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EXPERIENCE

Planning & Facilitating | Projects

PLANNING:
Consulting Services:

The Larocque Group can provide consulting related to development services from site viability to completion of your project. We convene meetings to canvas public opinion on planning matters. We are able to analyze information from many sources and prepare reports that advise politicians and other decision-makers. We work with developers and homeowners in managing the Province of Ontario’s land and resources. We can assist with balancing the interests of an individual property owner while looking at the impact on the community as a whole. Through all of these facets we assist with providing good orderly growth. We make the difference in helping provide the community that we all want – Smart Growth.

Our firm has extensive experience in preparing and representing our clients for Applications for: Official Plan and Zoning By-Law Amendments; Subdivisions; Condominiums; Site Plan Agreements; Land Severances; Minor Variances and Building Permits. We subsequently deal with satisfying the requirements that your application is conditional upon receiving approval. Our familiarity with the types of conditions and the requirements for clearance of the conditions through the many different agencies assists us in expediting your project. Specifically we provide consulting services to obtain clearances and expedite registration of the project on all of the following:

Subdivision Agreements
Condominium Agreements
Official Plan and Zoning Amendments
Emergency accesses, road widenings and fire lanes, etc. cleared through Municipal & Regional Governments and the Ministry of Transportation
Archeological Assessments cleared through the Ministry of Culture
Environmental Impact Study cleared through both Regional and Municipal levels of the Government
Noise Study cleared through MOE, Regional and Municipal Governments and other affected agencies
Environmental Site Assessments, Phases 1, 2 & 3; and Record of Site Condition, cleared through MOE and Regional and Municipal Governments
Geotechnical Study clearances by the Niagara Peninsula Conservation Authority, the Regional and Municipal Governments, and other related agencies
Landscaping and Site Plans (both on new sites and updated sites), clearance through the Regional and Municipal Governments and other related agencies
Electrical Servicing and Easements, clearance and approval through the appropriate electrical authority and Municipal Government
Clearance of other conditions related to Hydro One, Ontario Power Generation, Canadian National Railway, etc.

We are Ontario Land Surveyors and provide all aspects of land surveying including:

Boundary Surveys for Residential, Commercial and Industrial Properties
Surveyor’s Real Property Reports for mortgage purposes
Site Plans for site development
Plans for Severances, Minor Variances and other Planning Act applications
Easement Plans
Topographic Surveys
Plans of Subdivision and Condominium
Reference Plans
Plans of Accident Sites & providing expert witness
Expert Witness, Litigation Support and Mediation Services
Special Projects

We develop Land Information Management Systems (GIS):

Our expertise enables us build a system that meets the needs of the client even when the information provided at the outset is severely limited. We structure the system for use by non-technical persons and can provide overall controls and establish protocols for maintenance. Procedural manuals and staff instruction are also provided. Please review our LIMS / GIS section for further details.

For builders, we provide a Builder's Package, which would include the grade plot plans (individual), the layout of the building for excavation and establishing grades, the layout of the foundation, and the subsequent Surveyor's Real Property Report, which may be utilized for both mortgage and sale purposes.

Topographic Surveys:

We provide a variety of services related to land topography providing digitized information and plans for uses ranging from building permits for residential dwellings to complete topographic surveys for comprehensive analysis of a site prior to development.

Expert Witness, Litigation Support and Mediation Services:

We provide on-going Expert Witness, Litigation Support and Mediation Services for cases requiring the expertise, education and experience of an Ontario Professional Land Surveyor. We deal with boundary disputes, title issues, accident surveys, encroachments, and boundary Line Agreements. Mr. Brent Larocque and Mr. Richard Larocque have both been called upon to give their expert opinions and also testify on a variety of different cases.

Building Location Surveys:

We provide surveys for mortgage purposes on residential, industrial and commercial buildings and provide a comprehensive written report to accompany the plan to assist the solicitor or mortgage company in analysis of the results. We are able to meet very short turnaround times for these types of surveys.

 


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PROJECTS
The following is a selected listing of a few of our projects:

A Sample of Consulting / Planning Projects

  • Lambert's Walk, 678 Line Two Road, Niagara-On-The-Lake: Phased Condominium (surveying, zoning, site plan, draft plan approval)
  • 103 Pembroke Street, Toronto: Apartment building conversion to condominium (surveying, draft plan approval and clearance of conditions)
  • 6390 and 6400 Huggins St., Niagara Falls: Apartment building conversion to condominium (legal surveying, draft plan approval and clearance of conditions; variances)
  • Golfview Apartments, 242 Oakdale Avenue, St. Catharines, Apartment building conversion to condominium (surveying, draft plan approval, minor variances and clearance of conditions)

Land Information Management Systems
Covering municipal infrastructure and/or electrical infrastructure in the following areas:

  • Town of Fort Erie
  • City of Niagara Falls
  • City of Thorold
  • Town of Lincoln
  • Township of West Lincoln
  • Town of Pelham (Village of Fonthill)
  • City of Port Colborne

Special Survey Projects

Hydrographic / Bathymetric Surveying

Special Consulting Projects

  • St. Catharines
    • Storm Hair Group, 84 Geneva Street
    • Carlton and Vine Plaza
    • Shickluna Hydro Project
    • Renaissance Beauty Salon, 169 Ontario Street
    • Rolls Royce Industries Canada Inc., 40 Neilson Avenue
    • Shoppers Drug Mart, 387 Scott Street, St. Catharines: Commercial Development with a Residential Component and at the same time recognizing the unique waterway, Walker's Creek)
    • Avondale Stores Limited, Carlton and Dunlop Streets
  • Grimsby
    • Ed Sobkowich Greenhouses Limited, Maple Avenue
  • Niagara Falls
    • Modern Landfill Inc., Fruitbelt Parkway - Site Plan, NEC Development Permit Application
  • Niagara-on-the-Lake
    • Cannery Park
    • 393 Victoria Street
    • Gate Street and Centre Street, Niagara-on-the-Lake, 4 new lots (legal and topographical survey, consents for severance and minor variances, development agreement, clearance of conditions, reference plan)
    • 123 William Street, Niagara-on-the-Lake, new lot creation (legal and topographical survey, consent for severance and minor variances, clearance of conditions, reference plan)
  • Lincoln
    • 5001 Greenlane Road, Lincoln: Surveying, site plan, variances

Consulting Projects
Condominiums:

  • St. Catharines
    • Wellington Street
    • Broadway Gardens
    • 77 Yates Street
    • Southwoods Condominiums
    • 37 Rykert Street
    • Woodgate Estates Condominiums, 137 Glendale Avenue
    • Winston Glen Condominiums, Phases 1, 2 and 3, Glen Morris Drive and Briarsdale Drive
    • Newport Quay Condominiums, Broadway Avenue and Lakeside Drive
    • On-the-Henley Townhomes, Lakeport Road
  • Niagara Falls
    • 5936/5942 Main Street
    • Coventry Park Townhome Condominiums
    • Mewburn Condominiums, Mewburn Road
  • Thorold
    • 78 Welland Street North
  • Niagara-on-the-Lake
    • Cannery Park-Solmar
    • Lamberts Walk
    • Mathews Glen Townhomes
    • Greystone on the Lake Townhomes

Condominium Conversions
(Single or Co-operative Ownership to Condominium, Existing Buildings):

  • St. Catharines
    • 215 Glenridge Avenue
    • 380 & 382 Vine Street
    • 359 Geneva Street
    • 159 Parnell Road
    • 141 Church Street
  • Niagara Falls
    • Courtyard Apartments, 4658 Drummond Road, Niagara Falls: Apartment building conversion to condominium (surveying, draft plan approval and clearance of conditions; variances)
  • Niagara-on-the-Lake
    • Greaves Jam Building, Queen Street
  • Smithville
    • Townline Road Townhomes
  • Lincoln
    • Friesen Boulevard Condominiums
    • Vinehaven Condominiums, Menno Street
  • Port Colborne
    • 72 Main Street East, Port Colborne: Apartment building conversion to condominium (legal and topographical survey, draft plan approval and clearance of conditions; condominium plans, site plan, variances
  • Welland
    • Commercial Building, Cross Street
    • Kings Manor, 22, 36 & 42 Glen Park Drive, Welland: 3 Apartment buildings converted to condominium (surveying, draft plan approval and clearance of conditions
    • The Locke, 699 Niagara Street
  • Toronto
    • 103 Pembroke Street

Subdivisions:

  • St. Catharines
    • Bromley Gardens
    • Broadway Gardens
    • Cedar Creek Subdivision
    • Edgewater Subdivision
    • Masterson Heights Subdivision
    • West Oak Village Subdivision
    • Cherry Wood Estates Subdivision
    • Creekside Heights Subdivision
  • Niagara-on-the-Lake
    • Cannery Park
    • Shaws Lane Townhomes
    • Hunter Farm Subdivision, Phase 1 and 2
    • Peaceacres Subdivision
  • Niagara Falls
    • Mount Forest VI

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