Attachment 5 - 4 Helmcken Road Development: Site Plan, General Notes, & Drawing List

General

• All construction and materials shall be in accordance with the Platinum Edition of the Master Municipal Construction Documents (MMCD), unless otherwise noted.
• Any revisions to these drawings shall be approved by the Town’s Representative. Construction shall not commence prior to the approval of these drawings by the Town’s Representative.
• The contractor shall notify the Town’s Public Works Department (Engineering) at least 48 working hours prior to start of construction. The contractor shall submit emergency contact numbers to Town’s Representative at part of this permit.
• The contractor shall permit Town of Langford/CRD/Utility representatives to inspect construction to the Town's specifications.
• Construction shall not commence until a pre-construction meeting has occurred.
• The contractor shall prepare and submit the following plans to the Town’s Representative for review prior to commencement of construction:
  • Traffic Management Plan
  • Erosion and Sediment Control Plan for Construction
  • Site Management Plan
• Safety on the site shall be the responsibility of the contractor and shall comply with Section 62 of the Industrial Health and Safety Regulations of WorkSafeBC. The contractor shall follow the current BC Traffic Control Manual for Work on Roadways as published by the Ministry of Transportation.
• Construction areas shall be properly barricaded and marked to ensure public safety. Work within the roadway shall follow the Town's traffic control regulations for work in a roadway document.
• Appropriate signage and markers, lighting and flares as required for the safety of the public, shall be put in place by the contractor before construction commences.
• All trees shall be protected, except those approved by the Town to be removed, with protective fencing to the drip line. Contractor is responsible for protecting and maintaining existing trees. No construction material or equipment shall be stored within the drip line of any tree. Protect tree root direction during excavation around existing root zones.
• Survey control points, including corners and pins shall be provided by the consulting engineer. Survey monuments shall be protected or replaced at the contractor’s cost.
• Dimensions on the drawings are in standard metric units. Levels are shown in decimals, millimeters in whole numbers. Figured dimensions shall govern over scaled dimensions.
• Contractor to maintain a copy of the contract documents, permits, and approved drawings on site.
• "As-built" drawings of construction shall be submitted by the contractor to the Town’s Representative and shall include contractor's contact information.
• Contractor is responsible for determining the location and depth of all existing underground utilities prior to construction. Call "Before You Dig" at 1-800-474-6886 for utility locations. Existing underground utilities may need to be lowered or raised to suit the final design grades in accordance with MMCD specifications and utility company requirements.
• All underground services to be installed at minimum 1.0m to 1.2m depth of cover or deeper to clear existing services.
• Service connections shall be located at center-line of lot frontage unless otherwise shown on the drawings.
• Contractor is responsible for the protection of all existing road, utility, and other services. The contractor shall be held responsible for any damage caused to existing services or streets by construction activities. Any damage shall be repaired at the contractor’s expense.
• The contractor shall be responsible for clean-up of any mud or debris on the roadway. This includes cleanup of roads leading to the construction site.
• Traffic control for construction activity shall be provided by the contractor.
• If construction affects existing bus stops, BC Transit (250-385-2551) shall be contacted prior to construction to coordinate bus stop and/or rerouting of the service.
• Public access through sidewalk and pedestrian paths shall be maintained at all times through construction.
• Provision shall be made to keep private property address markers or posts and mailboxes visible during construction.
• Supervision of site/road works, in particular the utility trenches and roadworks, by a qualified professional geotechnical engineer with experience in geotechnical engineering for enforcement of material specifications and densities. Reports of densities, compaction, material gradations, etc. shall be submitted by the geotechnical engineer to the Town’s Representative.
• Backfill material specifications as per MMCD. If native sand is not acceptable as trench backfill material, imported granular backfill material shall be used. Trench backfill material shall be placed in 150mm - 200mm lifts and compacted to 95% Modified Proctor Density.
• All testing and inspection of municipal and utility lines shall be done under the supervision of the Town’s Representative.
• Do not commence any backfill operation until works have been inspected by Town’s Representative.
• The contractor shall provide "red-line" record drawings to the Town’s Representative showing the actual location and depth of all buried services.
• Construction in and about a watercourse shall receive prior approval from the Provincial Ministry of Environment, and/or the Federal Department of Fisheries and Oceans.
• Contractor shall provide for the disposal of all waste and surplus excavated material.
• Sewer, drain, and roads constructed within private property shall be constructed in accordance with the specifications of the Town's representative.
• Utility trench backfilling shall be done in accordance with MMCD standards and specifications.
• All surplus material shall be removed from the site and disposed of properly in accordance with all local, provincial, and federal regulations.
• For work on Helmcken Road and Conard Street, during the construction, if there are any pedestrian transitions and surface outside of construction hours, warning signage shall be placed in accordance with BC Traffic Manual.
• If blasting is required, the contractor shall provide a professional blasting consultant and shall be responsible for pre-blast surveys, for notification to nearby property occupants of all buildings or dwellings within the blast area, for blast monitoring, for liability insurance, and for ensuring the blasting is done in a safe and professional manner.
• Blasting shall be scheduled so as to minimize impact on neighboring Eagle View Elementary School. Blasting vibration levels at the school property line shall not exceed 10 mm/s.
• Daily inspection reports and photos to be submitted weekly to Town’s Representative.
• Construction traffic and parking shall be contained within the development property.

Earthwork

• The contractor shall engage a geotechnical engineer to perform in-place testing during the construction to confirm that the compaction levels are achieved.
• Proposed and existing road structure and subgrade, sub-section of the geotechnical consulting firm shall be consulted prior to commencement of road construction.
• Changes of grade shall be formed by smooth vertical curves.
• Compacted subgrade, sub-base and base courses to be 95% Modified Proctor Density.
• Base course for roadway, sidewalk, and curb and gutter shall be 19mm minus crushed rock.
• The road base shall extend a minimum of 1.0m beyond the curb and gutter to allow for proper compaction.
• Surface course for roadway, sidewalk, and curb and gutter shall be asphalt.
• All asphalt shall be placed and compacted in accordance with MMCD.
• The conditions for placing asphalt pavement and concrete shall be in accordance with MMCD.
• Contractor shall be responsible for ensuring that the asphalt paving contractor and concrete contractor comply with all of the Town's requirements and the MMCD.
• Road markings, including lane markings and signs, shall be installed in accordance with MMCD.
• All existing and proposed underground utilities shall be installed prior to road construction.
• Final road grades shall be as shown on the drawings. All road surfaces shall be graded to drain and shall be provided on typical cross-sections.
• A 20mm deep saw cut shall be made at all joints. The joint shall be cleaned and painted with a tack coat of asphalt emulsion before placing the new asphalt.
• Catchbasins shall be provided in accordance with MMCD and as shown on the drawings.
• All catchbasin leads shall be installed in accordance with MMCD. Catchbasin leads shall be straight and continuous.
• Surplus excavated material shall be removed and disposed of at an approved site.
• Sidewalk concrete shall be 25 MPa at 28 days, minimum thickness 100mm with broom finish unless otherwise noted. Sidewalk thickness to be 150mm except 200mm through all driveways, sidewalk and curb and gutter areas.
• Where a new concrete sidewalk is to be constructed by tapping into an existing sidewalk, the full width of existing sidewalk shall be removed and replaced.
• All driveway let-downs shall conform to MMCD specifications, Drawing C7, with a maximum of 15% slope.
• Driveway let-downs shall not be located within 6.0m of an intersection or 1.0m from private properties. Flared on each side of let-down shall be 2.0m wide, with a radius compliant with the Town's Fire Department access and egress requirements.
• Driveways shall be constructed of 1.5m non-mountable curb and gutter as per MMCD specifications. A 100mm lift of crushed rock (25mm) may be required for maintenance or emergency access purposes as directed by the Town’s Representative.
• Concrete driveway let-downs to be constructed to Town standards.
• All existing signs, markers, or other traffic control devices that are removed or damaged during construction shall be replaced by the contractor at their expense.
• All catchbasins shall be cleaned of all debris, including construction debris, prior to final acceptance.

Pavement Marking and Signage

• All pavement marking layout and dimensions to be to MUTCD standards.
• All pavement marking to be in accordance with MMCD specifications.
• All pavement marking to be thermoplastic, Lafrentz System 300 or approved equivalent, unless otherwise noted.
• Contractor shall provide a copy of the layout and markings for review.
• Pavement markers to be installed at a depth such that the top of the marker is flush with the asphalt surface.
• Pavement markers to be Stimsonite #881032 Type 2 raised reflective markers.
• Traffic signage to be installed as shown on the drawings and in accordance with MUTCD.
• Parking signage shall follow the Town’s traffic regulations.
• Sign posts shall be installed such that the bottom of the sign is at least 2.1m above the sidewalk.
• Signs and stencils shall follow current BC Traffic Manual.

Sanitary Sewer

• All sanitary sewer materials to be in accordance with the Platinum Edition of the Master Municipal Construction Documents (MMCD), unless otherwise noted.
• Contractor shall confirm the location and inverts of existing sanitary sewer services and provide documentation for all required sanitary sewer connections to the Town’s Representative prior to construction.
• Sanitary sewer services shall be 100mm PVC.
• All sanitary sewer service connections shall be plugged until they are tested and flushed.
• Sanitary sewer service connections shall be inspected by the Town's representative prior to backfill.
• Sanitary sewer service connections for lots 1 through 4 (inclusive) shall be stamped "S" on the curb.
• Following installation, the contractor shall flush and clean all sanitary sewer pipes.
• The contractor shall video inspect all completed sanitary sewer lines.
• Testing shall be the responsibility of the contractor with inspection by the Town’s representative.
• All debris from the construction and flushing shall be prevented from entering the downstream sanitary sewer. Any debris shall be removed and disposed of at the contractor's expense.

Storm Sewer

• All storm sewer materials to be in accordance with the Platinum Edition of the Master Municipal Construction Documents (MMCD), unless otherwise noted.
• Contractor shall confirm the location and inverts of existing storm sewer connections to the property prior to construction.
• Storm sewer services shall be 100mm PVC.
• All storm sewer service connections shall be plugged until they are tested and flushed.
• Storm sewer service connections for lots 1 through 4 (inclusive) shall be stamped "D" on the curb.
• Following installation, the contractor shall flush and clean all storm sewer pipes.
• The contractor shall video inspect all completed storm sewer lines.

Water

• Construction shall not proceed without first obtaining CRD Water Services acceptance of the design and materials to be used.
• All waterworks construction and materials shall be in accordance with CRD Water Services Engineering Specifications and Standard Drawings.
• Provide a minimum 0.9m cover to a maximum of 1.2m cover for water mains unless approved otherwise by CRD Water Services.
• All water services shall be 25mm diameter Type K copper from the water main to the property line.
• The tape shall be minimum 150mm wide, metallic blue in colour and shall be marked "CAUTION WATER MAIN BELOW" at 1.0m intervals. Tape to be installed 0.3m to 0.45m above the pipe.
• Maintain a minimum of 3m horizontal clear separation and 450mm vertical clear separation between water mains and any other utility, except for sanitary and storm sewers.
• Sanitary and storm sewers shall be a minimum of 3.0m horizontal and 0.45m vertical clear separation from any water main.
• CRD Water Services shall make the connection to the existing water main at the developer's expense. Contractor shall provide 48 hours notice to CRD Water Services prior to requiring water services.

Power and Communications

• The contractor shall contact BC Hydro, Telus, and Shaw Cable a minimum of 3 weeks prior to start of construction to coordinate installation of services.
• The contractor shall contact all utility owners required prior to the start of construction to arrange for utility locates.
• All surface restoration (roads, curbs, sidewalks, etc.) shall be original condition or better.

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Description: Detailed engineering site plan showing the layout of two "houseplex" buildings on a lot at 4 Helmcken Road. Includes slab elevations of 24.15 and grade elevations of 23.84. Shows Helmcken Road to the North/West and Conard Street to the South. Utility lines for sewer (S), gas (G), and water (W) are indicated along the street frontages.

Description: A context map at 1:5000 scale showing the project site at the corner of Helmcken Road and Conard Street, identified as Lot 8, Section 9, Esquimalt District.

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Revision History

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Project Data

• Address: 4 Helmcken Road, Langford, British Columbia
• Owner/Applicant: XY Ventures
• Consultant: Pacific Vista Consulting Ltd. (3111 Woodpark Drive, Victoria, BC V9C 1P2)
• Lot Info: Lot 8, Section 9, WP9222, Esquimalt District
• Project No: 24-167
• File No: SUB21-006