Topographic surveys are accurate geometric drawings which show the site’s existing conditions in terms of elevation and location. Survey field notes are aligned on a basis of bearings to establish the boundaries of the property, and a bench mark for elevations above sea level. Elevation and location (data collection) of all relevant structures and property lines are taken in the field by using our top of the line equipment (Trimble S6 & Leica GPS 1200), downloaded in the office to prepare drawings representing the existing conditions of the site. Topographic surveys are always considered the first step in the design of any construction plans. We offer precision & Accuracy.
Tentative maps are the first step on subdividing a property. Tentative Parcel Maps or Tentative Tract Maps are required by the local agencies when a subdivision of a lot or parcel is desired by the owner. This map shows the topography of the site along with the intentions of the owner and proposed engineering design of the property. Tentative maps go thru the process of public hearing, and review of several agencies prior to approval. Tentative maps are the first step on subdividing a property. We offer particularly clear and readable drawings for the public audience and the agencies review.
Parcel maps are required after approval of tentative maps, and these maps can only have a maximum of 4 parcels to be considered Parcel Maps. In many cities said maps are reviewed by the Local and County officials to assure the integrity, consistency and technical accuracy of the map. Subdivision maps are legal drawings which after approval become immortalized.
Tract maps are properties being subdivided from 5 to more lots, with the exception of the Tract map for Condominium Purposes, which is design to accommodate many houses (condos) within one lot, then recorded as a tract map with one lot. All property line requirements are addressed within the design of the final map, Right of Way dedications, legal descriptions, new easements, etc.
Boundary surveys are typically required by city inspectors once construction is ready to begin or it has already began. It is used to determine in the field where the property corners are located within the site. Property corners are usually marked with stakes, pipes, re-bars, or washers. In a boundary survey a boundary analysis is made in order to establish the property corners, and when put together with field measurements, and research obtained in the city and the county, then a second field visit will be done to set the property monuments at the respective property corners. This process may be required when setting actual property corners by recording a Corner Record or a Record of Survey with the county in which the survey is performed.
LOT LINE ADJUSTMENTS
Lot line adjustments are allowed in most cities where the land taken from one lawfully subdivided parcel is added to an adjacent lawfully subdivided parcel, and where a greater number of parcels than originally existed is not thereby created. Lot line adjustments may be used to make adjustments to the property lines between four (4) or fewer existing adjoining parcels or to merge four (4) or fewer existing adjoining parcels under common ownership. The parcels resulting from the lot line adjustment shall conform to City zoning and building codes and existing public utilities, infrastructure and easements shall not be adversely affected.
The survey for this kind of maps consists in drawings, which specify the property lines, easements, right of ways, and several other minimum requirements, all features inside the property, and in detail features surrounding 5 feet near the property lines. The regulatory agency for this type of survey is the American Land Title Association, which offers said minimum requirements set every 3 years.
We are proud of our ability to respond to any staking need in a time frame rarely seen in the industry. Construction staking is one of the most important tasks in land surveying, since putting the stakes on the ground mark the area, and lines where the buildings, sewer, storm drain, water, curbs, trash enclosures, and other structures to be constructed. The high tech instruments, software and techniques used for this service makes construction staking a 2-phase process. The first visit to the site is to identify the vertical and horizontal controls to be used for establishing the property lines and the elevations to be used in the office analysis. After the office analysis is done, and staking calculated, a field crew is sent to execute the results and stakeout the required features as designed in any approved set plans.
LEGAL DESCRIPTIONS AND EXHIBITS
Legal descriptions “Exhibit A” documents which describe with bearings and distances the limits of real property for the use property boundaries, easement dedications, street reversions, etc. within a property. All legal descriptions are accompanied by an exhibit, “Exhibit B” which shows graphically the intentions of the legal document. Furthermore the review of descriptions y public agencies are accompanied by traverse closure calculations, researched survey documents, and sometimes field survey exhibits.