21923 NE 11th St, Sammamish, WA 98074
Email: contactus@sitesurveymapping.com
Phone: 425-298-4412
Fax: 425-298-4414
Our Services
Boundary Surveys
Boundary surveys are conducted to establish the exact location of the boundaries of a property or parcel of land. This type of survey ensures that the boundary lines of the land align with recorded documents such as deeds, plats, and other legal records. It involves several key steps:
Research: Surveyors begin by reviewing public records, deeds, plats, and other relevant documents to gather information about the parcel’s legal description and prior surveys. This helps understand the history of the property and establish the starting points for the survey.
Fieldwork: The surveyor then goes out to the physical location of the property and uses precise measuring tools and techniques (like GPS and total stations) to identify and measure the boundaries based on the research. They mark boundary corners, sometimes with stakes or other markers.
Boundary Determination: The surveyor will compute the dimensions and angles based on the measurements taken in the field and compare them to the deed description to determine the precise limits of the land.
Report/Survey Map: A boundary survey is typically documented in a written report or on a detailed survey map that clearly shows the location of the boundaries, corners, and sometimes easements or encroachments. This report is often submitted to local government offices for recording.
Legal Conformance: In Washington State, as in other areas, boundary surveys must comply with state laws, including those related to property boundaries and easements. Surveyors are required to follow guidelines and standards set by professional licensing boards and state authorities.
Boundary surveys are often needed for property transactions (like buying or selling land), resolving property disputes, or when new construction is planned
Boundary Line Adjustments (BLA) Boundary Line Agreements
Boundary Line Adjustment Survey (sometimes called a Property Line Adjustment). This type of survey is used to modify the boundary between two adjacent parcels of land. The key point is that it doesn't create new parcels but rather shifts the boundaries of existing ones.
Here's a breakdown of what typically happens:
Surveying and Mapping: A professional surveyor will map the existing boundary lines and propose changes based on the property owners' requests. This will involve measuring the precise location of the property lines and documenting any adjustments that are being made.
Legal Description: After the boundary change, new legal descriptions for each property will be drafted. These descriptions are critical for legal documentation and property records.
Approval and Recording: Once the survey is complete and new legal descriptions are prepared, the property owners will usually submit the proposed adjustment to the local jurisdiction, typically a planning department or zoning office. This ensures that the boundary adjustment complies with local laws and zoning regulations.
Recording the Survey: After approval, the revised boundary survey and legal descriptions are recorded with the local land records office (usually the county recorder or assessor’s office). This step officially updates the public records to reflect the new boundary lines.
The process helps ensure that property boundaries are clear and legally recognized, avoiding future disputes between neighboring property owners
Short Plats / Plats
The process of land subdivision and platting in Washington State. Subdividing land involves breaking up a larger parcel into smaller parcels (lots) for purposes like development or sale. Here’s a summary of key steps and elements in this process:
Land Survey and Mapping:
A licensed surveyor must create a survey map (also called a "plat") showing the boundaries of the proposed parcels.
The map will include monumentation (physical markers on the land that define the boundaries), survey data (coordinates, angles, distances, etc.), and mathematical data to ensure accurate land division.
Conformance with Local Ordinances:
The subdivision must follow local zoning and planning regulations, which can vary by city or county. These ordinances may dictate the minimum lot sizes, street designs, utilities, and other important infrastructure features.
The proposed subdivision must be reviewed and approved by the appropriate planning department or other relevant agencies (e.g., transportation, water/sewer departments).
Plat Approval Process:
After submitting the plat to the local planning department, the proposed subdivision undergoes review. This could involve public hearings, discussions about environmental impacts, and input from various city or county departments.
Once approved, the final plat must be recorded with the local government office (e.g., county auditor or recorder's office) to officially establish the legal boundaries of the new parcels.
Easements and Street Dedications:
The plat will also show any easements (rights of way, utility access, etc.) needed for access or utility installation.
Street dedications may be required for roads and alleys that are part of the new development..
Unit Lot Subdivisions (ULS)
The unit lot subdivision (ULS) process provides opportunities for fee-simple ownership of land. Unit lot subdivisions allow development on individual unit lots to avoid complying with typical dimensional standards if the parent lot conforms to all such development standards
Elevation Certificates and LOMAs
The FEMA Elevation Certificate (EC). This certificate is a key tool in determining flood insurance rates, particularly under the National Flood Insurance Program (NFIP). The Elevation Certificate provides important information, such as the elevation of a property in relation to the Base Flood Elevation (BFE), which is essential for assessing flood risk.
Key details included in the certificate:
Elevation Data: The building's elevation relative to the BFE, using a published vertical datum (such as NAVD88 or NGVD29).
Latitude and Longitude: Used for precise location identification.
Photographs: To document the property's characteristics and conditions.
The certificate is usually completed by a licensed surveyor or engineer. It helps insurance agents determine what type of flood insurance a property needs, which in turn impacts the cost and type of coverage a homeowner may need..
Topographic Surveys
Topographic survey, which is an essential tool in land development and construction. Topographic surveys provide detailed information about the natural and built features of a site, helping to inform decisions related to design, planning, and construction. Here’s a breakdown of some key elements mentioned:
Natural and Man-Made Features: The survey will capture elements like trees, streams, buildings, curbs, sidewalks, and utility infrastructure (e.g., manholes, fire hydrants). These are crucial for understanding the landscape and existing structures.
Contour Lines and Spot Elevations: These represent the shape and slope of the land, providing a clear picture of how the site’s topography may impact construction and drainage.
Property Lines: Property boundaries are often included for reference, which helps in ensuring that any development stays within legal limits.
Vertical Datum: Elevations on the map are typically referenced to a specific benchmark or system (e.g., the National Geodetic Vertical Datum) to maintain consistency and accuracy across projects.
Easements: If there are any rights of way or utility easements, these will be included if the client has provided the relevant Title Report, which is important for avoiding conflicts during development.
These surveys are commonly required by governmental agencies for permitting purposes, and they provide engineers, architects, and land planners with the critical information they need to design projects that align with existing conditions.
Expert Witness
A Professional Land Surveyor with extensive knowledge and experience in the field who is called upon to provide expert testimony in legal proceedings related to land disputes, property boundaries, construction defects, or other matters where surveying expertise is needed to help the court understand technical aspects of the case; essentially, they act as a specialist witness who can explain complex surveying issues to a judge and jury.
Planned Unit Developments (PUD)
A planned unit development (PUD) is a community of homes and other buildings that combines commercial, residential, and recreational uses. PUDs are a flexible zoning method that allows for creative land use.
How PUDs work
PUDs can include single-family homes, townhouses, condos, and commercial properties
Homeowners own their homes and lots, but must also belong to a homeowners association (HOA)
The HOA manages the community and is funded by monthly or quarterly dues from homeowners
PUDs often have amenities like parks, playgrounds, pools, and tennis courts
PUDs are often located near schools, shopping, and recreation
Telecommunication Site Surveys
A telecommunication site survey is a process that involves analyzing a site to determine the best way to design and install a network. The survey helps to ensure the network will meet the needs of the business, such as providing adequate data rates and coverage
ALTA/ACSM Surveys
ALTA/ACSM Survey (American Land Title Association / American Congress on Surveying and Mapping), which is commonly used in commercial real estate transactions. To elaborate a bit more:
ALTA/ACSM Surveys are highly detailed and are intended to provide the lender, title company, and other parties involved in a transaction with precise information about a property’s boundaries and characteristics. This type of survey is vital for title insurance purposes and ensures that there are no issues with property boundaries, easements, encroachments, or other legal concerns that could affect the transaction.
The current Title Report is a key part of this process. It provides a legal description of the property, lists any encumbrances or claims (like liens or easements), and helps the surveyor in mapping out all the property’s features accurately.
Key elements typically included in an ALTA/ACSM Survey:
Property boundary: Clear delineation of the property’s legal boundaries.
Visible improvements: Structures or additions that are visible on the property, like buildings, roads, or fences.
Utilities: Location of both surface and subsurface utilities (such as water, gas, electric lines, etc.).
Easements: Any rights of way or access that others might have over the property.
Encroachments: Whether any part of the property is being used or occupied by something that crosses its boundary, like a neighboring building or driveway.
Encumbrances: This includes any legal claims or liabilities attached to the property, such as liens.
Lender’s Role: If a lender is involved, their specific requirements will dictate the level of detail necessary for the survey. In some cases, they may require a recorded boundary survey to ensure that the property’s boundaries are precisely defined and that there are no disputes or issues that could jeopardize the loan or the title insurance.
This type of survey is crucial in ensuring the lender and title company can issue title insurance and that all parties involved are aware of any risks associated with the property, including boundary issues, zoning problems, or other legal concerns.
Construction Staking
Construction staking is an essential part of the construction process, ensuring that the improvements—such as roads, buildings, pipelines, and other infrastructure—are constructed in the correct location as outlined in the engineering plans. Here’s a breakdown of how it works:
Engineering Plans and Design: Before construction begins, detailed engineering plans are created, showing the design of the project. These plans include the layout, dimensions, and specific locations of all improvements, and they provide necessary details about elevation, slopes, and boundaries in relation to the property.
Surveying and Control: A survey crew is typically employed to establish control points based on these plans. They use various instruments such as total stations, GPS, and level instruments to measure and verify the locations of the proposed structures and improvements with high accuracy.
Staking Points: Based on the survey calculations, the crew will set up temporary markers or stakes on the ground. These markers typically include wooden stakes, rebar, or other durable materials that indicate specific points, such as corners, centerlines, and elevation benchmarks.
Marking of Construction Features: These stakes help the contractor understand the exact placement of roads, buildings, utilities, and other infrastructure. They often represent key reference points for tasks such as excavation, grading, or pouring foundations. The staking process ensures that construction is carried out within the proper legal and design boundaries.
Adjustments During Construction: If discrepancies arise or adjustments need to be made, the survey crew may return to adjust or re-stake the markers to guide the construction crew effectively.
In summary, construction staking is the physical manifestation of the engineered design, providing the contractor with the correct placement and dimensions required to construct the project accurately. It's an essential step to ensure that everything is built according to the approved plans and legal property boundaries.
Binding Site Plans (BSP)
A binding site plan represents an alternative approach to land division, as permitted under RCW 58.17.035. This method is applicable exclusively for divisions intended for: - Industrial or commercial purposes; - Leasing of mobile homes or travel trailers, commonly associated with mobile home parks; and - Condominium developments. In order for binding site plans to be utilized, local authorities are required to establish procedures for their evaluation and endorsement. A designated binding site plan delineates precise locations and details pertinent to the information that must be addressed during property division, including aspects such as infrastructure, certification, and other standard requirements associated with subdivisions..
Condominium Plats
A condominium plat map is a detailed legal document that maps out the layout of a condominium building or development. It serves several crucial functions:
Interior Spaces (Horizontally and Vertically): The plat map outlines both the horizontal dimensions (floor plans) and vertical dimensions (such as the height of floors) of the individual units. This gives a clear picture of how each unit fits into the overall structure.
Property Boundaries: It defines the exact boundaries of the individual condominium units in relation to the entire property. This includes walls, floors, ceilings, and any other specific architectural features that separate the units from one another.
Common Elements: The plat distinguishes between:
Limited Common Elements: Areas or features of the property that are shared by multiple units but are reserved for the exclusive use of one or more specific units (e.g., a balcony, parking spaces, or storage areas).
General Common Elements: Areas or amenities that are available for use by all owners, like hallways, lobbies, and recreational areas.
Title and Ownership: It is the legal foundation for the division of ownership in a condominium. It legally establishes who owns each unit, how ownership is divided, and the rights of individual owners to both their unit and shared spaces.
These plat maps are typically required by local governments when a condominium development is being created, and they are often referenced in property sales or transfers to clarify what is being sold and what areas are common versus private.
As-built surveys
An as-built survey is a record of the final location of a construction project, including any changes made to the original plans. It's a vital part of the record-keeping process for a project.
What does an as-built survey include?
Location: The final location of buildings, roads, utilities, and other features
Measurements: The final dimensions of the project
Materials: The materials used in the project
Compliance: Whether the project complies with local regulations
When is an as-built survey performed?
Usually at the end of a project, but can be done after other phases of construction
Performed by a professional land surveyor
Why is an as-built survey important?
Provides a record of the project as it was built, not just as it was planned
Helps ensure that future renovations or maintenance decisions are made with as much information as possible
Deformation Monitoring
These measurements typically involve recording data at regular intervals and comparing the results to detect any movement (settlement, subsidence, or displacement), especially in areas where there's potential for significant shifts in the ground or infrastructure. These regular measurements help ensure stability and prevent potential issues related to structural integrity or land safety.
Contact Us
Interested in working together? Fill out some info and we will be in touch shortly. We can’t wait to hear from you!