I'm doing the description of what will be my own home lot cut out of the farm. I have a road going along about half the boundary which has some compound curves. The new parcel is totally inside the original parcel. What's the best way to connect the curves in a description?
What follows is the output of a simple legal writer (Terramodel). It connects the curves with zero length tangents. Don't want to do that. (I'll add the POB call and monuments to this math).
Math description:
Legal Description.
Commencing at the Point of Beginning; thence South 04°00'00" East, a
distance of 328.00 feet; thence South 11°00'00" West, a distance of 327.54
feet; thence North 79°00'00" West, a distance of 596.05 feet; thence North
55°00'00" West, a distance of 352.00 feet; thence North 35°00'00" East, a
distance of 65.00 feet to the beginning of a curve tangent to said line;
thence northeasterly and northerly a distance of 175.00 feet along the curve
concave to the northwest, having a radius of 501.34 feet and a central angle of
20°00'00"; thence North 15°00'00" East tangent to said curve, a distance of
175.00 feet to the beginning of a curve tangent to said line; thence northerly
and northeasterly a distance of 80.00 feet along the curve concave to the
southeast, having a radius of 229.18 feet and a central angle of 20°00'00";
thence North 35°00'00" East tangent to said curve, a distance of 0.00 feet to
the beginning of a curve tangent to said line; thence northeasterly and
easterly a distance of 165.00 feet along the curve concave to the southeast,
having a radius of 152.48 feet and a central angle of 62°00'00"; thence South
83°00'00" East tangent to said curve, a distance of 0.00 feet to the beginning
of a curve tangent to said line; thence easterly and southeasterly a distance
of 80.00 feet along the curve concave to the south, having a radius of 229.18
feet and a central angle of 20°00'00"; thence South 63°00'00" East tangent to
said curve, a distance of 265.00 feet to the beginning of a curve tangent to
said line; thence southeasterly and easterly a distance of 80.00 feet along
the curve concave to the north, having a radius of 458.37 feet and a central
angle of 10°00'00"; thence South 72°59'58" East tangent to said curve, a
distance of 0.00 feet to the beginning of a curve tangent to said line; thence
easterly a distance of 60.00 feet along the curve concave to the north, having
a radius of 312.52 feet and a central angle of 11°00'00"; thence South
84°00'00" East tangent to said curve, a distance of 0.00 feet to the beginning
of a curve tangent to said line; thence easterly a distance of 80.00 feet
along the curve concave to the north, having a radius of 458.37 feet and a
central angle of 10°00'00"; thence North 86°00'00" East tangent to said curve,
a distance of 55.00 feet to the Point of Beginning. Containing 12.2713 Acres,
more or less.
I like to call out Point of Curvature and Point of Tangency, which also allows you to call out Point of Compound Curvature or Point of Reverse Curvature.
I would use the software to not have to worry about transpositions and typing errors, but would then edit the software's creation to remove the 0.00' courses and substiture "to a point of reverse curvature" or "to a point of compound curvature; thence, etc...."
Non-tangent intersections, if any, should also be called out. I add a call for the bearing of the radial line with not-tangent curves. As long as the correct central angles are provided, the curved courses can be closed.
Wattles covers this very well if you have a copy of "Writing Legal Descriptions."
KS
try using chord bearings and delta angles instead of 0.00 length tangent lines.
Thats how we do it around here.
I would do as Ken describes as well.
BEGINNING at ... and running thence South 04°00'00" East 328.00 feet; thence South 11°00'00" West 327.54 feet; thence North 79°00'00" West 596.05 feet; thence North 55°00'00" West 352.00 feet; thence North 35°00'00" East 65.00 feet to a point on a 501.34 feet radius curve to the left; thence northeasterly 175.00 feet along the arc of said curve through a central angle of 20°00'00", said arc having a chord bearing North 25°00'00" East 174.11 feet; thence North 15°00'00" East 175.00 feet to a point on a 229.18 feet radius curve to the right; thence northeasterly 80.00 feet along the arc of said curve through a central angle of 20°00'00", said arc having a chord bearing North 25°00'00" East 79.59 feet, to a point on a compound 152.48 feet radius curve to the right; thence northeasterly 165.00 feet along the arc of said curve through a central angle of 62°00'00", said arc having a chord bearing North 66°00'00" East 157.07 feet, to a point on a compound 229.18 feet radius curve to the right; thence easterly 80.00 feet along the arc of said curve through a central angle of 20°00'00", said arc having a chord bearing South 73°00'00" East 79.59 feet; thence South 63°00'00" East 265.00 feet to a point on a 458.37 feet radius curve to the left; thence easterly 80.00 feet along the arc of said curve through a central angle of 10°00'00", said arc having a chord bearing South 68°00'00" East 79.90 feet, to a point on a compound 312.52 feet radius curve to the left; thence easterly 60.00 feet along the arc of said curve through a central angle of 11°00'00", said arc having a chord bearing South 78°30'00" East 59.91 feet, to a point on a compound 458.37 feet radius curve to the left; thence easterly 80.00 feet along the arc of said curve through a central angle of 10°00'00", said arc having a chord bearing South 89°00'00" East 79.90 feet; thence North 86°00'00" East 55.00 feet to the point of BEGINNING, containing 534537 square feet or 12.271 acres.
Or...
... thence South 04°00'00" East 328.00 feet; thence South 11°00'00" West 327.54 feet; thence North 79°00'00" West 596.05 feet; thence North 55°00'00" West 352.00 feet; thence North 35°00'00" East 65.00 feet; thence northeasterly 175.00 feet along a 501.34 feet radius curve to the left through a central angle of 20°00'00" (long chord bears North 25°00'00" East 174.11 feet); thence North 15°00'00" East 175.00 feet; thence northeasterly 80.00 feet along a 229.18 feet radius curve to the right through a central angle of 20°00'00" (long chord bears North 25°00'00" East 79.59 feet); thence northeasterly 165.00 feet along a 152.48 feet radius compound curve to the right through a central angle of 62°00'00" (long chord bears North 66°00'00" East 157.07 feet); thence easterly 80.00 feet along a 229.18 feet radius compound curve to the right through a central angle of 20°00'00" (long chord bears South 73°00'00" East 79.59 feet); thence South 63°00'00" East 265.00 feet; thence easterly 80.00 feet along a 458.37 feet radius curve to the left through a central angle of 10°00'00" (long chord bears South 68°00'00" East 79.90 feet); thence easterly 60.00 feet along a 312.52 feet radius compound curve to the left through a central angle of 11°00'00" (long chord bears South 78°30'00" East 59.91 feet); thence easterly 80.00 feet along a 458.37 feet radius compound curve to the left through a central angle of 10°00'00" (long chord bears South 89°00'00" East 79.90 feet); thence North 86°00'00" East 55.00 feet to the POINT OF BEGINNING.
Containing 534,537 square feet or 12.271 acres
Or...
... thence South 04°00'00" East 328.00 feet; thence South 11°00'00" West 327.54 feet; thence North 79°00'00" West 596.05 feet; thence North 55°00'00" West 352.00 feet; thence North 35°00'00" East 65.00 feet; thence northeasterly 175.00 feet along a 501.34 feet radius curve to the left through a central angle of 20°00'00" and a long chord of North 25°00'00" East 174.11 feet; thence North 15°00'00" East 175.00 feet; thence northeasterly 80.00 feet along a 229.18 feet radius curve to the right through a central angle of 20°00'00" and a long chord of North 25°00'00" East 79.59 feet; thence northeasterly 165.00 feet along a 152.48 feet radius compound curve to the right through a central angle of 62°00'00" and a long chord of North 66°00'00" East 157.07 feet; thence easterly 80.00 feet along a 229.18 feet radius compound curve to the right through a central angle of 20°00'00" and a long chord of South 73°00'00" East 79.59 feet; thence South 63°00'00" East 265.00 feet; thence easterly 80.00 feet along a 458.37 feet radius curve to the left through a central angle of 10°00'00" and a long chord of South 68°00'00" East 79.90 feet; thence easterly 60.00 feet along a 312.52 feet radius compound curve to the left through a central angle of 11°00'00" and a long chord of South 78°30'00" East 59.91 feet; thence easterly 80.00 feet along a 458.37 feet radius compound curve to the left through a central angle of 10°00'00" and a long chord of South 89°00'00" East 79.90 feet; thence North 86°00'00" East 55.00 feet to the POINT OF BEGINNING.
Or... any other variety of options. Definitely don't like the "tangent of 0.00 feet," though. I'm also not too partial to Wattles' "concave" descriptions, either. Just personal preference, though.
JBS
Thanks guys!!
Since all the bearings (angles) are even degrees, what if I dropped all reference to minutes and seconds?
Also what if I left off the decimal portion of the distances that are even feet?
I will add calls and descriptions for monuments set at every corner (15 corner lot). Who do I bill for this survey?
Not going to list square feet, probably round acreage to hundredths of an acre.
Geez JBStahl, had my nose into Wattles book editing my description and you post three versions, Thanks, hope you'll visit us when the house is done!
> Geez JBStahl, had my nose into Wattles book editing my description and you post three versions, Thanks, hope you'll visit us when the house is done!
Dang straight, Leon. I expect an invitation to the house-warming party!
No big deal with the three different versions. with LegalAid, it was just a matter of punching the linework into ACad (3 min) and selecting my three favorite library versions to format it in. A quick cut/paste and voila!
I used to never include chord bearings until the back-room operators in the Utah County recorders "required" them. Well, they didn't really "require" them, it's just that they couldn't calculate a closure without them 'cause they didn't know how to enter curve data into FastMap. If you didn't include the chords, you'd be certain to get the "this description doesn't close" phone call.
;o)
JBS
Hey, I moved out of Happy Valley, don't own any land there either. I live way out in the sticks of Sanpete County.
Isn't it great that recorders feel the need to check what you record and reject it if it doesn't close (according to them). We all know where Terminus resides in Utah! With Utah recorders on the job, ain't much need for surveyors. Just send it in and they'll send it back how it's supposed to be!
Since all the bearings (angles) are even degrees, what if I dropped all reference to minutes and seconds?
Also what if I left off the decimal portion of the distances that are even feet?
I would add the minutes and seconds on arcs and hundreths on feet. When they are left off, one does not know if it is intentional, or was the description truncated by an ignorant typist?
As for the concave or convex issue: I do not care for that either. I generally use somethings like: westerly, deflecting to the left through a central angle of ... an arc distance of ... to a ...
KS
Why don't you give the radials at the P.C.C & P.R.C. of the curves? Easy to get the tangents when needed and aids in the calculations to enable which way they are going.
Someone actually wrote, marketed, and sold a program that bad? That's a disgrace.
Here is how I would write it. If the straight lines have no calls, I would edit out the "a distance of" since it then would be verbiage.
BEGINNING at the
THENCE S 04°00'00" E a distance of 328.00 feet;
THENCE S 11°00'00" W a distance of 327.54 feet;
THENCE N 79°00'00" W a distance of 596.05 feet;
THENCE N 55°00'00" W a distance of 352.00 feet;
THENCE N 35°00'00" E a distance of 65.00 feet to a point of curvature of a tangent curve concave to the Northwest;
THENCE Northeasterly along the arc of said curve, to the left, having a radius of 501.34 feet, with a chord of N 25°00'00" E 174.11 feet, and a central angle of 20°00'00" for an arc distance of 175.00 feet to a point of tangency;
THENCE N 15°00'00" E a distance of 175.00 feet to a point of curvature of a tangent curve concave to the Southeast;
THENCE Northeasterly along the arc of said curve, to the right, having a radius of 229.18 feet, with a chord of N 25°00'00" E 79.59 feet, and a central angle of 20°00'00" for an arc distance of 80.00 feet to a point of compound curvature of a tangent curve concave to the Southeast;
THENCE Northeasterly along the arc of said curve, to the right, having a radius of 152.48 feet, with a chord of N 66°00'00" E 157.07 feet, and a central angle of 62°00'00" for an arc distance of 165.00 feet to a point of compound curvature of a tangent curve concave to the South;
THENCE Easterly along the arc of said curve, to the right, having a radius of 229.18 feet, with a chord of S 73°00'00" E 79.59 feet, and a central angle of 20°00'00" for an arc distance of 80.00 feet to a point of tangency;
THENCE S 63°00'00" E a distance of 265.00 feet to a point of curvature of a tangent curve concave to the North;
THENCE Easterly along the arc of said curve, to the left, having a radius of 458.37 feet, with a chord of S 68°00'00" E 79.90 feet, and a central angle of 10°00'00" for an arc distance of 80.00 feet to a point of compound curvature of a tangent curve concave to the North;
THENCE Easterly along the arc of said curve, to the left, having a radius of 312.52 feet, with a chord of S 78°30'00" E 59.91 feet, and a central angle of 11°00'00" for an arc distance of 60.00 feet to a point of compound curvature of a tangent curve concave to the North;
THENCE Easterly along the arc of said curve, to the left, having a radius of 458.37 feet, with a chord of S 89°00'00" E 79.90 feet, and a central angle of 10°00'00" for an arc distance of 80.00 feet to a point of tangency;
THENCE N 86°00'00" E a distance of 55.00 feet to the POINT OF BEGINNING.
Containing 12.2713 acres, more or less.
That's super clear and precise Bruce. I'll add my marker calls and see how I like it after that. Thanks!
I'm considering buying custom bronze markers for this one.
I use the legal writer in TM also, but you can edit the .rdf file for the results you want. I don't see the 0.00 tangent distance with the definition I use, it provides the chord bearing and chord distance. Here is the configuration I use with the legal writer:
# Report definition file. Legal description phrases. Mod. by JTM 4 APR 11
Legal Writer(ft)
NNNNN
# report width and characters used in angles.
80 °'"N
# curve / line direction.
Left
Right
# Curve direction quadrant
north
northeast
east
southeast
south
southwest
west
northwest
# Curve directions along the arc.
northerly
northeasterly
easterly
southeasterly
southerly
southwesterly
westerly
northwesterly
and
# Bearing terms.
NORTH EAST
SOUTH EAST
SOUTH WEST
NORTH WEST
# Phrases.
TITLLegal Description.nlin<
LBEGCommencing at the Point of Beginning; nlinthence from said Point of Beginning
lnbr lnds feet<
LCUVLSPR
LLIN; nlinthence lnbr lnds feet<
LTNC; nlinthence lnbr lnds feet<
LRDC; nlinthence lnbr radial to said curve, lnds feet<
LCCP to a point of cusp; thence lnbr, lnds feet<
CBEGCommencing at the Point of Beginning; nlinthence from said
Point of Beginning along a curve to the ctyp from which the radius point bears
c1br, carc feet along said curve having a radius of crad feet
and a central angle of cang (chord bearing ccbr, chord distance ccle feet)<
CLTN to the beginning of a curve; nlinthence carc feet along said curve to the ctyp,
having a radius of crad feet and a central angle of cang
(chord bearing ccbr, chord distance ccle feet)<
CLRD to the beginning of a curve radial to said line; nlinthence carc feet along
said curve to the ctyp, having a radius of crad feet and a central angle of cang
(chord bearing ccbr, chord distance ccle feet)<
CLCP to a point of cusp; thence carc feet along a curve to the ctyp having a radius
of crad feet and a central angle of cang
(chord bearing ccbr, chord distance ccle feet)<
CLIN to the beginning of a non-tangent curve;nlinthence carc feet along said non-tangent
curve to the ctyp having a radius of crad feet and a central angle of cang
(chord bearing ccbr, chord distance ccle feet)<
CCCP to a point of compound curvature; nlinthence carc feet along the arc of said curve
to the ctyp having a radius of crad feet and a central angle of
cang (chord bearing ccbr, chord distance ccle feet)<
CCRV to a point of reverse curvature; nlinthence carc feet along the arc of said
curve to the ctyp having a radius of crad feet and a central angle of cang
(chord bearing ccbr, chord distance ccle feet)<
CCUV to a point of cusp, from which the radius point bears
c1br; thence carc feet along the arc of a curve to the ctyp having a
radius of crad feet and a central angle of cang
(chord bearing ccbr, chord distance ccle feet)<
CSPR to a spiral curve, to the ctyp having a radius of crad
feet and a central angle of cang<
SPINSPOTPOLNPOCVPOSP<
ENLCENCC to the Point of Beginning. Containing area square feet, more or less.<
ENLOENCO to the end of this description.nlin<
VBEG<
***************************************************************************
Try this in your tmodwin.rdf file and see if the results change.