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Annis O’Sullivan Vollebekk Ontario Land Surveyors and Beyond
Annis O’Sullivan Vollebekk Ltd. (AOV) is a privately-owned, independent, multi-disciplined firm based in Ottawa, Ontario. Founded in 1964, with offices in the Ottawa region, including Embrun and Kemptville. AOV is a professional land surveying firm offering clientele a wide range of services in topographic, hydrographic, cadastral, geodetic LiDAR, Photogrammetric and engineering surveys. AOV also provides a full range of land development consulting services, including severances, subdivision, and condominiums.
Our Values
At AOV, we are committed to building strong lasting relationships with clients, employees, partners, and community. We strive to be a leader in our field by embracing the basic principles of respect, reliability, loyalty and accountability. The company philosophy has always been “do what we do and do it well…the rest will take care of itself.”
Our roots are in Ottawa, we have a passion for our community and are highly involved in charitable giving, sponsorship, and participating in doing our part to make a difference for others. We are proud to support the following programs and initiatives:
- The Ottawa Hospital Foundation
- Ronald McDonald House
- Habitat for Humanity
- Malhotra Family Foundation
- Shepherds of Good Hope
- The Ottawa Mission
- Canadian Hockey Academy
Eastern Ontario Offices to Serve You
The professional and licensed Ontario Land Surveyors of Annis O’Sullivan Vollebekk Ltd. utilize state-of-the-art technology combined with experienced staff to provide cost-effective solutions for the economic development of all land-related activities. For your convenience, we have offices in Nepean, Embrun and Kemptville. Consultations about the services we provide, include:
- Land Development Services & Project Management
- Boundary & As-built Surveys
- Building & Construction Layout
- Condominium Draft Plans & Registration
- Digital Terrain Modelling & GIS Consulting
- Grade Certification
- Horizontal & Vertical Control Surveys (GPS & Conventional)
- Pre-design Engineering Surveys
- Property & Utilities Mapping
- Route Surveys
- Subdivision & Tenancy Area Surveys
- Surveyor’s Real Property Reports
- Aerial Drone Surveys
- Terrestrial Scanning
Professional Affiliations
Association of Ontario Land Surveyors
A History of Precision Surveying in Eastern Ontario
1964 – What started with two young men and a dog has quickly become one of the largest and most reputable land surveying firms in Ontario, Canada. We have an experienced dedicated team, with over 150 people, we continue to grow, yet have stayed true to our roots! We are a client and family focused company, having tremendous respect and value for our people. Our indomitable spirit lives on, continuing to grow through dedication, passion, teamwork, and a love for challenges.
As with most small companies, change was inevitable. Through dedication, hard work and perseverance, our founders quickly developed business relationships that would stand the test of time. Many of our original clients are still with us today. What started with two young men and a dog has become one of the largest land surveying firms in Ontario maintaining our values of respect, reliability, loyalty and accountability. Their indomitable spirit lives on in the business they started.
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Travis Hartwick, O.L.S.
Vice President - Partner
V. Andrew Shelp, O.L.S.
President - Partner
Edward H. Herweyer, O.L.S.
Secretary-Treasurer - Partner
Tyler Allison, O.L.S.
Embrun Office Manager
Emmett Ketchum, O.L.S.
Kemptville Office Manager
Kim Amorosi
Human Resources Manager
Melissa Talia, CPA
Director of Operations
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Annis O’Sullivan Vollebekk Ltd. is a professional land surveying firm offering clients a full range of services in cadastral, geodetic, engineering, construction, photogrammetric surveys and geographic information systems (GIS). Working in the public interest, we are proud of our reputation as respected surveyors throughout Eastern Ontario and the large number of returning clients who recommend our services.
KNOWLEDGE & TECHNOLOGY FOR COST-EFFECTIVE SURVEYS
Geomatics technology and practices have evolved rapidly within the 21st century, becoming more efficient and precise. Annis O’Sullivan Vollebekk Ltd. (AOV) remains on the leading edge of this evolution as we have actively endeavored to maintain a policy of adaptation and improvement to remain at the forefront. As new technology emerges, we test and evaluate prior to incorporating into execution and best practices.
State of the Art Equipment: Trimble TSC7s, Trimble GNSS system, Trimble Total Station
Global positioning satellite technology is utilized as a cost-effective tool for obtaining digital information on numerous projects, including control, legal and topographic surveys. Strictly regimented field procedures and the automated processing of data ensure product quality and accuracy.
AOV has specialty gear for specialty jobs, including UAVs capable of aerial LiDAR and photogrammetry, terrestrial scanners for high precision LiDAR and interior scanning, and USVs for bathymetric topography. Data collected is processed in house by Technologists, Engineers and Ontario Land Surveyors who are fully conversant in AutoCAD, MicroStation, and MicroSurvey.
Our willingness to remain on the leading edge gives us a wealth of knowledge, experience, and capability to get the job done right meeting our clients needs; every time.
OUR SURVEY PROJECTS IN EASTERN ONTARIO & BEYOND
Using a combination of GNSS GPS, total station and drone technology, we have completed many large survey projects, which include
- Digital terrain modelling (DTM) survey of airport land on a Caribbean Island
- Surveys for the layout of several 18-hole golf courses, storm retention ponds & golf course subdivisions
- Large multi-storey, multi-use condominium projects
- Survey of over 40 km of railway track at Walkley Yard in south Ottawa, CNR’s marshalling yard
- Survey of portions of CNR’s Alexandria line between Ottawa & the Quebec border
- Site development surveys for telecommunication companies including site boundary surveys & geodetic co-ordinates on the tower sites
- Surveys of First Nations land in the James Bay area, including lagoon & subdivision surveys
- Extensive LiDAR, boundary and development surveys for 300ha “last mile” warehousing outside Cornwall, ON
- Structural deformation monitoring
- Precision robotic industrial layout across Canada
- Precise 2nd order control H&V network for Ottawa Light Rail transit project (500 plus stations, 40km)
- Photogrammetry survey of large urban Ottawa site
- Terrestrial LiDAR – City of Ottawa bridge structure
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Surveyors for Ontario Condominium Developers
The development of a condominium requires the engagement of a number of professionals to ensure it progresses in an efficient and timely manner. These professional include lawyers who prepare the declaration, architects and engineers who prepare the building plans, and surveyors who prepare the plans that comprise the description of the proposed condominium.
Several Ontario statutes also are applicable to the creation of a condominium. These are the Condominium Act of 1998, the Planning Act, and the Land Titles Act. Our condominium service, in conjunction with the above mentioned professionals, provides the developer with necessary information to satisfy the legislative requirements, ultimately providing for the creation of new saleable units.
Contact us for a consultation concerning how our surveyors can help you reach your goals.
The Process
The following highlights the development procedure and the services offered by Annis O’Sullivan Vollebekk leading to the registration of a Plan of Condominium:
Condominiums may only be registered on lands which have absolute title under the Land Titles Act. If title to the land is not absolute, the title must be converted. This is a public procedure where the survey plan (created by AOV) is circulated to all parties that may have an interest in the land with the notice of application prepared by a lawyer. The circulated parties need to sign off that they do not have interest in the property to be converted. Once all circulated parties have signed off, the title to the property can be converted to absolute. AOV will research the subject property in the local land registry office, establish boundaries, define existence of any easements whether registered apparent on the ground, rights-of-way or encroachments, monumentation to current standards, compute accurate areas, and prepare the plan for the above noted circulation.
A topographic survey illustrates elevation details, property building structures, easements etc. and provides the basis for the draft plan of condominium. AOV will prepare the plan for circulation to the architect and engineers for building and site design.
The draft plan of subdivision is prepared based on municipal planning requirements, client objectives, and legislative criteria. The plan is attached to the application form prepared by the developer and submitted to the local planning authority for approval.
Using the draft plan design, accurate calculation of streets, blocks and lots are completed with due regard for zoning bylaws (frontage, area, setback, building envelope).
To conform to registration regulations, full monumentation of all new parcels created by the plan of subdivision must be undertaken and certified by the Ontario Land Surveyor.
Surveyors prepare the plan of subdivision. This consists of a plan illustrating all lots, blocks and streets. The boundaries of all lots, blocks and streets are monumented in accordance with existing legislation.
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Surveyors for Engineering & Construction
AOV provides construction layout services to both the engineering and construction industries. All field layout begins with an in-office review of the existing architectural, structural and design plans. Plans are reviewed and buildings are positioned digitally on the site. Positioning is determined digitally using state-of-the- art software. Data is then uploaded into state-of-the-art field equipment, ensuring seamless integration of both office and field technologies. Construction layout tasks are supported with hard copy plots as well as digital information upon request.
Services Provided
Construction layout services from Annis O’Sullivan Vollebekk Ltd. include:
Highway Construction
- Control surveys
- Quantity calculations
- Grading
- Underground servicing
- Curb layout
- Road grades
- Electrical layout
- Structural layout & certification
Engineering Related Services
- Stockpile surveys & quantity
- Calculations
- Topographical surveys of lands, roads, soundings & watercourses
- Cross sections
Commercial & Subdivision Construction
- Quantity calculations
- Grading
- Underground servicing
- Curb layout
- Road grades
- Electrical layout
- Structural layout and certification
- As-built certification
Other Services
- Scaffolding drawings for bridges
- Pile layout
- Parking lot construction
- Railway construction
- Building construction
- Excavation quantity control surveys
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Subdivision Developers
The development of a vacant parcel into a subdivision requires the engagement of a number of professionals to ensure it progresses in an efficient and timely manner. These professional include lawyers, planners, architects, engineers, geotechnical professionals, environmental professionals and Ontario Land Surveyors. Several Ontario statutes also are applicable to the creation of a plan of subdivision. These are the Municipal Act, the Planning Act and the Land Titles Act. Our service, in conjunction with the above mentioned professionals, provides the developer with necessary information to satisfy the legislative requirements, ultimately providing for the creation of a plan of subdivision.
The Process
The following highlights the development procedure and the services offered by Annis O’Sullivan Vollebekk leading to the registration of a plan of subdivision:
Plans of subdivision may only be registered on lands which have absolute title under the Land Titles Act. If title to the land is not absolute, the title must be converted. This is a public procedure where the survey plan (created by AOV) is circulated to all parties who may have an interest in the land with the notice of application prepared by a lawyer. The circulated parties need to sign off that they do not have interest in the property to be converted. Once all circulated parties have signed off, the title to the property can be converted to absolute. AOV will research the subject property in the local land registry office, establish boundaries, define existence of any easements whether registered apparent on the ground, rights of way or encroachments, monumentation to current standards, compute accurate areas, and prepare the plan for the above noted circulation.
A topographic survey illustrates elevation details, property building structures, easements etc. and provides the basis for the draft plan of condominium. AOV will prepare the plan for circulation to the architect and engineers for building and site design.
The draft plan of subdivision is prepared based on municipal planning requirements, client objectives, and legislative criteria. The plan is attached to the application form prepared by the developer and submitted to the local planning authority for approval.
Using the draft plan design, accurate calculation of streets, blocks and lots are completed with due regard for zoning bylaws (frontage, area, setback, building envelope).
To conform to registration regulations, full monumentation of all new parcels created by the plan of subdivision must be undertaken and certified by the Ontario Land Surveyor.
Surveyors prepare the plan of subdivision. This consists of a plan illustrating all lots, blocks and streets. The boundaries of all lots, blocks and streets are monumented in accordance with existing legislation.
