8 STEP GUIDE TO THE LAND SURVEY PROCESS

Posted on by Meghna Negi in Land

Before any new land development project commences construction, there is a sometimes lengthy process of ensuring permits and development plans are in place and approved by the municipality or other authorities having jurisdiction.  Part of that process is obtaining land survey plans.  Here, we’ll take a closer look at the general steps to the land survey process:

Gathering Existing Information

In British Columbia, the Land Title and Survey Authority registers any relevant documents affecting the title of a parcel of land. This may include boundary lines, easement agreements, right-of-way or any other agreements and documents which could potentially impact a development. Land Surveyors collect any available information as a starting point.

Have A Base Boundary Plan Prepared

After reviewing the documents collected, the surveyor can begin the base plan using details from the information gathered. This typically includes boundary lines and distances, orientations and land areas.

Field Survey

Using specialized equipment, the surveyor does a physical survey of the development land. This information is used to verify existing property pins are in the correct location, as well as the location of any existing buildings or other structures. Information will also be collected on any elevation changes on the site.  

If there are any wetland areas adjacent or near the parcel, the plan can identify them to make sure the developers and planners can analyze the possible impacts of the new development on the wetland areas.

Prepare An Existing Condition Plan

After the field survey data is collected, it is added to the base boundary plan which creates an Existing Condition Plan. Topographical information such as elevation changes and water features like ponds or streams are also included on the Existing Condition Plan.

Settle Any Boundary Issue

Locations of any existing boundary pins can be compared against the Existing Condition Plan to make sure they match. If there are discrepancies, these must be resolved before submitting the plans to the land development engineer or planner.

Once any differences are resolved, the Existing Condition Plan is ready for the engineer who will be designing the development plans.

Obtain Other Relevant Survey Information

On occasion, the engineer or designer may ask for additional information which may impact the approval of the design plans. This could include things such as the location of individual trees. If additional information is requested, the Existing Condition Plan must be updated.

Have A Construction Stake-Out Survery Completed

After the development plan is approved for construction by the appropriate authorities, the surveyor may be asked to complete a Construction Stake-Out Survey. This delineates the location of where the building corners will be located, where the edge of paving will be and may include identifying locations of catch basins or other stormwater management components.

Get An “As-Built” Plan Completed

Once construction is complete, a final As-Built Plan is completed and provided to the municipality or other authorities, to ensure the actual construction matches the approved development plans. If any significant variances are identified, the contractor may be required to make corrections and the as-built drawings updated accordingly.

Land surveying is a complex process carried out by a limited number of companies regulated by the Association of B.C. Land Surveyors. To find a surveyor for your area, you can check their website at www.abcls.ca.

SUBDIVIDING LAND – TIPS FOR LANDOWNERS FROM A DEVELOPER

Posted on by Meghna Negi in Land

Subdividing land involves creating several lots from one or more properties, among other things. And depending on where the land is located, the local municipalities or governing authorities have a detailed procedure for how to obtain subdivision approval. While this process may vary slightly, here are some basic tips to get started

Hire A Qualified Land Surveyor

Anyone who wants to subdivide land needs to have the land surveyed by a recognized Land Surveyor. The Land Surveyor can also work with the local Engineering Department regarding any restrictions that may be placed on the land or any requirements for the development of the land.

Get Familier With The Official Community Plan (OCP)

The Official Community Plan regulates the development of property within the area. By finding out what the OCP allows, upfront, you’ll understand what can and cannot be done with the land.

Review The Certificate Of Title

Every property in British Columbia has a Certificate of Title registered at the Land Title’s Office. Obtain a copy of the Title to review any easements, encumbrances or right-of-ways that might affect plans for the property. You may be able to discharge some of these registrations, however, some are permanent and cannot be discharged. Have your solicitor review these charges on the title to determine if they will impact your plans for the property.

Building Schemes

Sometimes, Building Schemes may be registered on the title. When a developer plans a subdivision, there may be specific requirements to ensure the development area is completed in a consistent manner.  Some building schemes include items such as no asphalt driveways, no parking of large RV’s or boats on the individual lots, and other items that may affect the appearance of the neighbourhood in general. Building schemes can expire after a period of years and are no longer in effect even if they are still registered on title. Check the exact wording of the Building Scheme to ensure it doesn’t impact the subdivision in a negative way.

Pre-Application Meeting

All Subdivision Applications must be processed and approved by the local governing authorities. To start the process, a pre-application meeting is needed to ensure you start the process on the right foot. To obtain preliminary acceptance of the subdivision layout, bring your application to the pre-application meeting to work out any outstanding items that may be required in the application. 

Some of the things the governing authority will review at the pre-application meeting may include whether the proposed subdivision fits into the Official Community Plan, identifying areas for tree preservation and whether any further reports will be required such as Geotechnical reports, archaeological studies, traffic impact studies and more.

If you’ve hired consultants or engineers to assist in the Subdivision Application process, bring them with you to this meeting.

These tips are only the beginning of the subdivision process. For more specific details, refer to the local governing authorities for the step by step process to achieving your subdivision goals.

HOW TO READ A TOPOGRAPHIC MAP

Posted on by Meghna Negi in Land

Natural Resources Canada describes a topographic map as depicting, in detail, ground relief (landforms and terrain), drainage (lakes and rivers), forest cover, administrative areas, populated areas, transportation routes and facilities (including roads and railways), and other man-made features. 

The Government of BC website has a link to the Base Map Online Store where anyone can download a topographic map, for free, for any area of BC.

But what do you need to know to understand what the map means? When looking at a topographic map, you will see the following standard features (among others):

CONTOUR LINES

Contour lines connect points with the same elevation. If the lines are closer together, the steeper the slope and the greater the change in elevation. If the lines are farther apart, this shows a gentle slope and a slow elevation change. 

Contour lines indicate the shape of the terrain with rough circles likely showing a peak. Circles with tick marks generally show a depression rather than a peak.

Every fifth contour line appears to be a heavier line – called an Index Line. These lines generally identify the exact elevation of that line. 

Interval lines (usually marked on the legend or map index), show how many vertical feet are between lines. If the interval map shows 40, this means that each line is 40 vertical feet higher or lower than the line above or below it.

MAP SCALES

These tell you how detailed the map is. For example:

If the scale is 1:20,000 then each inch on the map is equivalent to 20,000 inches of real terrain. The level of detail is greater than if the scale were 1:50,000 as it covers a smaller land area.

A representative scale is a ruler noted on every map which gives an idea of how many miles or kilometres one map inch covers.

COLOR CODING

Topographic maps use a standard colour-coding system to identify different aspects or features:

Black – identifies cultural features such as buildings, railways or power lines.

Blue – identifies water features such as lakes, rivers, waterfalls, swamps or marshes.

Green – identifies vegetation, orchards, wooded areas or locations such as vineyards.

Red – identifies roads, highways, major transportation routes and even interchange exit numbers.

LEGENDS AND ORIENTATION

The map legend explains what each of the lines, symbols and other map characteristics are.

Generally, topographic maps are oriented to true north, while compasses are oriented to magnetic north. Because these are not usually aligned perfectly, you may need to figure out the difference between the two so you can adjust your bearings accordingly. 

Declination is the angle of deviation between the two points and is constantly changing because the earth’s magnetic field is also constantly changing. The difference between true north and magnetic north also varies depending on where you are on earth.

Many other features are found on topographic maps but the ones identified here will get you started.

8 WAYS TO DETERMINE A PROPERTY LINE DISTANCE

Posted on by Meghna Negi in Land

If you need to know the distance of a property line, there are a number of ways to get this information, some are free and some may have a cost associated with it. Depending on how exactly you need the measurement to be, you may choose one of the following:

  1. Survey plan. 

If you have a survey plan of the property from when you purchased it, this will show you the dimensions of the property and each property line. If you don’t have a survey plan, you can obtain one, for a small fee, from the Land Title and Survey Authority in British Columbia. Every property in the province has a Survey Plan registered on title, so obtaining one is fairly simple.

  1. City plans.

The municipality where the property is located has zoning maps and plats that will indicate the boundaries of a particular property.

  1. Existing conditions plan.

When land development plans are in process, a basic survey plan is the foundation for starting the development plan. Once the development plan is completed and approved for construction, the plan becomes known as the Existing Conditions Plan. This will define the property line dimensions.

  1. As-built drawings.

After construction is complete, an As-Built drawing is created showing exactly what was built so the municipality can confirm construction was done in accordance with the approved development permit plans.  The As-Built drawings show the property line dimensions and boundaries.

  1. Hire a surveyor.

If the development land is not already developed, you may need to hire a land surveyor to determine where the property boundaries are located. The Survey Plan created will clearly identify the dimensions and locations of the property lines.

  1. Pacing the property.

This method is only useful for quick estimates and should never be used if someone wants to rely on the measurement. It is not an exact science and can be off slightly from the survey plan measurements. With this method, you would measure your foot and then step off the property from one end to the other. Multiply the number of steps by the size of your foot and you’ll have a general idea.

  1. Use a measuring wheel.

A measuring wheel is a tool similar to a measuring tape, but is digital. The wheel is placed at the corner of the lot and rolled to the other end of the property while the digital reader measures the distance. While this method shouldn’t be relied on for legal purposes, it is more accurate than the previous method of pacing the property.

  1. Locate the survey pins.

If you can find the survey pins, you can measure the distance between them to determine the distance. But be mindful that property pins are sometimes moved either because of damage or because they were knocked over, so they may not have been put back in the exact spot.

Some of the above methods are more precise than others. Depending on how exact you need to be with your measurement, it may be worth spending a few dollars to obtain the existing survey plan from Land Title’s or if needed, having the property measured by an expert.

15 COMMON THINGS FOUND IN A LAND DEVELOPMENT PLAN

Posted on by Meghna Negi in Land

The legend on a land development plan contains the codes, symbols and designations for the features and attributes shown on the plan.

Some of the following standard items may be included on a development plan – look for the definition of each feature in the legend to understand what will be included in the property development once it is built:

  1. Buildings – are usually identified with a solid black line. The main structure will be clearly shown and any secondary or accessory buildings may also be noted.
  2. Property Lines – these identify where the property ends and gives a visual definition of how the property will look once all the features are included.
  3. Landscaping – trees, shrubs, planters or garden beds and any lawn areas will be identified. The legend may break down the specific plants shown on the plan.
  4. Driveways – any access points to the property will be identified.
  5. Dimensions – the property size will be reflected.
  6. Scale – the scale of the plan will be marked either with a ratio, or a ruler scale depending on the size of the development.
  7. Fences – any fence structures will be identified and may show the type of fencing to be installed.
  8. Setbacks – if there are any setback restrictions, these areas will be identified. The setback area cannot have any structures built on them, so it’s critical that these restrictions are known before construction commences.
  9. Easements – any easement or right-of way areas will be included on the plan to ensure the development doesn’t encroach or impede these areas in any way.
  10. Parking – certain types of land development require a certain amount of parking be provided. Identifying where the parking will be and how many stalls will be included can be an important part of the development plan permit in some instances.
  11. Septic tanks – while increasingly rare, if the development includes a septic field and tanks, these will be delineated on the plan.
  12. Paths – any pathways, trails or walkways will be marked on the plan.
  13. Street names – adjacent street names will be included to give perspective of how the development will face and how it will be oriented on the property.
  14. Lot dimensions – the size of the lot will be clearly marked.
  15. Distance between structures – these dimensions may be important if driveways, loading bays or other ingress or egress functions are included in the development.

Land development plans may include a number of other features or attributes depending on the type of development. Architects and planners will ensure all of the appropriate markings, definitions and other relevant aspects of the development are included and identified in the legend.

WHAT IS A ZONING TABLE?

Posted on by Meghna Negi in Land Sale

Every parcel of land or piece of property has a zoning classification, set by the municipality where the property is located. Within each zoning classification are a set of acceptable uses for the land.  Zoning is an important part of land development because without the correct zoning, a proposed development permit may not be approved. 

Re-zoning applications are an arduous process in most areas and can take upwards of six months to a year, depending on the municipality. This process involves multiple readings or reviews before the city council and public meetings where people in the affected community have the opportunity to raise issues or concerns. Re-zoning sometimes also involves a developer making changes to the proposed development if there are environmental or other concerns.

The zoning for any property within a municipality can be found on the municipality website, generally under the zoning by-law regulations.  They are often presented in a table format that shows the zoning designation, areas allowed, and acceptable uses under that zoning class. 

Some of the standard zoning classifications may include:

AGRICULTURAL: Uses such as nursery, field crop or farm are included in this zoning.  Generally, there are also rules surrounding having a primary dwelling or other ancillary uses or accessory buildings relating to the agricultural purposes of the property.

COMMERCIAL: Office, retail and service uses generally fall into the Commercial designation. This could include salons, laundromats or drycleaners, general office uses, grocery stores and other general retail outlets.

COMPREHENSIVE DEVELOPMENT: This site-specific zoning applies to developments such as parks, public use spaces, institutional uses, residential uses and a variety of other applications.

HISTORIC AREAS:  In Vancouver, areas such as Gastown, Chinatown and Yaletown, have historic designations in place to ensure the preservation of properties with historical significance. Rehabilitation of these areas and properties upholds the importance of the properties and their history while understanding that the needs and activities of the community are evolving.

INDUSTRIAL: An Industrial designation can be further broken down into light, medium or heavy industrial uses. Some of the businesses permitted in an Industrial zone may include artist studios, print shops, church use, a variety of manufacturing uses, cold storage facilities, gas stations, public utilities, or storage facilities and many more. 

RESIDENTIAL: A residential classification is applied to single-family dwellings, duplexes, multi-building properties, multi-family developments and in some cases, community care facilities.

Understanding the zoning classification of development property is critical in ensuring the proposed development is acceptable. And since there are a number of sub-classes within each of the above categories, anyone considering land development should make sure to review the current zoning to determine which zoning designation they will require to complete their development.

The classifications above are generally standard across municipalities, but it is important to consider the zoning and possible need for re-zoning if your development doesn’t fit within the current zoning designation.

5 PLACES TO FIND A LAND SURVEYOR

Posted on by Meghna Negi in Land

In British Columbia, the Land Surveyors Act specifies only a commissioned British Columbia Land Surveyor may establish property lines (boundaries) and corners. They are also the only professionals permitted to provide an opinion on the location of improvements or other features in relation to their proximity to a boundary or corner.  

To find a Land Surveyor, you can check the following resources:

  1. https://abcls.ca. The Association of British Columbia Land Surveyors (the “ABCLS”) is the self-governing regulatory group responsible for the conduct of its members. They do this by enacting bylaws and rules surrounding how the business of land surveying is conducted. The ABCLS also works with the government to improve the level of service provided to the public.

Since there are a limited number of commissioned land surveyors in the Province of British Columbia, there may not be one in your community.  The ABCLS website has a complete listing of all commissioned land surveyors, including names, companies and locations. The links for each surveyor provides their company contact information, email address and phone numbers.

  1. https://ltsa.ca. The Land Title and Survey Authority (“LTSA”) registers land surveys and title interests in a central registry which is one of the core sources of information when property is being conveyed (sold). Encumbrances, mortgages, right-of-way’s, easements or other registrations are all recorded by LTSA. Many of these items, or charges, are documents completed by the Land Surveyor to delineate the property lines or other boundaries of a particular property.
  1. Ask your real estate professional for a referral. Many real estate professionals have a network of associated service providers such as building inspection companies, land surveyors, lawyers, and mortgage brokers. Checking with your Realtor can be a great starting point if you need a land surveyor but haven’t used one previously. 
  1. Ask your lawyer. If you have, or know, a lawyer who provides real estate expertise, they may have relationships with land surveyors, or know of a reputable company for you to speak with.
  1. Internet search. Use your favorite search engine to find a reputable Land Surveyor in your area. 

As with any type of service provider that you’ve never dealt with before, speak with whomever you choose to determine if they can provide the services you need. A lot of companies will provide a free consultation and answer any questions you may have before you proceed.

Don’t hesitate to ask about pricing structure – is it a flat fee or a time and disbursements scenario. If it’s time and disbursements, ask them for an estimate so you know what you’re going to pay before you sign any agreements or contracts. You don’t want to find out there are a lot of hidden costs or expenses AFTER you sign the contract.

Also, ask for references that you can speak with. If they have a good track record, they are generally happy to provide you with the names of previous clients who can confirm they had a positive experience.

HOW MUCH DOES A TYPICAL LAND SURVEY COST?

Posted on by Meghna Negi in Land

The cost of obtaining a land survey is dependent on the type of survey needed and is influenced by a number of factors. Generally, the larger the area, the lower the cost “per acre”.

What does a land surveyor do?

Land Surveyors in British Columbia are responsible for establishing property boundaries and corners and providing opinions on the location of building improvements and other features in relation to the property lines. They complete legal surveys and prepare cross-sectional drawings, official plans, records and documents which can be registered with the Land Title Survey Authority.

What kinds of land surveys are there?

There are a number of land surveys, each with a different purpose, including but not limited to:

  • Topographical surveys
  • Construction layout
  • Control surveys
  • Building certificates
  • As-built plans
  • Deformation monitoring

How are the costs of the survey established?

Each of the following items will affect the cost of obtaining a land survey in British Columbia:

  1. Type of survey. As noted above, the type of survey will affect the cost. Generally, the more information collected, the longer it takes and as a result, the cost will be higher.
  2. Travel distance. Because the number of commissioned Land Surveyors in British Columbia is quite limited, travel will often be required, especially if the property being surveyed is located in a smaller, remote community. The farther the surveyors travel, the higher the cost for gas, time and possibly accommodations for overnight stays.
  3. Terrain. The lay of the land can create issues in collecting information for completion of the survey. If there are elevation changes, or other features which impact the surveyor’s ability to conduct the survey, it will take more time and as a result the costs will increase.
  4. Shape of the land. As with terrain challenges, the shape of the parcel can also impact the surveyor’s ability to collect information. A square shaped parcel will be easier to survey than a parcel with a variety of strange angles or corners.
  5. Availability of information. The local Land Title’s Registry is a great source of information, but in the event information is difficult to track down, more time will be spent sourcing the details needed, thereby increasing the cost of the survey.

When contacting a Land Surveyor, make sure to provide them with as much information and detail as possible to ensure you get an accurate estimate for the cost and to minimize the risk of unexpected “extra” costs cropping up later.  

Land Surveyors can’t offer a “one size fits all” price because every property is unique and the level of work and detail required varies.  For these reasons, it’s critical that you provide as much information as possible upfront so they can accurately estimate the scope and price of the job.

WHAT ARE WETLANDS?

Posted on by Meghna Negi in Land

Wetlands, by definition, are a distinct ecosystem that provides critical habitat for fish, birds and other wildlife. Wetlands can be permanent or seasonal, with both providing support for plants and animals. In British Columbia, over five (5) million hectares of land are currently part of the wetlands system, about 5% of the total land base.

Types of Wetlands

Wetlands are typically broken down as follows:

  • Swamp
  • Marsh
  • Bog
  • Fen

Swamps are typically forested while marshes are predominantly made up of herbaceous plants.

Both bogs and fens are peat accumulating ecosystems, often characterized by sedges and moss and the presence of peat. 

There are also a number of sub-types of wetlands including mangrove forests, flood plains, mires, vernal pools and many more.

Functions of Wetlands

Wetlands have been described, by some, as nature’s filtration system. Other functions include:

  • Recharging groundwater;
  • Absorbing and filtering sediments, pollutants and other excess nutrients;
  • Maintaining the flow of streams;
  • Controlling runoff;
  • Storing flood water;
  • Reducing erosion;
  • Stabilizing shoreline; and
  • Helping to regulate atmospheric gases (carbon) and climate cycles.

Wetlands are a vital part of our environment and can be used for a number of purposes such as:

  • Water storage and flood control. The ability to control the amount of water reaching a particular area can protect the ecosystems and surrounding communities from damage caused by too much water being deposited too quickly.
  • Wastewater treatment. This process removes contaminants from wastewater or sewage and converts it into a product that can be returned to the water cycle. 
  • Ecotourism. This growing tourism sector allows people to visit these special ecosystems without causing damage or disturbing the wildlife or environment.
  • Shoreline stabilization. Tidal and inter-tidal wetlands help to stabilize shorelines and limit erosion. Mangrove forests and coral reefs help to limit the impact of storm surge and protect the shoreline by reducing the height and speed of incoming waves.

There are other uses as well, however, the ones above highlight the overall importance of wetland ecosystems.

Conservation of Wetlands

Conservation of wetlands is vitally important and guidelines from the Province of British Columbia are designed to protect areas where water is either at or near the surface. In British Columbia, regulations are in place to minimize wetland losses from industries such as Forestry, Mining, Agriculture, Oil and Gas, Recreation and more. 

For more information on how the Government is protecting the wetlands, go to https://www2.gov.bc.ca/gov/content/environment/air-land-water/water/water-planning-strategies/wetlands-in-bc 

Wetland monitoring involves measuring specific wetland features over time, to identify factors that may reveal changes in overall wetland conditions. Management pursuits may also include restoration and enhancement activities to mitigate any losses. The information collected allows any changes or impacts to be assessed and addressed.

sell-land-lot-and-land-hire-land-agent-to-sell-your-land

How To Sell Lots & Land: And Why Is It Different Than Selling Home

Posted on by Meghna Negi in Land Sale

Selling a home is relatively easy – you find a realtor in your area and get the property listed on the MLS service, put up a sign and wait for people to view the home. The potential buyer can see the tangible asset (the home) and knows exactly what they are getting. 

Selling land or lots is different and not quite as simple.

If you’re trying to sell land lots or land, you need a specialist in this area of real estate sales to get the property marketed to the right groups of people.

Smaller Pool Of Buyers

The number of buyers looking to purchase land is a far smaller group than those looking to buy a home. People who buy land are also looking for different purposes than a home buyer.

Maybe they want a large lot or acreage to build a dream home or start a farm or ranch business, or a developer is looking to buy a large parcel of land to sell off individual lots to develop with homes or develop multi-family properties.

Whatever the case may be, the pool of buyers will be fewer than in a traditional home sale.

Different Information Is Needed

To reach the right audience, specific information is needed.

  • What type of development the current zoning allows
  • How large the lot or acreage is
  • And if utility services are available to the property lines are just some of the basics.

Access to the property via its own driveway or a road right-of-way or mutual easement, and environmental considerations and restrictions are all important details to be aware of.

Listing Needs To Be Specialized

In order to appeal to the right group of buyers, the listing needs to be specialized.

The information provided upfront will determine whether or not a buyer wants to “walk the land” or view the property.

You’ll need to note the site characteristics, slopes, water features or impediments, as well as all of the other details noted above.

By providing as much information as possible in the listing, the pool of buyers will be further narrowed down to only the ones who are serious possibilities.

Make Sure You Have Adequate Formal Information

Have a property survey done and the boundaries clearly marked. If there are easements or encumbrances on title, have those available for review and determine whether or not they can be discharged or removed from title.

Overhead (drone) or other aerial photos will help people get a clear picture of the property that you can’t get from ground level – size, shape, topography and any limitations as a result of these things will be identifiable from good quality, high-resolution image.

When selling land or lots, you need a realtor who works in this sector to avoid any potential pitfalls. If the realtor you hire isn’t familiar with this type of transaction, there is potential for lost time while they learn the ropes.

Hiring a specialist will get you the most qualified agent as they get up to speed on your property and its special attributes.