We prepare and submit Engineering Drawings, Site Plan, Site Servicing, Erosion Control & Site Grading Plan and Stormwater Management Report to obtain Site Plan Approvals and Municipal Building Permits from City, Town, Township, County and/or Region for Proposed Construction, Renovation or Addition of Commercial, Industrial and Residential Buildings including Retail Shopping Plazas, Freestanding Signs, Office Buildings, Medical Buildings, Restaurants, Banquet Halls, Gas Stations, Retirement Homes, Multiplex Residential Units and Custom Build Homes in Ontario including Toronto, Pickering, Ajax, Whitby, Oshawa, Clarington, Brighton, Port Hope, Cobourg, Trenton, Belleville, Peterborough, Kawartha Lakes, Port Perry, Uxbridge, Stouffville, Sutton, Georgina, Keswick, Newmarket, Bradford, Barrie, Innisfil, New Tecumseth, Aurora, Richmond Hill, Markham, Vaughan, Woodbridge, King City, Bolton, Caledon, Orangeville, Brampton, Mississauga, Milton, Georgetown, Halton Hills, Guelph, Cambridge, Kitchener, Waterloo, Woodstock, Brantford, Hamilton, Stoney Creek, Grimsby, St. Catharines, Niagara on the Lake, Niagara Falls, Fort Erie, Welland, Burlington and Oakville.
Having vast experience in municipal engineering design, we offer effective, innovative and cost efficient concept designing, design detailing and construction drawings to our clients. Our team's proficiency in conceptualizing designs and plan in accordance with our clients' requirements has made us very successful.
Our licensed professional engineers prepare thorough, detailed, and clear Engineering Drawings and plans to suit the client's needs while also adhering to design requirements of the municipality and submit to municipality for review and approval to obtain site plan approvals and building permits.
Combining our knowledge in Building Science, extensive experience in Structural & Municipal Engineering and expertise in innovative unique, distinctive & cost effective designs, our engineers offer perfect solution to our clients.
Since our licensed Professional Engineers certify the plans and drawings they are filing for building permit are in compliance with Ontario Building Code, Municipal By-laws and Regional Government Authority Requirements, municipal plan review process for the building permit is always much faster.
We also produce clear and easy to understand well organized accurate detailed structural drawings for steel fabricators and steel erectors.
CUSTOM BUILD HOME
Design
Site Plan Approval
Building Permit
Our architectural designers design the true site-specific design to build our clients’ dream custom build homes. Our designers creatively and cost effectively try their best to incorporate everything possible on our client's dream custom build home wish list. We pride ourselves on work diligently to create real value for each client.
Our Custom Build Home Building Permit Package to obtain Site Plan Approval for a Custom Build Home and Building Permits to construct a typical Custom Build Home up to 3,500sq.ft. is $8,975+HST.
Our Custom Build Home Building Permit Package includes the following plans, drawings, and reports.
Site Plan:
Floor Plans - (Up to 3 Revisions - Any additional revisions to the Floor plans will be billed at $195+HST per each occurrence) Fully dimensioned, for each level showing uses of all spaces, including location of smoke alarms /carbon monoxide detectors and all plumbing fixtures in the proposed custom build home.
Elevations (Up to 3 Revisions - Any additional revisions to the elevations of the custom build home will be billed at $195+HST per each occurrence)
ü Exterior finishes with roof slopes, window/door type, locations & sizes including height of sills above floor level of the custom build home.
ü Exterior Cladding Materials Colour Palette Schedule
ü Area of exposed building face, percentage/area of unprotected openings and required limiting distance(s).
ü Exterior decks/landings, stairs, guards/handrails.
ü Floor to floor, floor to ceiling and overall building heights.
Sections - Cross section(s) to show proposed construction of the custom build home and specifications of all floor, wall, & roof assemblies of the custom build home.
Construction Details and Notes
ü Detail stairs, landings, guards & handrails.
ü Building materials & specifications of all wall, floor, and roof assemblies with typical wall section and typical roof detail.
ü Guard details including connection detail.
Site Grading Plan - To ensure that
ü positive storm drainage is achieved according to Municipal Standards
ü proposed grading will not adversely affect abutting properties or cause water to accumulate around the proposed construction.
ü tree preservation is achieved as may be required
Site Drainage Plan - Site Drainage Plan is a necessary component of a custom build home. When a new custom build home is constructed, it is essential that the lot be graded properly to ensure that surface drainage is directed away from the custom build home and so that it does not cause problems or damage to neighbouring properties.
It is also important that the custom build home be elevated so that the top of the foundation wall is at least 150mm (6”) above the adjacent ground level, to avoid water entering any masonry weep-holes and to prevent rotting at the bottom plate of the framing.
Downspouts from roofs should discharge at grade onto a splash pad at least one metre away from the custom build home and should not be directed towards adjacent properties nor render any sidewalk impassable. A well-defined swale along the side lot line should be established.
Erosion & Sediment Control Plan - Erosion and sedimentation are naturally occurring processes that involve particle detachment, sediment transport and deposition of soil particles. Construction of a custom build home commonly alter the landscapes where they are located, exacerbating these natural processes. During construction of a custom build home, siltation control methods shall be undertaken around the lot perimeter to prevent erosion and sedimentation on adjacent properties.
Designing and implementing an effective Erosion and Sediment Control Plan is essential for minimizing the potentially adverse environmental effects originating from a construction site of a custom build home. A good Erosion and Sediment Control plan should use a multi barrier approach which includes prevent erosion during the construction process of a custom build home to deal with suspended sediment at the source and minimize sediment transport from leaving the construction site of a custom build home.
Site Servicing Plan - Only single connections are permitted per lot for sanitary sewer, storm sewer and water service for a custom build home.
Typically, water service connections are at a depth of 1.75m at the streetline, located at a minimum of 0.5m from the property line and 19mm in diameter minimum except when the length of the connection from the main to the building setback exceeds 30m, then the minimum size shall be 25mm diameter. Waterboxes are installed on the street side of the streetline and shall not be located in the sidewalk or under a driveway. Minimum required separation between the water service connections and sewer connections is 2.5m.
Before demolishing the existing home, a CCTV inspection shall be performed from the cleanout inside the home to determine whether the condition of the existing service lateral within the municipal Right-of-Way is acceptable for reuse.
Typically, a 125mm diameter single sanitary SDR 28 PVC connection is installed at a 2% minimum grade for each new custom build home with a minimum of 2.75m cover at the streetline. In general, sewer bedding shall be as per OPSD-802.010 for flexible pipes. If connections have less cover, it may be necessary to raise basement elevations to accommodate connections.
In general, foundation drains are connected to the storm service connection with a minimum 125mm diameter SDR 28 PVC, at 2% minimum grade.
In general, driveways of new custom build homes drain towards the street with slopes range between 2% and 8%. Driveways of custom build home driveways shall be straight and perpendicular to the curb and centred opposite the garage door as much as possible. Curb cuts and driveway edges shall be located with a minimum of 1.2m clearance from all street furniture including light poles, trees, hydro transformers, hydrants, watermain valves and utility pedestals. Deflection of the driveway to accommodate utilities is not permitted. Water boxes shall have a minimum 0.3m clearance from the driveway edge.
Structural:
Mechanical (HVAC)
Stamped engineering shop drawings are required for pre-engineered floor systems and prefabricated roof trusses.
No additional charges for required revisions & changes to our drawings and plans due to the comments from the authorities upon reviewing the drawings prepared by us.
Land Survey for a Lot to build a Custom Build Home
A land survey plan would include the location and dimensions of lot lines of a private lot, survey monumentation (bars), buildings, garages, decks, fences, retaining walls and other major improvements to the lot as well as easements, rights-of-way and other property interests.
An Ontario Land Surveyor is the only person who can confirm lot boundaries. All legal boundary survey work in Ontario must be carried out under the supervision of a licensed Surveyor of the Association of Ontario Land Surveyors. Legal boundary surveying certified by the surveyor confirms that extensive boundary research has been conducted and boundary corners have been marked with iron survey bars.
A survey plan is a representation of the physical conditions of the site at a specific point in time and reliance on any old survey plan should be done with caution, and with an awareness that physical conditions of any site can change with the erection of fences, building additions, and the passage of time. A copy of an old survey may not reflect the way lot is now and may not be useful for legal purposes.
Ontario Land Surveyors provide an expert opinion on the location of boundaries. Ontario Land Surveyors use historical research, knowledge of statute and common law, and the latest technology in measurement and data processing.
Typically, all the construction and development projects commence with a topographic survey (topo). Topographic survey (topo) is the recording of coordinates and height data of natural and man-made features of the landscape for a private lot including spot elevations of important features and requires benchmarks to which ground contours are related.
Architects require Topographic Survey (topo) to prepare proper site plans and design buildings or to decide where proposed buildings can and cannot be constructed on the site.
Engineers need Topographic Survey (topo) to prepare site grading plans, erosion and sediment control plans, drainage plans, site servicing plans, soil management plan, fill control plan, site alteration plan and stormwater management reports.
Topographic surveys (topo) may also be used when creating plans for drainage ditches, grading or other features, using the natural landscape as the basis for such improvements. Topographic Survey and Boundary Plan of Survey can be merged on to one survey plan or shown on separate survey plans.
The following services are included for legal (SRPR) and topographic survey on the property that will be completed in 7 day timeframe.
The typical cost to complete the topographical and boundary survey for an urban infill lot in a subdivision including ALL disbursements.is $1,690+HST which
Weather permitting, upon the receipt of all existing historical documents and plans a new legal/boundary survey with topographic details prepared by a licensed Ontario Land Surveyor could be completed in seven (7) days.
Geotechnical And Hydrogeological Report
A Geotechnical Investigation is required to evaluate the subsurface soil conditions including soil bearing capacity, groundwater table, soil infiltration rate, and percolation rate, for the proposed custom build home and provide appropriate recommendations for site preparation, foundation/footing design, drainage and other design and earthwork construction considerations including drainage, backfilling, asphalt pavement design, soil and groundwater conditions (confirming the suitability of soils for infiltration and location of groundwater table) as well as infiltration rates (i.e. percolation rates based on in-situ percolation tests).
Geotechnical investigation establishes the underlying soil and groundwater conditions and their impact on the design of the proposed Custom Build Home.
Typical Scope of Work for Geotechnical Investigation as follows:
• Identify the locations of buried and overhead public utility services prior to any drilling activities.
• Organize private utility locate services for the site prior to any drilling activities.
• Drill four (4) boreholes at the site to depths of 5m to 8m, or until auger refusal occurs or bedrock is encountered.
• Soil sampling will be conducted in full accordance with the ASTM D 1586. The intrusive subsurface investigation will be conducted by means of auger boreholes advancement through the subsoil, and a 50 mm diameter spoon sampler driven 450 mm into subsoil by a 65 kg hammer, falling 760 mm, collecting soil samples at a 0.76 m interval to a depth of 3.0 m then every 1.5 m interval therefore and at stratigraphic boundaries. Logging of the soil samples will conform to the Unified Soil Classification System.
• Field work will include continuous logs of soil types, standard penetration resistance values to determine the bearing capacity of the soil, groundwater and free-standing water table levels, cave-in depths and special conditions encountered.
• Selected soil samples will be submitted to the laboratory for Grain Size & Hydrometer analysis and Moisture Content tests. Samples for Atterberg Limit tests may also be required.
• Selected soil and groundwater samples will be submitted to the laboratory for pH, chloride and sulfate analysis, to determine potential corrosive effects on reinforced concrete.
• Surveying ground elevation at borehole/well locations using local geodetic elevation benchmark (geodetic elevation may be used, if a topographical survey is provided); and
• Completion of geotechnical report including considerations of founding soil bearing capacity, recommendations for foundation / slab types, construction excavation and pavement design.
Hydrogeological Investigation (Conducted Concurrent with Geotechnical Investigation)
A Hydrogeological Investigation will be conducted concurrent with Geotechnical Investigation at the Site to determine the groundwater conditions and to make recommendations for temporary construction dewatering and /or permanent drainage with relation to the site development and, if applicable, for application for PTTW and/or registration on the EASR.
The scope of works for a Hydrogeological Investigation conducted concurrent to the Geotechnical Investigation is as follows:
a) Install four (4) 50mm monitoring wells for groundwater monitoring and field tests.
b) Conducting pumping and/or slug tests in two of the monitoring wells if groundwater levels are encountered within or in proximity to the founding depths.
c) Testing of one groundwater sample for parameters under the York Region Sewer Use Bylaws.
d) Conduct MOE well record search to determine impact on domestic water supply wells in the area.
e) Carry out a preliminary water balance assessment as the site is in a Wellhead Protection Area for quality (Q1 and Q2).
f) Conduct field infiltration tests to recommend low impact development methods as the area is in a Significant Groundwater Recharge Area.
g) Completion of hydrogeological report including considerations of temporary construction dewatering and requirements for permanent drainage.
A geotechnical and hydrogeological assessment to evaluate the subsurface soil conditions including soil bearing capacity, groundwater table, soil infiltration rate, and percolation rate, at the proposed development and provide appropriate recommendations for site preparation, foundation/footing design, drainage and other design and earthwork construction considerations including backfilling, asphalt pavement design by our geotechnical engineer would cost $2,995+HST plus $1,195+HST per borehole. The turnaround time for a typical Geotechnical Engineering Evaluation is about 3 to 5 weeks. We would require the site plan of the proposed custom build home and the topographic survey to commence the work. Fee for our Geotechnical Engineer is to inspect the footing excavation and certify the stability and bearing capacity of the soil prior to construction of a custom build home is $1,295+HST.
If required,
Our Licensed Professional Engineers and Architectural Designers specializing in designing custom build homes offer Custom Build Home Building Permit Package to obtain site plan approval and building permits to construct new custom build homes in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch-Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury).
Typical Required Documents
Survey:
Legal Survey
Topographical Survey
Engineering Plans/Drawings:
Site Plan
Site Servicing Plan
Site Grading Plan-
Stormwater Management Plan
Traffic Study & Assessment
Arborist's Report
Landscape Architect's Design
Ecologist's Report (Required for Conservation Authority)
Slope Stability Report (Required for Conservation Authority)
Record of Site Conditions- (Required for Zoning Changes for Residential Developments) -
Geotechnical Report -(Required to design footings, pavements, stormwater management and septic system)
Environmental Site Assessment Report ) - Required by Municipalities & Lenders
Additional Drawings and Plans Required to Obtain Building Permit:
Architectural Drawings
Structural Drawings
Mechanical HVAC Drawings
Plumbing Drawings
Electrical Drawing
Fire Safety Drawing
Sprinkler Design
Land & Building Experts
Professional Engineers Ontario
Certificate of Authorization # 100205934
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