WE PREPARE "EXISTING CONDITIONS PLANS"

Existing Conditions Plan

Engineered, detailed, scalable, and stamped "Existing Conditions Plans" and "Existing Conditions & Removals Plans" will be used as benchmarks for all future development on sites and are required so the municipality may familiarize itself with the existing site conditions. In addition, the "Existing Conditions Plans" and "Existing Conditions & Removals Plan" will be used to validate the pre-development parameters to be used in the pre-development stormwater management modeling. The requirement for an "Existing Conditions Plan" may not be substituted by information illustrated jointly or wholly on other required plans.

The following information is required to be shown on an "Existing Conditions Plan":

• Measurable Metric Scale;
• Geodetic Benchmark;
• Legend;
• North Arrow;
• Municipal Address;
• Professional seal (signed & dated);
• Key Plan;
• Legal Property Description;
• Property boundary - Property lines and all applicable bearings and distances of each property line;
• Land uses along all property lines
• Street Names & Full width of fronting or flanking streets;
• Existing above-ground and underground services, within the road allowance, fronting the site, including sidewalks, hydro poles, bell boxes, hydrovaults, manholes, etc.
• Location of building setback on abutting properties;
• Existing site surface features such as buildings, sheds, walkways, driveways, trees, fences, major drainage channels, surface texture (i.e., concrete, gravel, asphalt)
• Driveways and curbing;
• location of sidewalks; hydrants; trees; utility poles; signs/storm & sanitary sewers; infiltration galleries; water & gas mains; manholes; catchbasins;
• Vegetation, including trees and hedges, and the location of vegetation on adjacent lands near the property line;
• Fences;
• Site grades with contour lines and retaining walls -  Contours to be drawn to 0.5m intervals minimum. Flat areas may require contours to be drawn at closer intervals to define drainage patterns. Contours to extend beyond the property line to a point which confirms the drainage on the neighbouring property will not be impeded by the proposed development - Spot elevations are required at all lot corners and should be used to delineate depressions and ridges within the site - elevations along centreline, top/bottom of curbs, and property line
• Drainage patterns on neighbouring properties
• Site servicing connections (if available) - diameter/length/slope/inverts of all storm and sanitary sewers
• Location of all telephone and hydro ducts

Please note that an "Existing Conditions Plan" will not be required if the proposed development is located within a registered plan of subdivision with an approved lot grading control plan. If an "Existing Conditions Plan" is prepared by someone other than the Engineer responsible for the Stormwater Management Design, it is the Engineer's responsibility to ensure the accuracy of the Existing Conditions Plan for which the "Stormwater Management Design" is based.

Each "Existing Conditions Plan" shall bear a note referring to all other plans. Reference should also be made to the Stormwater Management Report and the Landscaping Plan (e.g., this "Existing Conditions Plan" to be read in conjunction with the Grading/Drainage and Erosion Control Plan, Site Servicing Plan, Landscaping Plan, and the Stormwater Management Report). All proposed removals, including items in the municipal right-of-way, may be placed on the "Existing Conditions Plan". The drawing may then be named the "Existing Conditions and Removals Plan". 

Or licensed professional engineers will prepare a new topographical boundary survey, and use the new topographical boundary survey as the base plan for the "Existing Conditions Plan" and to show all existing conditions on the subject property and surrounding lands.

The cost of an "Existing Conditions Plan" is site-specific, based on the size, complexity, and location, and may take 3 to 5 weeks to complete.

For Additional Information, please contact the following Key Players of Our Team:

Miaoyi Xue, P.Eng,

Wei Ming Lin, P.Eng

Rui Cong Xia, P.Eng

Liu Sun, B.Des (Arch)

Joo Min Park, MEng, P.Eng.

Saloni Khoja, B.Arch.

Pamela M Jerezano, B.Arch

LAND DEVELOPMENT EXPERTS

Land Line: 905 940 9937

After Hours / Text Messages : 647 877 8262

Email: landbuildex@gmail.com 

We prepare stamped engineering "Existing Conditions Plans" and "Existing Conditions & Removals Plan" to obtain site plan approvals and building permits from any municipality in Ontario, including the following:

County of Brant, City of Brantford, City of Chatham-Kent, Haldimand County, City of Hamilton, Norfolk County, City of Kawartha Lakes, City of Toronto

REGIONAL MUNICIPALITIES

Durham

    City of Oshawa, City of Pickering, Municipality of Clarington, Town of Ajax, Town of Whitby, Township of Brock, Township of Scugog, Township of Uxbridge

Halton

    City of Burlington, Town of Halton Hills, Town of Milton, Town of Oakville

Niagara

    City of Niagara Falls, City of Port Colborne, City of St. Catharines, City of Thorold, City of Welland, Town of Fort Erie, Town of Grimsby, Town of Lincoln, Town of Niagara-on-the-Lake, Town of Pelham, Township of Wainfleet, Township of West Lincoln

Peel

    City of Brampton, City of Mississauga, Town of Caledon

Waterloo

    City of Cambridge, City of Kitchener, City of Waterloo, Township of North Dumfries, Township of Wellesley, Township of Wilmot, Township of Woolwich

York

    City of Vaughan, Town of Aurora, Town of East Gwillimbury, Town of Georgina, City of Markham, Town of Newmarket, City of Richmond Hill, Town of Whitchurch-Stouffville, Township of King

COUNTIES

Dufferin

    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

Elgin

    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

Hastings

    City of Belleville, 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

Northumberland

    Municipality of Brighton, Town of Cobourg, Municipality of Port Hope, Municipality of Trent Hills, Township of Alnwick/Haldimand, Township of Cramahe, Township of Hamilton

Oxford

    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

Peterborough

    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

Simcoe

    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

Wellington

    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

County of Perth

City of Stratford, Municipality of North Perth, Town of St. Marys, Township of Perth East, Township of Perth South, Municipality of West Perth

County of Middlesex

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

County of Huron

Municipality of Bluewater, Municipality of Central Huron, Municipality of Huron East, Municipality of Morris-Turnberry, Municipality of South Huron, Town of Goderich, Township of Ashfield-Colborne-Wawanosh, Township of Howick, Township of North Huron

County of Bruce

Municipality of Arran Elderslie, Municipality of Brockton, Municipality of Kincardine, Municipality of Northern Bruce Peninsula, Municipality of South Bruce, Town of Saugeen Shores, Town of South Bruce Peninsula, Township of Huron-Kinloss

County of Grey

City of Owen Sound, Town of The Blue Mountains, Town of Hanover, Municipality of Meaford, Township of Chatsworth, Township of Georgian Bluffs, Municipality of Grey Highlands, Township of Southgate, Municipality of West Grey

County of Haliburton

Township of Algonquin Highlands, Municipality of Dysart et al, Municipality of Highlands East, Township of Minden Hills

District of Muskoka

Town of Gravenhurst, Town of Bracebridge, Town of Huntsville, Township of Muskoka Lakes, Township of Lake of Bays, Township of Georgian Bay

SITE EVALUATION REPORT

A site evaluation Report evaluates non-living physical and chemical components of an ecosystem, including the property size, steep slopes, and other physical characteristics that influence the survival, growth, and reproduction of living organisms, assessing site-specific environmental considerations that need to be incorporated into the development of the site and recommendations and steps to mitigate issues related to the environmental constraints.

The site evaluation Report shall provide the information necessary to determine how the development can be completed in the best way possible with respect to the physical constraints and natural environment, including lot size, steep slopes, and gullies/watercourses.  

Development of Waterfront lots introduces phosphorus into surface water by migration from septic systems and contaminants contained in stormwater runoff from cleared areas. Therefore, site-specific physical characteristics such as slope, soil type, and vegetation are very important in mitigating development impacts. Effective mitigation measures are required to develop waterfront lots.

A Site Evaluation Report can be incorporated into a Natural Heritage Evaluation or Environmental Impact Study.

Site Characteristics that should be considered for a Site Evaluation Report include the following:

• Lot size, frontage, depth, area, shape
• Topographic features
• Natural hazards, such as areas prone to flooding or erosion
• Expected path of surface runoff
• Depressions and gullies that channel water
• Permanent and intermittent streams
• Watercourses, ponds, wetlands
• Aquatic vegetation & ecological description
• Terrestrial vegetation
• Soil Conditions
• Soil Character - type, texture, colour
• Characterize soils used for leaching beds
• Characterize native soils in the mantle
• Location of the leaching bed 
• Pathway of subsurface flow relative to the lake
• Site contours
• Slope areas