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Slide 1
Legal Land Descriptions
Slide 2
There are four types of land descriptions: 1.Counties (regions)
Examples include Peel Region, Durham Region and York Region
2.Townships (cities) Each region has a number of townships Examples
of townships in Peel Region include Oakville, Brampton and
Mississauga 3.Concessions (area between major roads) Examples
include Markham Road to Kennedy Road; Kennedy Road to Warden 4.Lots
Each concession is divided into a number of lots
Slide 3
Lots and concessions do not have names but townships and
counties do If you go to a new subdivision, you will see that new
houses are marked by their concession and lot numbers e.g.
concession 130, lot 45, not house numbers Concessions are strips of
land that together make up a township. They are separated by road
allowances Lots are situated within concessions
Slide 4
Roads divide 2 concessions Roads are township road
allowance
Slide 5
There are three types of townships 1.Single-front (oldest type
of township) 2.Double-front 3.Sectional Townships used to be
measured with chains Iron chains were used because they do not
expand Each chain was 66 feet long and has 100 links 80 chains made
one mile A Single Front Township has 200 acres per lot (20 chains x
100 chains = 200 acres)
Slide 6
A Double Front Township has 100 acres per half lot A Sectional
Township has 1000 Acre sections, each with 10 lots (these lots are
called subsequent divisions)
Slide 7
Single-Front Township is the oldest type of township A township
which is made up of 1000 acres for each set of 10 lots is called a
Sectional Township Each chain has 100 links, and is 66 feet in
length
Slide 8
Surveys are prepared by the Ontario Land Surveyor Surveys show
measurements of land as well as any improvements made on the land,
including pools, decks and structures Surveys are regulated by the
Surveyors Act, which is a piece of legislation (law)
Slide 9
The Surveyors Act has four parts: 1.Interpretation This lays
down definitions pertaining to surveys 2.Field Survey Standards
Sets accepted definitions for members of Association of Ontario
Land Surveyors Lays down survey standards, minimum guidelines and
practice parameters 3.Plans States how surveyor must make drawings,
including specific practice requirements
Slide 10
4.Surveyors Real Property Report This sets the requirements of
the report, including all components that it should be made up of
The Surveyors Real Property Report is the final paper issued by the
surveyor It must be completed in accordance with the standards set
by the Ontario Land Surveyors Association Each property usually has
its own report
Slide 11
The report consists of: 1.Plan of survey (drawing) This should
identify boundaries and structures on land Resembles content and
format of reference plans, except: 1.This report may not be
deposited as a separate document with the title in a land
registration office whereas a reference plan can 2.A survey
typically describes one specific property whereas a reference plan
describes multiple properties 2.Written report A written report
consists of: 1.Municipal address and information about land title
and registry office designations 2.Bearings/dimensions of land
boundaries as determined by a field survey
Slide 12
3.Designation of all properties or lands or roads that are
situated next to the property 4.Description, including location, of
any relevant improvements on the property, as well as setbacks to
property boundaries. Projections of eaves and overhangs, fences,
pools, trees and walkways are also recorded 5.Location of
right-of-ways or easements that are contained in the property
6.Location, description and dimension of visible encroachments on
the property, including telephone cables 7.Location of survey
monuments, both found and placed 8.Note indicating the party for
whom the plan has been prepared 9.Certification by an Ontario Land
Surveyor which may read: This document will be certified by
_____________
Slide 13
A survey consists of four parts (RMMP) which each surveyor must
undertake: 1.Research 2.Measurement 3.Monumentation These are
markings placed on key points along the surface of Earth (e.g.
orange marks on road) In case of natural hurdles (rivers,
mountains), you must go through them, not around them 4.Real
Property Report / Surveyors Plan This has two parts: 1.Survey/Plan
of Survey 2.Certification
Slide 14
What is the second step in the Real Property Report that
results from a survey? Certification If you do not see
certification, a written report
Slide 15
There are four main types of surveys: 1.Plan of Survey Not
registered/ deposited at Land Registry Office Describes 1 property,
unlike Reference Plan Does not meet requirements for registration
under Registry Act and Titles Act 2.Subdivision Plan / Plan of
Subdivision This is a plan which is registered at Land Registry
Office once approved Meets requirements necessary for registration
Displays boundaries where parks, buildings and streets are to be
located
Slide 16
3.Surveyors Real Property Report Commonly known as Building
Location Survey Shows boundaries of property and location of
building Made up of Plan of Survey (see previous slide) and written
report 4.Reference Plan (R-Plan) Graphic illustration deposited at
Land Registration Office but not registered Most changes to land
(subdivision/severance etc.) must be accompanied by R-Plan
submission Blueprint used to illustrate proposed changes in land
R-plans describe a number of properties (1,2,3,4)
Slide 17
R-plans show surveyed boundaries, dimensions as well as
documentary or physical evidence that could have an impact on title
of the property It might show location of fences since these may
suggest the existence of encroachments, easements etc. R-plans are
typically required for severance of a plot or parcel since it
serves a descriptive purpose R-plans may also be used to get
permission for subdivision plans E.g. We submit this R-plan to the
Land Registration Office to get permission for our proposed
subdivision.
Slide 18
An official plan is a plan that lays out how a city will
progress It is a planning document or a formal projection that must
be approved by the Ministry of Municipal Affairs and Housing in
accordance with the Planning Act An official plan contains goals,
objectives and policies The city of Toronto has an official plan,
which only becomes official when approved by the Ministry of
Municipal Affairs and Housing
Slide 19
It is like an entire provinces Official Plan This statement is
issued by Ministry of Municipal Affairs and Housing Deals with land
planning throughout Ontario All Official Plans must be in
accordance with the Provincial Policy Statement
Slide 20
A provincial policy statement deals with: 1.Long-term planning
related to renewable sources of energy including wind and solar
power 2.Minimizing urban sprawl by promoting efficient land use;
supporting intensification in areas 3.Supporting protection of
Ontarios environment through policies like protecting water
resources 4.Encouraging protection of Ontarios natural heritage
resources (e.g. wetlands and habitats) 5.Promoting the development
of affordable housing 6.Responding to concerns over loss of
farmland through prohibition of retirement lots 7.Supporting and
protecting Ontarios rural areas by allowing rural-friendly
development
Slide 21
Dividing land into 4 Or More Lots is called Subdivision You
must fill a land development application (draft application) You
will need a Subdivision Plan/Plan of Subdivision created as per the
Planning Act This plan must be created by an Ontario Land Surveyor
(i.e. a surveyor certified by the Ontario Government) This survey
shows lots, blocks of land, road allowances in great detail It
should also include the proposed structure
Slide 22
The application must be sent to the Upper Tier Government (e.g.
Ontario or York region) Municipal Government (e.g. Town of Markham)
is responsible for giving final approval of the plan Approval
authority of municipal government sends notice of the draft plan to
a number of agencies including utility companies, federal parks
commission, Niagara escarpment commission etc.
Slide 23
If approved, the authority forwards all documents to the
Ministry of Municipal Affairs and Housing at the provincial level
The final step is to register the plan with the Land Registry
Office The registry used to issue an M-Number but no longer does so
Subdivisions are only created when you make more than 4 lots
Slide 24
The Subdivision Plan is created by an Ontario Land Surveyor,
who is someone certified by the Ontario provincial government
Subdivisions are only created when you create more than 4 lots The
provincial government (Ministry of Municipal Affairs and Housing)
gives final approval of the Subdivision Plan The Subdivision Plan
gives land a geographic identity
Slide 25
Creating less than 3 lots is severance and not subdivision
Severance is defined as dividing land into 3 or less parcels Land
is divided as per the Planning Act
Slide 26
You must obtain permission to sever land from Committee of
Adjustments (which operates at municipal level) It has the
authority to grant severance as well as minor variances such as
extending a deck or driveway Appeals against refusal to sever by
Committee of Adjustments lies at provincial level with the Ontario
Municipal Board (OMB) OMB deals with appeals, land use planning
under the Planning Act and financial issues related to
expropriation and Development charges
Slide 27
The Land Division Committee at municipal level is tasked with
ultimately severing land It typically grants permission with
conditions attached These conditions must be met before the
permission expires, or else permission is revoked and it does not
sever the land
Slide 28
A reference plan is for more than 1 property, lot or land A
Surveyors Real Property Report is for only 1 property or lot The
reference plan is useful for avoiding the lengthy and confusing
Metes and Bounds process
Slide 29
400 Series Highways are frequently known as Royal Highways or
Kings Highways
Slide 30
GIS combines the best of mapping with tables that outline
details ranging from land developments to road systems to
environmentally sensitive areas within a selected location It
derives data from 3 sources: 1.Spatial data It maps data such as
geographical features, including streets and buildings
Slide 31
2.Tabular data It provides quantified information that adds to
mapping feature, such as building permits issued in the selected
locale 3.Image data It gives visual images, including aerial
photographs and images captured using satellites