A Lot Grading Plan is a preconstruction design document required prior to issuance of a building permit that precisely defines the horizontal and vertical positioning of proposed structures and other improvements on a property. This allows the municipality to confirm the suitability of the proposed grading and drainage patterns after construction and provides a guideline document to verify the conformance of construction while in progress, and when completed.

Boundary Survey:

Boundary surveys are essential if you are planning to begin any construction work within your property limits. This could include projects like building a fence, a retaining wall, deck or even a house. By making sure you are building on your own property, and by respecting the setback requirements of your local municipality, you can properly protect your investment.

Boundary Disputes

Mr. Stanton has prepared several reports and has appeared as an expert witness regarding Boundary and Title disputes. He is very familiar with the process of completing Reports and Plans for submission in a Boundaries Act. Mr. Stanton has been cited in the following Ontario Court decisions regarding boundary issues:

• Gall v. Rogers, 15 O.R., (3d) 250 [1993] O.J. No. 2285, Ontario Court, General Division
• Meaford v. Grist, 2011 ONSC 3055
• Tiny (Township) v. Battaglia, 2013 ONCA 274
• Ellard v. Township of Tiny, 2012 ONSC 280
• Bailey v. Barbour, 2013 ONSC 204

Additional Surveying Services

The following is a list of some of the Surveying Services offered by Dearden and Stanton Limited:

• Crown Land Surveys (Provincial and Federal)
• Conversion to Absolute Land Titles
• Pre-Engineering
• Property Surveys
• Mortgage Surveys
• Condominium Plans
• Draft Plans of Condominium
• Legal Plans
• Canada Lands Surveys
• Indian Reserves
• Natural Resources Canada Federal Lands
• Construction Layout
• Integrated Surveys

Are You Thinking about Building a House?

When considering building a house and/or garage, or putting an addition on to an existing house, you will most likely require a building permit. The following are the steps we perform in order to help you to the building permit stage.

Permit Application Stage

1. We prepare a base topographic plan. 
2. Based on our topographic plan, the client, architect or builder design a Site Plan. 
3. We prepare a grading plan using the building plans and the site plan that have been provided to us. 
4. The client, or their agent, applies for permits (the services we perform are only a small part of the application). 
5. Permits are issued, construction may begin.

Construction Layout Stage

We make all the necessary calculations in our office based on the final building plans that have been provided to us by our client and/or builder. Construction layout typically requires two or three field visits. Additional field visits might be necessary depending on the requirements, or complexity of the project.

1. Stakeout for Excavation and Installation of Local Benchmark: This visit usually takes place before the excavation for the new building. It will determine where to dig and how deep. Marks are provided at major foundation corners of the proposed structure in order to show where the new structure is to be built. The depth of the excavation is guided by providing a cut stake referencing the underside of footing. A local benchmark is installed during the topographic survey process to be used throughout the construction. A benchmark is a point with a known elevation to which a builder can refer over the course of the project. It is often a nail in a permanent structure such as a fence or utility pole. 
2. Stakeout for Footings: Pins are placed at exterior wall corners to allow footings to be set in the proper location. The bottom of excavation elevation is recorded and reported to the municipality, if required. 
3. Layout for Foundation Walls Placement: Once the concrete is cast you may choose to have the house perimeter marked again on top of the footings. This will confirm that the foundation wall forms are set in the correct location. The markers that were used in-the-hole can be moved during the construction process. There is no guarantee the points remain in the original location as set by the survey crew. By staking the wall perimeter on top of footings you may avoid potential issues with setbacks to the property lines. 
4. Surveyor’s Real Property Report (As-Built Survey): A field crew measures the new house and reports any other changes that have occurred on the property. Based on their measurements and findings, a Surveyor’s Real Property Report of the concrete foundation(s) is drafted in our office. This survey will confirm that the new structure is at appropriate setbacks from property lines and that elevations are correct. 
5. Grading Certificate: Once the house has been built, and the landscaping complete, a lot grading inspection and certification will need to be completed in order to obtain a Grading Certificate from the Township. This certificate confirms that the grading has been completed in conformance with the Grading Plan that was submitted with the permit application. All of the landscaping must be completed before a certificate can be issued. Upon acceptance of our certification, the municipality will release lot grading deposits less than their processing fee.

Consulting Services

The following is a list of some of the Consulting Services offered by Dearden and Stanton Limited:

• Preliminary Design
• Detailed Design and Approvals
• Site Servicing
• Storm Water Management
• Construction Cost Estimates
• Construction Layout and Supervision
• Service Testing & Certification
• Development Agreements
• Pre-Engineering Mapping
• Tender Process
• Project Management