We started a "plat check" today, which means that we verify that a survey company has set concrete monuments (CMONs) with PRM stamped on the attached discs. We calculated some of the points by using the bearings and distances on the plat. We then broke out the RTK and searched for the CMONs. A number of found points along one ROW line hit within a few hundredths of the calculated positions, but across the street on the other ROW line, two points were off by +/- 2.50' N & S and +/- 0.10' E & W.
If the basis of bearings were calculated using deeds, wouldn't that basis need to be adjusted if some of the deeds were based on something other than true north? If the basis (Point of Commencement to Point of Beginning, I think) of bearings were based on the PLSS, couldn't that cause a discrepancy when mixed in with deeds? I'm winging it here just to start a discussion. I have to exam the plat in detail tomorrow.
Great question!?ÿ I can't offer the experience you need, but will be watching this to learn all I can.
Plat review is loads of fun.............not.?ÿ You are now the official nitpicker.?ÿ Does the bearing shown on the plat agree with the bearing in the description (and watch out for it saying north and west when it's really north and east).?ÿ Just because the label says Southwest Corner, doesn't make it the southwest corner, unless it is.?ÿ Oh look, three very different lines all have the same bearing and distance, when they should not.?ÿ What's the width of this alley??ÿ Anyone know??ÿ Why does the symbol indicating the setting of a stone 4"x 12" x 16" appear 18 times but the symbol for finding a capped one-half inch bar only appears once, at the center of the section??ÿ When did we start setting stones?
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Enjoy.
I'm a bit confused here.
1.) Are both sides of the ROW shown on the same plat??ÿ If so, then the basis of bearing should be the same for the entire thing.
2.) If this area is platted then the deeds will just say the lot and block?
I'm not sure how you're mixing plat, deed, and PLSS bearings together.
One of the first steps is figuring out what the basis of bearing is.?ÿ Maybe there's a note, and maybe not.?ÿ If not, then did they assume one line matched an adjoining plat??ÿ
Sometimes you may have to find enough monuments from approximate coordinates to measure and then rotate the plat and put that info into your RTK search.
When I encounter something like this my first inclination is to check myself. More often than not I will be the reason a consistent error is cropping up.?ÿ
Are you very, very sure that your calcs match the plat.?ÿ
If so, is there some simple typo that can explain why the points are off.?ÿ
I would not contact the platting company until I've exhausted tracking down all the reasons some error is showing up.?ÿ
Maybe some of the CMONs are really C'MONs.
When I encounter something like this my first inclination is to check myself. More often than not I will be the reason a consistent error is cropping up.?ÿ
Are you very, very sure that your calcs match the plat.
Agreed. My first question would be "Are the ROW lines parallel on the plat?" Can't tell you how many times I have calculated a plat, offsetting ROW lines as I go, only to find upon checking closures one or more of the ROWs had a variable width.
That they are measured all 2.5' off N-S is a huge red flag. I'm guessing the Road is running close to a cardinal direction.?ÿ
- If you have several different deeds and surveys you are bound to have several different basis (bases?) of bearings. These differences always need to be resolved. And a plat should document said resolution.
- Experience has shown me that anytime there appears to be a big discrepancy in calc'd positions the screwup is usually mine. Check your calcs.
- 2.5 feet sounds a lot like the monuments are offsets. Or maybe there has been a taking.?ÿ Check the right of way width. This is the sort of thing where survey recording really adds value.
I'm starting some deed research. What is a special warranty deed, and how does it differ from a warranty deed?
Are both sides of the ROW shown on the same plat?
Yes.
I'm guessing the Road is running close to a cardinal direction.
Some parts of it, yes; it's also curvilinear. The area I mentioned where there's a large discrepancy between calculated and measured distances is a tract. My research is ongoing.
If deeds that predate those deeds as recorded on a property appraiser's website exist, how do I find them?
