Types of Surveys:
Any of the following surveys can be performed by a licensed land surveyor.
Boundary Retracement- The retracement survey is the most common survey that a property owner will request. Whether a person is purchasing a new property, building improvements, or having a dispute with a neighbor regarding the property line location, a licensed land surveyor can assist. This type of survey requires extensive legal research to determine what the client owns, what the adjoining property owner owns, as well as determining how and when the parcel(s) was created. If it is determined that adjoining parcels were created at different times and it is found that a gap or overlap in title exists, it will be necessary to determine which parcel has senior rights to determine the ownership of the questionable area. Property boundaries within our great State of California can vary substantially. A parcel may have been created as recently as yesterday or the parcel may pre-date statehood. Of course, the older the boundary, the more time and effort is required to determine the limits of the boundary. This is often due to lack of evidence on the ground and lack of record documents related to the parcel due to age. Prior to 1913 it was not a statutory requirement to perform a ground survey in California in order to subdivide land. Often times this means that survey monuments were not set on the ground for these parcels and owners at that time may have simply occupied what they considered to be theirs without having actual evidence of the boundary existing. This type of problem tends to perpetuate as time goes on and boundary issues become very complex due to this fact.
Easements- Public utilities easements, right of way easements, ingress/egress easements, drainage easements, and special use easements, are just a handful of examples of easements that may burden a parcel of land. Easements are areas designated for a specific purpose within a specific area. Due to this fact, the property owner’s rights within these easement areas are limited, therefore it is a good idea to know what type of easements exist on the subject property and where they are located. Easements will generally be indicated within the legal papers that a property owner received when purchasing the property. More specifically, this document is referred to a title report. Within the title report, the title company lists the legal description of the subject property as well as listing any exceptions to title. Basically, these exceptions identify any legal interest that others may have in the subject property. It is not uncommon for a property to have a right of way for a public street, several utility easements for companies that provide services to the property or to adjacent properties, an access easement for a neighbor to cross the subject property in order for that neighbor to enter their own property, a drainage easement that allows for water to flow across a portion of the property, etc. In theory, any existing easement that burdens a parcel should be shown in the title report. Most easements listed within a title report can be marked on the ground in their respective location by a land surveyor. Additionally, if it is determined that an easement is required for a parcel for a particular need, a licensed land surveyor can determine the specific area that is required, write a legal description that describes the area to be designated, and provide an exhibit drawing to illustrate the area as well. These documents will then be recorded in the County Recorder’s Office to complete the process.
Right of Way- The term right of way indicates an area that has been designated for travel for the benefit of the public within a particular strip of land. It is a common misconception that streets and roads are “owned” by the controlling municipality. It is true that the municipality maintains these roads but generally speaking, the property owner does own fee title interest in these areas up to the centerline of the street. Of course the property rights of the property owner are substantially restricted within the right of way, it can be however, an advantage to own this area. The requirement of minimum lot size is one important issue that applies to this theory and the area within the right of way generally is included in this calculation. Unfortunately, taxation is generally based on the same calculation. Since the property rights within these right of way areas are limited, it is important for the property owner to know at what point the right of way terminates and at what point full property rights exist. Additionally, when it is necessary to widen a street, the municipality will be required to purchase any area that is needed for new improvements that does not exist within the current right of way area. This is certainly a good time for the property owner to know exactly what has been previously dedicated for the street and what is to be purchased by the municipality. As stated above, fee title ownership of a municipality in right of way is uncommon but not unheard of. It is a good idea for the property owner to know if the street is owned by the municipality or themselves.
Topographic- A topographic survey consists mostly of data collection that measures particular features in or near the subject parcel. These features are generally shown on an exhibit drawing indicating their location and proximity with other features. The exhibit is drafted to a specific scale which enables easy “measuring” by the end user. Vertical components can also be included in the drawing to illustrate the vertical differences existing on the parcel. This can be accomplished using contour lines that indicate slopes, as well as high and low spots. A typical topographic survey will show the property lines of the subject parcel, the location of all hardscape items such as concrete patios, walk ways, structures, fences, roads, driveways, etc. Anything that exists on the property can be measured and shown on the exhibit and dimensions from substantial features to the nearest property lines can be noted as well. Existing easements and set-back lines can also be shown on the exhibit if requested. Topographic surveys are a great tool when designing a parcel for future improvements. It may also be a requirement of the local municipality to provide a topographic exhibit when submitting plans for new improvements.
Construction- When a new structure is designed, whether it is a house, shop, pool, or fence, it may be desirable or even necessary to have the structure laid out on the ground exactly where it is designed to be built. This process reduces the possibility of the structure being built in an alternate location. A set of plans generally indicates controlling features such as property lines and layout lines to assist in construction, but these lines do not necessarily exist on the jobsite. A surveyor can either mark the exact locations for the proposed structure or set reference points that are out of the construction area yet close enough to measure to by the contractor or home builder. At times, the layout of the proposed structure is unneeded. It may only be necessary to mark points along the property line(s) or some other controlling location so that the builder is aware of the limits of the parcel enabling them to build accordingly.
Riparian- Riparian boundaries are associated with parcels that border creeks, streams, rivers, and lakes in which said water feature is the legal boundary. These are the most difficult type of boundary to retrace due to their ambulatory nature. This type of boundary is constantly in motion due to the action of wind and water. Typically, as the water feature changes location, so does the boundary, but a few exceptions do exist to this rule. One of the difficulties in the boundary determination of riparian parcels is determining the extent of fee title ownership. This location may be the high water mark, the low water mark, the top of bank, the thalweg (deepest point of the water body), or the center line (mid-point between the banks). Once enough evidence is found to determine what the boundary is, the physical location can then be located on the ground. Additionally, when the water body changes location, the property sidelines are not always projected from the previous termination of the property line outward to the water body along the same line. A surveyor will have to consider the most equitable solution for all parties involved. Riparian boundaries require a substantial amount of research and an equal amount of field work to determine the parcels current boundary line location. A lot of effort is exerted to determine a riparian boundary that is certainly destined to move once again.
Division of Land and Survey Monument Establishment (Boundary Creation & Retracement)-
Corner Record: Any time a survey monument (a tangible permanent property marker) is set by a licensed land surveyor, California State law requires that documentation be filed with the local municipality indicating what was set and how the position(s) was determined. A corner record may satisfy this requirement if a material discrepancy does not exist. Generally speaking, a corner record is an inexpensive method for re-establishing either a record corner monument’s position or record corner position (not previously monumented) that is shown on a filed survey map.
Record of Survey: This is a retracement of record lines, of entire parcel(s), or even of an entire subdivision that is described within a deed or as shown on a filed map. The record of survey is a detailed version of the corner record. It is a requirement to file a record of survey when a material discrepancy is found to exist in record data. This could be due to any of the following:
1) When a gap or overlap exists in fee title.
2) When a substantial blunder exists in record data concerning points, lines, or dimensions as shown on a filed map.
3) If evidence exists that may result in an alternate position for a property line or property corner. This could be due to a fence line that is built near a property line but not occupying the same position as the property line.
4) When it is necessary to establish the location of points or lines not ascertainable from an inspection of the data shown on a map of record. An example of this is surveying from only a deed description.
5) When a monument is determined to be lost. A lost corner is a point whose position cannot be determined, beyond a reasonable doubt, either from traces of the original marks or from acceptable evidence or testimony that bears upon the original position, and whose location can be restored only by reference to one or more interdependent corners.
Lot Line Adjustment: This is basically a land exchange. Let’s say you and your neighbor decide to alter the mutual boundary line that exists between your lots. First, an agreement must be made as to where the new line will be. The proposed line cannot create a lot that is non-compliant with the minimum lot requirements (shape or size) nor place the proposed line closer than the minimum set-back distance from any improvements as required by the local municipality. This type of request requires municipal approval and shall be reflected in the recorded deeds for both lots in order to perfect the process. Lot line adjustments are a great tool that allows a property owner to adjust property lines to conform with improvements such as fences, or other structures. It can also assist in creating more usable space for both parties without the need to purchase additional land.
Parcel Map: The parcel map is a municipal requirement when a subdivision of land creates less than five parcels. Let’s say that a property owner has a twenty acre parcel and the zoning associated with the parcel is AR-5. The property owner could file a parcel map proposing to create four individual five acre parcels and submit to the municipality for approval. The parcel map will show the parent parcel, in this case the twenty acre parcel, as well as adjoining parcels (the neighbors), and the location, size, and shape of the newly created parcels. Certain basic requirements will need to be satisfied such as providing access to each parcel, creation of reasonably symmetrical parcels, minimum access (driveway) width, etc., but these requirements are substantially less than that required of when filing a subdivision map. Note: It may possible to create a fifth parcel as long as the zoning permits. This fifth parcel would be considered a remainder which is the balance of the parent parcel after splitting off the four new parcels. A certificate of compliance will be required by the municipality and this will substantiate that the remainder parcel was created in accordance with the law. This will serve as evidence that the remainder parcel is a legal parcel carrying with it all of the benefits thereof.
Subdivision Map: The subdivision map is a municipal requirement when a subdivision of land creates five of more parcels. Subdivision maps can create hundreds of lots at one time within one large parent parcel. Due to the concentration of housing and all of the associated issues created by a subdivision map, certain improvements are required of the developer. Utilities, such as water, sewer, electricity, natural gas, and cable television are a handful of examples that are normally dedicated. Roads, driveways, sidewalks, lots dedicated for park sites and municipal buildings such as fire departments, police departments, and schools are sometimes required as well. These dedications are the sole responsibility of the developer to provide as a condition of approval for the map. In addition to installing this infrastructure, the developer is required to have the municipality inspect these improvements to confirm that they are built to a certain standard. Once the municipality accepts these improvements they will be responsible for their upkeep and maintenance.
Vertical Surveys:
Elevation Certificate: A formal certificate provided by a licensed land surveyor that reports the elevation data of an existing structure, generally the finished floor and flood vent elevations relative to the ground level. The Elevation Certificate is used by local communities and builders to ensure compliance with local floodplain management ordinances and is also used by insurance agents and companies in the rating of flood insurance policies to determine the proper insurance premium rate for a particular parcel. It may be possible to reduce your annual insurance bill if an elevation certificate is provided to the insurance company that indicates compliance with municipal requirements of a particular region. Speak to your insurance company to find out for yourself if this process can save you money!
Letter of Map Amendment (L.O.M.A.), Letter of Map Revision (L.O.M.R.), & Letter of Map Revision Based on Fill (L.O.M.R.-F): As part of its administration of the National Flood Insurance Program (N.F.I.P.), the Federal Emergency Management Agency (F.E.M.A.) publishes flood hazard maps, called Flood Insurance Rate Maps, (F.I.R.M.s.) The purpose of a F.I.R.M. is to show the areas in a community that are subject to flooding and the risk associated with these flood hazards. One of the areas shown on the F.I.R.M. is a Special Flood Hazard Area (S.F.H.A.). The S.F.H.A. is the area that has a 1-percent or greater chance of flooding in any given year. This area is also referred to as the 1-percent-annual-chance floodplain, base floodplain, or the 100-year floodplain. The flood hazard and risk information presented on the F.I.R.M.s is the result of engineering studies that are performed by engineering companies, federal agencies, and local communities, which are reviewed for compliance with F.E.M.A. guidelines and then approved subsequently by F.E.M.A.
F.E.M.A. uses the most accurate flood hazard information available and applies rigorous standards in developing the F.I.R.M.s. However, because of limitations of scale or topographic definition of the source maps used to prepare a F.I.R.M., small areas may be inadvertently shown within an S.F.H.A. on a F.I.R.M. even though the property is natural ground and is at or above the elevation of the 1-percent-annual-chance flood. This elevation is most commonly referred to as the Base Flood Elevation, or B.F.E. Such cases are referred to as "inadvertent inclusions."
For other small areas, earthen fill may have been placed during construction, thereby elevating a small area within the S.F.H.A. to an elevation that is at or above the B.F.E. This construction may have taken place during the time the engineering study was being performed or subsequent to that study. Because of the limited extent of the elevated area and the limitations of the map scale, it may not have been possible for F.E.M.A. to show this area as being outside the S.F.H.A. and so these areas have been incorrectly included in the S.F.H.A. on the F.I.R.M.
Recognizing that these situations do occur, F.E.M.A. established administrative procedures to change the designation for these properties on the F.I.R.M. These processes are referred to as the Letter of Map Amendment, or L.O.M.A., and the Letter of Map Revision Based on Fill, or LOMR-F. Through these processes, an individual who owns, rents, or leases property may submit certain mapping and survey information to F.E.M.A. and request that F.E.M.A. issue a document that officially removes a property and/or structure from the S.F.H.A. The applicant will need to hire a licensed land surveyor to prepare an Elevation Certificate for the property. Additionally, the appropriate forms, either a L.O.M.A., L.O.M.R, or L.O.M.R.-F, will be filled out by the surveyor and submitted to F.E.M.A. Once F.E.M.A. receives a completed application form package, they will typically review the data and issue their determination within 4 to 6 weeks.
A Letter of Map Revision (L.O.M.R.) is F.E.M.A.'s modification to an effective Flood Insurance Rate Map F.I.R.M., or Flood Boundary and Floodway Map (F.B.F.M.), or both. L.O.M.R.s are generally based on the implementation of physical measures that affect the hydraulic characteristics of a flooding source and thus result in the modification of the existing regulatory floodway, the effective Base Flood Elevations B.F.E.s, or the Special Flood Hazard Area S.F.H.A. The L.O.M.R. officially revises the F.I.R.M. or the F.B.F.M., and sometimes the Flood Insurance Study F.I.S. report, and when appropriate, includes a description of the modifications. The L.O.M.R. is generally accompanied by an annotated copy of the affected portions of the F.I.R.M., F.B.F.M., or F.I.S. report
The issuance of a LOMA or LOMR-F eliminates the Federal flood insurance purchase requirement as a condition of Federal or federally backed financing. However, the mortgage lender retains the prerogative to require flood insurance as a condition of providing financing, regardless of the location of a structure. Check with your lender to see if this process will reduce their requirement for flood insurance therefore possibly saving you money.
For Proposed Structures -
Minimum Floor Elevation: When a substantial structure such as a home is built, it may be necessary to provide evidence to the local municipality that the finished floor elevation of the new structure is built high enough to exceed a particular elevation. Basically, this is to minimize the threat of future flood damage to the structure. This is a three step process:
1) A licensed land surveyor will visit the project site prior to construction in order to establish a temporary benchmark (T.B.M.). This T.B.M. will consist of a permanent object that is not subject to movement and will not be disturbed as a result of construction activities. Once the T.B.M. is established, the surveyor will determine its elevation in relation to the required datum. Then, a temporary hub will be set and an elevation associated to it as well. This hub will be placed near the new construction site where the contractor can reference it and build the finished floor accordingly.
2) Once the forms for the concrete foundation are built, the surveyor will return to the site and confirm that they are built to the required height. If the structure is wood floor construction, the finished floor elevation will be checked during the construction process.
3) Once construction is complete, the surveyor will return to the site for the last time and measure the elevation of the completed finished floor of the structure. It will also be necessary to take elevation spot shots of the soil level adjacent to the house, and of any utilities that service the house such as a propane tank, an air conditioner unit, etc. The Latitude and Longitude coordinates of the site will be determined and multiple pictures will be taken and attached to the completed elevation certificate. Once completed, the elevation certificate will be submitted to the municipality for review.
Flood Plain Determination: It may become necessary to identify on the ground a particular contour within a flood plain. This will probably be an elevation noted on a Flood Insurance Rate Map (F.I.R.M.) that is created and distributed by the Federal Emergency Management Agency (F.E.M.A). Areas within flood plains are typically restricted to development, although at times and for certain projects it may be possible to build-up out of the flood plain. A land surveyor can mark the ground or indicate by reference on an exhibit the locations within a flood plain and the limits thereof for any particular parcel. A field survey can also reveal how high or at what elevation the base floor of a proposed structure needs to be in order to comply.
Any of the following surveys can be performed by a licensed land surveyor.
Boundary Retracement- The retracement survey is the most common survey that a property owner will request. Whether a person is purchasing a new property, building improvements, or having a dispute with a neighbor regarding the property line location, a licensed land surveyor can assist. This type of survey requires extensive legal research to determine what the client owns, what the adjoining property owner owns, as well as determining how and when the parcel(s) was created. If it is determined that adjoining parcels were created at different times and it is found that a gap or overlap in title exists, it will be necessary to determine which parcel has senior rights to determine the ownership of the questionable area. Property boundaries within our great State of California can vary substantially. A parcel may have been created as recently as yesterday or the parcel may pre-date statehood. Of course, the older the boundary, the more time and effort is required to determine the limits of the boundary. This is often due to lack of evidence on the ground and lack of record documents related to the parcel due to age. Prior to 1913 it was not a statutory requirement to perform a ground survey in California in order to subdivide land. Often times this means that survey monuments were not set on the ground for these parcels and owners at that time may have simply occupied what they considered to be theirs without having actual evidence of the boundary existing. This type of problem tends to perpetuate as time goes on and boundary issues become very complex due to this fact.
Easements- Public utilities easements, right of way easements, ingress/egress easements, drainage easements, and special use easements, are just a handful of examples of easements that may burden a parcel of land. Easements are areas designated for a specific purpose within a specific area. Due to this fact, the property owner’s rights within these easement areas are limited, therefore it is a good idea to know what type of easements exist on the subject property and where they are located. Easements will generally be indicated within the legal papers that a property owner received when purchasing the property. More specifically, this document is referred to a title report. Within the title report, the title company lists the legal description of the subject property as well as listing any exceptions to title. Basically, these exceptions identify any legal interest that others may have in the subject property. It is not uncommon for a property to have a right of way for a public street, several utility easements for companies that provide services to the property or to adjacent properties, an access easement for a neighbor to cross the subject property in order for that neighbor to enter their own property, a drainage easement that allows for water to flow across a portion of the property, etc. In theory, any existing easement that burdens a parcel should be shown in the title report. Most easements listed within a title report can be marked on the ground in their respective location by a land surveyor. Additionally, if it is determined that an easement is required for a parcel for a particular need, a licensed land surveyor can determine the specific area that is required, write a legal description that describes the area to be designated, and provide an exhibit drawing to illustrate the area as well. These documents will then be recorded in the County Recorder’s Office to complete the process.
Right of Way- The term right of way indicates an area that has been designated for travel for the benefit of the public within a particular strip of land. It is a common misconception that streets and roads are “owned” by the controlling municipality. It is true that the municipality maintains these roads but generally speaking, the property owner does own fee title interest in these areas up to the centerline of the street. Of course the property rights of the property owner are substantially restricted within the right of way, it can be however, an advantage to own this area. The requirement of minimum lot size is one important issue that applies to this theory and the area within the right of way generally is included in this calculation. Unfortunately, taxation is generally based on the same calculation. Since the property rights within these right of way areas are limited, it is important for the property owner to know at what point the right of way terminates and at what point full property rights exist. Additionally, when it is necessary to widen a street, the municipality will be required to purchase any area that is needed for new improvements that does not exist within the current right of way area. This is certainly a good time for the property owner to know exactly what has been previously dedicated for the street and what is to be purchased by the municipality. As stated above, fee title ownership of a municipality in right of way is uncommon but not unheard of. It is a good idea for the property owner to know if the street is owned by the municipality or themselves.
Topographic- A topographic survey consists mostly of data collection that measures particular features in or near the subject parcel. These features are generally shown on an exhibit drawing indicating their location and proximity with other features. The exhibit is drafted to a specific scale which enables easy “measuring” by the end user. Vertical components can also be included in the drawing to illustrate the vertical differences existing on the parcel. This can be accomplished using contour lines that indicate slopes, as well as high and low spots. A typical topographic survey will show the property lines of the subject parcel, the location of all hardscape items such as concrete patios, walk ways, structures, fences, roads, driveways, etc. Anything that exists on the property can be measured and shown on the exhibit and dimensions from substantial features to the nearest property lines can be noted as well. Existing easements and set-back lines can also be shown on the exhibit if requested. Topographic surveys are a great tool when designing a parcel for future improvements. It may also be a requirement of the local municipality to provide a topographic exhibit when submitting plans for new improvements.
Construction- When a new structure is designed, whether it is a house, shop, pool, or fence, it may be desirable or even necessary to have the structure laid out on the ground exactly where it is designed to be built. This process reduces the possibility of the structure being built in an alternate location. A set of plans generally indicates controlling features such as property lines and layout lines to assist in construction, but these lines do not necessarily exist on the jobsite. A surveyor can either mark the exact locations for the proposed structure or set reference points that are out of the construction area yet close enough to measure to by the contractor or home builder. At times, the layout of the proposed structure is unneeded. It may only be necessary to mark points along the property line(s) or some other controlling location so that the builder is aware of the limits of the parcel enabling them to build accordingly.
Riparian- Riparian boundaries are associated with parcels that border creeks, streams, rivers, and lakes in which said water feature is the legal boundary. These are the most difficult type of boundary to retrace due to their ambulatory nature. This type of boundary is constantly in motion due to the action of wind and water. Typically, as the water feature changes location, so does the boundary, but a few exceptions do exist to this rule. One of the difficulties in the boundary determination of riparian parcels is determining the extent of fee title ownership. This location may be the high water mark, the low water mark, the top of bank, the thalweg (deepest point of the water body), or the center line (mid-point between the banks). Once enough evidence is found to determine what the boundary is, the physical location can then be located on the ground. Additionally, when the water body changes location, the property sidelines are not always projected from the previous termination of the property line outward to the water body along the same line. A surveyor will have to consider the most equitable solution for all parties involved. Riparian boundaries require a substantial amount of research and an equal amount of field work to determine the parcels current boundary line location. A lot of effort is exerted to determine a riparian boundary that is certainly destined to move once again.
Division of Land and Survey Monument Establishment (Boundary Creation & Retracement)-
Corner Record: Any time a survey monument (a tangible permanent property marker) is set by a licensed land surveyor, California State law requires that documentation be filed with the local municipality indicating what was set and how the position(s) was determined. A corner record may satisfy this requirement if a material discrepancy does not exist. Generally speaking, a corner record is an inexpensive method for re-establishing either a record corner monument’s position or record corner position (not previously monumented) that is shown on a filed survey map.
Record of Survey: This is a retracement of record lines, of entire parcel(s), or even of an entire subdivision that is described within a deed or as shown on a filed map. The record of survey is a detailed version of the corner record. It is a requirement to file a record of survey when a material discrepancy is found to exist in record data. This could be due to any of the following:
1) When a gap or overlap exists in fee title.
2) When a substantial blunder exists in record data concerning points, lines, or dimensions as shown on a filed map.
3) If evidence exists that may result in an alternate position for a property line or property corner. This could be due to a fence line that is built near a property line but not occupying the same position as the property line.
4) When it is necessary to establish the location of points or lines not ascertainable from an inspection of the data shown on a map of record. An example of this is surveying from only a deed description.
5) When a monument is determined to be lost. A lost corner is a point whose position cannot be determined, beyond a reasonable doubt, either from traces of the original marks or from acceptable evidence or testimony that bears upon the original position, and whose location can be restored only by reference to one or more interdependent corners.
Lot Line Adjustment: This is basically a land exchange. Let’s say you and your neighbor decide to alter the mutual boundary line that exists between your lots. First, an agreement must be made as to where the new line will be. The proposed line cannot create a lot that is non-compliant with the minimum lot requirements (shape or size) nor place the proposed line closer than the minimum set-back distance from any improvements as required by the local municipality. This type of request requires municipal approval and shall be reflected in the recorded deeds for both lots in order to perfect the process. Lot line adjustments are a great tool that allows a property owner to adjust property lines to conform with improvements such as fences, or other structures. It can also assist in creating more usable space for both parties without the need to purchase additional land.
Parcel Map: The parcel map is a municipal requirement when a subdivision of land creates less than five parcels. Let’s say that a property owner has a twenty acre parcel and the zoning associated with the parcel is AR-5. The property owner could file a parcel map proposing to create four individual five acre parcels and submit to the municipality for approval. The parcel map will show the parent parcel, in this case the twenty acre parcel, as well as adjoining parcels (the neighbors), and the location, size, and shape of the newly created parcels. Certain basic requirements will need to be satisfied such as providing access to each parcel, creation of reasonably symmetrical parcels, minimum access (driveway) width, etc., but these requirements are substantially less than that required of when filing a subdivision map. Note: It may possible to create a fifth parcel as long as the zoning permits. This fifth parcel would be considered a remainder which is the balance of the parent parcel after splitting off the four new parcels. A certificate of compliance will be required by the municipality and this will substantiate that the remainder parcel was created in accordance with the law. This will serve as evidence that the remainder parcel is a legal parcel carrying with it all of the benefits thereof.
Subdivision Map: The subdivision map is a municipal requirement when a subdivision of land creates five of more parcels. Subdivision maps can create hundreds of lots at one time within one large parent parcel. Due to the concentration of housing and all of the associated issues created by a subdivision map, certain improvements are required of the developer. Utilities, such as water, sewer, electricity, natural gas, and cable television are a handful of examples that are normally dedicated. Roads, driveways, sidewalks, lots dedicated for park sites and municipal buildings such as fire departments, police departments, and schools are sometimes required as well. These dedications are the sole responsibility of the developer to provide as a condition of approval for the map. In addition to installing this infrastructure, the developer is required to have the municipality inspect these improvements to confirm that they are built to a certain standard. Once the municipality accepts these improvements they will be responsible for their upkeep and maintenance.
Vertical Surveys:
Elevation Certificate: A formal certificate provided by a licensed land surveyor that reports the elevation data of an existing structure, generally the finished floor and flood vent elevations relative to the ground level. The Elevation Certificate is used by local communities and builders to ensure compliance with local floodplain management ordinances and is also used by insurance agents and companies in the rating of flood insurance policies to determine the proper insurance premium rate for a particular parcel. It may be possible to reduce your annual insurance bill if an elevation certificate is provided to the insurance company that indicates compliance with municipal requirements of a particular region. Speak to your insurance company to find out for yourself if this process can save you money!
Letter of Map Amendment (L.O.M.A.), Letter of Map Revision (L.O.M.R.), & Letter of Map Revision Based on Fill (L.O.M.R.-F): As part of its administration of the National Flood Insurance Program (N.F.I.P.), the Federal Emergency Management Agency (F.E.M.A.) publishes flood hazard maps, called Flood Insurance Rate Maps, (F.I.R.M.s.) The purpose of a F.I.R.M. is to show the areas in a community that are subject to flooding and the risk associated with these flood hazards. One of the areas shown on the F.I.R.M. is a Special Flood Hazard Area (S.F.H.A.). The S.F.H.A. is the area that has a 1-percent or greater chance of flooding in any given year. This area is also referred to as the 1-percent-annual-chance floodplain, base floodplain, or the 100-year floodplain. The flood hazard and risk information presented on the F.I.R.M.s is the result of engineering studies that are performed by engineering companies, federal agencies, and local communities, which are reviewed for compliance with F.E.M.A. guidelines and then approved subsequently by F.E.M.A.
F.E.M.A. uses the most accurate flood hazard information available and applies rigorous standards in developing the F.I.R.M.s. However, because of limitations of scale or topographic definition of the source maps used to prepare a F.I.R.M., small areas may be inadvertently shown within an S.F.H.A. on a F.I.R.M. even though the property is natural ground and is at or above the elevation of the 1-percent-annual-chance flood. This elevation is most commonly referred to as the Base Flood Elevation, or B.F.E. Such cases are referred to as "inadvertent inclusions."
For other small areas, earthen fill may have been placed during construction, thereby elevating a small area within the S.F.H.A. to an elevation that is at or above the B.F.E. This construction may have taken place during the time the engineering study was being performed or subsequent to that study. Because of the limited extent of the elevated area and the limitations of the map scale, it may not have been possible for F.E.M.A. to show this area as being outside the S.F.H.A. and so these areas have been incorrectly included in the S.F.H.A. on the F.I.R.M.
Recognizing that these situations do occur, F.E.M.A. established administrative procedures to change the designation for these properties on the F.I.R.M. These processes are referred to as the Letter of Map Amendment, or L.O.M.A., and the Letter of Map Revision Based on Fill, or LOMR-F. Through these processes, an individual who owns, rents, or leases property may submit certain mapping and survey information to F.E.M.A. and request that F.E.M.A. issue a document that officially removes a property and/or structure from the S.F.H.A. The applicant will need to hire a licensed land surveyor to prepare an Elevation Certificate for the property. Additionally, the appropriate forms, either a L.O.M.A., L.O.M.R, or L.O.M.R.-F, will be filled out by the surveyor and submitted to F.E.M.A. Once F.E.M.A. receives a completed application form package, they will typically review the data and issue their determination within 4 to 6 weeks.
A Letter of Map Revision (L.O.M.R.) is F.E.M.A.'s modification to an effective Flood Insurance Rate Map F.I.R.M., or Flood Boundary and Floodway Map (F.B.F.M.), or both. L.O.M.R.s are generally based on the implementation of physical measures that affect the hydraulic characteristics of a flooding source and thus result in the modification of the existing regulatory floodway, the effective Base Flood Elevations B.F.E.s, or the Special Flood Hazard Area S.F.H.A. The L.O.M.R. officially revises the F.I.R.M. or the F.B.F.M., and sometimes the Flood Insurance Study F.I.S. report, and when appropriate, includes a description of the modifications. The L.O.M.R. is generally accompanied by an annotated copy of the affected portions of the F.I.R.M., F.B.F.M., or F.I.S. report
The issuance of a LOMA or LOMR-F eliminates the Federal flood insurance purchase requirement as a condition of Federal or federally backed financing. However, the mortgage lender retains the prerogative to require flood insurance as a condition of providing financing, regardless of the location of a structure. Check with your lender to see if this process will reduce their requirement for flood insurance therefore possibly saving you money.
For Proposed Structures -
Minimum Floor Elevation: When a substantial structure such as a home is built, it may be necessary to provide evidence to the local municipality that the finished floor elevation of the new structure is built high enough to exceed a particular elevation. Basically, this is to minimize the threat of future flood damage to the structure. This is a three step process:
1) A licensed land surveyor will visit the project site prior to construction in order to establish a temporary benchmark (T.B.M.). This T.B.M. will consist of a permanent object that is not subject to movement and will not be disturbed as a result of construction activities. Once the T.B.M. is established, the surveyor will determine its elevation in relation to the required datum. Then, a temporary hub will be set and an elevation associated to it as well. This hub will be placed near the new construction site where the contractor can reference it and build the finished floor accordingly.
2) Once the forms for the concrete foundation are built, the surveyor will return to the site and confirm that they are built to the required height. If the structure is wood floor construction, the finished floor elevation will be checked during the construction process.
3) Once construction is complete, the surveyor will return to the site for the last time and measure the elevation of the completed finished floor of the structure. It will also be necessary to take elevation spot shots of the soil level adjacent to the house, and of any utilities that service the house such as a propane tank, an air conditioner unit, etc. The Latitude and Longitude coordinates of the site will be determined and multiple pictures will be taken and attached to the completed elevation certificate. Once completed, the elevation certificate will be submitted to the municipality for review.
Flood Plain Determination: It may become necessary to identify on the ground a particular contour within a flood plain. This will probably be an elevation noted on a Flood Insurance Rate Map (F.I.R.M.) that is created and distributed by the Federal Emergency Management Agency (F.E.M.A). Areas within flood plains are typically restricted to development, although at times and for certain projects it may be possible to build-up out of the flood plain. A land surveyor can mark the ground or indicate by reference on an exhibit the locations within a flood plain and the limits thereof for any particular parcel. A field survey can also reveal how high or at what elevation the base floor of a proposed structure needs to be in order to comply.
