The saying goes something like:
Doctors bury their mistakes and surveyors monument theirs.
Here’s a sterling example. The tax map below sums up the problem where the 1978 Boones Borough 1 subdivision abuts the 1982 Boones Borough 2 subdivision:
1978 plat of Boones Borough 1, created Kelly Court which is now called Boulder Court. The underlined distance is 748.98 from red arrow monument to blue arrow monument:
Detail of west terminus Kelly Court. The south R/W of Kelly Court is 9.07 feet north of the plat angle point (the red arrow on the image above)
1982 plat of Boones Borough 2, which was platted by a different survey who had a reputation of not really getting it. The red and blue arrows are the same points as on the 1978 plat. The problem with the distance of 750.71 missing the 1978 plat’s distance by 1.73 feet pales in comparison with the location of the Boulder Court Cul-de-sac bulb. To give the 1982 surveyor credit, the solid circles represent found corners, so the 1978 surveyor may have staked the road R/W in a different location than his plat indicated:
This aerial photo has the approximate platted lot lines on it.
There’s no record of when the roads were built, but I imagine the road was in place when 1982 Surveyor did his work, although his survey makes no mention of the platted roads not lining up and he makes it appear that they do. Perhaps an amendment was planned for the original 1978 plat but the wheels fell off. The same company owned both plats. Both surveyors are no longer above the radar, so we will probably never know. There haven’t been any additional surveys filed since these two plats were done.
Wow!!!!!!!!!!!!!!!!!!!!!
That is crazy. Why hasn't there been an official replat of the first sub since the obvious location of the street sometime prior to 1982?
Wow!!!!!!!!!!!!!!!!!!!!!
looks like the road was beheaded...lol..
Check for revised recorded subdivisions. At times, I have manually thumbed through subdivision plans of the time period or the index and have found a revision or two that were not cited in the paper trail. As much as we like to think that ssessment maps are ALWAYS correct,sometimes, they are not.
I've found assessor maps to vary on reliability. Some are very poor. The best I found were in the City of Tacoma, Washington. They have Survey data, angles, etc turned by past City Engineers and Surveyors, over the years. They were great for finding difficult monuments. We used them a couple times to restore Obliterated Mons, with great success matching old fences and such. Those were the exception. Typically I trust them less than GIS.
In this case, the assessor's maps are correct. The other images I posted are clipped right from the official plats. About 10 years ago I researched this for a title company and realtor to confirm that the record was as messed up as it shows on these maps. I suggested that they hire a surveyor to search for original monuments from the two plats and help them with some sort of fix. I remembered this mess last week when talking to a friend so I took a look at recorded surveys and deeds to see if it was ever resolved. Title company and realtor apparently didn't do squat, unless they drew up a license or some other unrecorded contracts.
Looks like replat is the only answer. I'm guessing this was probably a road built long after subdivision was done? It goes to show that contractors should get a survey before they build. I've run into a lot of these situations, when approximate roads are put in for first couple owners (and realitors) to access, then they just become the road over time. By the time we get called it's too late.
Have a nice evening. Thanks for sharing.
Mark
Looks like the Kelly Court was intended to be perpendicular to the west line of Lot 2 Block 5. Also looks like the cul-de-sac is where it was intended. A would be in order here. That replat would only be for the two lots adjacent to the road, because that road as built id fine, the landowners approval on the Replat should not be a problem, Replat should state a vacation of original platter road and a new dedication reflecting existing conditions. Phase 2 seems to be in order.
jud
Sorry for the mess above.
Looks like Kelly Court was intended to be perpendicular to the west line of Block 5. Also looks like the cul-de-sac is where it was intended to be. A Re Plat would be in order here. That Re Plat would only be for the two lots adjacent to the in place and existing road, the landowners approval on the Re plat should not be a problem and if it was, probably trumped by those maintaining the traveled way, Re plat should state a vacation of original as platted road and a new dedication reflecting existing conditions. Phase 2 seems to be fine.
jud
