Lot Grading

Do I need a Lot Grading and Drainage Plan?

The following projects are subject to grading & drainage review and require a Lot Grading and Drainage Plan:

• New dwellings, including detached Additional Dwelling Units
• Additions to existing houses
• Roofed-over decks and patios within a side or rear yard
• Accessory buildings and structures larger than 400ft2 (37m2) such as sheds
• Basement walkouts located on side yards
• In-ground Swimming Pools
• Construction and/or excavation within 2 m of the property line

Examples of projects that are not subject to grading & drainage review:

• Uncovered decks with no grading alterations
• Pergolas or accessory structures with an open/slatted roof
• Front yard porch additions and/or covering an existing front yard porch only
• Second story addition only (no at grade work)
• Damage repairs (including fire) with a like-for-like replacement only

What if I am proposing a new structure or addition built on piers?

Additions and structures built on piers require a Lot Grading and Drainage Plan. For any new addition or structure, the surrounding site must be graded to ensure positive drainage is sloped away from the structure; topsoil must be removed from the site of the new structure; new downspouts may be required; and the property’s storm water runoff will be affected.

What if I am proposing a new structure or addition built on a slab-on-grade?

Additions and structures built on a slab-on-grade require a Lot Grading and Drainage Plan. For any new addition or structure, the surrounding site must be graded to ensure positive drainage is sloped away from the structure; topsoil must be removed from the site of the new structure; new downspouts may be required; and the property’s storm water runoff will be affected.

Who can prepare a Lot Grading and Drainage Plan?

The City requires Lot Grading and Drainage Plans to be prepared and stamped by a Professional Engineer (P. Eng.), Certified Engineering Technologist (C.E.T.) or an Ontario Land Surveyor (OLS).

What information should be shown on a Lot Grading and Drainage Plan?

All Lot Grading and Drainage Plans shall conform to the City’s Engineering Design Criteria. 

Lot Grading Plan Requirements

Who is Responsible

The Property Owner’s Role

The property owner is responsible for:

• Maintaining all lot grades approved by the City.
• Ensuring that any surface water does not cause property damage to surrounding neighbours. Note: Alterations may result in civil liability.

The Builder’s Role

The builder is responsible for the design and construction of individual lot grades and drainage, in conformance to the approved lot grading plan. Builder obligations with respect to the lot grading plan are outlined below:

• To fine grade and sod each lot within the timeframes specified in the Subdivision Agreement.
• To ensure the grading of each lot has been certified by a Professional Engineer.
• To repair any grading or sodding deficiencies until the subdivision has been assumed.

The Developer’s Role

For lots within current plans of subdivision, a subdivision lot grading plan showing elevations and the overall drainage pattern is prepared by the developer. This plan is reviewed by the City prior to release of the Building Permit. Other responsibilities include:

• Providing an overall lot grading and drainage design of the subdivision and is responsible for setting elevations and lot grades.
• Hiring a site Engineer to be responsible for certifying that each lot has been graded in accordance with the approved grading plan.

Lot Grading Deposits

We collect lot grading deposits as part of the Building Permit process. This is a security that is held until the lot has been certified as graded according to approved plans, and the Building Permit has been closed. 

A Lot Grading Deposit $2,000.00 is required prior to issuing the Building Permit. A $350 grading review fee is applicable and will be deducted from the Lot Grading Deposit ($1,650 refundable upon grading certification).

Fencing and Landscaping

It can be exciting to start making your new property feel like home with fencing and landscaping. However, it's recommended that you wait to install fencing or landscaping until the lot grading has been certified and we complete a final Inspection. This prevents any damage or removal to these works if adjustments are required to the grading of your property.  

Homeowner maintenance

Typically, your drainage is contained on your property and directed to an approved outlet such as the municipal sewer or ditch, a rear lot catch basin, or creek. Rainwater and melted snow flow across your property to approved outlets or focused flow in swales (shallow ditches). 

Landscaping changes that impact properties could result in numerous issues: negative feelings with your neighbours, costly repairs, and possible involvement of the City of Orillia and/or charges under the City’s by-laws.

• Be sure plantings, fences, landscaping, pools, etc. do not alter the drainage and impact your neighbours’ or other properties.
• Inspect your property, including the area around your home (1-2 metres from the foundation) and ensure that the ground drains away from your house.
• If any settlements have occurred adjacent to your house or elsewhere on your property, fill them back to the original grade with topsoil.
• Ensure that downspouts discharge onto splash pads or a hard surface directing water away from your house. If they discharge to the ground without a splash pad, there is the chance that the water will penetrate the ground beside your foundation wall and cause basement issues.
• Do not extend downspouts or other pipes to the property line or onto your neighbour’s property.
• Do not fill swales or change the direction of sheet drainage on your property.
• Ensure that all swales and rear lot catch basin covers are free of debris and leaves on a regular basis, especially in the fall and early spring.
• Discharge from pools, either periodic or in preparation for winter must be directed to the front of your property, to the road gutter or ditch to avoid impacting your neighbours.
• If you are planning a backyard skating rink, be aware of spring drainage issues that may arise on your own property or your neighbour’s.
• Talk to your neighbours on a regular basis about drainage maintenance issues.

Work with your neighbours to prevent drainage issues

Most flooding and drainage issues are caused by changes that you or your neighbours have made to your properties. Examples are a pool, a side yard walkway, a retaining wall, a patio, a deck or changes to the property’s grading.

Drainage issues on your property may be caused by:

• grading changes on property
• new landscaping or improper location and installation of landscape features like a fence or flowerbeds
• change in downspout or sump pump location or function
• compacted soil
• filled in or blocked side yard
• blocked drainage swales
• blocked private catch basin

Some ways to solve this issue are:

• discuss the concern directly with your neighbour and let them know how the changes on their property are affecting your property
• work with your neighbour to find a solution
• review the condition of your property and see if any changes you made may have affected the runoff flow such as gardens, retaining walls and low spots in your yard
• make a minor change to your property to help solve the problem

If these methods do not work, some individuals choose to live with water issues, some work as a group to solve the problem, while others pursue legal action.

Lot Grading Complaints

The city will not take action on calls about disputes between neighbours related to water on your property.

Storm drainage is one of the most common areas of neighbour disputes and the city does not intervene or mediate drainage dispute issues on private property as this is a civil matter. 

Common-law recognizes that the lower land must accept the naturally flowing surface water from higher land, however, surface water should not be directed by artificial means onto neighbouring properties.