Existing Conditions Plan
Existing Conditions Plans for Ontario Development Projects
We prepare accurate, survey-based existing conditions plans that document current site features — topography, drainage, vegetation, utilities, and structures — forming the foundation for Site Plan Approval, grading, stormwater, and servicing design.
The Baseline Document
What an Existing Conditions Plan Shows
An existing conditions plan is a scaled drawing prepared from a registered Ontario Land Surveyor's survey that captures the current state of a property before any development or design work begins. It is the baseline document that all subsequent engineering and planning drawings reference.
Topography & Grades
Existing ground elevations, contours, and spot grades across the site, establishing the drainage patterns and grade changes that inform grading and stormwater design.
Existing Structures & Features
Buildings, driveways, parking areas, fences, retaining walls, and other above-ground structures currently on the property.
Vegetation & Natural Features
Significant trees, hedgerows, woodlands, wetlands, and other natural heritage features that may be subject to municipal tree by-laws or Conservation Authority regulation.
Utilities & Services
Known above- and below-ground utilities including watermains, sanitary and storm sewers, hydro, gas, and telecommunications infrastructure on and adjacent to the site.
Drainage & Watercourses
Existing drainage patterns, swales, ditches, culverts, and any watercourses or regulated features within or adjacent to the property.
Property & Legal Information
Property boundaries, easements, rights-of-way, and adjacent road allowances as established by the registered survey.
When It's Required
When an Existing Conditions Plan Is Required
Municipalities and Conservation Authorities require an existing conditions plan as part of most development applications. It is typically the first engineering drawing prepared and underpins all subsequent design work.
Site Plan Approval
Required by the municipality as part of a complete Site Plan Approval application for commercial, industrial, institutional, or multi-residential development. The existing conditions plan establishes the baseline from which the proposed site plan, grading plan, and servicing drawings are developed.
Plan of Subdivision
Required to document existing topography, drainage, vegetation, and servicing for the lands being subdivided. Informs the subdivision design, lot grading, and stormwater management strategy.
Rezoning & OPA Applications
Supports rezoning and Official Plan Amendment applications by demonstrating existing site conditions, constraints, and compatibility with surrounding land uses.
Building Permit
Required for certain building permit applications — particularly additions, new construction on infill lots, and projects in regulated areas — to confirm existing grades, drainage, and setbacks.
Process
Our Process
Survey Coordination
We coordinate with a registered Ontario Land Surveyor (OLS) to obtain a topographic and boundary survey of the property, ensuring the survey captures all features required for the intended application.
Site Review & Field Verification
We review the survey data and, where necessary, conduct a site visit to verify existing conditions, identify features not captured in the survey, and note any constraints relevant to the proposed development.
Drawing Preparation
We prepare the existing conditions plan in AutoCAD to the municipality's drawing standards, incorporating survey data, utility information, natural heritage features, and all required notations.
Review & Quality Check
The drawing is reviewed for completeness and accuracy against the municipality's submission requirements and the applicable Conservation Authority's regulated area mapping.
Stamping & Submission
The completed existing conditions plan is stamped by a P.Eng. and included in the submission package for the Site Plan Approval, subdivision, rezoning, or building permit application.
Comment Response
We respond to municipal and Conservation Authority comments on the existing conditions plan and issue revised drawings as needed to achieve approval.
Regulatory Framework
Standards & Regulatory Bodies We Address
Municipal Drawing Standards
Each municipality — Burlington, Oakville, Hamilton, Mississauga, Brampton, Milton, and others — specifies drawing scale, title block format, required notations, and submission requirements for existing conditions plans. We prepare drawings to the applicable municipal standard.
Conservation Authority Regulated Areas
Conservation Halton, TRCA, Credit Valley Conservation, GRCA, and other Conservation Authorities require existing conditions plans to identify regulated features — watercourses, wetlands, floodplains, and their buffers — on and adjacent to the site.
Ontario Provincial Standard Drawings (OPSD)
Where applicable, existing infrastructure and proposed connections are referenced to Ontario Provincial Standard Drawings (OPSD) and Ontario Provincial Standard Specifications (OPSS) for consistency with municipal and MTO requirements.
Ontario Land Surveyor Coordination
Existing conditions plans are based on surveys prepared by a registered Ontario Land Surveyor (OLS). We coordinate directly with OLS firms to ensure survey scope, datum, and deliverables align with engineering and municipal requirements.
Deliverables
What We Deliver
Existing Conditions Plan
Stamped P.Eng. drawing showing existing topography, structures, vegetation, utilities, drainage, and property information to the municipality's drawing standard and scale.
Topographic Survey Coordination
Coordination with a registered Ontario Land Surveyor to obtain a topographic and boundary survey scoped to the requirements of the intended application.
Natural Heritage Feature Identification
Identification and notation of significant trees, woodlands, wetlands, watercourses, and other natural heritage features subject to municipal by-laws or Conservation Authority regulation.
Utility & Servicing Information
Compilation of existing utility and municipal servicing information from utility locates, municipal records, and field observation, incorporated into the drawing.
Municipal Submission Package
Complete stamped drawing package formatted to the applicable municipal submission requirements, ready for Site Plan Approval, subdivision, rezoning, or building permit submission.
AutoCAD & PDF Files
Deliverables provided in both AutoCAD (.dwg) and PDF formats for use by the project team, other consultants, and municipal reviewers.
FAQ
Frequently Asked Questions
What is an existing conditions plan and why is it required?
An existing conditions plan is a scaled engineering drawing prepared from a registered Ontario Land Surveyor's survey that documents the current state of a property — topography, structures, vegetation, utilities, drainage, and property boundaries. Municipalities and Conservation Authorities require it as the baseline document for Site Plan Approval, subdivision, rezoning, and building permit applications, because all proposed design drawings (grading plan, site plan, servicing drawings) are developed from this baseline.
Do I need a new survey for an existing conditions plan?
In most cases, yes. An existing conditions plan must be based on a current topographic and boundary survey prepared by a registered Ontario Land Surveyor (OLS). We coordinate directly with OLS firms to obtain the survey and ensure it is scoped correctly for the intended application. If a recent survey already exists for the property, we can assess whether it meets the municipality's requirements before commissioning a new one.
What is the difference between an existing conditions plan and a grading plan?
An existing conditions plan documents what is currently on the site — existing grades, structures, vegetation, and utilities — before any design work begins. A grading plan shows proposed changes to the site — new grades, drainage swales, and lot grading — to be constructed as part of the development. The existing conditions plan is always prepared first and forms the base drawing from which the grading plan is developed.
Does an existing conditions plan need to show trees?
Yes, in most cases. Municipalities require significant trees and woodlands to be identified on the existing conditions plan, as they may be subject to municipal tree preservation by-laws or form part of a natural heritage evaluation. Conservation Authorities also require identification of regulated natural heritage features. We coordinate with an arborist where a detailed tree inventory is required as a separate deliverable.
How long does it take to prepare an existing conditions plan?
Timeline depends primarily on the availability of a topographic survey. Once a survey is in hand, we typically prepare the existing conditions plan within one to two weeks. Survey turnaround from an OLS firm varies but is generally two to four weeks depending on site size and complexity. We coordinate survey timing to align with your overall application schedule.
Can you prepare existing conditions plans for projects across Ontario?
Yes. We prepare existing conditions plans for projects across the Greater Golden Horseshoe and broader Ontario, including Burlington, Oakville, Hamilton, Mississauga, Brampton, Milton, Halton Hills, and surrounding municipalities. We are familiar with the drawing standards and submission requirements of each jurisdiction and coordinate with local OLS firms as needed.
Need an Existing Conditions Plan?
Contact our team for a free consultation on your project's existing conditions requirements.
Contact Us
Start Your Existing Conditions Plan
Tell us about your property and application. We'll confirm the scope of the existing conditions plan required and coordinate survey timing to keep your project on schedule.