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.
