Rich., post: 361770, member: 10450 wrote: I agree.
When a new subdivision, you set monumentation at each lot corner? Or just concrete/stone monuments at roadway PCs etc? They do that here but not each lot corner. It's a rule they should make though. At least for now at the local level each municipality should require it until NY does.
Some of the bigger towns around me have in their subdivision regulations that corners must be set. When performing a survey I always set corners that are missing, never give the client the option, its just a standard, like preparing a map. If one requests that they don't be set I try and explain the benefit and find out why they don't want them.
P_Bob, post: 361785, member: 1570 wrote: Some of the bigger towns around me have in their subdivision regulations that corners must be set. When performing a survey I always set corners that are missing, never give the client the option, its just a standard, like preparing a map. If one requests that they don't be set I try and explain the benefit and find out why they don't want them.
What reason would they have for not wanting them set? To make it cheaper?
When I prepare a Subdivision Plat I monument every single Lot corner prior to recording the Plat - every one, every time. As recently as 2013 there is an Apellate Court decision in Florida [118 So.3d 896 (Fla. Dist. Ct. App. 2013)] that clearly indicates that this is what the Court expects from us. My State Board has issued an opinion stating that they believe otherwise, and that monumentation of interior corners can be delayed until completion of construction. The problem is that the contractor usually hires a different surveyor to perform the construction staking than the surveyor who prepared the lat. The second surveyor is rarely hired to set Lot corners, and there is no enforcement, so the Lot corners never get set. The third surveyor is hired to stake Lot X, which creates a junior/senior issue where none should exist. The Court has stated clearly for hundreds of years that the map is a record of the work done in the field. I'm happy sticking with that - it's worked just fine for a long, long time.
Dan Patterson, post: 361786, member: 1179 wrote: What reason would they have for not wanting them set? To make it cheaper?
I've heard cheaper. I've also been told that they were paying for the survey and didn't want the neighbor to get a free survey :-S, so they just want me to show them where it is. Usually that's when there is some conflict already, or my client is encroaching.
I use the yellow plastic caps on 5/8" rebar. As noted above the critters will indeed chew on the caps after a while. Someone told me they ran into my old boss and told him they'd recently come across some of his pins on a job. He said "Damn -- forgot to put enough peanut butter on the caps."
Pink plastic cap with black lettering.
GMPLS, post: 361777, member: 8404 wrote: Up here in northern NY we set monuments at all unmarked corners on just about every survey we do.
I guess I can understand not setting them if nobody else in the area does but I'm glad I don't work in an area like that.
Gregg
So are your saying most corners are already marked? That's gotta be a big help. Not around here. :-/ most areas here if you don't have old surveys or records, you can't do anything.
Dan Patterson, post: 361786, member: 1179 wrote: What reason would they have for not wanting them set? To make it cheaper?
Yea basically. People just order a survey. If they want markers the cost goes up. And usually if it's for title, or for permits, they couldn't care less about markers. The only time the usually want them is for disputes or to put up fences etc.
We can include them every job if we wanted I guess, but it's hard when everyone else isn't and now we either lose the job bc we have to charge more, or we charge the same but need to spend a lot more time
I'm 99.999999999999999999999999%sure we legally have to replace all missing corners on the property we were hired for.
Around here it's a bit the other way around.
We are often contacted by owners or builders wanting to know where a boundary is.
If we cant recover the original pegs, we will usually mark an offset line.
The reason for that is, if we replace the boundary pegs we are obligated to lodge an official plan - and that costs the owner somewhere between $3k and $5.5k - almost all of it in government fees 🙁
Are these all in city limits that have to go before a type of planning commission?
Here you can't paint your house without going before a board for approval.
Here it depends on where it's located within the city limits, but most of the time the planning commission doesn't have to get involved unless you do something like create a tract less than 5acres out of a larger tract.
I set plastic caps on a 30" long rebar. Being in a recording state, every cap that I set is represented on a recorded document so I don't really worry about the occasional taste deprived rodent. I learned last week that our BOR expects said map to be filed within 90 days of setting the corner.
Brass is best. We use aluminum because it's cheap but I'm not happy with the corrosion and pitting I'm seeing after only a few years in certain coastal environments. We have brass caps that are as shiny as a new penny after 50+ years. I've told the bosses five thousand to figure out where the corner is then we can't spend 80 bucks on a decent monument, it's stupid, IMO. The concrete posts w/ BC set in the 1960s are still there, most in good condition, the cost to them is meaningless now.
JTLAPOINTE, post: 361901, member: 11401 wrote: Here it depends on where it's located within the city limits, but most of the time the planning commission doesn't have to get involved unless you do something like create a tract less than 5acres out of a larger tract.
Maybe I'll post a subdivision we are doing now.
It's two parcels that back up to each other. One is roughly 8,000 Sq ft and the other is 14000. On the common line (both of which are the rear lines of each parcel) there is a little tiny triangle formed by the lines. So, naturally, a builder who just built a house on the bigger lot, put a fence straight across and now is GIVING (not selling) the small 40 Sq ft triangle to the rear neighbor.
To do so we need to do a full blown subdivision map with county health department approval.
It's ridiculous.
I put these on 5/8" x 20" rebar. Mountain Mold and Die makes them.
Rich., post: 361908, member: 10450 wrote: Maybe I'll post a subdivision we are doing now.
It's two parcels that back up to each other. One is roughly 8,000 Sq ft and the other is 14000. On the common line (both of which are the rear lines of each parcel) there is a little tiny triangle formed by the lines. So, naturally, a builder who just built a house on the bigger lot, put a fence straight across and now is GIVING (not selling) the small 40 Sq ft triangle to the rear neighbor.
To do so we need to do a full blown subdivision map with county health department approval.
It's ridiculous.
oh Lord that is ridiculous.
