Building Experts Canada Ltd

Site Servicing Plan - Site Servicing & Grading Plan-Public Utilities Plan

A Site Servicing Plan and report showing all internal site services for storm, sanitary and water is required for approval prior to final site plan approval. The Site Servicing Plan must also show the location of all service structures or cleanouts so that the municipality may assess the impact a particular site may have on the municipal system. The municipality must be satisfied that proper engineering practices have been applied to the design of all services within the site and within the Right-of-Way. A site servicing plan is also required where work will affect the building’s use, servicing (sewer, water or storm drain) or vehicular access requirements. 

The site servicing plan typically includes the entire site, as well as the street frontage(s) to at least the centerline and beyond to the furthest utility service to which a site connection is to be made.  The site servicing plans show all existing surface and underground infrastructure including sewer, drain and water services (sized), curbs, sidewalks, boulevards, driveway crossings with dimensions from property lines; trees, hydrants, boulevard services, utility poles, lamp standards, signs; under sidewalk basements; sewer, drain, water mains, gas, hydro electric, telephone and fibre optic ducts, overhead wiring; manholes, hydro and telephone vaults, water valves, meter boxes; lateral connections; sign posts; catch basins; transit facilities; loading and parking bays;

The site servicing plans also show all proposed buildings and services, fully dimensioned, including municipal connections like water, sewer and drain services (sized); proposed and redundant driveway crossings; complete with dimensions to trees, hydrants, boulevard services, utility poles, lamp standards, signs; proposed on-site driveway grades; plan and profile of proposed road, curbs, sidewalks, and boulevards; critical access points (ie. doorways) with transitions, grades and sections; landscaping (new trees, grass, irrigation systems,hard landscaping, etc.) on-site surface drains; hydro electric services (overhead or underground); gas service; telephone service (overhead or underground); and fibre optic ducts.

The following information is required to be shown on the Site Servicing Plan:

• Site Servicing Drawing to be completed in Metric (SI Units) to a measurable scale
• Geodetic Benchmarks used
  
• Legend
• North Arrow
• Municipal address
• Professional Engineer's seal (signed & dated)
• Key plan showing site location in respect to the City street network
  
• Street Names and Abutting roads including the location of all existing surface features (i.e. edges of pavement and shoulders, curbs, traffic islands, utility poles, hydrants, bus shelters, mail boxes, sidewalks, watercourses, ditches, culverts, catch basins)
  
• Existing above ground features, including but not limited to light poles, hydro/Bell/cable poles, pedestals and transformers, trees and bush
• Proposed above ground features including, but not limited to garbage storage areas and snow storage areas
• Existing and proposed underground services including, but not limited to sanitary sewers, storm sewers, foundation drains, watermain and water services (domestic and fire lines), including identification of all pipe material and bedding, diameter, slopes, direction of flow, and invert elevations
• Catch basins with inlet elevations
• Locations of Siamese connections, water and remote meters
• Details of any service connections to municipal infrastructure including methods and materials.
• Distance from curb to property line and clear identification of property lines and ROW limits, including any proposed road widenings, sight triangles and reserves adjacent to the subject property.
• All existing access/driveway entrances to the subject property and the adjacent properties, including those of properties on the opposite side of the road to the subject site.
• Details on proposed vehicular entrances to the site (widths and radii)
• Proposed curb and sidewalk depression locations
• Pavement designs (asphalt and granular thicknesses) for both light and heavy duty pavement areas
  
• Existing and proposed buildings, structures, and retaining walls
  
• Tie in dimensions for the position of new site services to ensure site connections are placed in the proper location
• Existing and proposed above ground servicing features, including but not limited to the following: manholes, catch basins, ditches, embankments, hydrants, valve boxes and chambers, service posts, curbs, sidewalks and walkways, fences and handrails. Notation of all existing site services to be removed or disconnected.
  
• Proposed services from the street to the building including the size, length and slope of all sewers and laterals, top of grate elevations and sewer inverts of all
• manholes and catch basins
• Pipes located within frost zones to be insulated. Detail to be provided on plan.
• Details for all appurtenances related to site servicing to include the all specialized engineered structures, pipe bedding, insulation, flow control device, weirs, rip rap
• Specifications for all on-site storm and sanitary sewers and water services to the property line (i.e. pipes, grates, manholes, catchbasins, seepage collars, etc.)
• Any easement(s) and whom the easements are in favour of. Location and size of all easements (existing and proposed). Easements widths must be twice the depth of the service or 5m (whichever is larger) and centered over the services. No structures  are permitted within an easement. Rear yard access easements must be 0.9m wide.
• Clear identification of works to be completed, within the municipal right-of-way, by the Developers Contractor (i.e. closing of redundant driveway entrances, curb & gutter replacement, curb cuts, sidewalks, boulevard restoration, etc.)
• Clearly identify downspout locations and ensure downspouts are directed to landscaped areas, splash pads or infiltration galleries.
• Identify vertical and horizontal separation between services. Minimum vertical separation is 0.5m and minimum horizontal separation is 2.5m as per OBC. If this separation cannot be achieved a concrete cradle must be used for support to achieve proper bedding compaction.
• Show all fire hydrant locations. Fire hydrant separation between permanent structures must be 3m minimum. Typical minimum clearances: 0.6m behind, 2m to side with port and 1m to side without port.
• All structures must be completely on private property
• Infiltration galleries with two observation wells must be shown on the plan, including size and over flowand storm connections to and from the gallery. Infiltration galleries must be 5m away from a structure

Site Servicing Requirements

• All Maintenance Hols ande Catchbasin Maintenance Holes in the municipal or Regional right-of-way require benching as per OPSD 701.021.
• If proposing a riser the max Modulock height or new section required is 300mm. Modulok to be as per OPSS 407 and OPSD 704.010.
• Safety grates are required in structures 5 m deep or greater.
• Drop structures shall be provided in accordance with MOE design guidelines.
• MOE guidelines require an external drop structure where difference in inverts is 610 mm or greater.
• 300mm or larger on open inlet/outlet requires rodent grate as per OPSD 800.010.
• Headwalls with 450 mm and smaller outlet require headwall as per OPSD 804.030 and with 525 and larger outlet requires a headwall as per OPSD 804.040. The grating for a headwall is as per OPSD 804.050.
• All unused water services must be capped at the main unless approval is granted by Municipality in writing to cap at the property line. All unused sanitary and storm site services must be capped at the property line.
• If an oil/grit separator is required on the site a note “STC or approved equivalent” will be added.
• Minimum separation between the proposed orifice and oil/grit separator is 5 m.
• Through the Site Plan or Committee of Adjustment process if it is determined that a sanitary/storm sewer or a water main must be extended to service a particular property a MOE Environmental Compliance Approval will be required and all fees associated to the extension must be paid prior to final Site Plan Approval.
• Each new building that requires a sump pump must provide a storm sewer connection to the street. If a storm sewer is not located on the street, one must be extended if the storm sewer is located within 50m from the development. The extension of the storm sewer is 100% the developers cost.  Foundation drains using sump pumps shall use a ‘gooseneck’ connection and shall be pumped over the foundation wall and connected to the storm sewer connection.
• New site services are required to be connected to the property if the existing site services are undersized, older than 50 years or of a material that is no longer acceptable. The existing site services then must be capped.
• Each property may have a maximum of one water service and one sanitary service.
• A clean out is required at each bend in the storm or sanitary service if the site service is between 100mm and 150mm in diameter and the bend is within a landscaped area. If the bend is in an area where vehicular traffic is present a structure is required. A structure is required at each bend for services 200mm in diameter and over. No structure or clean out is required for site services less than 100mm in diameter.
• Connections to a sewer less than 200mm in diameter do not need a structure unless it is tapping into the same size pipe. The connection must be a “Y” connection at a 45 degree angle with directional flow above the spring line.
  MOE guidelines do not permit changes in flow directions greater than 90 degrees in catchbasin manholes.

We prepare thorough, detailed, and clear Site Servicing Plans for municipal connections to suit the client's needs while also adhering to design requirements of the municipality and submit to the Municipality for review and approval to obtain site plan approval and building permits from City, Town, Township, County and/or Region for Proposed Construction, Renovation or Addition of Commercial, Industrial and Residential Buildings including Retail Shopping Plazas, Freestanding Signs, Office Buildings, Medical Buildings, Restaurants, Banquet Halls, Gas Stations, Retirement Homes, Multiplex Residential Units and Custom Build Homes inin Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (City of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwilimmbury(Town of Bradford-West Gwillimbury).

Combining our knowledge in extensive experience in Municipal Engineering and expertise in innovative site servicing plans for municipal connections, we offer perfect solution to our clients. Having vast experience in unique distinctive municipal engineering design is we offer effective, innovative and cost efficient Site Servicing Plans to our clients. Our team's proficiency in conceptualizing designs and plan in accordance with our clients' requirements has made us very successful. If the property is covered by a site plan control by-law, building permit will not be issued until the Site Servicing and Site Grading plans and drawings have been approved by the municipality. In addition to the planning approvals and building permit which are required for a building project, other permits and approvals including Conservation Authority and Ministry of Transportation approvals.

The Public Utilities Plan is very similar to Site Servicing Plan. Instead of a Site Servicing Plan, the City of Toronto now requires a Public Utilities Plan.

A Public Utilities Plan should be submitted as a separate plan

The following details are included in the Public Utilities Plan.

• Existing and proposed utilities, transformers, gas regulators, on site and adjacent road allowance
• Existing catch basins, curbing, light standards Plans to show entire or full width of the right-of-way
• All existing underground utilities and services in the municipal right of way fronting the subject site (sewer/watermains, underground utilities);
• All above ground utilities and services in the municipal right of way fronting the site (hydro vaults, hydro poles, communication pedestals, etc.);
• All existing and proposed services including sewers and watermains within private property;
• All private and municipal easements and encroachments
• Trees to be retained and protected
• Water and electrical service size and location for park block conveyances
• Location and dimensions of tree protection zones for all trees that are to be retained
• All General Notes should reference current City of Toronto Standards or Ontario Provincial Standards; all pipes, manholes, valves, hydrants, etc. should be clearly labeled and illustrated on the Public Utilities plan; the meter room or meter chamber location should be shown on the Public Utilities drawing. If individual meters are being used then the approximate location of the meter should also be shown;
• The siamese connection(s) should also be illustrated on the Public Utilities plan;
• Control manholes should be shown completely on the private side within the private property
• The underground utility information illustrated on the survey should be determined to a Subsurface Utility Mapping/Engineering Quality Level B based on American Society of Civil Engineers Standard ASCE 38-02

Our fee for preparing a Public Utilities Plan/Site Servicing Plan for single dwelling project is $1,295. If a Site Servicing and Grading Plan is required it would cost $1,995.
Our fee for preparing a Public Utilities Plan for Multi Residential, Industrial, Commercial and Institutional Projects is $2,495 and could be completed in 10 business days. A 35 % RUSH premium would apply if required within 5 business days.

All design drawings and reports will be endorsed by a Professional Civil Engineer, specializing in Municipal Engineering. 

Proper site servicing plans are prepared to fit within the constraints of the lot, creating cost-effective site specific plans to meet municipal and conservation authority requirements.

The cost for a typical Site Servicing Plan for Multi Residential, Commercial, Industrial and Institutional projects is $2,475.

Our fee for preparing a Site Servicing Plan for single dwelling projects including custom build homes and residential additions is $1,295. If a Site Servicing and Grading Plan is required it would cost $1,995.

Upon receiving all required documents and information, the site servicing drawings and plans will be ready in 10 business days. Upon receiving all required documents and information, expedited site servicing drawings which can be prepared within 5 business days will be subjected to additional 35% surcharge.

We offer Site Servicing Plans to obtain site plan approval and building permits in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King).

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