General Requirements for the Preparation of Plans

Transcription

1 August 6, 2003 General Requirements for the Preparation of Plans NOTE: This document is a Controller of Surveys Policy manual to be used as a general guideline for the preparation and examination of plans. The document is intended to outline some of the new rules and regulations that have come about as a result of the new LAND system. Reference should still be made to the various Acts and Regulations pertaining to specific situations which may or may not be included in this document.

2 Table of Contents Table of Contents... 1 Overview... 2 Plan Format... 2 General Plan Requirements... 4 Lettering Size... 4 Legends...4 Monuments...5 Details...6 Curve Information...6 Areas...8 Parcel Designations...9 Natural Boundaries...11 Miscellaneous...12 Page 1

3 Overview The goal of this document is to provide directions on plan preparation. With the implementation of the new Land Survey Regulations there is a need for universal drafting standards. Unless otherwise specified the following requirements shall apply to all plans. Plan Format 1. A plan must not exceed 860 mm in width or 3,000 mm in length. 2. A border of 20 mm minimum and 40 mm maximum around all edges of a plan must be kept clear of any information. 3. A title block must appear on every graphic plan. The text should be oriented in the same manner as the text shown on the plan. This eliminates the need to rotate images or hardcopy plans in order to read title block. Refer to plan type documents for additional information. 4. All plans submitted shall be clear in detail, complete as to information and shall scale accurately. The plan scale shall be 1:5,000, 1:2,000, 1:1,000, 1:500, 1:200, 1:100 or a scale approved by the Controller of Surveys. 5. Plans that reproduce illegibly or in a faint manner will be returned to be redrawn or replotted. No freehand drawing is permitted on a plan without the prior approval of the Controller of Surveys. 6. i) All road allowances on a plan must be shown as solid lines. ii) All titled boundaries such as quarter lines, legal subdivisions, source parcels, etc. must be defined by solid lines iii) Referenced feature plans shall be shown in their entirety as dashed lines. 7. (a) The full extents of the source parcel must be shown as solid lines and at a standard scale as specified in item 4. If this is not possible, the extents of the source parcel should be shown on a key plan. (b) Key plans should be drawn to scale. If they are drawn to a standard scale as specified in item 4, the scale must be displayed. If the key plan is drawn at a nonstandard scale, the scale must not be displayed. The notation Not to Scale must not be shown on the key plan. (c) Feature plans are not required to be shown in a key plan. 2

4 8. All parcels (including converted Metes and Bounds plans) immediately adjacent to the line of approval should be shown to give a geographical location. Note: Excessive reference information that is not required to give a geographical location may not be examined for its correctness. 9. All parcels (excluding converted Metes and Bounds plans) immediately adjacent to any survey tie lines should be shown to give a geographical location. Breaks in the tie lines may be used to eliminate some drafting in these situations as long as it is clear as to the location of the tie line. 10. Where there is a change in Township or Range, the Township or Range lines shall be clearly identified on each side of the road allowance. Text size shall be a minimum of 4.0 mm. ie: Twp 25 or Rge The legal land description along with a new extension number for all the remaining portions of the source parcels must be displayed. (a) The Quarter Sections affected by the new survey shall be completely described and shown as follows: i) at centre of section section number: 6 mm (minimum) location: 4.0 mm (minimum) ii) ¼ designation: NE W 2 Mer Ext. 1 (4.0 minimum) (b) Parcels or lots affected by the new survey shall be completely described and shown as follows: i) Parcels: A Ext mm (minimum) ii) Lots: 1 Ext mm (minimum) 12. In preparing a plan of survey the following abbreviations, as stated in Section 13(1) of The Land Surveys Regulations, shall apply: Appr...Approach Az...Azimuth BC...Beginning of curve BT...Bearing Tree BM...Bench Mark Bdy... Boundary Blk... Block CSM... Control Survey Monument Cal... Calculated ch... Chord 3

5 chd...check measured PCC... Point of compound Conc...Concrete curvature Cop...Copied PI... Point of intersection cs...countersunk Pit... 4 Pits Cor...Corner Pl... Planted Cult...Cultivation Pr... Principal Ded...Deduced R... Road Monument EC...End of curve R... Radius Evid...Evidence R/W... Right of Way F...Found Re-est. Re-established Frac...Fractional Res... Restored ha...hectare RM... Reference Monument IP...Iron Post Rge..Range IR...Indian Reserve Sec... Section LS...Legal Subdivision ST Subtangent Mkd...Marked St... Stone M Mound T... Trench Mer...Meridian TST... Total Subtangent Mon....Monument Twp.... Township Mr...Marker Post WO... Wooden P...Post with brass cap WOP... Wooden Post Past...Pasture Wit... Witness 13. The top of the plan shall be north. A north arrow shall be placed in a conspicuous position and shall clearly indicate the direction north. All information should be readable from the bottom or bottom right corner of the plan to ensure consistency in the placement of the text. General Plan Requirements 1. The minimum lettering size shall be: Heading 6.0 mm Legend 2.5 mm Survey Information 2.5 mm Section Numbers 6.0 mm Twp, Rge, Mer 4.0 mm Area 4.0 mm Site Names 6.0 mm Street Names 2.5 mm Lot Identifiers 2.5 mm Block Identifiers 4.0 mm Parcel Identifiers 4.0 mm Approved/registered Plan Numbers 2.5 mm 2. Legends: Most plans shall have a legend. Following are the suggested contents: 4

6 a) Standard road allowances on this plan are (or ) metres in width.(widths of standard road allowances shall be omitted on plans and a note made in the legend.) b) Measurements are in metres and decimals thereof. c) The Unique Identifier of S (number) for the survey firm has been stamped on all established standard iron posts. d) Area to be approved is outlined by a heavy dashed line. e) For surface or mineral plans, a note should be added to the legend stating All parcels within the line of approval have an extension 0 unless otherwise shown. (This does not apply to feature plans). f) For feature plans, a note may be added to the legend stating The extensions of all parcels affected by this feature are 0 unless otherwise shown. g) For feature plans, a note should be added to the legend stating New Right of Way limits are straight lines unless otherwise shown. This may eliminate the need to show some angles in congested areas. h) Monuments established along the right of way limit are marked and shown thus... i) Width of right of way is unless otherwise shown. j) Standard Iron Posts planted are shown thus. k) Standard Iron Posts found are shown thus.. Note: Text style Descriptive Plan Type II plans do not require a legend. 3. Monuments: a) Complete information shall be shown as to the type, markings, condition and position of monuments found. The markings on found Brass Caps do not need to be shown. However the year in which it was established is required. (eg: F.P. 1965) b) Sufficient information shall be shown to clearly define the manner in which a monument has been re-establishment. c) Where informal referencing is used, the monument notation on the plan shall show the date of reference and date of re-establishment e.g. OR F.I.P. June 1, 1998 F.Pits June 1, 1998 PI.I.P.Mr. Sept. 1, 1998 Destroyed by construction 5

7 4. Details: a) Where sufficient space does not exist on the plan proper to show all information that is required, that information may be shown on a detail, drawn to a size that is sufficient to clearly show that information. The detail is not required to be drawn to scale. However it must be drawn proportionately so it is very clear as to its survey content. Plans with details drawn to scale will be acceptable regardless of the scale used. b) To link plan and detail together, monuments and angles shall be shown on the main plan, if sufficient space exists, and a notation indicating See Detail to coincide with the letter or number assigned to the detail. c) All details shall be drawn outside of the source parcel where possible. d) Details shall be numbered or lettered in a consecutive manner and shown adjacent to the affected parcel where possible. 5. Curve information: (a) Subdivision curves Subdivision curves shall show separate arc information for each lot, parcel, etc.. The total Delta, total Sub-tangent and radius of the total curve is required to be shown. If space permits, separate curve information for each curve segment may be shown at the surveyors discretion. Sufficient ties to Sub-tangents and radial lines must be shown to enable closures to be run aroundthe individual lots and parcels. 6

8 (b) Road and feature curves i) Curve information shall be shown as follows: (note the arc shall be shown adjacent to the curve in all cases) a) Simple curves.... Deflection angle between Sub-tangents (Delta) ST.... Sub-tangent R.... Radius b) Replacement of planned or constructed spiral curves shall show three simple curves and shall include the total Deflection Angle (T ) and total sub-tangent (TST). c) Retracement of existing replacement curves based on prescribed tables (Arc definition for roads and Chord definition for railways) shall show three simple curves and shall include the Total Sub tangent (TST) and Total Delta (T ). ii) When intersecting an existing curve or when it is necessary to re-establish one end of a curve, a minimum of two curve monuments and one tangent shall be found or re-established to verify the existing curve information. Curve intersection measurements to survey lines shall include: a) Distance from BC and/or EC to intersection on sub-tangent or chord. 7

9 b) Angle with sub-tangent or chord at intersection. c) Distance from the intersection on sub-tangent or chord to intersection on curve. Curve intersection based on subtangent ties: Curve intersection based on chord ties: 6. Areas: a) Areas on right of way (feature plans) shall be shown to the second decimal point within the source parcel where space permits. b) Areas on road plans shall be shown in the source parcel: i) To the second decimal point for municipal and RM roads. In the case of area within a lot it may be shown to the third decimal. 8

10 ii) To the third decimal point for Provincial Highway and Public Improvement surveys. In the case of area within a lot it may be shown to the fourth decimal. Areas less than four decimals shall be shown to square metres or portions thereof. 7. Parcel designations: a) On road plans each new parcel shall be designated with a letter. The lettering shall be consecutive and unique throughout the plan. Letters already assigned to parcel designations within the quarter section shall not be used within the same quarter section. i) Where a road parcel is divided into two or more portions adjacent to each other, by other title boundaries, such portions shall be lettered and numbered. ie: A1 = 0.00 ha A2 = 0.00 ha A3 = mm (minimum) Parcel A = mm (minimum) ii) Where the road parcel is divided, by other title boundaries, into two or more portions resulting in parcels that are not adjacent to each other, by other title boundaries, each parcel shall be lettered consecutively. ie: Parcel B = 0.00 ha Parcel C = mm (minimum) Example: 9

11 b) On subdivision plans, all new parcels must have a parcel or lot identifier, usually shown as a letter(s) or number(s). However some identifiers require a combination of both. These include the following: Streets - S#. Street Intersections SX# Lanes L# Public Reserves PR# Municipal Reserves MR# Walkways W# Environmental Reserves ER# Municipal Environmental Reserves MER# Buffer Strips BS# Municipal Buffer Strips MB# Note: When dedicated lands, such as MR, MER & MB, are created in the name of a municipality (urban or rural), the name of that municipality must be displayed on the plan as stated in The Dedicated Lands Regulations. In most cases the name would be displayed in the title block. STREET S7 L1 STREET SX1 SMITH ROAD S5 S10 L2 SX2 SX3 SX4 S8 S9 WHITE BLACK S6 S1 JONES S2 S3 AVENUE S4 Note: Every effort must be made so as not to duplicate Parcel Identifiers within the Quarter Section. 10

12 c) Road widenings on subdivision plans must be given a parcel identifier. If the new road widening is adjacent to a street, it is considered an extension of that street so it should be given an identifier of S#. If the new road widening is adjacent to a road allowance or road plan it is considered an extension of the road and therefore should be given a parcel designator of A, B, C, etc. or G as shown below. Road widenings on any plan other than a road plan must be labeled Road Widening. 8 Road widening G F Road Allowance x SMITH ST. Road widening S Natural Boundaries: The character of any natural feature adopted as a boundary shall be designated clearly and concisely on the plan. In the case of water boundaries, except where applicable legislation, judicial decisions or existing rights are to the contrary, use bank as defined in Section 32 of The Land Surveys Regulations, 2000 as the feature defining the boundary. a) Where title is based on the bank, the bank shall be shown according to the township plat referred to on the title. A note shall be shown on the plan stating The bank is taken as the boundary. For the definition of bank, see Section 32 of The Land Surveys Regulations. b) A note shall be added to the plan, adjacent to the bank, to clearly indicate the method used to establish the bank. eg: The bank was plotted from Township Plat dated or The bank was plotted from 1:60,000 Aerial Photography (Photo ISC L-16). 11

13 c) Where it is necessary to define the bank at the time of the current survey, measurements are to be shown at each change in direction to adequately define the bank. Miscellaneous 9. Total distances should be shown along the surveyed outer boundaries of subdivisions between deflection points. 10. Street names must be displayed where portions of urban areas are shown. 11. Condominium plans, shown for reference information, should be labeled Condominium Plan No. with the underlying subdivision plan number shown in brackets. eg: Condominium Reg d. Plan No. 99RA05654 (Reg d. Plan No. 96R68343) 12. When railway right of ways or railway station grounds form part of the source parcel, the centreline of the railway is not required. However, if the centreline is shown it must be shown as a faint dashed line so as not to be confused with the heavy dashed approval line. 13. The perpendicular width of right of way for new road (surface) and new right of way (feature) plans shall be shown at least once per ¼ section. The perpendicular width of other roads, streets, lanes and right of ways in the vicinity shall be shown. 14. Angles shall be shown at deflection points and intermediate monuments and a minimum of two angles shall be shown at the intersection of all lines of surveys. The placement of these angles must clearly indicate whether or not a deflection exists at the intersection. In congested areas, a statement may be placed in the legend stating New Right of Way limits are straight lines unless otherwise shown to eliminate the need to show some angles. 15. When common monuments are shown on multiple plans surveyed by the same surveyor during the same time period, one plan shall show the monuments as planted and the remaining plans shall show them as found. 12