21923 NE 11th Street
Sammamish, WA 98074
Tel: 425.298.4412
Fax: 425.298.4414
Boundary Surveys
A Boundary Survey is the process of finding, identifying, measuring, and reporting the location of the boundary lines of a parcel of land. A Boundary Survey will also indicate the extent of any easements, whether burdening the locus parcel (such as a utility line easement crossing the subject property to a neighboring property) or appurtenant to the locus parcel (such as the right to cross another property for access to a town road). A Boundary Survey should also reveal any encroachments. An encroachment is the use of a parcel of land by an individual other than the owner without the benefit of a recorded right to do so. The neighbors might be encroaching on the locus parcel or vice versa. Either occurrence will be reported on the Boundary Survey.
Site Survey & Mapping, Inc will perform a Boundary Survey in accordance with the Technical Standards of the Washington Board of Licensure for Professional Land Surveyors. Site Survey & Mapping will perform records research on the subject property at the appropriate County Assessor’s office and other applicable offices. The research will include both public and private records as appropriate. This research will often extend to surrounding properties. We may contact previous owners, prior surveyors, and abutting property owners as we think it may be helpful in determining the correct location of the boundaries.
Site Survey & Mapping will perform field measurements to locate existing and pertinent physical evidence of property lines, monumentation, or occupation. These measurements may extend well beyond the boundaries of the subject property as necessary. These measurements may be made by indirect observations that do not require the occupation of or clearing the actual boundaries.
Site Survey & Mapping will perform office computation and analysis of the field and record evidence in order to arrive at a final conclusion regarding the location of the boundaries of the subject property. As survey methods improve, there are usually "differences" between previous deed calls and new surveyed dimensions. These differences usually are minute and make no difference to the location of the boundaries. Adding extra, out of date dimensions to a plan does not help to define the property and may confuse the end user of the survey. When differences between the record dimensions and surveyed dimensions leave some doubt as to the correct location of the boundaries, that fact is noted on the plan or in a report.
Site Survey & Mapping will monument all major corners of the property that are not adequately marked by existing monuments. However, minor corners (such as slight meanders of stonewalls and irregular road right of way lines) are not normally monumented. In addition, it is often desirable to set or use reference monuments where monumenting the actual corner is impractical or unnecessary. The monuments we will set consist of a 3/8" x 36" long rebar with a 2" plastic cap inscribed "Site Survey & Mapping PLS 38964".
We will prepare a Record of Survey showing all information pertinent to the boundary survey suitable for recording at the appropriate County Assessor’s Office. Usually, the physical features of the subject property (such as the buildings, driveways, utilities, and other improvements) are also shown on the plan. However, in the case of large parcels some interior features may not be shown. We believe that most discrepancies and problems can be addressed on the Record of Survey
Topographic Surveys
A topographic map ('topo') is a site map showing the topographic features of a site by way of contour lines. Topographic features could include drainage patterns, locations of rock outcroppings, hills and other natural features. The map may also include artificial features such as buildings, utility locations, detention ponds and other features which would affect engineering design on the site. Topographic contours can be shown at almost any interval that is specified by the client. In areas of steep terrain, a larger contour interval can show the topography without the crowding of contour lines that would be introduced by a smaller contour interval. In areas of relatively flat terrain, a smaller contour interval is necessary to show the small changes in topography in a meaningful way.
The topographic map is prepared by gathering horizontal and vertical information in the form of XYZ coordinates. For smaller sites, the information may be gathered by traditional survey methods using a total station and data collector. For larger sites, it may be more cost-effective and produce better results to use aerial mapping methods. After the raw data has been gathered, it may be used to create a digital terrain model as an intermediate step to the production of contour lines.
A topographic map is often requested by engineers, architects or building contractors who need to know information about overall site grade and elevations. This information may be used to determine placement of site improvements, estimate the volume of dirt to be moved, or for many other construction and development purposes.
ALTA/ACSM Surveys
An ALTA survey is a boundary survey prepared to a set of minimum standards that have been jointly prepared and adopted by the ALTA/ACSM. Additionally, an ALTA survey shows improvements, easements, rights-of-way, and other elements impacting the ownership of land. An ALTA Survey is often prepared for commercial properties, as it will provide the title company with the information required to insure the title to the land and improvements to the high degree that a commercial development may require. In addition to the minimum standards set forth, a table of optional elements is included in the ALTA/ACSM standards. A careful review of the elements from the optional "Table A" is helpful in delineating a clear scope of the land surveyor's services.
A current title commitment is required before an ALTA Survey can be completed. The surveyor will refer to the title commitment for the legal description of the property and for the legal description of any encumbrances (exceptions). Areas of ownership, improvements and encumbrances will be shown graphically. If the survey discovers any encroachments, they should be shown graphically, and a note indicating the nature of the encroachment may also be added.
The certification language of the ALTA Survey should include the names of the affected parties; including as appropriate the buyer, seller, title company, and lender. The surveyor must work in close association with the title insurance comapany, as the surveyor and the title company are relying on each others work to show the matters affecting the ownership of the land and improvements in a comprehensive manner.
Tree Surveys
Wetlands Surveys
Construction Staking
Construction surveying is the translation of a contractor's set of construction plans into a physical representation on the project site. It not only includes surveyors locating and setting physical markers, usually a lathe, pin, or survey stake in a horizontal position, but also communication to the contractor as to the actual elevation and the required cut or fill necessary to obtain the design elevation. It also includes the checking of improvements and temporary construction items placed to construct those improvements to verify the horizontal and vertical location to the construction plans.
Construction stakes are not set at their actual location. Instead, surveyors set an offset stake with a lathe outside of the construction limits. The lathe includes the necessary information, usually a "grade" and an "offset" that allows the construction workers to build the improvement. This allows the improvement to be constructed without disturbing the stake. The offset is a horizontal distance measured from the construction stake, and the actual improvement being referenced by the lathe. The grade is a measure of the necessary "cut" (lower the existing elevation or remove material) or "fill" (raise the existing elevation or add additional material) between the existing and design elevations. The contractor and the surveyor coordinate the location of the construction stakes so that they will not be disturbed during construction.
Boundary Line Adjustments (BLA)
A boundary line adjustment is the process that is used to change property lines of existing parcels. The process can be used to do a number of things, such as: combine two (2) or more adjacent parcels into one (1) parcel, alter the boundary between two (2) parcels, or reconfigure the shapes of parcels. In every instance, the boundary line adjustment process will yield the same number of parcels that you began with, or fewer. The boundary line adjustment process is not used to create additional parcels.
Also known as Lot Line Adjustment, Lot Line Revision or Boundary Line Revision.
Boundary Line Agreements
Expert Witness
Binding Site Plans (BSP)
Short Plats
For either large or small subdivisions, the goals are the same; to meet the requirements of current land use ordinances and to provide a method of creating smaller parcels of land.
The primary purpose of a subdivision is to take a large parcel of land and divide it into smaller parcels of land. The creation of a subdivision usually takes place under the jurisdiction of a local agency, which will have a review process and a set of guidelines to be met. The surveyor's involvement in this process begins with a boundary survey of the overall parcel to ensure that design elements and lot creation occurs entirely within the boundaries of the parcel. Depending on the nature and size of the subdivision, the surveyor may also be called on to provide a topographic survey, improvement survey plat, ALTA survey, or other survey. On a large subdivision, some of this information may be given to a civil engineer, who will create grading plans, rights-of-way storm drainage plans, waterline plans, sanitary sewer plans, and street plans. In the preparation of a residential subdivision, the surveyor will be working in cooperation with a civil engineer to balance design considerations with the boundary issues (including dedication of public for streets and creation of easements for utilities or other purposes). After the design and approval of a subdivision plat, the surveyor may also be involved in the many aspects of construction surveying for the development of the land.
For smaller scale subdivision plats (for example, taking an existing lot and dividing it into two lots, or a replat), the surveyor's function is more direct. The surveyor is then working more closely with the landowner, as the development phases probably occurred during the initial subdivision process. Most of the items to be addressed by a minor subdivision or replat are issues of ownership.
Long Plats
For either large or small subdivisions, the goals are the same; to meet the requirements of current land use ordinances and to provide a method of creating smaller parcels of land.
The primary purpose of a subdivision is to take a large parcel of land and divide it into smaller parcels of land. The creation of a subdivision usually takes place under the jurisdiction of a local agency, which will have a review process and a set of guidelines to be met. The surveyor's involvement in this process begins with a boundary survey of the overall parcel to ensure that design elements and lot creation occurs entirely within the boundaries of the parcel. Depending on the nature and size of the subdivision, the surveyor may also be called on to provide a topographic survey, improvement survey plat, ALTA survey, or other survey. On a large subdivision, some of this information may be given to a civil engineer, who will create grading plans, rights-of-way storm drainage plans, waterline plans, sanitary sewer plans, and street plans. In the preparation of a residential subdivision, the surveyor will be working in cooperation with a civil engineer to balance design considerations with the boundary issues (including dedication of public for streets and creation of easements for utilities or other purposes). After the design and approval of a subdivision plat, the surveyor may also be involved in the many aspects of construction surveying for the development of the land.
For smaller scale subdivision plats (for example, taking an existing lot and dividing it into two lots, or a replat), the surveyor's function is more direct. The surveyor is then working more closely with the landowner, as the development phases probably occurred during the initial subdivision process. Most of the items to be addressed by a minor subdivision or replat are issues of ownership.
Condominium Plats and Condominium Conversions
A condominium plat is a legal document and map upon which future conveyances of condominium units depend. Site Survey & Mapping performs a complete boundary survey of the subject property as well as an interior survey of the condominium building(s) itself. Separate units and various common elements are defined on the condominium plat. We work closely with the attorney preparing condominium covenants and/or declarations in order that the plat conforms to the legal requirements of the governing documents
Unit Lot Subdivisions (ULS)
For either large or small subdivisions, the goals are the same; to meet the requirements of current land use ordinances and to provide a method of creating smaller parcels of land.
The primary purpose of a subdivision is to take a large parcel of land and divide it into smaller parcels of land. The creation of a subdivision usually takes place under the jurisdiction of a local agency, which will have a review process and a set of guidelines to be met. The surveyor's involvement in this process begins with a boundary survey of the overall parcel to ensure that design elements and lot creation occurs entirely within the boundaries of the parcel. Depending on the nature and size of the subdivision, the surveyor may also be called on to provide a topographic survey, improvement survey plat, ALTA survey, or other survey. On a large subdivision, some of this information may be given to a civil engineer, who will create grading plans, rights-of-way storm drainage plans, waterline plans, sanitary sewer plans, and street plans. In the preparation of a residential subdivision, the surveyor will be working in cooperation with a civil engineer to balance design considerations with the boundary issues (including dedication of public for streets and creation of easements for utilities or other purposes). After the design and approval of a subdivision plat, the surveyor may also be involved in the many aspects of construction surveying for the development of the land.
For smaller scale subdivision plats (for example, taking an existing lot and dividing it into two lots, or a replat), the surveyor's function is more direct. The surveyor is then working more closely with the landowner, as the development phases probably occurred during the initial subdivision process. Most of the items to be addressed by a minor subdivision or replat are issues of ownership.
Planned Unit Developments (PUD)
As-built Surveys
Elevation Certificates and LOMAs
Flood Insurance Rate Maps (FIRMs) are prepared by FEMA, these maps show areas that have the highest probability of flooding and illustrate the extent of flood hazards in a flood-prone area. These maps are used to determine flood insurance rates for communities participating in the National Flood Insurance Program (NFIP). Properties located in mapped zones AE, AO, A, or VE are required to have flood insurance if the owner has a federally backed mortgage on the property.
An Elevation Certificate is a form completed by a licensed surveyor showing detailed information of a structure’s elevation to see if it is above or below the base flood elevation. An Elevation Certificate is also used to support a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR), which are official exceptions to the FEMA Special Flood Hazards.
You may benefit from lower flood insurance premiums if you obtain an Elevation Certificate. Insurance premiums are based on the structure’s elevation above or below the Base Flood Elevation (BFE).
If an Elevation Certificate shows your structure was built a certain height above the BFE, your premiums will be less. A LOMA or LOMR may remove your requirement to have any flood insurance.
Telecommunication Site Surveys
Telecommunication Site Surveys are not a one-step process, but rather a multi-layered conglomerate of many different facets that must come together and be organized under one final report.
Depending on the location of the proposed cell tower, different things must be taken into consideration. For a cell tower to be constructed on vacant land, a Raw Land Tower Site Survey must be completed, as well as a Boundary Survey. If the location is in a populated area, and to go on an existing building, then a Roof Top Communication Survey must be conducted. Co-Location Tower Surveys are used when two different providers want to utilize the same location.
Regardless of location, there are some surveys that are universal to the cell tower approval process. An FAA 2C or 1A Certification may be in order, depending on the ownership of the communications tower and what the proposed use is.
Existing telecommunications towers may still need to be surveyed, especially if they have been in use for some time. A Co-Location Tower Survey, Cell Tower Title Review, or a Cell Tower ALTA Survey (which meets all the ALTA/ACSM standards) are all something an accredited and registered land surveying company can help you with.
For all cell towers, once the proposed location has passed all requirements, a Site Construction Survey must be completed. As well, a Tower As-Built survey must be conducted several times during the construction process to ensure that the tower adheres to all of the specifications drawn up in the original survey and plans.
With the recent changes in technology and the growing need to send even more and bigger amounts of information wirelessly, the demand and concerns over wireless telecommunication towers has also grown. As have the regulations and ordinances now surrounding getting one approved. In order to save time and money companies are best served by thoroughly researching their options and making sure to have reputable surveying companies perform the necessary surveys.
Deformation Monitoring
We offer the following services:
contactus@sitesurveymapping.com