Whenever a new (or additional) parcel of land is proposed, the project will need to conform to local jurisdictional (City/County) ordinances and be reviewed and approved by the appropriate planning department. The final map (or Plat) will show boundary and lot corner monuments, mathematical survey data, easements and street dedications (if required).
A boundary survey (also known as a Record of Survey) locates the limits of a tract of land, or in some cases an easement, with respect to a recorded Deed and other recorded surveys or Plats. State law requires a Record of Survey map be recorded with the County Surveyor's office if any new monuments (permanent survey markers) are set.
Property Line Adjustment Survey
This type of survey is used to adjust a common boundary line between two existing legal tracts or lots of record. No new parcels of land are created but in most cases a Boundary Survey (see above) will have to be recorded along with new Legal Descriptions. Typically a jurisdictional planning department will need to review and approve any proposed property line adjustment.
A topographic survey map will show the location of natural and man-made features including buildings, curbs, sidewalks, trees, landscape areas, streams, rock outcroppings, manholes, catch basins, fire hydrants etc. The map will also show contour lines and/or spot elevations. Property lines will usually be shown for reference purposes and elevations may be relative to a published vertical datum or an assumed local datum. Easements of record can be located with respect to the boundary and plotted on the map if the client provides a Title Report.
Foundation Location Survey
and As-Built Survey
These types of surveys physically locate specific improvements on a property, either horizontally, vertically or both, with respect to the boundary. A recorded boundary survey is not usually performed with these types of surveys.
ALTA/NSPS Land Title Survey
An "ALTA" Survey is typically required and applied in commercial situations. A current Title Report is used together with a detailed field survey to produce a map which shows the property boundary, all visible improvements, the location of surface and subsurface utilities, easements, encroachments and encumbrances. If a lender is involved their requirements will determine if a recorded boundary survey is necessary.
Regular, periodic measurements are taken on fixed control points to show horizontal and/or vertical movement over a specified period of time.
Engineering plans are used to calculate the locations of proposed improvements with respect to the property boundary. A survey crew then sets temporary markers in the ground to assist a contractor in placing/building the improvements at the desired location.
Property Line Location Survey
Similar to a boundary survey except that permanent monuments may, or may not be placed in the ground. Existing corner monuments will be located, verified and flagged. Temporary line points may be set only if permanent monuments are either found, or set at both ends of the line to be marked. If new monuments are set, a Record of Survey map will need to be filed with the County Surveyor's Office. A basic Site Plan can be provided upon request.
FEMA Elevation Certificates
This certificate is most often used to help determine the appropriate level of flood insurance needed. Elevations entered on the FEMA certificate must be referenced to a published vertical datum. Latitude and longitude will be determined and photographs may be included with the certificate.
A Condominium Plat maps the interior spaces (both horizontally and vertically) of a structure with respect to the property boundary. It will also define both Limited and General Common Elements and will ultimately serve as the legal basis for conveying title to individual units.