Lot Grading Policy

DEFINITIONS: All words defined in this section will be in italics.

Benchmark: The bench mark for all lots shall be the top of the back of the sidewalk where it intersects with an extension of the left property line when facing the lot from the front street.

Building Elevation Certificate: May be prepared by the builder or owner and shall indicate all elevations in relation to the benchmark.

Certification of As Built Grades: Certificate showing all elevations and relevant slopes in relation to site grading. (See "Final Lot Grading Approval").

Swale: Concrete drainage swale or grassed area between two adjacent properties constructed at a specified grade to facilitate and control the flow of water.

Developers shall provide lot grading plans showing the finished lot corner elevations and the direction of drainage flow along each property line for all lots. These plans shall be submitted as a condition of subdivision and shall be submitted prior to plan endorsement.

For existing lots, the developer shall provide to the City at the time of development application, a lot grading plan showing the finished lot corner elevations and the direction of drainage flow along each property line.

Interior lot grading design shall be the responsibility of the property owner and will be subject to the review of the Development Officer.

The interior lot grading design must provide the following slopes:

• if sod or landscape, a minimum grade of 10%from the foundation for a distance of 2 m or to the property line, then 2% for the remainder of the area to the property line,
• if hard surfaced and impervious (driveway and sidewalks), a minimum grade of 5% from the foundation for a distance of 2m or to the property line, then 2% for the remainder of the area to the property line.
• an average of 2% along the common swale between lots on sod with no portion being less than 1.5%,
• not less than 0.5% along the common swale between lots on concrete or asphalt paving.

• For lots grading completely in one direction (front to back or back to front) the swales shall be designed to provide for water to be channeled away from the foundation.
• The development officer may modify these requirements under special circumstances (i.e. large acreage type lots).

Two complete sets of building drawings including the following:

• the size and lowest elevation of all basement windows,
• height of foundation wall,
• the dimension from the top of the finished floor to the bottom of the basement windows.

Site plan indicating the location of the building on the property, and the following elevations:

• all lot corners,
• the grade break point of swales,
• top of the footing,
• finished basement floor,
• finished main floor,
• finished garage floor.

The location of the building on the property and the depth of excavation, top of footing, finished basement floor, finished main floor, and finished garage floor shall conform to the approved lot design.

At any time during or after excavation if any indication of groundwater, or disturbed soil conditions are encountered the City Building Inspector shall be notified immediately. Footings shall not be constructed until the excavation is reviewed.

Prior to pouring footings any indication of groundwater shall be reported to the City Building Inspector for review prior to pouring of the footings.

Immediately after pouring the footings, and before forming or framing of any foundation walls the builder / owner shall check the footing elevations. The tolerance permitted will be a maximum of 30 mm below or 150 mm above the design elevation as approved on the lot grading plan and plot plan. The builder / owner is responsible to ensure that certification is provided to and approved by the City Building Inspector prior to construction of basement walls.

No foundation shall be backfilled prior to acceptance by the City Building Inspector. All backfill shall be placed in accordance with the Alberta Building Code or in the case of a preserved wood foundation in accordance with the designing engineer's directions.

The real property report including the elevation of the top of the foundation in relation to the benchmark shall be provided when the foundation including the garage foundation (if any) is complete and prior to any further development.

Prior to placing any topsoil for landscaping the builder / owner shall ensure that the lot is properly pre-grade to at least 100 mm below finished grade with clay or other impervious material. The Builder / owner may in agreement with the City pre grade to 200 mm below finished grade to allow for additional topsoil if the grading permits.

NOTE: During construction the area behind any city owned walks shall be graded level with the top of the walk for a distance of not less than 2 m inside the walk until final grading is complete to prevent pooling of water or erosion of the sidewalk base material.

Following placement of topsoil, the property owner shall submit a "Certification of As Built Grades" which demonstrates that:

• The final lot grading is in conformance with the approved lot design within a tolerance of 50 mm.

The builder/owner must provide the Certification of As Built Grades indicating that all grading standards have been met to the City Building Inspector prior to release of the Construction Damage Deposit required by the development standards.

Since basement backfill settlements can be expected to occur over several years after construction, it is the responsibility of the owner to repair any settlements in order to maintain positive drainage away from the home at all times.

Eaves trough and downspouts shall be installed on all buildings. All downspouts shall have extensions that extend a minimum of 1.5 m away from the foundation. It is also the responsibility of the owner to maintain all downspouts and to ensure that no subsequent modifications to the grading of the lot are made which will adversely affect the drainage of adjacent lots.

Sample Lot Grading Plan

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