStandardsMunicipal Development Standards.doc
  11. 11. Town of Stony Plain 2 - Procedures For Development Conceptual Landscape Plans are to provide an overview of the development indicating community themes, reserve areas, open play areas, pedestrian linkage, and facilities including spray parks, playgrounds, gazebos, rest areas, and other park amenities. 2.2.3 Detailed Engineering Drawings and Specifications and Landscape Plans Upon acceptance of the conceptual engineering and landscape plans, the Developer shall submit for approval to the Manager of Engineering, four (4) sets of full size design drawings and specifications, one (1) set of reduced design drawings, one (1) digital set of design drawings to the Town’s current version of AutoCAD, sewer, storm and water distribution network diagrams and geotechnical report(s) sealed by a Consulting Engineer registered in the Province of Alberta. The review by the Town is for the sole purpose of ascertaining conformance to the Municipal Development Standards, the Municipal Development Plan, Land Use By-Law and other Municipal Plans, Standards, and Guidelines. Approval of the submission does not relieve the Developer of his responsibility for errors or omissions or of his responsibility of meeting all requirements of the Municipal Development Standards and other Federal and Provincial Rules and Regulations. Engineering drawings, diagrams, and reports must be sealed by a Professional Engineer registered in the Province of Alberta. Landscape plans are to be submitted with the Engineering Drawings and be signed by the Landscape Consultant, who is a member in good standing of the Alberta Association of Landscape Architects. Other information required to be submitted in the approval process: • design calculations • a copy of approval from Alberta Environmental Protection • tender documents and specifications • traffic impact analysis • construction drawings and contract documents 2.2.4 Approval by the Town The Manager of Engineering shall inform the Developer, within 20 working days after receipt of the detailed design submission, whether or not the Developers submission has been approved. Should the Town not approve a part of the Developers plans or proposals, they will be returned to the Developer for revision to the satisfaction of the Town. The 20 working day approval period will begin again on the receipt of any re-submission. 2-2 P:053890REPORTStandardsMunicipal Development Standards.doc
  12. 12. Town of Stony Plain 2 - Procedures For Development 2.2.5 Review Costs The Developer will be responsible for any review costs deemed appropriate by the Town. Costs include, but are not limited to: • specialized consulting expertise required by the Town to review development proposals, concept plans, and drawings • additional staffing required to review developments • review of complex re-submissions and deviations from the Standards • where excessive errors and omissions are encountered • where insufficient information is provided • where improper procedures are followed The cost of review may take several forms, including: • a lump sum fee charged to the Developer • an invoiced cost by specialized consultant, plus mark-up for handling and administration Each and every submittal by the Developer will be reviewed by the Town and the Developer will be informed of the anticipated review costs. The Developer shall reimburse the Town prior to review of re-submissions. 2.2.6 Development Agreement The general guidelines for the preparation of Development Agreements are as follows: • The Town will engage their Solicitor to prepare a draft Development Agreement (costs associated with the preparation of this agreement will be incurred by the Developer). • Once the elements of the draft agreement are finalized, a final agreement will be prepared for signatures. • The final agreement, signed by the Developer, will be discussed at a closed session of Council for approval. Council meetings are typically held on the second and fourth Monday of each month. Council reports are required by the Wednesday preceding the Council meeting. 2.2.7 Design Revisions After Approval Whenever it is necessary, for any reason, to make changes to the design drawings after they have been approved, two prints of each original drawing affected shall be submitted with the proposed changes shown in red, accompanied by a letter outlining the reasons for the required changes. The Manager of Engineering will inform the Developer within 5 working days after receipt if the proposed changes meet with the approval of the Town. One copy of the requested change will be signed and returned, accompanied by a letter authorizing the changes to be made on the original 2-3 P:053890REPORTStandardsMunicipal Development Standards.doc
  13. 13. Town of Stony Plain 2 - Procedures For Development approved detailed design drawings. No changes are to be made to any original approved drawings without following this procedure. 2.2.8 Municipal Development Standards Deviation Process The Developer shall identify and provide justification for any deviations or non-conformances from the Municipal Development Standards in the submission. Otherwise, the submittal of detailed design drawings will be assumed to be in accordance with the Standards. A Certificate of Compliance, included in this section, is to be provided with all submissions. The Town has the ultimate authority with regards to setting minimum standards and not accepting deviations from the Municipal Development Standards. Note that under no circumstances will a deviation from the Municipal Development Standards be considered by the Town without the submission of detailed documentation demonstrating the justification for the deviation, and the added benefit to the Town. The costs incurred by the Town for review of submissions and re-submissions are the responsibility of the Developer (see Review Costs in this section). 2.2.9 Approval by the Department of Environment The Developer shall submit the detailed plans and specifications to Alberta Environmental Protection for approval. A copy of all submissions, together with the approval, shall be supplied to the Manager of Engineering. Alberta Environments approval is required prior to execution of the development agreement. Obtaining Alberta Environmental Protection approval in no way removes the responsibility of the Developer to comply with the Municipal Development Standards and receiving the Town’s approval of the detailed plans and specifications. 2.2.10 Canada Post - Community Mailboxes If applicable to the subdivision, the Developer will submit an overall subdivision layout plan (Area Structure Plan) to Canada Post, Delivery Planning Department to establish the location, size, and details of community mailboxes. For further information and requirements consult Canada Post’s “Postal Delivery Standards Manual, Planning for Postal Service.” Upon approval of location and details by Canada Post, community mailboxes are to be shown on all applicable drawings and brochures. 2-4 P:053890REPORTStandardsMunicipal Development Standards.doc
  14. 14. Town of Stony Plain 2 - Procedures For Development 2.2.11 Approval by Other Agencies The Developer shall submit documentary evidence to the Manager of Engineering that permission has been received from appropriate authorities for crossing of pipelines, railways, highways, or other facilities, if such crossings are intended, at the time detailed plan and specification submission, or soon thereafter - but in any event, prior to construction. 2.2.12 Acts, By-Laws and Standards Any reference to Acts, By-Laws and Standards shall be to the most recent edition of these documents.2.3 PREPARATION OF DETAILED ENGINEERING AND LANDSCAPE DRAWINGS 2.3.1 Engineering Design The Developer shall retain an Engineering Consultant and Landscape Consultant who will be responsible for the design and preparation of drawings and specifications for all services (except lighting, telephone, T.V., gas, and power) as required. All services will be designed in accordance with the Municipal Development Standards. The design drawings shall show all existing and proposed services. It shall be the Consultant’s responsibility to coordinate with the utility companies to establish the location of their existing and proposed services. Design drawings must be digitally prepared in the Town’s most current version of AutoCAD to the Town’s digital drawing standards. The Manager of Engineering can provide the Town’s digital drawing standards. 2.3.2 Responsibility for Existing Structures and Utilities The presence and location of underground utilities indicated on the plans that have been determined from existing records are not guaranteed. These shall be investigated and verified in the field by the Developer. The Developer will be held responsible for any damage to, and for maintenance and protection of existing structures and utilities during construction. Existing utilities are to be protected from damage or unauthorized use by means of plugs (Boundary Valves for water and plugs for sanitary and storm sewers). Boundary valves are to be opened and sewer plugs removed only after Construction Completion Certification and clean up. 2.3.3 Format for Engineering and Landscape Drawings All engineering landscape drawings that are submitted to the Town for approval should follow the basic format described herein. 2-5 P:053890REPORTStandardsMunicipal Development Standards.doc
  15. 15. Town of Stony Plain 2 - Procedures For Development Plan Size ANSI-D 22” x 34” plan size shall be used, or as approved. Material Originals shall be prepared on bond paper. Title Blocks Title blocks shall contain the information noted below: • The Town of Stony Plain logo • Project Name or Name of Development • Description of Drawing • Legal Description • Name of the Consultant • Consultant’s Permit Stamp • Engineer’s Stamp • Draftsperson and Designer identification • List of Checks and Approvals • List of Revisions • Legend (if not on separate plan) • Scales • Dates • Drawing Numbers Scales Unless otherwise approved the scale of drawings shall be: Urban • overall plans 1:1000 • plan/profiles horizontal 1:500 vertical 1:50 • cross sections horizontal 1:100 vertical 1:50 • overall system network analysis 1:2000 • landscape plans 1:200 • details 1:100 Rural • regional overview 1:5000 • overall plan 1:2000 • plan/profiles horizontal 1:1000 vertical 1:100 2-6 P:053890REPORTStandardsMunicipal Development Standards.doc
  16. 16. Town of Stony Plain 2 - Procedures For Development • cross-sections horizontal 1:100 vertical 1:50 • overall system network analysis 1:5000 • landscape plans 1:200 • details 1:100 Orientation Continuous chainage shall be used wherever possible. Generally, drawings shall be orientated such that north arrows point to the top or left hand side of a page, and lettering should be read from the bottom or right hand side of the sheet. Elevations Elevations shall be relative to the Geodetic datum. Bench mark numbers, locations, and elevations used shall be shown on design drawings. Layout Allow a minimum of 75 mm binding edge along the left side. Nothing shall be drawn in this area. The plan portion of a drawing shall not extend into the profile section and vice versa. Layering Protocol The town is presently creating a layering protocol. Once completed, all drawings shall adhere to this layering protocol, and a copy of which will be available from the Manager of Engineering. Digital Formats In general, digital copies shall be in the Town’s most current version of AutoCAD, unless approved otherwise. Lettering Size All lettering must be 2.5 mm or larger in height and 0.18 mm or thicker in line thickness. Drawing Technique Points of drawing technique that are significant to the drawings are: • Care in ensuring a balanced distribution of detail throughout the drawing. • Letters and figures shall be clearly legible, well spaced, and properly formed and proportioned. • Lines shall be uniform in weight and density. • New and existing features shall be readily distinguishable. • Dimensioning of a drawing is extremely important and should be such that it will not be misinterpreted. Dimensions should be given from an iron pin, lot line, chainage station, a centreline, curb line or other approved reference that can be readily established. All dimensions shall be in SI (System International) units. 2-7 P:053890REPORTStandardsMunicipal Development Standards.doc
  17. 17. Town of Stony Plain 2 - Procedures For Development 2.3.4 Drawing Requirements Cover Sheets Cover sheets should show the following information: • The Town of Stony Plain logo • name of subdivision or project • stage of development • nature of drawings • name of the Developer • date • name of the engineering firm • name of landscape firm Location Plan, Index Plan and List of Drawings The location plan, the index plan, and a list of drawings may be contained on one drawing or on separate drawings depending on the size of the project and on individual preference. • The index plan shall be a copy of the legal plan indicating that portion of a street relating to a particular plan/profile sheet. • A complete list of drawings shall be included. • A location plan showing the development as it relates to the surrounding lands and its orientation shall be provided. • Street names shall be shown. • A Phase/Stage Boundary must also be included. Overall Plans Overall plans shall include but not be limited to the following information: Topography and Land Use Plan • existing contours at 1 m intervals (maximum) • proposed land use • existing features (i.e. buildings, trees, temporary access roads, etc.) • street names, lot and block numbers • all easements and right-of-ways, including widths and alignments Road and Concrete Improvement Plans • road and sidewalk widths and alignments • cross section design by road classification • road structure design elements and details • catch basins and drainage swales • pertinent topographical features (i.e. ditches) • limits of contract 2-8 P:053890REPORTStandardsMunicipal Development Standards.doc
  18. 18. Town of Stony Plain 2 - Procedures For Development • right-of-way easements • adjacent roadways, existing/proposed, street names, lot, block numbers • traffic markings and signage information Lot Grading Plan • design elevations at lot corners and at building • direction of surface drainage flow for design • contours of original ground • sewer inverts at property line • uniform fencing requirements • important surface features (i.e. light standards, hydrants, pedestals, transformers) • individual lot types and detailed drawings • drainage easements and swales • driveway locations • street names, lot and block numbers Storm, Sanitary, and Watermain Plans • sizes, alignment, depths, spacing, dimensions off the property lines, and direction of flow of all underground municipal improvements • local drainage areas which contribute to storm sewers • sanitary sewer areas • manholes • catch basins and leads • hydrants, valves, and other appurtenances • services • third pipe storm system • street names, lot and block numbers Franchised Utilities Plan • alignments and all pertinent information (i.e. pedestals, transformers, etc.) for all shallow utilities • gas • power • telephone • cable T.V. • easements and utility lots • driveways • street lights • lot services • street names, lot and block numbers • community mailbox locations if planned • other surface features such as valves, manholes, hydrants, curbs, etc., to identify conflicts 2-9 P:053890REPORTStandardsMunicipal Development Standards.doc
  19. 19. Town of Stony Plain 2 - Procedures For Development Signage and Pavement Markings Plan • traffic signs • street name signs • information signs • bus routing and bus stop signs • details of sign types, installation, construction, etc. • pavement markings • street names, lot and block numbers Detail Plan/Profile Drawings Generally, all underground services and surface improvement profiles are shown on the same drawings. The plan portion of the drawing will be positioned at the top and the profile portion at the bottom. Information shown on plan profiles shall include, but not be limited to, the information on the following table and, although not necessarily shown on the construction drawings, this information will be required for the record drawings. 2.3.5 Table 2.1 Plan/Profile Drawings The Drawing Shall Show in Plan The Drawing Shall Show in Profile General Information SCALE SCALE • Urban 1:500 horizontal • Urban 1:50 vertical • Rural 1:1000 horizontal • Rural 1:100 vertical • chainages and property line ties to correlate • chainages and property line ties to correlate with profile section with plan section • legal subdivision information • legal subdivision information • cross-sectional references to detail dwgs • existing ground profile • street and walkway names and numbers • cross-sectional references to detail dwgs • true centreline chainages of roadways • true centreline chainages of roadways • accuracy of grade information to two • grade information to two decimal points decimal points 2-10 P:053890REPORTStandardsMunicipal Development Standards.doc
  20. 20. Town of Stony Plain 2 - Procedures For Development Road Information • horizontal alignments of all roadways, curb • vertical alignments (grades of the crownline or and gutters, sidewalks and lane top of curb of all roadways) • dimensions of all roadways, sidewalks and • grades of all sidewalk, swales, lanes, etc. lanes • vertical curve information: • cross-section design by road classification chainage to BVC, EVC and PVI elevations • chainages of the PI, BC and EC of of BVC, EVC & PVI horizontal curves, together with delta lengths of curves angles, radius, tangent length and arch elevations and chainages at sags and lengths for each curve crests of curves • pavement elevations at intersection external value, e • curb elevations for each basins and the BC K. crest, K. Sag & EC of corner radii curb and centre line gradient • road structure design elements Water Main Information • tie the location of watermains, hydrants, • indicate size, type, pipe material, class of pipe valves and other appurtenances to property and class of bedding line • show hydrants, valves and fittings • show offsets of main to property line • show required depth of bury and top of pipe • indicate details of connection to existing elevations at all grade changes, valves and water mains fittings o • degrees of bends if other than 90 • backfill compaction • show size of watermains and all valves and appurtenances 2-11 P:053890REPORTStandardsMunicipal Development Standards.doc
  21. 21. Town of Stony Plain 2 - Procedures For Development Sanitary and Storm Sewer Information • alignments of all sewers • sewer profiles shall be drawn showing the • tie locations of sewers, manholes, length and percent grades between manholes cleanouts and other appurtenances to • size, type, class of pipe material and class of property lines bedding • locate catch basins using road chainages • rim elevations of all manholes and show leads between catch basin and • invert elevations at both inlet and outlet of the manhole manholes • manholes shall be numbered (sanitary with • manholes shall be numbered with the prefix the prefix "SA", storm with the prefix "ST") number "## -" representing the 2 digit year the • third pipe system manhole was constructed • common trench installation shall be referenced to a cross-section showing separation, class of pipe, class of bedding and trench widths • backfill compaction Water and Sanitary Service Connections • the service connection provided to each lot • invert at property line to be shown where risers shall be shown on the plan and the location are used referenced to the property lot corner Shallow Utilities • plan sections shall show gas, power, telephone and cable alignments Special Requirements for Design Drawings The design drawings shall be supplemented with the following: • details of special protection for pipe sections which are exposed to high velocities or which require corrosion protection or insulation • drawings required for obtaining permits for crossings oil, gas, power transmission lines, railroads, or highways • details of placement on fill, tunnelling, pipe jacking; if such special methods are envisaged • thrust block details Requirements for Network Diagrams The sanitary sewer and storm sewer network diagrams shall include the following information: • all manholes and size of sewer sections • length of sewer section in metres • grade of sewer sections 2-12 P:053890REPORTStandardsMunicipal Development Standards.doc
  22. 22. Town of Stony Plain 2 - Procedures For Development • total length of tributary sewers in metres for each sewer section • tributary area in hectares, coefficient of run-off for each storm sewer section area (tributary areas to be cross-referenced to any summary tables) • estimated peak loading based on tributary area and infiltration in litres per second • Manning velocity for full flow in litres per second • Manning capacity in litres per second • Manning design flow in litres per second • invert elevation of manholes and catch basins Where the size of a development warrants, or is required by the Manager of Engineering, a water network analysis shall be carried out by the Developer and all relevant information shall be submitted with the design document. Requirements for Landscape Plans Landscape plans are to integrate with detailed engineering drawings and should include: • existing and proposed contours at 0.5m intervals within the site and extending 3 meters beyond, as well as all other grading detail • site boundaries • temporary site access, laydown areas, parking • stockpile locations • all existing and proposed utility information • existing vegetation and/or other natural features to remain • existing trees to be relocated • proposed plant material illustrated at 2/3 the mature spread or diameter, as noted in the Alberta Horticulture Guide, current edition • plant schedules, including overall quantities • areas to be sodded or seeded with seed mix specified • details of hard and soft landscape installation • type and depth of mulch for shrub beds and tree wells • location of proposed site furnishings and related construction • areas of concrete, asphalt or special paving • irrigation systems where applicable • fencing locations and construction details • locations of bollards along PUL walks or trails • lighting Details (including street lights and park lighting where applicable • trail locations, details, signage, and proposed drainage • adjacent land use information • total measurements (square meters) of shrubs beds, flowerbeds, islands, buffers, PUL’s, MR’s and parks • total measurements (square meters) of sodded and seeded areas • all other details that relate to the final landscape design 2-13 P:053890REPORTStandardsMunicipal Development Standards.doc
  23. 23. Town of Stony Plain 2 - Procedures For Development The above items shall be presented in the following plans, as required: • Existing Site Conditions • Site Preparation / Clearing • Layout Plan • Grading Plan • Planting Plan • Construction Details and Specifications These plans are to be submitted with the engineering drawings for each phase. See Section 10 for additional information. 2.3.6 Requirements for Geotechnical Reports The Geotechnical Report shall include information about: • suitability of the soil for the type of development proposed • physical properties of soil • mechanical properties of soil • design parameters (including watertables, sulfates and frost zone) • recommendations for setbacks, foundations, road structure and pavement design, trenching and bedding for utilities, storm drainage/storage facilities, weeping tile discharge (foundation drains), compaction requirements, and any special construction requirements • if applicable, groundwater testing to establish quantity and quality of groundwater if source of water supply and soil percolation tests for sewage disposal 2.3.7 Reference Standards All references to specifications, standards, or methods of technical associations refer to the latest adopted revision, including all amendments, in effect on the date of submission of bids, except where a date or issue is specifically noted.2.4 GENERAL CONSTRUCTION REQUIREMENTSAll work for construction of municipal improvements carried out by the Developer shall be in accordancewith all Federal, Provincial and Local Statutes, acts, bylaws and regulations and meet the following generalrequirements. 2-14 P:053890REPORTStandardsMunicipal Development Standards.doc
  24. 24. Town of Stony Plain 2 - Procedures For Development 2.4.1 Occupational Health and Safety The Developer, Contractor, Consulting Engineer and Landscape Consultant, shall comply with the provisions of the Occupational Health and Safety Act. All subcontractors at the worksite shall also comply with the requirements of this Act. The Contractor shall be the general representative and agent to the Developer for the purposes of insuring compliance with safety regulations for both itself and subcontractors. The Contractor shall bring to the attention of subcontractors the provisions of the Occupational Health and Safety Act. The Town of Stony Plain considers the Developer the Prime Contractor for the work site and is responsible for ensuring compliance with the Occupational Health and Safety Act by all employers and employees on the work site. The Contractor and the Consulting Engineer shall have either full certification in the Alberta Labour approval “Certificate of Recognition” (C.O.R.) Program appropriate to their industry or a Temporary Letter of Certification (T.L.C.) issued by the Alberta Construction Safety Association. 2.4.2 Project Supervision The Consultant shall be responsible for the layout, field surveys, inspection and approval of materials and the supervision of all improvement installations which are the responsibility of the Developer. The Consultant or his authorized representative shall be on-site at all times during the installation of services to certify that all improvements are in conformance with the approved plans and specifications. In addition to supervision carried out by the Consultant, the Town may periodically inspect the work and assist in coordinating the subdivision works with any related Municipal works. The Town will bring the use of any unacceptable materials or practices to the attention of the Consultant. If remedial action is not taken to the satisfaction of the Town, a Stop Work Order will be issued and all work will cease. The unacceptable work will be corrected and/or replaced. 2.4.3 Right-of-Way Documents Where easement or right-of-way documents are deemed necessary, they shall be prepared by a registered Land Surveyor at the Developers expense. Easements or right-of-ways shall be of sufficient size to allow access for maintenance purposes. 2.4.4 Construction Approval Upon receipt and approvals of certified drawings and specifications, the Developer on the Satisfactory Execution of Development Agreement and payment of security deposit may proceed to install the municipal improvements. 2-15 P:053890REPORTStandardsMunicipal Development Standards.doc
  25. 25. Town of Stony Plain 2 - Procedures For Development A copy of all approved drawings and specifications shall be maintained at the construction site during the installation of services. 2.4.5 Construction Commencement Notice The Developer shall give the Manager of Engineering at least two weeks notice prior to commencing construction to allow for time to arrange for inspection staff. 2.4.6 Stockpile Locations The location of all stockpiles shall be subject to the approval of the Town. 2.4.7 Dust Control The Developer shall be solely responsible for controlling dust nuisance resulting from his operations, both within the right-of-way and elsewhere, be it with calcium chloride, water or by other means available and acceptable to the Town. 2.4.8 Street and Sidewalk Cleaning During the construction and warranty period and until issuance of the Final Acceptance Certificate, the Developer shall be solely responsible for the removal and disposal of mud and debris from streets and sidewalks within the project boundary, and outside the project boundary when mud tracking from the development occurs. 2.4.9 Barricades, Guards and Safety Provisions The Developer is responsible to protect persons from injury and to avoid property damage. The Developer shall place and maintain adequate barricades, construction signs, warning lights and guards during the progress of the construction work and until it is safe for traffic or pedestrian use. Whenever required, watchmen shall be provided to prevent accidents. 2.4.10 Erosion and Sedimentation Control The Developer shall have erosion and sedimentation control measures in place to prevent erosion and the transport of sediment from the development. The Developer shall comply with the federal, and provincial acts, regulations, codes of practice, standards, and guidelines that are applicable to development activities that result or could result in erosion, sedimentation and adverse effects on the environment. 2-16 P:053890REPORTStandardsMunicipal Development Standards.doc
  26. 26. Town of Stony Plain 2 - Procedures For Development 2.4.11 Traffic and Utilities Controls Approvals Prior to any work being done within the Municipal right-of-way, the Developer must obtain approvals from the Manager of Engineering at least five (5) working days prior to work commencing. Traffic Disruption Excavations for pipe laying operations shall be conducted to cause the least interruption to traffic. The Developer shall provide and maintain safe and suitable temporary bridges at street and driveway crossings where traffic must cross open trenches. Hydrants under pressure, valve pit covers, valve boxes, curb stop boxes or other utility controls shall be unobstructed and accessible during the construction period. Utility Disruption Adequate provision must be made for the flow of sewers, drains, and water courses encountered during construction. No valve, switch or other control on the existing utility system shall be operated for any purpose by the Developer. Adjacent Property Owner Notification All property owners affected by such operations shall be notified by the Developer in consultation with the Manager of Engineering before the service interruption and advised of the probable time when service will be restored. Detours Prior to any road closure, the Developer must submit and have approved a detour plan to the Manager of Engineering. The Developer shall be responsible for supplying, placing and maintaining detour signage for the duration of construction. Emergency access must be maintained at all times. Signage The Developer must, at his expense, provide, erect, and maintain all signs, barricades, flares, flagpersons, etc. Staged Construction In order to permit movement of traffic across the streets where new pavements are being constructed, the Developer may be required by the Town to construct some intersections one-half at a time. In this way, traffic can cross the road through a gap in the pavement until it is allowed to cross on the new pavement, at which time the gap in the pavement can be filled in. 2-17 P:053890REPORTStandardsMunicipal Development Standards.doc
  27. 27. Town of Stony Plain 2 - Procedures For Development 2.4.12 Boundary Controls A boundary valve is to be placed at the tie-in to the existing water distribution system. The valve is to remain closed until a CCC is issued. Copies of all bacteriological tests performed are to be forwarded to the Manager of Operations. A plug is to be placed at the downstream end of the tie-in manhole to the existing sanitary and storm sewer system. The plug is to remain in place until a CCC is issued on the sanitary and storm sewer system. 2.4.13 Reporting The Developer shall submit monthly progress reports to the Manager of Engineering in a format approved by the Town. Other information to be submitted includes: • test results compaction strength exfiltration/infiltration pressure leakage chlorination • T.V. monitoring analysis 2.4.14 Progress Meetings Prior to commencement on any construction activities, the Developer’s Engineer shall administer a preconstruction meeting with representatives of Contractor, Subcontractor(s) and suppliers in attendance. Subsequent progress meetings to be held at intervals of approximately once per month. Town representatives shall be invited to the preconstruction meeting and all subsequent progress meetings. The Town shall be included in the meeting minutes distribution list. 2.4.15 Stop Work Order The Town may issue a “Stop Work Order” to the Contractor due to non-conformance. Non- conformance includes: • unsafe practices • imminent danger • lack of traffic control • failure to submit required testing certification • construction not in accordance with approved drawings and specifications 2-18 P:053890REPORTStandardsMunicipal Development Standards.doc
  28. 28. Town of Stony Plain 2 - Procedures For Development • non-compliance with the development requirements • damage to existing facilities. Should a “Stop Work Order” be issued, the Developer shall immediately cease operation, rectify the non-conformance and obtain the Town’s approval prior to proceeding. 2.4.16 Material The Developer shall only install materials that have been approved in these Standards, or otherwise approved in writing by the Town. The Developer shall submit certification by an accredited testing firm in which that firm verifies that all materials conform to this Guideline or the special letter of approval. Failure to submit the certification will be cause for halting the project and issuance of a Stop Work Order. 2.4.17 Survey Monument Control The Developer shall be responsible: • To see that the survey control networks are extended (and recorded in accordance with the Alberta Surveys Act) into the development area. The density and location of survey control monuments shall be mutually agreed upon through consultation with the Manager of Engineering (suggested spacing + 600 metres). • To maintain, and if necessary, replace such monuments as may be destroyed, damaged or removed by the operation of the Developer in carrying out the construction and installation of municipal improvements.2.5 RECORD DRAWINGS AND OTHER DOCUMENTSThe Developer shall submit to the Manager of Engineering Record drawings and other related informationgiving detailed measurements of the actual municipal services constructed. The submission of this data forrecord purposes is a condition of the execution of Construction Completion Certificates by the Town.Record Drawings will be required in two stages. 2.5.1 Underground Construction On completion of the sanitary and storm sewer systems, the water distribution system, and lot services, the Developer shall submit to the Manager of Engineering two (2) sets of as-constructed drawings, a electronic copy to Towns format and one (1) reproducible (mylar) stamped "Record Drawings for Sewer and Water Only." 2-19 P:053890REPORTStandardsMunicipal Development Standards.doc
  29. 29. Town of Stony Plain 2 - Procedures For Development The Consulting Engineer shall certify that all work had been completed in accordance with the plans and specifications, the Municipal Development Standards, and that all work and deficiencies have been completed. Together with the above, the Developer shall submit the monthly progress reports, lot service records, compaction test results, successful pressure, leakage, and chlorination tests and an accurate as-constructed bill of materials for the Town’s inventory database. Upon satisfactory acceptance of this data, the Developer may request a construction completion inspection for sewer and water. 2.5.2 Surface Construction After satisfactory completion of surface improvements and as a condition of the execution of Construction Completion Certificate for surface improvements, the Developer shall submit to the Manager of Engineering the following information: • Certification by the Consulting Engineer that all work has been completed in accordance with the plans and specifications, the Municipal Development Standards, and that all work and deficiencies have been completed. • One set of mylars, two sets of blue line prints, and an electronic copy of as-constructed drawings sealed by a professional engineer registered in the Province of Alberta. At this stage, the drawing shall be stamped "Record Drawings". • All previously unsubmitted certificates concerning materials inspection and testing, mix designs, deflection test, concrete strength tests, compaction tests, infiltration, exfiltration, light, video- inspection tests, as required by this document and by the Town. • Operation and Maintenance Manuals, spare parts, and lubricants. • Completed tender document as tendered by the successful contractor and a copy of the Final Progress Payment Certificate. • An accurate as-constructed bill of materials for the Town’s inventory database. Upon acceptance of this data, the Developer may request a construction completion inspection and within fifteen (15) working days of such request, the Town will carry out an inspection for execution of the Construction Completion Certificate. 2-20 P:053890REPORTStandardsMunicipal Development Standards.doc
  30. 30. Town of Stony Plain 2 - Procedures For Development 2.5.3 Seasonal Conditions Should seasonal conditions not permit the inspection, execution of the Construction Completion Certificate by the Town will be delayed until appropriate conditions exist and/or conditional acceptance may be granted based on the Consulting Engineer’s Certification. 2.5.4 Additional Information Record drawings will be of the same format as the original construction drawings with all changes noted and the following information added: • Design data is erased on original and replaced with record data. • All hydrants, valves, curb stops, manholes and catch basins are to be dimensioned in two directions.2.6 CONSTRUCTION COMPLETION CERTIFICATE (CCC)Upon satisfactory completion of the project, a satisfactory construction completion inspection, and after allthe deficiencies have been corrected and submissions received, the Town shall execute the ConstructionCompletion Certificate submitted by the Developer and Consulting Engineer, notifying:• acceptance of the portion of work by the Town• commencement date of warrantyA copy of the Construction Completion Certificate is included in this section for issuance by the Developerand the Consulting Engineer.If provided for in the Development Agreement, separate Construction Completion Inspections andcommencement of warranty periods shall be issued for the following:• underground utilities• surface works• landscaping• facilities2.7 WARRANTY PERIODThe Developer shall be responsible for any defect, fault, or deficiency in the completed work during aminimum twenty-four (24) month warranty period and shall remedy it at his own expense.The Developer shall be responsible for any and all third party damages up until the issuance of the FinalAcceptance Certificate. 2-21 P:053890REPORTStandardsMunicipal Development Standards.doc
  31. 31. Town of Stony Plain 2 - Procedures For DevelopmentUpon commencement of the warranty period, the Town will assume responsibility for snow removal onpaved streets within the occupied subdivision and garbage pickup. The Developer shall remain responsiblefor all other maintenance and repair items including third party damages, maintenance of street signs,flushing of sewer lines and thawing and flushing of watermains, and maintenance of the landscaping.2.8 FINAL ACCEPTANCE CERTIFICATE (FAC)Prior to the expiration of the warranty period, the Developer shall request in writing a final inspection, andwithin fifteen (15) working days of receipt of such request, the Town will carry out an inspection. FinalAcceptance shall include underground services and surface work, and facilities, where applicable, and,upon correction of all deficiencies, shall be issued under one combined Final Acceptance Certificateencompassing all improvements. Landscape improvements will be approved under a separate FinalAcceptance Certificate. A copy of the certificate is included in this section for execution by the Developerand the Consulting Engineer. The warranty shall remain in effect until the Final Acceptance Certificate isaccepted by the Town.Should seasonal conditions not permit the inspection, execution of the Final Acceptance Certificate by theTown will be delayed until appropriate conditions for inspection exist.2.9 DEVELOPMENT PERMITSNo development permits shall be issued until:• the subdivision plan, complete with easements, is registered,• the Construction Completion Certificate has been executed for the underground utilities,• all curbs and gutters are installed,• the roads have a compacted gravel base and are considered all-weather roads, and• the franchise utilities are installed.2.10 CCC AND FAC INSPECTIONSFive (5) working days prior to any construction completion inspection or final acceptance inspection, theDevelopers Consultant shall prepare a Pre-Inspection Checklist that certifies the readiness for inspection.The Engineering/Landscape Consultant shall take the lead role in the inspections. The Town will observethe inspection and only provide comments whenever necessary. The Engineering/Landscape Consultant isresponsible to confirm that the project has been constructed in general conformance to the ContractDrawings and Specifications.The Town recommends that the Engineering/Landscape Consultant undertakes a pre-inspection to confirmno deficiencies. 2-22 P:053890REPORTStandardsMunicipal Development Standards.doc
  32. 32. Town of Stony Plain 2 - Procedures For Development2.11 CCC AND FAC INSPECTION COSTSThe Developer will be responsible for any inspections costs deemed appropriate by the Town. Costsinclude, but are not limited to:• consulting expertise required by the Town for specialized inspection needs• where excessive deficiencies are encountered and re-inspections are requiredInspection costs may take several forms, including:• a lump sum fee charged to the Developer• an invoiced cost by specialized consultant, plus mark-up for handling and administration 2-23 P:053890REPORTStandardsMunicipal Development Standards.doc
  33. 33. MUNICIPAL DEVELOPMENT STANDARDS33 Review Checklist 3.1 GENERAL The Town of Stony Plain utilizes a checklist form to assist in evaluating a Developer’s submittal. A copy follows in this document. The form shall not be considered complete and it remains the Developer’s responsibility to ensure all aspects of the Municipal Development Standards and other regulations are addressed accordingly. 3-1 P:053890REPORTStandardsMunicipal Development Standards.doc
  34. 34. MUNICIPAL DEVELOPMENT STANDARDS44 Roadway Systems 4.1 GENERAL This guideline covers the general design and construction of roads, lanes, curbs, gutters, sidewalks, boulevards, and accessories to be built or re-built in the Town of Stony Plain (Town). Pedestrian trails and bike paths are covered in Section 10. Standard Drawings relating to roadway design and construction are provided at the end of this section. Specific construction requirements, construction materials, and procedures are not included. 4.2 TRAFFIC & TRANSPORTATION This section covers the transportation and traffic engineering aspects of roadway and walkway design in the Town of Stony Plain. This section covers those roads, lanes, curbs, gutters, walks, trails, boulevards and accessories to be built or re-built in the Town of Stony Plain. These requirements and standards are the minimum basis for roadway and walkway facilities. Changes in the design values may be considered, provided that the changes are justified and added benefits are provided by the Developer to the Town’s satisfaction. All designs shall conform to the current Area Structure Plan, the Transportation Network Study and shall ensure the safe and efficient movement of traffic and pedestrians. Sufficient access points to rural and urban collectors shall be provided to the approval of the Town. Roadway capacity and safety can be affected by the following factors: • Roadway Geometrics - Road right-of-way, road width, lane width, storage turnbay lengths and geometrics, grade and curvature, intersection configuration, etc. • Traffic Characteristics - Traffic volume, speed, traffic composition, traffic fluctuations, saturation flow, etc. • Road “Frictions” - Traffic control measures, parking conditions, access locations and numbers, driver sight distance, street furniture, transit zones, etc. 4-1 P:053890REPORTStandardsMunicipal Development Standards.doc
  35. 35. Town of Stony Plain 4 - Roadway Systems4.3 ROAD CLASSIFICATION AND GEOMETRIC STANDARDSThe classification and designation of roads and walks shall be undertaken during the subdivision designstages, commencing with the Outline Plan and Area Structure Plan, in order that roads and walks, utility,and right-of-way requirements can be coordinated, established, and approved in the design stages ofsubdivision development. 4.3.1 General • Roads are classified in a functional hierarchy. The road classifications are local, collector, and arterial for urban; and collector and local for rural. • The design standards for urban and rural roads shall be in accordance with the geometric design standards outlined in the latest edition of the “Geometric Design Guide for Canadian Roads” by the Transportation Association of Canada (TAC). Alberta Infrastructure’s Highway Geometric Design Guide may also be applicable. • Typical cross-sections are provided in Standard Drawings at the end of this section. Table 4.1 provides a summary of the design Standards. 4.3.2 Arterial Road Arterial roads generally serve as line-haul facilities carrying traffic between activity centres - connecting with collectors, other arterials, and freeways, but not local streets. Arterial streets can be subdivided into two categories: undivided, which would carry to 12,000 vehicles per day; and divided, which would carry more than 12,000 vehicles per day. On-street parking is not normally permitted on this type of facility. 4.3.3 Collector Road A Collector road is to provide local access to frontage developments, facilitate bus routes and transit shelters, collect traffic from several local streets or from an industrial area, and channel it towards the arterial system. A collector street can connect with local streets, other collectors or with arterial roadways; however, their location should minimize the potential use as a short-cut between arterial roadways. Parallel parking may be allowed on these streets. 4-2 P:053890REPORTStandardsMunicipal Development Standards.doc
  36. 36. Town of Stony Plain 4 - Roadway Systems 4.3.4 Local Road A Local road is intended solely to provide access to individual properties. The level of traffic on the street is not generally a problem; however, the volume can be controlled if the maximum length is set at 600 metres and traffic calming considerations are a part of the design. This street should only be permitted to connect with similar type facilities or with collector streets. All sites should provide sufficient on-site parking to meet demands, and serve no municipal transit or industrial bus routes. School buses may be permitted. 4.3.5 Angle Parking Angle parking is generally not permitted, however, angle parking for local commercial streets may by acceptable to the Town upon submittal of appropriate design parameters.4.4 PAVEMENT STRUCTURESTable 4.2 summarizes the minimum pavement structure requirements. A geotechnical investigation andindependent pavement design is required for all developments and shall be based on a 20 year design lifefor insitu conditions and projected traffic volume. Additional pavement structure strengths and/or materialsmay be required in areas with poor subgrade materials, pending the results of the geotechnicalinvestigation, for areas with trucked water and sanitary service, and for heavy industrial applications. In nocases will the pavement structure be less than that noted below. Where road use is mixed (i.e. commercialand residential), the pavement structure shall meet the higher load criteria.Roadways in all urban subdivision developments shall be surfaced with asphaltic concrete pavement (hotmix asphalt).Only in remote rural locations gravel surfacing may be approved by variance to these standards.Irrespective of the roadway surface finish approved, good roadway industry construction practices andtechniques shall be employed. Furthermore, roadway base and subbase construction shall be undertakenwith the view than an asphaltic pavement surface will ultimately be the final finished surface.In the case of a final lift being provided in the second year or later, the first lift shall be designed towithstand the expected loads due to construction activity and bus routes. 4-4 P:053890REPORTStandardsMunicipal Development Standards.doc

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