Services
We offer a wide range of Land Surveying, Boundary and Mapping services. Whether you are:
– a public agency needing to map resources
– a landowner or a real estate investor wishing to subdivide property
– an engineer needing a control survey
– an architect looking for a site plan
a developer buying a commercial property needing an A.L.T.A. Surveyor
– a homeowner needing a property line survey
Polaris Land Surveying can assist you!
Land Surveying Services
Boundary Surveys
A boundary survey is a process where a professional land surveyor determines the exact boundaries of a piece of land. This involves locating and marking the corners and lines that define the property, helping to establish legal boundaries and prevent any disputes between neighboring properties. The professional land surveyor will create a detailed plat or map showing the property lines and recorded information about the property’s boundary lines.
ALTA/NSPS Land Title Survey
An ALTA/NSPS Land Title Survey is a detailed survey conducted by a licensed land surveyor. It follows specific standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). This type of survey provides comprehensive information about a property, including boundary lines, easements, encroachments, and other important details that can impact the transfer of land title. These surveys are usually required by lenders and title companies when being asked to insure title to land without exceptions. The ALTA/NSPS Land Title Survey is conducted with the aim to discover any issues that may not be reflected in the public records.
Record of Survey Maps
Record of Survey Maps are official documents created by licensed land surveyors to document the results of a boundary survey. These maps are reviewed by the County Surveyor and filed in the County Recorder’s Office. Record of Survey maps provide a permanent record of the surveyed boundaries, monuments, and other essential information related to the property.
Lot Line Adjustments
A Lot Line Adjustment is a reconfiguration of boundaries between two or more adjacent parcels where land is taken from one parcel and added to the other parcel. No new parcels are created in the adjustment. Lot line adjustments can be used to resolve encroachments or to merge parcels that are under common ownership. The adjustment process requires the services of a professional land surveyor to determine the new property lines and create the necessary documentation.
Parcel Maps
A Parcel Map shows the subdivision of land into separate parcels and is recorded in the County Recorder’s Office. A Parcel Map is generally used to subdivide a property into four or fewer parcels. There are exceptions to the rule, so contact Polaris to determine if you will need a Parcel Map or Subdivision Map for your project.
Subdivision (Tract) Maps
A Subdivision (Tract) Map is used when large pieces of land are divided into multiple smaller parcels. A subdivision map is required for divisions of five or more parcels.
Certificates of Compliance
A Certificate of Compliance (COC) is issued by the County and informs the public that the parcel is in compliance with local and state laws. COC’s do not create new parcels, rather they affirm their prior creation. COC’s define legal lots of record. Polaris performs deed and title research before determining the need for a Certificate of Compliance or a Parcel Legality Determination.
Partition Surveys
Partition surveys are conducted when a property is divided among multiple owners, each receiving their portion of the land. These surveys establish the new boundaries and property lines for each owner’s parcel, ensuring that each portion is accurately defined and legally separated. Partition surveys are crucial for clarifying ownership rights and facilitating the division of property.
GPS Control Network Surveys & Consultations
GPS Control Network Surveys involve using GPS technology to establish a network of reference points on the Earth’s surface. These reference points help accurately determine the locations of other features or objects on the land. GPS Consultation Services offer professional advice and guidance regarding the use and implementation of GPS technology for surveying and monitoring purposes.
Aerial Photogrammetric Control
Aerial Photogrammetric Control refers to the process of establishing precise reference points on the ground that are used in aerial photography and mapping. These control points are essential for accurately aligning and calibrating aerial images, enabling the creation of detailed maps or models of the terrain.
Topographic Mapping
Topographic Mapping is the process of creating detailed maps that accurately represent the physical features of a particular area. These maps include information about the elevation, contours, vegetation, and other natural or man-made features present on the land. Topographic maps are used as the basis for Site Plans and design surveys.
Monitoring Surveys
Monitoring Surveys are conducted to regularly assess and monitor changes or movements in the position or condition of structures, landscapes, or natural features. These surveys help detect any potential risks, such as ground subsidence or structural instability, and facilitate timely intervention or maintenance.
FEMA Elevation Surveys & Certificates
Federal Emergency Management Agency (FEMA) Elevation Surveys are surveys performed to determine the elevation of a property in relation to flood zones or flood risk areas. These surveys are often required by the Federal Emergency Management Agency (FEMA) for flood insurance purposes or by the local jurisdiction before construction in a potential flood hazard area. FEMA Elevation Certificates are official documents that provide information about a property’s elevation and its vulnerability to flooding.
Construction Staking
Construction Staking involves the precise marking or staking of reference points on a construction site based on architectural or engineering plans. These markers help guide construction workers in accurately implementing the design and layout of buildings, roads, utilities, or other infrastructure.
GIS Data Acquisition
GIS (Geographic Information System) Data Acquisition refers to the process of collecting, gathering, and compiling geospatial data from various sources. This data can include information about land boundaries, elevation, land use, infrastructure, and other relevant attributes. It is then used to create comprehensive and accurate geographic databases or maps.
Title Research
Title Research involves conducting research and reviews of historical records, deeds, and legal documents to determine the ownership history and rights associated with a particular property. This research helps establish a clear understanding of the property’s legal status and any potential encumbrances or limitations.
Legal Descriptions for Rights of Way, Parcels, Easements
Legal Descriptions are precise written explanations or narratives that define the boundaries and specific details of various land rights or interests, such as rights of ways (e.g., roads or paths), parcels (specific areas of land), or easements (the right to use another person’s land for a specific purpose, like access or utility lines).
Expert Witness Testimony for Boundary Disputes
Expert Witness Testimony involves providing professional expert opinions and evidence in a court of law regarding boundary disputes. In cases where the exact boundaries of a property are in question or contested, a qualified professional land surveyor may be called upon to provide their expertise and support their findings based on their surveying knowledge and analysis.
Expert Witness Consultation for Right of Ways, Easements & Parcel Legality
Expert Witness Consultation refers to seeking the advice and guidance of a professional land surveyor regarding matters related to rights of ways, easements, and the legality of parcels. These experts can provide professional insights, interpretation of legal documents, and guidance to help individuals or organizations navigate complex land ownership issues and ensure compliance with applicable laws and regulations.
Mapping Services
Boundary Overlays to Orthophotographs for Site Planning
This service involves overlaying the accurate boundaries of a property onto aerial photographs that have been corrected for distortion (orthophotographs). By doing this, professional surveyors can provide a visual representation of the property boundaries in relation to the surrounding features and terrain. This information is useful for site planning purposes, such as determining the best location for buildings, roads, or other structures on the property.
Tentative Maps for Lot Line Adjustments and Subdivisions
Tentative maps are created by professional land surveyors in consultation with their clients to propose changes to lot lines or to divide a larger piece of land into multiple smaller lots or parcels. These maps illustrate the existing and proposed boundaries, the existing conditions on a parcel, and layout of the new lots. They are typically used for lot line adjustments or when seeking approval for subdivisions from the local government or planning department.
LAFCO Annexation Maps, Zoning Maps, Site Display Maps
LAFCO annexation maps are prepared by professional land surveyors to show the proposed annexation of land into a specific jurisdiction governed by the Local Agency Formation Commission (LAFCO). Zoning maps display the different zoning designations and regulations imposed by local governments on specific areas of land. Site display maps are visual representations that showcase various features and information about a particular site, such as topography, buildings, infrastructure, or proposed development plans.
Exhibit Maps for Court Cases
Professional land surveyors create exhibit maps to present visual evidence or documentation in court cases related to land disputes, property boundaries, accident or insurance investigations or other land-related matters. These maps are carefully prepared to accurately represent the relevant information and are used to support legal arguments and present complex land surveying data in a clear and understandable manner.
Vicinity or Area Maps
Vicinity or area maps are general maps that provide an overview of a larger geographic region or area. They show the location of a particular property or site within its surrounding context, including nearby landmarks, roads, bodies of water, or other important features. These maps help to give a broader understanding of the property’s location and its relationship to the surrounding environment.
CAD Services
CAD (Computer-Aided Design) services involve using specialized software to create precise and detailed drawings, plans, and maps related to land surveying. Surveyors use CAD to digitally design and draft maps, incorporate accurate measurements, and create visual representations of surveyed data. CAD services enhance the efficiency and accuracy of surveying projects and facilitate the production of high-quality survey maps and plans.
GIS Mapping
GIS (Geographic Information System) mapping is a technology that allows land surveyors to analyze, manage, and visualize geographic data. It involves collecting various types of spatial information, such as property boundaries, topography, infrastructure, and other data layers, and integrating them into a digital system. GIS mapping enables land surveyors to create interactive maps, perform data analysis, and make informed decisions related to land planning, environmental assessment, or resource management.
