ALTA/ACSM LAND TITLE SURVEYS
An ALTA/ACSM land title survey is a specialized survey that meets specified needs, often peculiar for title insurance purposes. It is performed according to the requirements of the American Land Title Association (ALTA) and the American Congress on Surveying and Mapping (ACSM). It enables title insurance companies to insure title to land without exceptions as to survey matters, and provides parties interested in the property certain specific assurances.
An ALTA/ACSM land title survey provides for the location of several important items, such as the surveyor's findings about the property boundaries, the easements and exceptions to coverage cited in the title commitment, and the improvements and utilities within the insured property. The Landmark licensed Professional Land Surveyor can discuss what is reflected in an ALTA/ACSM survey, and any additional or optional requirements that may be requested.
An ALTA/ACSM land title survey provides for the location of several important items, such as the surveyor's findings about the property boundaries, the easements and exceptions to coverage cited in the title commitment, and the improvements and utilities within the insured property. The Landmark licensed Professional Land Surveyor can discuss what is reflected in an ALTA/ACSM survey, and any additional or optional requirements that may be requested.
"AS-BUILT" SURVEYS
“As-built” or improvement surveys are used to compare the final results of construction with the original plan. Often, the work must be within specific tolerances for owner or municipal approval. Landmark can provide “as-built” surveys, and can assist in the application and presentation to the appropriate jurisdictional authorities.
COMMERCIAL SITE DEVELOPMENT PLANS
Commercial site development plans place the proposed commercial building onto the vacant lot survey or onto the topographical survey. The services may also be for the design and betterment of recreational and specialty opportunities such as bike path design and reconstruction, golf course grading and drainage design, playground layout and design, athletic field design, cemetery layouts, and environmental prairie path usage. Landmark has worked closely with many municipalities and park districts in designing the site in accordance with the intended or anticipated use.
CONDOMINIUM CONVERSION SURVEY
A condominium conversion survey is a survey that establishes individual condominium units and is used when converting an apartment building with leased apartments into condominiums with private unit ownership. The survey typically will indicate unit identification, commonly shared spaces and parking lot location. Landmark has aided many developers in their conversion efforts.
CONDOMINIUM SURVEYS
Condominium surveys are a specialized class of boundary surveys and are governed by the “Condominium Property Act” specific to the state and locale where the condominium building is situated. The plat requirements require actual field measurements. The measurements cannot be taken or transcribed from plans or other informational materials. The exterior boundaries of a condominium parcel are monumented. Notes on the condominium plat must indicate whether the interior measurements shown are referring to finished or unfinished surfaces or planes and what data was used for any elevations depicted on the plat.
CONSTRUCTION STAKING AND OBSERVATION
Construction is one of the largest industries in the world. Construction / layout surveying, commonly known as construction staking, is the field procedure that places physical markers, or “stakes”, on the property to physically demarcate a feature's location. These markers guide the developer or contractor so that the structure is built according to plan. Markers are typically used for site work, utilities, buildings, clearing lines and permanent surveying points. The stakes are typically offset from the actual physical placement of the work so they can survive during the construction phase. The locations of the stakes are backed up by data so they can be confirmed or reestablished, if necessary. Almost any roadway, building or other built structure involves a certain amount of construction staking.
Construction observation services can range from soil and fill import and export, grading activities, detention and drainage construction observation to foundation and elevation confirmation. With construction staking and observation, other services may be involved, including but not limited to a topographical survey, an as-built survey, the location of existing services or a control survey. Landmark can expertly provide these services, thus assisting the developer or contractor with their payment obligations.
Construction observation services can range from soil and fill import and export, grading activities, detention and drainage construction observation to foundation and elevation confirmation. With construction staking and observation, other services may be involved, including but not limited to a topographical survey, an as-built survey, the location of existing services or a control survey. Landmark can expertly provide these services, thus assisting the developer or contractor with their payment obligations.
DETENTION DESIGN
Storm water detention and retention ponds are becoming an ever-increasing requirement for new and retro-fit projects. With more and more changes to the landscape affected by residential and commercial development, jurisdictional authorities are more acutely aware of flooding, drainage and erosion issues for the impacted and surrounding properties. The design focuses on many facets, including shoreline slopes, shoreline vegetation or rip-rap, detention depth and capacity, water quality stability, release rates, erosion, storm water detention maintenance, and natural and man-made drainage features.
Landmark has been instrumental in numerous detention designs, often utilizing creative planning to blend the practical effectiveness of the design with the visual aesthetics sought by the developer.
Landmark has been instrumental in numerous detention designs, often utilizing creative planning to blend the practical effectiveness of the design with the visual aesthetics sought by the developer.
EROSION CONTROL PLANNING
The required erosion control plan is a plan for controlling soil erosion during construction in compliance with the laws, regulations, and resolutions established by the jurisdictional authorities. This plan is typically part of the total site development plans. It prescribes the design to assure erosion control during all phases of construction, including final environmental stabilization of the property.
Planning for erosion control usually begins with an analysis and preparation of a preliminary drainage report. The plan is based on a sufficiently accurate topographic survey. Adjacent off-site areas affecting the site or affected by the site as developed shall be shown on the plans in sufficient detail to identify conditions. For example, areas draining onto the site or areas where storm water runoff leaves the site and travels to a stream or public drainage system are prime factors to be considered.
The erosion control plan shall consist of the best selection of erosion control practices and sediment trapping facilities in conjunction with an appropriate construction schedule to accomplish adequate control. Adequate erosion control measures shall be constructed in conjunction with land disturbing activities such that minimal or no adverse affect of site alteration will impact surrounding properties. Specifically, the plan addresses the concentrated flows of water, either to prevent their occurrence or to provide appropriate conveyance devices to prevent erosion. Sediment trapping devices are often incorporated at all points where sediment laden water might leave the site. The plan also includes permanent structures for conveying storm runoff, final site environmental stabilization, temporary erosion control features including sediment basins, and permanent environmental stabilization of the site where temporary features have been removed.
Planning for erosion control usually begins with an analysis and preparation of a preliminary drainage report. The plan is based on a sufficiently accurate topographic survey. Adjacent off-site areas affecting the site or affected by the site as developed shall be shown on the plans in sufficient detail to identify conditions. For example, areas draining onto the site or areas where storm water runoff leaves the site and travels to a stream or public drainage system are prime factors to be considered.
The erosion control plan shall consist of the best selection of erosion control practices and sediment trapping facilities in conjunction with an appropriate construction schedule to accomplish adequate control. Adequate erosion control measures shall be constructed in conjunction with land disturbing activities such that minimal or no adverse affect of site alteration will impact surrounding properties. Specifically, the plan addresses the concentrated flows of water, either to prevent their occurrence or to provide appropriate conveyance devices to prevent erosion. Sediment trapping devices are often incorporated at all points where sediment laden water might leave the site. The plan also includes permanent structures for conveying storm runoff, final site environmental stabilization, temporary erosion control features including sediment basins, and permanent environmental stabilization of the site where temporary features have been removed.
SITE GRADING LAYOUT
Landmark’s services can include a plan for the grading of the property. Good grading can prevent flooding, mold presence and insect infestation. It can also contribute to healthy plant growth. The plan is often used in obtaining a Grading Permit from the appropriate authority(ies) having jurisdiction over the development of the site. The site grading layout Permit serves two purposes. It allows developers or subdividers to begin grading after preliminary plan approval. It also acts as a protection to the public as it allows the jurisdictional authority to establish and monitor erosion controls, access private property for earlier inspections and provide for restoration, if necessary.
A site grading layout may be created for clearing, grubbing, excavation, embankment, and for installation of drainage structures during the rough grading (as opposed to the final grading) phase of the project. Governmental regulations control the scope of the site grading layout. Landmark can assist the developer in providing the optimal jurisdictionally compliant site grading plan.
A site grading layout may be created for clearing, grubbing, excavation, embankment, and for installation of drainage structures during the rough grading (as opposed to the final grading) phase of the project. Governmental regulations control the scope of the site grading layout. Landmark can assist the developer in providing the optimal jurisdictionally compliant site grading plan.
TELECOMMUNICATION SURVEYS
Cellular Tower Surveys prepare for the construction of a cellular tower, or locate an existing tower for possible additional cellular equipment. A topographical survey of the entire area is prepared and monuments are placed at the area corners. Typically, the property is leased form private individuals or corporations or governmental bodies. Often, Ingress-Egress or Utility easements are identified. If necessary, the survey establishes latitude and longitude of the cell tower site in order to meet FAA requirements. Types of cellular tower surveys vary, and usually are: Cell Tower As-Built Surveys; Cell Tower Site Construction Staking; Co-Locate Surveys; FAA 1A Certification; FAA 2C Certification; Legal Description and Easements; Raw Land Surveys; Roof Mount Surveys; Topographical Mapping and Water Tower Surveys.
Landmark has performed numerous cellular tower surveys in diverse locations, from high-rise rooftops to rural farmland. Landmark is recognized as a leader in this specialized field.
Landmark has performed numerous cellular tower surveys in diverse locations, from high-rise rooftops to rural farmland. Landmark is recognized as a leader in this specialized field.
TOPOGRAPHICAL SURVEYS
A topographical survey is a three dimensional survey map showing elevations and/or contours, existing structures, utility locations, fence lines, waterways, etc. of a tract of land. It is primarily used for the design of new buildings, parking areas and drainage plans. The topographical survey takes into account the results of soil studies to set elevations for the new construction to balance the earthwork quantities of topsoil and various clays.
Landmark’s expertise can assist the developer in minimizing the significant costs involved in land excavation, movement, importation and exportation.
Landmark’s expertise can assist the developer in minimizing the significant costs involved in land excavation, movement, importation and exportation.