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Consultation Boundary Survey Marking Property Lines Lot Line Adjustments Legal Descriptions and Exhibit Maps Topographic Survey Photo Control Property Division Elevation Certificates LOMA ALTA Surveys Construction Staking Court Exhibits and TestimonyConsultation
A professional consultation with a licensed land surveyor is of utmost importance when dealing with any matters related to land boundaries, property development, or legal disputes. Land surveyors possess specialized knowledge, skills, and expertise.
Consulting with a licensed land surveyor ensures that you receive reliable and accurate information about your property. They can assess your specific needs and provide valuable insights and recommendations tailored to your situation. Whether you're planning a construction project, buying or selling land, resolving boundary disputes, or seeking guidance on land use regulations, a land surveyor can offer expert advice and guidance.
Engaging a licensed land surveyor helps you avoid potential legal issues, encroachments, and costly mistakes.
To sum up, a professional consultation with a licensed land surveyor offers immense value by providing accurate information, expert advice, and guidance regarding land boundaries, property development, and legal matters. Their knowledge and expertise help you make informed decisions, avoid potential conflicts, and protect your property rights, ultimately saving you time, money, and potential headaches in the long run.
Boundary Survey
A boundary survey determines the location of your property physically on the ground. It is conducted by licensed land surveyors who specialize in accurately defining property lines and establishing the relationships between adjacent parcels of land. Boundary surveys are essential for various purposes, including property transactions, land development, construction projects, and resolving disputes.
During a boundary survey we conduct a thorough investigation of the property using a combination of historical records, deeds, maps, physical measurements, and field observations. We use surveying equipment and techniques to gather data and precisely measure distances, angles, and elevations.
Most often our primary objective is to determine the corners or monuments that mark the property's boundaries. These corners may consist of physical markers such as iron pipes, pins, rebar, stakes, or stone monuments, or they may be determined by analyzing legal documents and historical evidence. We carefully examine the existing evidence, consider the legal framework governing property boundaries, and apply our professional judgment to establish the location of the property corners and lines.
Once the boundary lines are established, we typically create a survey plat or map that depicts our survey results and procedures, along with any relevant features such as buildings, structures, easements, and encroachments. This survey document may be a Corner Record or a Record of Survey map and serves as an official record. It can be used by property owners, real estate professionals, attorneys, government agencies, and other land surveyors for legal and planning purposes.
Boundary surveys play a crucial role in various situations. They ensure that property owners have a clear understanding of the extent of their land, helping them make informed decisions regarding property use, development, and improvements. Additionally, boundary surveys provide legal protection by resolving conflicts and preventing encroachments or disputes with neighboring property owners.
In summary, a boundary survey is a detailed investigation conducted by licensed surveyors to precisely determine the legal boundaries of a property. It involves the identification of corner markers, analysis of historical records, and the creation of an accurate survey plat. By providing an authoritative representation of property boundaries, boundary surveys enable property owners to assert their rights, facilitate land transactions, and support land development activities.
Marking Property Lines
After a boundary survey has been conducted and the property lines have been determined, flagging is often used as a physical means of marking and identifying those boundaries on the ground. Flagging property lines involves placing visible markers or flags at key points along the determined boundary.
Licensed surveyors typically utilize brightly colored flagging tape and paint on markers made of materials such as wood, plastic, or metal. These markers are placed at the corners of the property and at regular intervals along the boundary line to clearly indicate the extent of the property.
Flagging the property lines serves several purposes. Firstly, it provides a visual reference for property owners and other stakeholders to clearly see and understand the boundaries of the land. It helps prevent encroachments and disputes by clearly demarcating the limits of the property.
Additionally, flagging can be useful during construction or landscaping projects as a guide for ensuring that any structures or improvements are within the bounds of the property. It helps maintain compliance with zoning regulations and prevents unintentional encroachments onto neighboring properties.
Flagging property lines provides a tangible representation of the survey results and offers a practical way to physically identify and respect the boundaries of a property. It serves as a visual reminder and reference for property owners, neighbors, and contractors, helping to avoid potential conflicts and promote clarity regarding property rights and boundaries.
Lot Line Adjustments (LLA)
In California, the Subdivision Map Act governs the process of adjusting property lines, also known as lot line adjustments (LLA) for existing parcels of land. A lot line adjustment is a legal procedure that allows property owners to modify the boundaries between adjacent parcels without creating new lots or subdivisions.
Under the Subdivision Map Act, lot line adjustments are subject to specific regulations and requirements to ensure proper land use planning and minimize potential impacts on surrounding properties. The process typically involves obtaining approval from the local planning or land development agency.
To initiate a lot line adjustment, property owners must typically submit an application that includes a survey map or plat depicting the existing and proposed property lines. The proposed adjustment must adhere to the requirements outlined in the Subdivision Map Act, such as maintaining minimum lot sizes, conforming to zoning regulations, and ensuring compatibility with adjacent properties.
The local planning agency reviews the application, evaluates the proposed adjustment's compliance with applicable laws and regulations, and considers factors such as impacts on infrastructure, access, and public safety. The agency may require additional information as part of the review process.
If the lot line adjustment is approved, the property owners can proceed with the modification of the property lines. The adjustment is typically finalized through the recording of the revised legal descriptions with the county recorder's office.
Lot line adjustments provide property owners with flexibility in managing their land, allowing them to accommodate changes in property use, resolve boundary disputes, or optimize property configurations while avoiding the more complex subdivision process.
It's important for property owners considering a lot line adjustment in California to consult with a professional land surveyor and understand the specific requirements and procedures outlined in the Subdivision Map Act and any local ordinances or regulations that may apply to their jurisdiction.
Legal Descriptions
and Exhibit Maps
A legal description is a detailed and precise written description of a property's boundaries and characteristics. It provides an accurate and legally recognized way to identify and define a specific parcel of land. Legal descriptions are commonly used in various legal documents such as deeds, easements, agreements, and exhibit maps.
In deeds, a legal description is essential for conveying ownership of a property from one party to another. It typically includes information such as metes and bounds (measurements and compass directions), reference to established landmarks, or surveying data that accurately delineates the property's boundaries. The legal description in a deed ensures that the property is properly identified and distinguishes it from neighboring parcels.
Easements, which grant certain rights or access to a property, also require a clear and precise legal description. This description specifies the location, dimensions, and limitations of the easement, ensuring that all parties involved have a clear understanding of the rights and restrictions associated with the property.
Legal descriptions are often included in agreements or contracts related to land transactions or property rights. These descriptions provide a common reference point for all parties involved and help establish the scope and extent of the property interests being conveyed or transferred.
In addition, legal descriptions are often used in conjunction with exhibit maps. Exhibit maps visually depict the property boundaries and features, while the legal description provides the accurate written details that correspond to the visual representation on the map. This combination of a map and legal description ensures clarity and precision in identifying the property's boundaries and characteristics.
Overall, legal descriptions are crucial in providing a precise and unambiguous means of identifying and describing a property's boundaries and characteristics. They play a vital role in legal documents, helping to establish property ownership, rights, and restrictions, and providing a reference for parties involved in land transactions or disputes.
Topographic Survey
A topographic survey is a specialized type of land survey that captures and documents the physical features, elevations, and contours of a specific area of land. It provides a detailed and accurate representation of the natural and man-made features on a site, including its terrain, vegetation, water bodies, structures, and other relevant elements. Topographic surveys are conducted by professional land surveyors using advanced surveying equipment and techniques.
The primary purpose of a topographic survey is to create a topographic map or plan that depicts the three-dimensional characteristics of the land. Surveyors collect data by systematically measuring and recording various points across the site. They utilize instruments such as total stations, GPS receivers, and 3D laser scanners to accurately measure distances, elevations, and angles.
During the survey, surveyors establish a network of control points that serve as reference markers for the measurements. They then conduct a series of measurements, including spot elevations, contour lines, and feature locations. These measurements are typically taken at regular intervals across the site to ensure comprehensive coverage.
Once the fieldwork is completed, the surveyor processes the collected data and creates a detailed topographic map. This map presents a visual representation of the land's surface, showing the elevations, slopes, depressions, and other features in a clear and concise manner. Topographic maps are commonly used in various fields such as engineering, architecture, urban planning, environmental assessment, and land development.
Topographic surveys are crucial in many applications. They provide essential information for designing infrastructure projects, including roads, buildings, drainage systems, and utilities. The accurate elevation data obtained from a topographic survey is particularly valuable for assessing drainage patterns, identifying potential flood zones, and optimizing site grading.
In summary, a topographic survey is a specialized land survey that captures detailed information about the physical characteristics and elevations of a particular site. By creating accurate topographic maps, these surveys assist in land development, engineering projects, and environmental assessments. They provide valuable data for design, planning, and decision-making processes, ensuring that projects are executed efficiently and in compliance with land conditions and regulations.
Photo Control
Establishing photo control points is a crucial step in aerial mapping and drone surveys to ensure accurate and reliable data collection. Photo control points are precisely marked ground reference points that serve as tie-in points between the aerial imagery or drone data and the real-world coordinates.
To establish photo control points, land surveyors strategically place markers or targets on the ground in visible locations. These markers are typically made of durable materials and are designed to be easily identifiable in the aerial imagery or drone captures.
Various types of targets are used as photo control points, depending on the specific requirements of the project and the available technology. Some common types of targets include:
Ground markers: These are physical markers placed on the ground, such as painted crosses, ground survey monuments, or reflectorized targets. They provide clear and visible reference points that can be easily identified in the aerial imagery or drone captures.
Signal reflectors: These are retroreflective panels or sheets designed to reflect light back to its source. They are often used in conjunction with GNSS (Global Navigation Satellite System) receivers to enhance the accuracy of positioning data.
Checkerboard patterns: These are geometric patterns printed on large sheets or boards. They feature alternating black and white squares or circles, which can be detected and identified in the aerial imagery or drone captures.
Survey-grade targets: These are specialized targets with high-precision markings or patterns. They are typically used in professional surveying applications, where extremely accurate positioning is required.
During the aerial mapping or drone flight, the camera or sensor captures images or data while simultaneously recording the GPS location of each image or data point. By referencing the known coordinates of the photo control points on the ground, the captured images or data can be accurately georeferenced and aligned with the real-world coordinate system.
Establishing photo control points is crucial for achieving high accuracy in aerial mapping and drone surveys. They provide a reliable framework for spatially referencing the captured data and allow for precise measurements, mapping, and analysis. Photo control points also enable the integration of multiple data sources, such as ground-based surveys or GIS data, into a unified spatial framework.
By ensuring accurate photo control point placement and proper surveying techniques, the resulting aerial maps or drone surveys can be used for various applications, including land development, infrastructure planning, environmental monitoring, and more. Accurate and georeferenced data obtained through photo control points enhances decision-making processes, minimizes errors, and improves the overall quality and reliability of the aerial mapping or drone survey outputs.
Property Division
Subdividing property in California is regulated by the Subdivision Map Act, which sets forth the requirements and procedures for dividing land into smaller parcels. The act ensures proper land use planning, adherence to zoning regulations, and the orderly development of new subdivisions.
There are two primary methods of subdividing property: Tract Map and Parcel Map.
Tract Map: A Tract Map is typically used when dividing land into five or more lots. It involves creating new streets, public improvements, and dedicating easements, if required. A Tract Map must be prepared and filed by a licensed land surveyor or civil engineer. The map undergoes a thorough review process by local planning agencies, and once approved, it is recorded with the county recorder's office. Tract Maps are commonly used for larger developments, such as residential subdivisions or commercial projects.
Parcel Map: A Parcel Map is utilized for subdividing land into four or fewer lots. It is a simpler and less involved process compared to a Tract Map. A licensed land surveyor or civil engineer prepares the Parcel Map, which includes accurate boundary measurements, easements, and other relevant information. The map is reviewed by the local planning agency and, once approved, recorded with the county recorder's office. Parcel Maps are commonly used for small-scale divisions, such as dividing land into individual residential lots or creating separate parcels for sale or transfer.
Both Tract Maps and Parcel Maps serve the purpose of creating individual legal lots or parcels from a larger piece of land. They ensure that the newly created parcels adhere to local regulations, have proper access, and meet the requirements for utilities and infrastructure. The choice between a Tract Map or Parcel Map depends on the number of lots being created and the specific requirements set forth by local planning agencies.
It's important to note that the subdivision process under the Subdivision Map Act involves detailed documentation, surveying, and compliance with various regulations. Property owners considering subdividing their land in California should consult with a qualified land surveyor, civil engineer, or land use professional who can guide them through the process, ensure compliance, and help navigate the necessary approvals and recording procedures.
Elevation Certificates
An Elevation Certificate is an official document prepared by a licensed land surveyor or engineer that provides important information about the elevation of a property in relation to the base flood elevation. It is commonly used in floodplain management and insurance purposes.
One of the primary uses of an Elevation Certificate is to determine insurance rates for properties located in flood-prone areas. The certificate contains details such as the building's elevation, flood zone designation, and other relevant data. Insurance companies use this information to assess the flood risk and calculate appropriate flood insurance premiums. A property located above the base flood elevation may qualify for lower insurance rates compared to those at or below the flood level.
Additionally, an Elevation Certificate is often required by local agencies when obtaining permits for new construction or substantial improvements in floodplain areas. It helps ensure that the proposed structures are built at or above the required elevation to minimize the risk of flood damage. Local agencies review the certificate to verify compliance with floodplain regulations and determine if additional flood protection measures, such as elevated foundations or flood vents, are necessary.
Moreover, Elevation Certificates play a vital role in establishing a community rate. When a community participates in the National Flood Insurance Program's Community Rating System (CRS), the elevation information from the certificates is used to assess the community's flood risk reduction efforts. The CRS rewards communities for implementing floodplain management strategies and provides discounts on flood insurance premiums accordingly. Accurate Elevation Certificates contribute to a community's rating and can lead to cost savings for property owners within that community.
In summary, an Elevation Certificate is an essential document that provides detailed information about a property's elevation in relation to the base flood elevation. It is used to determine flood insurance rates, ensure compliance with floodplain regulations during permitting, and establish a community rate through the Community Rating System. Obtaining an accurate Elevation Certificate from a licensed professional is crucial for property owners and communities in managing flood risk, obtaining insurance coverage, and promoting resilient development in flood-prone areas.
LOMA
A LOMA, or Letter of Map Amendment, is an official document issued by FEMA (Federal Emergency Management Agency) that modifies the flood zone designation of a property or structure. It is sought by property owners who believe their property has been inaccurately placed in a high-risk flood zone on the FEMA flood maps. A LOMA establishes that a specific property or portion of it is actually situated at an elevation above the base flood elevation. By demonstrating that the property is at a lower risk of flooding, the LOMA removes or amends the requirement for flood insurance. The LOMA process often involves submitting an Elevation Certificate prepared by a licensed land surveyor to provide the necessary elevation information for FEMA's review and determination.
ALTA Surveys
An American Land Title Association (ALTA) Survey is a comprehensive and detailed type of land survey that adheres to the standards set forth by the American Land Title Association. It is often required in commercial real estate transactions, particularly when obtaining title insurance.
An ALTA Survey provides a thorough examination and documentation of various aspects of a property, including boundary lines, easements, rights-of-way, encroachments, improvements, and other relevant features. The survey typically involves a field survey conducted by licensed land surveyors and incorporates extensive research of public records, legal descriptions, and relevant documents.
The ALTA Survey produces a detailed plat or map that displays the surveyed information, ensuring a clear and accurate representation of the property. The survey map includes notations of all observed improvements, encroachments, and other significant factors affecting the property.
The ALTA Survey is particularly valuable in commercial transactions, as it helps identify potential title issues, easements, and encroachments that could impact the property's ownership and use. It provides a comprehensive and reliable source of information for lenders, attorneys, and buyers, assisting in the due diligence process and mitigating risks associated with the property.
To put it simply, an ALTA Survey is a thorough and standardized land survey that complies with the guidelines set by the American Land Title Association. It offers a comprehensive examination of a property's characteristics, boundaries, and relevant features, providing crucial information for commercial real estate transactions and ensuring a clear understanding of the property's condition and potential issues.
Our emphasis is on undeveloped and rural properties. If you are looking for an ALTA Survey on a developed piece of commercial property locally, we recommend you contact Dixon & Associates, Inc. or Yamabe & Horn Engineering, Inc.
The ALTA standards including Table A can be found at https://www.nsps.us.com/page/2021ALTA
Construction Staking
Construction staking is a critical process in the construction industry that involves the precise marking and positioning of proposed structures, utilities, and infrastructure on a construction site. It ensures that the project is accurately implemented according to the design plans and specifications.
In California, site control and monument conservation are of particular importance during construction staking. Site control involves establishing and maintaining control over the construction site, including boundaries, access, and ensuring that construction activities remain confined to the designated areas. This helps prevent encroachments, maintains safety, and ensures compliance with zoning regulations.
Monument conservation refers to the protection and preservation of existing survey monuments or markers on the site. These monuments are essential reference points for future surveys and boundary determinations. It is crucial to identify, protect, and preserve these monuments during construction to maintain accurate property boundaries and prevent any potential disputes or legal issues in the future.
By emphasizing site control and monument conservation in California, construction projects can proceed with accuracy, compliance, and long-term integrity. They help ensure that construction activities are conducted within designated areas, maintain accurate property boundaries, and preserve essential reference points for future surveys and land use planning. Proper site control and monument conservation contribute to the overall success and sustainability of construction projects in California.
We do not pursue strictly construction staking projects, but do provide monument conservation services both pre and post construction.
Court Exhibits and Testimony
Licensed land surveyors often collaborate with attorneys in legal matters where land boundaries, property disputes, or other land-related issues are in question. In such cases, their expertise in surveying and mapping is valuable in creating court exhibits and providing expert testimony.
When there is a boundary dispute or a need to establish property lines, a licensed land surveyor can conduct a thorough survey, analyze existing records, and prepare accurate maps and exhibits that clearly depict the boundaries in question. These exhibits serve as visual aids during legal proceedings, helping judges, juries, and other parties involved to understand complex land-related information.
Moreover, licensed land surveyors may be called upon as expert witnesses to provide testimony in court. Their extensive knowledge and experience in surveying, geospatial data, and property laws enable them to offer professional opinions on matters such as boundary disputes, encroachments, easements, or the accuracy of surveying methodologies. Their expert testimony assists the court in making informed decisions based on reliable and accurate land surveying evidence.
By working closely with attorneys, licensed land surveyors can provide critical support in land-related legal cases. Their collaboration ensures that the court receives precise and well-documented information, enabling a fair resolution to land disputes and enhancing the overall integrity of the legal process.
Land surveyors can play a vital role in court cases beyond boundary disputes by providing base maps for accident reconstruction. When accidents occur, especially those involving vehicular collisions, accurate and detailed information about the accident scene is crucial for investigations and legal proceedings.
Land surveyors can utilize their expertise in surveying techniques and equipment to create precise base maps of the accident scene. They employ various methods, including terrestrial surveying, aerial mapping, and 3D laser scanning, to capture the geometry, topography, and other relevant features of the site.
By collecting precise measurements and spatial data, land surveyors can create comprehensive base maps that accurately depict the accident scene, including road layouts, intersections, skid marks, vehicle positions, and other critical details. These base maps serve as a foundation for accident reconstruction experts, attorneys, and investigators to analyze the sequence of events, determine factors contributing to the accident, and establish liability.
The accurate and detailed base maps provided by land surveyors can significantly enhance the accuracy and credibility of accident reconstructions presented in court. They provide a visual representation of the accident scene and help stakeholders understand complex spatial relationships and dynamics that may have contributed to the incident.
In summary, land surveyors' expertise extends beyond boundary disputes, and they can assist in court cases by providing base maps for accident reconstruction. Their accurate mapping and spatial data collection techniques contribute to the accurate analysis and presentation of evidence, facilitating a thorough understanding of the accident scene and supporting fair legal proceedings.