The Following Items are to be included with every Site Plan Control submission:
1. Site Plan Control Application Form (x1)
Complete the entire form as directed.
2. Site Plan Control Application Fees
3. Property - Legal Description and Registration Information (x1)
Legal description of the property in the form required by the Land Registry Office, including the most recent registered instrument number applicable to the property, date of registration, and PIN.
4. Plan of Survey - Legal Description of Subject Property (x1)
A plan of survey prepared by an Ontario Land Surveyor, and submitted in a form acceptable to the Registrar of Deeds for registration purposes. The survey and description should include lot and concession number, or registered plan number, and block and lot numbers of the subject and adjacent properties.
5. Existing Conditions Plans (x14*)
To include all of the following information:
- Title, location and date of project.
- Name of adjacent property owners, and municipal address of adjacent properties.
- Surrounding land uses.
- Legal lines, such as boundaries, easements and constraints, and setback lines.
- Location and dimensions of all driveways, roads (radii of turns), walks, buildings, walls, utilities (surface, sub-surface and overhead).
- Contours of every 0.5 metres for slopes of less than 5%, and every 1.0 metre for slopes of more than 5%. An indication of off-site grades and major topographic features.
- Spot elevations at key points such as lot corners.
- Presence of swamps, streams, water bodies, and drainage ditches and swales.
- General vegetative cover of the site and its surroundings, the location, elevation and size of prominent trees and shrubs on the development site.
- Location of rock outcrops and other geological features on the site
- Elevations of the land around the development site and information concerning any stormwater run-off shedding onto the site from adjacent properties.
- Bearings and lengths of property lines.
- North arrow, scale, legend.
- Bench marks (a list of City bench marks is available by contacting the City Operations Department at 613-342-8772).
6. Site Plan - Proposed Development Plan (x14* full size; x4 legible reduced 11"x17")
- To be in metric measurements, and to include all of the following information:
- Zoning: Existing zoning and use of subject and adjacent lands.
- Buildings: Overall dimensions (in metres or millimetres) of all proposed buildings and structures on site, including distances from buildings to site boundaries (setbacks). Indicate type of buildings and number of floors. For residential development that is subject to Site Plan Control, elevation and cross-section plans are required for:
- buildings with less than 25 dwelling units that are located in a Row Housing Residential (R4) Zone or a High Density Residential (R5) Zone. [i.e. link dwelling, quadruplex, converted dwelling, boarding house, apartment building.]
- buildings with 25 or more dwelling units.
- Parking Areas: Labeled as to type (open, underground, carport, garage, etc.). Give total number of parking spaces with dimensions, and include all access routes, loading bays, overhead clearances, identification of handicapped spaces, etc. Parking areas in residential and commercial development require curbing. Curbing details must be provided.
- Driveway and Ramps: Give dimensions, and indicate location of ramps, circulation routes, all access locations, traffic directions, curbs, overhead clearances, etc. Show all turning radii.
- Site Services: The plan must indicate:
- location and size, in metric measurement, of all existing and proposed stormwater and sanitary sewers, hydrants, water, gas and electrical services, both subsurface and overhead;
- size and slopes of proposed utility systems;
- invert elevations of storm and sanitary sewer systems;
- anticipated sanitary and storm water sewer generation in litres per second (l/s);
- proposed surface drainage pattern with location and size of proposed culverts.
- standards to which all services and curbing are to be constructed (see Schedule "E" for OPSD standards).
- Location of all steps, terraces, gardens, fences, walls, monuments, fountains, signs, bank retention, etc.
- Existing features to be retained (natural and/or man made).
- Proposed vegetation (including existing vegetation to be retained) such as trees, shrubs and ground covers. Label using common botanical names, show areas to be sodded, seeded, hedged or treated with other materials (i.e. brick, stone, concrete). Existing vegetation: show species, protection measures, depth of proposed overburden, aeration measures, etc.
- Basement and first floor elevations.
- For garbage and storage areas, show:
- locations and major access, proposed screening such as fencing and/or hedging, collection method.
- Design features for disabled persons access - all projects shall provide for such access (i.e. depressed curbing, signage, on-site markings, dimensions, etc.)
- Areas labeled by function or type (i.e. parking areas, landscape areas, amenity areas, work areas).
- Lands dedicated to parks, open space, playgrounds and other recreation areas (refer to By-law 264-85, Schedule "F" of this manual).
- Spot elevations at 15 m intervals along centre line of road.
- Existing and proposed contours at every 0.5 m for slopes of less than 5% and at every 1.0 m for slopes greater than 5%.
- Spot elevations at key points such as building corners, lot corners, tops and bottoms of slopes, walls, curbs and steps, tops of proposed grate elevations, and invert elevations for all sewers. In addition, spot elevations 1.0 m outward from site corners (adjacent properties) are to be shown.
- Lot number and all lot lines.
- Stamp of Professional Engineer licensed in Ontario.
- Title, location, date of project, name and address of developer(s) and agent(s).
- North Arrow, scale, legend, Key plan.
7. Landscape Plan (x4*)
The location and type of all trees, shrubs, plantings, flowerbeds, earth mounds, gardens etc. is required. Vegetation must be labeled using common botanical names (refer to Schedule "F")
8. Servicing Plan - Design Criteria for Municipal Services (x14*)
- Design Flow:
- use minimum design flow 1125 (450 x peaking factor) litres per capita per day (0.013 l/s per person) plus an infiltration allowance of 0.28 l/s per gross hectare;
- for residential row dwellings and apartments, use 2.5 persons per unit;
- for light commercial areas, use the minimum equivalent of 50 persons per hectare (or actual population density if known) plus infiltration allowance of 0.28 l/s per gross hectare.
- Flow Velocities:
- maximum 3.0 m/s, pipe flowing full;
- minimum 0.6 m/s at actual flow.
- Connections from Sewer to Streetline:
- for multiple family residential blocks and light commercial areas the minimum size shall be 150 mm diameter or as required, P.V.C. DR 28 C.S.A. B182.1;
- minimum depth at streetline shall be 1.80 cover;
- minimum grade shall be 1%;
- a 1200 mm diameter sampling manhole, complete with benching (SMH-1) frame and closed cover (SMH-4) shall be installed at streetline.
Sanitary Sewage Characteristics: please contact the Engineering Division of the Operations Department (613-342-8772) regarding City of Brockville Sewer Use By-law 12-91.
- Design Flow:
Run-off Q = 2.78 AIR
Where Q = Peak flow in l/s
A = Area in hectares
I = Average rainfall intensity in millimetres per hour
R = Run-off coefficient
I and R to be determined from City of Brockville Short Duration Rainfall Intensity - Duration Frequency Data (see appendix "1" attached to Section B of this manual).
- Use Time of Concentration of 15 minutes where end of storm sewer is taking in one full lot, 20 minutes where external lands are being taken in.
- The five (5) year curve must be used for storm sewer design as depicted on rainfall intensity curve entitled "Short Duration Rainfall Intensity - Frequency Data for Brockville PCC" (see Schedule E-1 and E-2 of this manual), which is based on 23 years of records from 1967 - 1990.
- Flow Velocities:
- maximum 4.5 m/s, pipe flowing full
- minimum 0.60 m/s.
- Connections from Sewer to Streetline:
- for multiple residential blocks and light commercial areas, the minimum size shall be 200 mm diameter or as required, P.V.C. DR 35, C.S.A. B-182.2 or concrete pipe C.S.A. approved;
- minimum depth at streetline shall be 1.8 m cover;
- minimum grade shall be 1.0%;
- a 1200 mm diameter sampling manhole, unbenched with 300 mm sump (SMH-1), frame and open cover (SMH-5) shall be installed at streetline.
- Storm Flow Characteristics:
Contact the Engineering Division of the Operations Department (613-342-8772) regarding City of Brockville Sewer Use By-law 12-91.
- Manholes and Catchbasins:
- precast units shall be used as per City of Brockville standards;
- storm manholes shall be built with a 300 mm sump;
- catchbasins shall be built with a 600 mm sump;
- manhole and catchbasin spacing shall not exceed 91.4 m;
- catchbasins shall be located on roadways, parking lots and at any low point to serve a maximum area of 1858 square metres each of paving and 4645 square metres of sodded area.
- maximum distance between manholes shall be 90.0 m.
Fire Hydrants/Fire Connections:
- All fire hydrants and fire connections, on-site and within 90 metres of the property line limits, must be identified.
9. Architectural Elevations (x4)
Plans must show four (4) point buildings and site elevations, and two-way cross sections of all buildings on site.
10. Stormwater Management:
By-law 86-92, Stormwater Management Guidelines for Urban Development, applied to all developments where the property involved is greater than 0.8 ha in extent. Copies of the Guidelines are available from the Planning Department and the Operations Department - Engineering Division is recommended to discuss the requirements of the Guidelines with respect to each development proposal.
11. Sewer Use By-Law:
By-Law 12-91, as amended, Sewer Use By-Law, applies to all development within the City of Brockville. Consultation with the Operations Department - Engineering Division, is recommended to discuss the requirements of this by-law with respect to each development proposal.
12. Care and Use of Streets:
By-Law 95-93, as amended, Care and Use of Streets, applies to all development within the City of Brockville. Consultation with the Operations Department - Engineering Division is recommended to discuss the requirements of this by-law with respect to each development proposal.
A Site Impact Analysis on the potention impact of a development on traffic characteristics may be required. Such analysis is at the discretion of the Municipal Engineer for the City of Brockville.
14. Additional Information:
- The Applicant is invited to submit any other supporting materials such as photographs, perspective plans, soil condition reports, etc. It should be noted that in special cases this type of material and information may be required from the Applicant if considered necessary.
- (All Plans, except the Plan of Survey, may be combined as one or more plans if htey are not confusing to read. However, if the plans are unreadable, they will be refused).
- Drawings must be stapled together in sets.
- Unless otherwise indicated, all plans and drawings must be at a usable scale (i.e. 1:100, 1:200, 1:300). Plans must be submitted only in metric measurement.
- Applicants should contact the Engineerig Division to review a list of all City and area elevation benchmarks.
*Note: Six (6) copies of plans are to be provided when submission is made for approval of a parking lot.
For assistance with all Planning related applications and processes, please contact the Planning Department: