Subdivision & Condominium
Developers Package

At RS Surveying, we specialize in providing comprehensive surveying solutions tailored for subdivision and condominium developments. Our team works closely with developers, planners, engineers, architects, legal professionals, and municipal authorities to ensure projects are completed with accuracy, efficiency, and full regulatory compliance.

1. Preliminary Investigation, Base Mapping & Reference Plan (R-Plan) for First Application

   • Boundary & Topographic Survey
     Conduct detailed field surveys to capture existing physical features, elevations, and legal boundaries of the property.
   • Encroachment & Easement Identification
     Identify any existing encroachments, easements, rights-of-way, and other title-related constraints affecting the site.
   • Reference Plan (R-Plan) Preparation
     Prepare a legal Reference Plan to support initial applications such as consents (severances), easements, or road widenings, in accordance with the requirements of the Land Titles Act.
   • Coordination with Design Team
     Provide accurate base mapping and legal boundary information to planners, engineers, and architects to support subdivision design and servicing plans.

2. Establishing and Monitoring Site Control Network (Horizontal & Vertical)

   • Horizontal and Vertical Control Network
     Establish a precise and stable on-site control network comprising horizontal and vertical control points. This network forms the foundational framework for all subsequent surveying, engineering, and construction activities.
   • Integration with Geodetic Systems
     Align the control network with the applicable UTM (Universal Transverse Mercator) or MTM (Modified Transverse Mercator) coordinate system, ensuring full compatibility with provincial and municipal geospatial standards.
   • Geodetic Benchmarks
     Tie the vertical control to recognized geodetic benchmarks and official vertical datums, such as CGVD2013 or CGVD28, to ensure accurate and consistent elevation data throughout the project lifecycle.
   • Monitoring and Verification
     Periodically verify and monitor the control network to maintain accuracy and integrity throughout the duration of the project, especially during critical construction phases.

3. Preparation of Site Servicing Sketch

   • Site Servicing Sketch
     Prepare a detailed sketch showing existing above ground and underground utility information, including but not limited to water, sanitary, storm, gas, hydro, and telecommunication services.
   • Data Compilation
     Compile servicing data from field observations, existing records, and utility locate reports to ensure a comprehensive representation of all visible and known services on site.
   • Coordination with Design Team
     Coordinate with civil engineers and utility consultants.

4. Preparation of Draft Plan of Subdivision

   • Collaborate with the developer’s team to design lot layouts, roads, parks, and blocks.
   • Ensure the draft plan meets Planning Act requirements and local Official Plan and Zoning standards. Issue Surveyor’s Certificate for frontage, depth and area.
   • Prepare Marketing Sketch and Disclosure Plan.

5. Legal and Regulatory Documentation

   • Reference Plans (R-Plans) Preparation
     Prepare Reference Plans (R-Plans) to support a variety of applications, including severances, road widenings, and easements, while ensuring full compliance with legal and regulatory requirements.
   • Surveyor’s Schedules
     Provide all required supporting documentation, including land use descriptions, ownership assignments, and surveyor’s certifications, which are critical for final registration and legal processing.
   • Coordination with Authorities
     Liaise with the Land Registry Office, as well as municipal and regional legal counsel, to resolve any boundary clarifications, title discrepancies, or related legal matters necessary for successful plan approval and registration.

6. Final Plan of Subdivision (M-Plan)

   • Subdivision Plan Drafting and Certification
     Draft and certify the Final Plan of Subdivision (M-Plan), illustrating all lot and block boundaries, streets, reserves, easements, and other subdivision features in accordance with the approved draft plan.
   • Compliance with Draft Approval Conditions
     Ensure the M-Plan satisfies all conditions of draft plan approval, including technical revisions and municipal requirements prior to final submission.
   • Monumentation
     Monument all corners of lots, blocks, reserves, and rights-of-way to establish legal boundaries on-site.
   • Consent and Endorsements
     Obtain all necessary signatures and consents from property owners, mortgagees, municipal representatives, and other relevant authorities to validate the plan.
   • Registration
     Register the finalized and certified M-Plan with the Land Registry Office, completing the legal subdivision process.

7. Construction Layout & Staking

   • Roads, curbs, sewers, and utilities
     Layout of all underground and above-ground infrastructure as per approved engineering drawings.
   • Lot corners and house siting
     Staking of property corners and house locations in accordance with the grading and site plans.

8. As-Built Surveys

   • Conduct detailed as-built surveys to verify that all constructed features—including houses, roads, curbs, sidewalks, and utilities—conform to approved design plans and municipal requirements.
   • Part Lot Control Exemption Plans
     Prepare Reference Plans and supporting documentation for Part Lot Control Exemption applications, where individual lots or units are to be re-divided after the subdivision is registered.
   • Final Monumentation & Certification
     Install any remaining survey monuments and provide a Surveyor’s Certificate of Completion, confirming that all monuments are in place. This is essential for municipal assumption of public roads and services.

9. Condominium Plans

   Condominium plan is considered a form of land subdivision However, unlike traditional subdivisions that divide land into separate lots, a condominium divides property into units and common elements, often in three dimensions.

   RS Surveying provides all necessary surveying services and registration support for every type of condominium plan in Ontario. Whether your project involves a standard, vacant land, common elements, or phased condominium, our licensed Ontario Land Surveyors ensure accuracy, compliance, and seamless coordination with your legal and design teams.

   Our Services Include:

   • Draft Plan of Condominium
     Preparation of detailed draft plans illustrating unit boundaries, common elements, and exclusive-use areas, suitable for review by legal, planning, and engineering teams.
   • Final Plan of Condominium
     Preparation and certification of the final plan by a licensed Ontario Land Surveyor (OLS), ready for registration with the Land Registry Office.
   • Strata (Structural) Plans
     Development of vertical or multi-level unit diagrams (Part 3 Plans) for stacked townhouses or high-rise condominiums.
   • Disclosure Documentation
     Provision of accurate survey drawings and data to support purchaser disclosure requirements during the pre-sale and registration process.
   • Declaration Schedules
     Preparation of Surveyor’s Schedules, including Schedule C, for inclusion in the official condominium Declaration package.
   • As-Built Surveys
     Post-construction surveys confirming final unit layouts, elevations, building locations, and installed site features.
   • Assumption Surveys
     Final site surveys to support municipal clearance and the assumption of shared elements, such as roads, utilities, and common areas.

Land Information Systems &
GIS Mapping

Our team specializes in creating and managing geospatial data systems that integrate, analyze, and visualize land-based information. We turn complex datasets into actionable insights that support better planning and decision-making.