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SUBDIVISION CONTROL Guidelines for Development of New Subdivisions

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SUBDIVISION CONTROL Guidelines for Development of New Subdivisions Town of Fort Erie SUBDIVISION CONTROL Guidelines for Development of New Subdivisions 2018 INFORMATION ON THIS FORM IS COLLECTED UNDER THE AUTHORITY OF THE ONTARIO PLANNING ACT AND WILL BE USED BY THE TOWN OF FORT ERIE IN THE PROCESSING OFTHIS APPLICATION. THE INFORMATION AS WELL AS SUPPORTING STUDIES AND REPORTS MAY BE USED BY OTHER DEPARTMENTS AND AGENCIES FOR THE PURPOSE OF ASSESSING THE PROPOSAL AND PREPARING COMMENTS. THIS INFORAMTION MY ALSO BE RELEASED TO THE PUBLIC UPON WRITTEN REQUEST. Planning and Development Services Department The Corporation of the Town of Fort Erie 1 Municipal Centre Drive Fort Erie, Ontario L2A 2S6 TABLE OF CONTENTS Page 1.0 GENERAL SUBDIVISION GUIDELINES 1.1 INTRODUCTION.................................................................................................... 1-1 1.2 PURPOSE OF SUBDIVISION CONTROL ............................................................. 1-1 1.3 TOWN POLICY ...................................................................................................... 1-2 1.4 LEGISLATIVE REQUIREMENTS FOR SUBDIVISION APPROVAL ADAPTED FROM THE PLANNING ACT ............................................................... 1-2 1.5 PROCEDURE ........................................................................................................ 1-3 1.6 PLANNING AND LAND USE JUSTIFICATION (BACKGROUND) REPORT .......... 1-3 1.7 PRELIMINARY ENGINEERING REPORT ............................................................. 1-4 1.8 ENVIRONMENTAL IMPACT STUDY (EIS) ............................................................ 1-4 1.9 TRANSPORTATION IMPACT STUDY …………………………………………….….1-4 1.10 TREE PRESERVATION PLAN (TTP) .................................................................... 1-4 1.11 ARCHAELOGICAL ASSESSMENT REPORT ........................................................ 1-5 1.12 GEOTECHNICAL INVESTIGATION ...................................................................... 1-5 1.13 PARKLAND DEDICATION ..................................................................................... 1-5 1.14 PHASING, BUILDING TYPES AND ZONING ........................................................ 1-5 1.15 EXTERNAL SERVICES ......................................................................................... 1-6 2.0 SUBDIVISION APPLICATION GUIDE 2.1 APPROVAL AUTHORITY – SUBMISSION OF APPLICATION .............................. 2-1 2.2 EVALUATION OF APPLICATIONS ........................................................................ 2-1 2.3 MAJOR STAGES IN PROCESSING APPLICATION .............................................. 2-1 2.4 CIRCULATION, REVIEW AND PUBLIC MEETING ............................................... 2-2 2.5 TOWN OF FORT ERIE COUNCIL’S DECISION .................................................... 2-2 2.6 APPLICATION FORM – SUBDIVISION AGREEMENT .......................................... 2-2 2.6.1 Using the Application Form ......................................................................... 2-2 2.6.2 Draft Plans .................................................................................................. 2-3 2.6.3 Dealing with the Application ........................................................................ 2-3 2.7 APPLICATION FEES ............................................................................................. 2-4 2.8 SECURITY AND FINANCIAL REQUIREMENTS .................................................... 2-4 2.8.1 Financial Securities ..................................................................................... 2-4 2.8.2 Cash Payment ............................................................................................ 2-4 3.0 GENERAL DESIGN STANDARDS FOR STORM AND SANITARY SEWERS 3.1 GENERAL .............................................................................................................. 3-1 3.2 STORM AND SANITARY SEWER LOCATION ...................................................... 3-1 3.3 MINIMUM COVER ................................................................................................. 3-1 3.4 SEWER MANHOLES ............................................................................................. 3-2 3.5 HEAD LOSS .......................................................................................................... 3-2 3.6 DITCH INLETS AND CATCH BASINS ................................................................... 3-2 3.7 EASEMENT REQUIREMENTS .............................................................................. 3-3 3.8 SANITARY SEWER – DESIGN FLOW .................................................................. 3-3 3.8.1 Design Flow ................................................................................................ 3-3 3.8.2 Population Density ...................................................................................... 3-4 3.8.3 Minimum and Maximum Velocities .............................................................. 3-4 3.8.4 Minimum Pipe Sizes, Material Types and Sewer Bedding .......................... 3-4 3.9 STORM SEWER – DESIGN FLOW ....................................................................... 3-5 3.9.1 Storm Drainage System .............................................................................. 3-5 3.9.2 Peak Runoff – Rational Method .................................................................. 3-5 3.9.3 Minimum and Maximum Velocities .............................................................. 3-6 3.9.4 Minimum Pipe Sizes, Material Types and Sewer Bedding .......................... 3-6 3.10 STORM AND SANITARY SEWER – PIPE SIZE DESIGN ..................................... 3-7 3.11 OPEN CHANNEL DESIGN .................................................................................... 3-7 3.12 STORM AND SANITARY SEWER SERVICE CONNECTIONS ............................. 3-7 3.13 FOUNDATION DRAINS AND ROOF LEADERS .................................................... 3-8 3.14 REAR YARD CATCHBASINS ................................................................................ 3-8 3.15 STORMWATER MANAGEMENT ........................................................................... 3-8 3.16 APPROVALS ......................................................................................................... 3-9 3.17 CONSTRUCTION .................................................................................................. 3-9 3.18 TESTING AND INSPECTION ................................................................................ 3-9 4.0 GENERAL DESIGN STANDARDS FOR WATER DISTRIBUTION SYSTEMS 4.1 GENERAL………………………………………………………………………….……..4-1 4.2 PIPE LOCATION WITHIN ROAD ALLOWANCE ................................................... 4-1 4.3 HYDRAULIC DESIGN ............................................................................................ 4-1 4.4 PIPE SIZE AND MATERIAL ................................................................................... 4-2 4.5 PARALLEL INSTALLATIONS ................................................................................ 4-3 4.6 CROSSING WITH SEWERS ................................................................................. 4-3 4.7 DEAD END MAINS ................................................................................................ 4-3 4.8 DEPTH OF COVER AND FROST PROTECTION .................................................. 4-4 4.9 FIRE HYDRANTS .................................................................................................. 4-4 4.10 THRUST BLOCKS ................................................................................................. 4-4 4.11 VALVES, CHAMBERS, AIR RELIEF METERS, BLOW OFFS AND CHAMBERS .. 4-5 4.12 SERVICE CONNECTIONS .................................................................................... 4-5 4.13 APPROVALS ......................................................................................................... 4-5 4.14 CONSTRUCTION .................................................................................................. 4-5 4.15 TESTING AND INSPECTION ................................................................................ 4-6 5.0 GENERAL DESIGN STANDARDS FOR ROADWAYS 5.1 ROADWAYS .......................................................................................................... 5-1 5.2 MAJOR HIGHWAYS/ROADWAYS, RAILWAYS AND INCOMPATIBLE USES ...... 5-1 5.3 INTERSECTIONS .................................................................................................. 5-1 5.4 DEAD END STREETS ........................................................................................... 5-2 5.5 DAYLIGHTING TRIANGLES .................................................................................. 5-2 5.6 ROADWAY PAVEMENT STRUCTURE ................................................................. 5-2 5.7 HORIZONTAL AND VERTICAL ALIGNMENT ........................................................ 5-3 5.8 SIDEWALKS .......................................................................................................... 5-3 5.9 CURB AND GUTTER ............................................................................................. 5-3 5.10 DRIVEWAY ENTRANCES ..................................................................................... 5-4 5.11 PEDESTRIAN WALKWAYS AND EMERGENCY ACCESS ................................... 5-4 5.12 FENCING ............................................................................................................... 5-4 5.13 STREET
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