Site Servicing - Site Servicing Plan
By Licensed Professional Engineers
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
- 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
- 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
- Catchbasins 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 widening,
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
- 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 Holes and Catchbasin Maintenance Holes in the municipal or Regional right-of-way require benching as per OPSD
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 in Ontario including City of Toronto, Durham
Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Caledon, Etobicoke, Halton Hills, Maple,
Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto,
Vaughan, Uxbridge, Whitby, Woodbridge, Barrie, Clarington, Georgina, Georgetown, Guelph, Hamilton, Milton and Stoneycreek).
Combining our knowledge in extensive experience in Municipal Engineering and expertise in innovative site servicing plans for municipal
connection, we offer perfect solution to our clients. Having vast experience in unique distinctive municipal engineering design is we offer
effective, innovative and cost efficient concept 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.
Fee: For Residential Projects including Custom Build Homes and Additions - $1,295
For Multi Residential, Commercial, Industrial and Institutional Projects - $2,475
Call us Anytime - 24 Hours a Day - 7 Days a Week
BUILDING EXPERTS CANADA
5215 FINCH AVENUE EAST TORONTO ON M1S0C2
Professional Engineers Ontario - Certificate of Authorization # 100205934
416 332 1743
Text Message: 416 727 8336
We provide site servicing reports/ plans for properties located in the following municipalities:
Brant (City of Brant), Brantford (City of Brantford), Town of Haldimand, Hamilton (City of Hamilton), City of Kawartha Lakes, Town of
Norfolk, City of Prince Edward, Toronto (City of Toronto)
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)
Burington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville)
Niagara Falls (City of Niagara Falls), Port Colborne (City of Port Colborne), St. Catharines (City of St. Catharines), Thorold( City of Thorold), Welland
(City of Welland), Fort Erie (Town of Fort Erie), Grimsby (Town of Grimsby), Lincoln (Town of Lincoln), Niagara-on-the-lLake (Town of Niagara-on-the-
Lake), Pelham (Town of Pelham), Wainfleet (Township of Wainfleet), West Lincoln (Township of West Lincoln)
Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon)
Cambridg (City of Cambridge), Kitchener (City of Kitchener), Waterloo (City of Waterloo), Township of North Dumfries, Township of Wellesley, Township
of Wilmot, Township of Woolwich
Vaughan (City of Vaughan), Aurora (Town of Aurora), Town of East Gwillimbury, Town of Georgina, Markham (City of Markham), Newmarket (Town of
Newmarket), Richmond Hill (Town of Richmond Hill,) Town of Whitchurch-Stouffville, Township of King
Town of Grand Valley, Town of Mono, Town of Orangeville, Town of Shelburne, Township of Amaranth, Township of East Garafraxa, Township of
Melancthon, Township of Mulmur
City of St Thomas, Municipality of Bayham, Municipality of Central Elgin, Municipality of Dutton/Dunwich, Municipality of West Elgin, Town of Aylmer,
Township of Malahide, Township of Southwold
City of Belleville (Separated), City of Quinte West, Municipality of Centre Hastings, Municipality of Hastings Highlands, Municipality of Marmora and
Lake, Municipality of Tweed, Town of Bancroft, Town of Deseronto, Township of Carlow/Mayo, Township of Faraday, Township of Limerick, Township of
Madoc, Township of Stirling-Rawdon, Township of Tudor & Cashel, Township of Tyendinaga, Township of Wollaston
City of London, Municipality of North Middlesex, Municipality of Southwest Middlesex, Municipality of Thames Centre, Township of Adelaide Metcalfe,
Township of Lucan Biddulph, Township of Middlesex Centre, Township of Strathroy - Caradoc, Village of Newbury
Municipality of Brighton, Town of Cobourg, Municipality of Port Hope, Municipality of Trent Hills, Township of Alnwick/Haldimand, Township of Cramahe,
Township of Hamilton
City of Woodstock, Town of Ingersoll, Town of Tillsonburg, Township of Blandford Blenheim, Township of East Zorra-Tavistock, Township of Norwich,
Township of South-West Oxford, Township of Zorra
City of Stratford, Municipality of North Perth, Town of St. Marys, Township of Perth East, Township of Perth South, Municipality of West Perth
City of Peterborough, Township of Asphodel-Norwood, Township of Cavan Monaghan, Township of Douro-Dummer, Township of Havelock-Belmont-
Methuen, Township of North Kawartha, Township of Otonabee-South Monaghan, Township of Selwyn, Municipality of Trent Lakes
City of Barrie, City of Orillia, Town of Bradford West Gwillimbury, Town of Collingwood, Town of Innisfil, Town of Midland, Town of New Tecumseth,
Town of Penetanguishene, Town of Wasaga Beach, Township of Adjala-Tosorontio, Township of Clearview, Township of Essa, Township of Oro-
Medonte, Township of Ramara, Township of Severn, Township of Springwater, Township of Tay, Township of Tiny
City of Guelph, Town of Erin, Town of Minto, Township of Centre Wellington, Township of Guelph-Eramosa, Township of Mapleton, Township of
Puslinch, Township of Wellington North
We have recently completed Site Servicing Plans & Reports at the following construction projects:
Industrial Warehouse Addition in Mississauga
Site Servicing for Site Plan Approval for a New Construction of an Industrial Building in Mississauga
Site Servicing for Site Plan Approval for a New Construction of a Commercial Plaza in Markham
Site Servicing for Site Plan Approval for an Addition to a Commercial Retail Building in Oakville
Site Servicing for Site Plan Approval for a Construction of a Medium Size Condominium Office Building in Mississauga
Site Servicing for Site Plan Approval for a Construction of an Infill Custom Home in Pickering
Site Servicing for Site Plan Approval for a Construction of Commercial Condominium Building in Richmond Hill
Site Servicing for Site Plan Approval for a Construction of a Gas Station with a Convenience Store and a Drive-Through Coffee Shop in Brampton
Site Servicing for Site Plan Approval for a Construction of a Condominium Retail Commercial Building in Ajax
Site Servicing for Site Plan Approval for a Construction of a Multi Storey Office Building in Burlington
Site Servicing for Site Plan Approval for a Construction of a Medical Building in Vaughan
Site Servicing for Site Plan Approval for a Construction of a High-rise Condominium Apartment Building in Toronto
Site Servicing for Site Plan Approval for a Construction of a Commercial Retail Plaza in Oshawa
Site Servicing for Site Plan Approval for a Conversion of a Commercial/Industrial Building as a Private School in North York (Toronto)
Site Servicing for Site Plan Approval for a Construction of an Infill Custom Home in Etobicoke (Toronto)
Site Servicing for Site Plan Approval for a Construction of a Small Commercial Condominium Building in Aurora
Site Servicing for Site Plan Approval for a Construction of an Industrial Condominium Building in Toronto
Site Servicing for Site Plan Approval for a Construction of a Commercial / Retail Building in Brampton
Site Servicing for Site Plan Approval for a Construction of a Small Commercial Building in Newmarket
Site Servicing for Site Plan Approval for a Construction of an Industrial Building in Mississauga
Site Servicing for Site Plan Approval for an Addition to an Existing Industrial Building in Mississauga
Site Servicing for Site Plan Approval for a Construction of an Infill Custom Home in Markham
Site Servicing for Site Plan Approval for a Construction of a Commercial Retail Condominium Building in Oakville
Site Servicing for Site Plan Approval for an Addition to an Existing Medium Size Office Building in Toronto
Site Servicing for Site Plan Approval for a Construction of a Commercial Condominium Building in Pickering
Site Servicing for Site Plan Approval for a Construction of a Custom Build Home in Richmond Hill
Site Servicing for Site Plan Approval for a Construction of a Banquet Hall Building in Toronto
Site Servicing for Site Plan Approval for a Construction of a Condominium Retail Commercial Building in Mississauga
Site Servicing for Site Plan Approval for a Construction of a Restaurant Building in Burlington
Site Servicing for Site Plan Approval for a Construction of a Condominium Industrial Building in Vaughan
Site Servicing for Site Plan Approval for a Construction of a High-rise Condominium Apartment Building in Toronto
Site Servicing for Site Plan Approval for a Construction of a Retail Building in Oshawa
Site Servicing for Site Plan Approval for a Construction of a Mid-rise Condominium Apartment Building in Toronto
Site Servicing for Site Plan Approval for a Construction of a Medical Building in Brampton
Site Servicing for Site Plan Approval for a Construction of a Small Commercial Building in Ajax
Site Servicing for Site Plan Approval for an Addition to an Industrial Building in Aurora
Site Servicing for Site Plan Approval for a Construction of a Gas Station with a Car Wash and Convenience Store in Newmarket