What is a Lot Development Plan (LDP)/Site Plan?
A lot development plan (LDP) is a sketch depicting the proposed development for a particular lot. It is prepared by a certified engineer for the purposes of building permit application.
A lot development plan shows:
- Lot boundaries
- Lot dimensions
- Proposed building location/dimensions
- Proposed driveway location and size
- Proposed tree
- Location and nature of easements affecting the lot
- Lot grading
- Approximate location of swales
- Additional lot information specific to your lot (ex. ‘no cut zones’)
A copy of your LDP will be emailed to you prior to closing. If you have any questions please contact Doug Tarry Homes – Land Development – 519-631-9300
As per Municipal requirements Doug Tarry Ltd. is required to plant a ‘street tree’ on each lot. Tree species are determined by the Municipality at the time of Subdivision approval and are matched to the specific site conditions to ensure success of the tree. They are an important landscape feature of the neighbourhood and the City as a whole; homeowner support is imperative to the success of the tree.
Homeowners are required to water and care for trees planted in the boulevard of their lot. Care instructions will be distributed to homeowners prior to the installation of the trees. Any questions or concerns regarding street trees should be directed to Doug Tarry Homes – Land Development – 519-631-9300
A “no cut zone” is an area that the developer/Municipality/Conservation Authority wishes to keep natural. Permission should be obtained from the developer when wishing to remove trees or vegetation. Further information may be obtained by calling Doug Tarry Homes – Land Development – 519-631-9300.
I have an easement on my property, what does that mean?
The purpose of the easement is to protect buried infrastructure which has been installed on a portion of your property (i.e. Storm Sewer). This easement gives legal access to Municipal officials to enter onto the land for the purposes of inspection/maintenance. Sheds, pools, decks, fencing or any means of blocking or altering the easement may not be permitted.
Further information may be obtained by calling the Building Department or Environmental Services.
I have a swale on my property, what is it for?
A swale is a low tract of land designed to manage water runoff, filter pollutants and increase rainwater infiltration. The swale is designed to capture water and if necessary, direct it toward a point of outlet – generally a catch basin. Blocking or altering a swale in any way is not permitted. Further information may be obtained by calling Doug Tarry Homes – Land Development – 519-631-9300
Every lot has a swale located somewhere on the property. The severity and location of the swale will depend on the lot.
What is a Final Grading Certificate (FGC)?
A final grading certificate (FGC) is issued following completion of final grading and sodding. Revisions are made to the LDP following site inspection and surveying by a qualified individual; final review is completed by a certified engineer. The resulting sketch shows the same information as the LDP with the addition of the ‘as constructed grades’ measured during the site inspection. FGC are submitted to the Municipality for review to ensure general conformance with the subdivision grading plan. If you would like a copy of the Final Grading Certificate for your lot, please contact the Building Department at the Municipality.
What is a Building Lot and Location Survey?
A Building Lot and Location Survey (also known as the Real Property Survey or BLS) shows the as-built location of the structures constructed. It is prepared by a Surveyor following foundation completion. Your BLS should be referenced when determining the location of exterior structure such as fences. Two copies of the real property survey are included in your closing documents.
Why are there no survey pegs on my lot?
Survey markings may no longer be visible after the lot is graded and landscaped. Please do not use wooden stakes as evidence of lot lines. Building lot and location survey (mentioned above) may be helpful; alternatively, a surveyor can accurately mark out your lot lines. Kim Husted Surveying (519) 842-3638
When will the Builder complete the grading, sodding and any unfinished exterior work?
Exterior works are subject to the construction schedule and seasonal availability, Doug Tarry Homes strives to complete these works within the guidelines prescribed by the Tarion New Home Warranty. Contact Doug Tarry Homes – Land Development – 519-631-9300 for further information. Municipal consent to occupy the home will be granted as soon as safety and basic service requirements are met, however, this does not guarantee that the home will be completed to the homeowner’s satisfaction.
When can I construct a fence, pool, patio, shed, or deck on my property?
All homeowners must contact Doug Tarry Homes prior to installing fencing, pools, and other landscape work as this work may alter the grading on your property. Builders and Subdividers can require that homeowners dismantle fences, decks, sheds, etc. if necessary to complete their grading and drainage works. Do not landscape, erect fencing, decks or sheds or install a pool without receiving the necessary approvals. Further information may be obtained by calling Doug Tarry Homes – Land Development – 519-631-9300
What are Subdivision Restricted Covenants?
In some instances a Subdivider will register on the title of new Subdivision lands Restricted Covenants dealing with issues relating to parking, fencing, landscaping etc. in the Subdivision. These Restricted Covenants are between the Subdivider and property owners. The Municipality has no involvement. These should be discussed with a Solicitor.
Can I widen my driveway and who should I contact?
Any requests for a change to the entrance width must be obtained from the Municipality. Further information may be obtained by calling Doug Tarry Homes – Land Development – 519-631-9300
What is ‘over dig’ and why is it required?
Sometime excavating crews need to ‘over dig’ i.e. dig past the limits of what will be the foundation; this is required to stabilize the sub-base soil and to allow placement of footings. The extent of over dig depends on the nature of the soil – in some instances the over dig reaches the next foundation.
Homeowners may not be permitted to install fencing or landscaping along the side yard of their property while the adjacent lot remains vacant. Further information may be obtained by calling Doug Tarry Homes – Land Development – 519-631-9300
Do I need a building permit for a shed, deck, fence, pool, to finish my basement, or to install an air conditioner?
To determine if you require a Building Permit, please contact the Building Department. To ensure compliance with the Municipality‘s Zoning By-law regarding setbacks from property lines, size etc. **Always call the local utilities to locate underground services prior to digging.**
I want to install a pool on my property. How do I proceed?
You should review your Agreement of Purchase and Sale and Restrictive Covenants. The installation of a pool may result in changes to the grading or drainage; please note: all change to grading or drainage must be approved by Doug Tarry Homes. Authorization from the Municipality is required.
What are the Subdivider‘s responsibilities?
Final acceptance and/or assumption of a Subdivision occurs when the Municipality assumes responsibility for the maintenance of all municipal services from the Subdivider. This typically occurs within three to six years after the registration of the Subdivision, or when all the Subdivider‘s requirements have been fulfilled. Until this happens, the Subdivider is responsible for all municipal and regional services and maintenance of the streets with the exception of snow clearance and garbage pickup. Unassumed roads are open to the public and subject to conventional rules of the road under the Highway Traffic Act including parking regulation.