1. Project Design & Pre-Development

BASE SURVEY

Conduct a comprehensive survey of existing site conditions, including natural and constructed features that may influence development design.

BOUNDARY & TITLE

Confirm property boundaries, title interests and existing easements that may affect the proposed development.

SITE INFORMATION

Collect additional survey information required for planning, design and municipal, regional or provincial applications.

DEVELOPMENT DUE DILIGENCE

Identify potential property, access, easement or encroachment issues early enough to address them through project planning or land acquisition.

Krcmar’s involvement can begin well before construction, supporting due diligence, land acquisition and the first stages of development planning.

One of the earliest requirements for the consultant team is reliable information about the existing property. Krcmar prepares detailed topographic and boundary surveys that establish an accurate base for architectural, engineering, planning and site design.

The survey may include property limits, buildings, structures, grades, utilities, servicing information, trees and other natural or constructed features that could affect development.

Title and boundary research also helps identify existing easements, encroachments, access rights or other interests that may influence the proposed design. Addressing these matters early can reduce the risk of discovering a significant property issue after the project has advanced.

Krcmar can also collect and provide site-specific information required for development applications, including site area calculations, municipal or private easements, road widening requirements, conservation authority information, existing building conditions and other design-impacting features.

2. Marketing & Sales

DEVELOPMENT STRUCTURE

Help establish the survey and legal framework required for the proposed building, site and ownership structure.

BUILDING & SITE DESIGN

Review design information against property limits, easements and other legal constraints.

AREA & NUMBERING COORDINATION

Assist with building, municipal and legal numbering and area information where required by the project.

PROJECT DOCUMENTATION

Prepare survey sketches, descriptions and supporting documentation required as the design advances.

As the project moves from preliminary planning into detailed design, Krcmar works with the consultant team to ensure the proposed development can be supported by the underlying property framework.

Architectural, planning and engineering information is reviewed in relation to legal boundaries, easements, access requirements and other site constraints.

For developments involving multiple building components or ownership interests, early consideration is given to how those components will function legally and physically within the site.

Krcmar also assists with building and site numbering, area information and the preparation of survey documentation required for planning, legal or development purposes.

For condominium components, this stage may also include condominium-specific requirements such as unit areas, disclosure plans, unit boundary descriptions and other documentation required before sales and registration.

3. Urban Construction

DESIGN INTEGRATION

Integrate architectural, structural, shoring and other design information into the construction site coordinate system.

CONSTRUCTION CONTROL

Establish the horizontal and vertical survey control required throughout construction.

FIELD LAYOUT

Provide layout for excavation, shoring, foundations, underground structures and the building superstructure.

AS-BUILT VERIFICATION

Confirm constructed elements against design requirements, property limits and applicable municipal requirements.

High-rise construction requires precise coordination between design information and conditions in the field.

Krcmar begins by establishing the survey control network that will support construction. Working drawings from architectural, structural, shoring and other consultants are reviewed and integrated into the site’s coordinate system.

This allows proposed two-dimensional design information to be accurately positioned within the three-dimensional construction environment.

Survey calculations and field layout may include property lines, excavation limits, shoring systems, piles, footings, structural grids, columns, walls, elevator shafts, slab edges and other critical building elements.

As construction progresses vertically, the survey framework must progress with it. Ongoing field measurements and tolerance checks help confirm that constructed elements remain consistent with design requirements.

Krcmar also considers the relationship between construction activity and surrounding properties. Shoring, tie-backs, crane operations or other construction requirements may affect adjoining private or public lands and may require supporting legal interests or agreements.

Regular as-built verification provides the development and construction teams with information they can use to identify potential issues before they create larger problems later in the project.

4. Planning & Legal Compliance

PLANNING COMPLIANCE

Prepare survey information and plans required to support development approvals.

OWNERSHIP STRUCTURE

Assist in developing the legal framework for projects containing multiple property or ownership components.

3-D PROPERTY INTERESTS

Define stratified property limits, easements and other interests where different uses occupy the same physical site.

LEGAL DESCRIPTIONS

Prepare legal descriptions required for easements, ownership separation and registration.

Complex high-rise developments frequently contain overlapping uses, shared infrastructure and legal interests that extend above and below one another.

Krcmar works with the developer, lawyer, architect and other consultants to translate the physical design of the project into an appropriate legal land structure.

Depending on the development, this may involve reference plans, condominium plans, severances, Part Lot Control, easements or other mechanisms used to create and describe separate legal interests.

For vertically integrated projects, Krcmar can prepare stratified plans that define property interests in three-dimensional space. These plans may identify limits around underground parking, buildings, access routes, elevators, stairs, service areas and other components.

The resulting survey framework also supports the preparation of legal descriptions for access, servicing, maintenance, construction and other easement rights required for the project to function.

This work is particularly important for mixed-use and multi-component developments, where residential, commercial, parking or other uses may occupy different portions of the same structure while sharing essential building systems.

5. Pre-Registration & Occupancy

AS-BUILT CONFIRMATION

Verify the location and configuration of completed structures and other project elements.

OCCUPANCY INFORMATION

Provide final survey information, numbering and documentation required as the building approaches occupancy.

DEVELOPMENT CONDITIONS

Assist with survey-related site plan, draft plan and municipal conditions.

SHARED FACILITIES

Identify and legally define facilities, services and areas shared between different project components.

Krcmar’s involvement continues as construction approaches completion and the project moves toward occupancy.

Field verification confirms that significant constructed elements are accurately represented in final survey documentation and remain consistent with approved plans and applicable property requirements.

Where required, Krcmar assists the consultant team with survey-related municipal conditions, certifications and supporting documentation required before final approvals can be obtained.

For projects containing multiple ownership or operating components, this stage also includes confirming the physical and legal limits of shared areas.

Parking structures, access routes, servicing, building systems and other shared facilities may require clearly defined legal rights and responsibilities between different parties. Krcmar provides the survey and property information required by the developer and legal team to establish those arrangements.

For condominium developments, additional work may include final unit, parking and locker verification, municipal and legal numbering, common expense information and other condominium-specific occupancy requirements.

6. Registration

FINAL LEGAL PLANS

Prepare the final survey plans and schedules required for the development.

RECORD INFORMATION

Coordinate survey information with architectural, structural and other project records where required.

APPROVAL COORDINATION

Address survey-related requirements identified through municipal or land registry review.

REGISTRATION

Coordinate final survey documentation required for deposit or registration.

As the development reaches completion, preliminary survey and legal concepts must be converted into final documentation that reflects what was actually constructed.

Krcmar undertakes final site verification and prepares the applicable legal survey plans, descriptions and supporting schedules required for the project.

Plans are coordinated with the developer, legal team, design consultants, municipality and land registry office as necessary to address outstanding requirements and support final registration.

On developments involving condominium ownership, this includes preparation and coordination of the final condominium plan and associated survey schedules.

Other high-rise developments may require reference plans, easement documentation or other legal survey plans to establish the final property framework.

Krcmar’s involvement throughout earlier stages of the project provides continuity at this critical point: the team preparing the final legal documentation already understands the site’s boundaries, design evolution, construction history and legal structure.

7. Post-Completion Support

REGISTERED PLANS

Provide final registered or deposited survey information to the project team.

PROPERTY LIMITS

Assist with interpretation of legal property, building and shared-area limits.

SHARED FACILITIES

Provide survey expertise relating to easements and shared facilities established through the development process.

ONGOING PROJECT KNOWLEDGE

Support owners, managers and project professionals when questions arise regarding the completed property’s survey and legal framework.

The legal and survey framework of a complex high-rise development continues to matter long after construction is complete.

Krcmar provides the final registered survey documentation required by the development and legal teams and can assist with interpretation of property limits, easements and shared facilities established during the project.

This can be particularly valuable in complex developments containing multiple ownership components or three-dimensional property interests, where understanding the relationship between legal limits and the physical building is not always straightforward.

Because Krcmar has been involved throughout the development process, our team retains an understanding of how the project’s physical and legal framework was created and documented.