Land Survey Plats

• A Land Survey Plat (LSP) must be filed while performing a monumented land survey (property pin survey) on a parcel of land that is located in a platted subdivision that was filed over 20 years ago (as pursuant to Colorado Revised Statute 38-51-107) or on a parcel of unplatted land.

• The LSP is a map of the monumented land survey, which is deposited in the public office designated by the county commissioners.

• The purposes of recording this information is to provide survey data for subsequent land surveys as well as make the results of the monumented land survey a matter of public record, which may help to protect the property owner’s interests in the property.

• The LSP includes several items laid out in the Colorado Revised Statutes 38-51-106.

Improvement Survey Plats

• An Improvement Survey Plat (ISP) is an extended form of a Land Survey Plat, which shows the locations of all structures (improvements) within the parcel of interest. These include visible utilities, conflicting boundary evidence or visible encroachments, and any fences, hedges, or walls on or within five feet of all boundaries of the parcel.

• The ISP must also show the location on the subject parcel of all easements, underground utilities for which there is visible surface evidence such as flagging or paint marks provided by the appropriate utility company, and tunnels for which property recorded evidence is available from the county, title company, or other source specified on the ISP.

ALTA/ASCM Land Title Surveys

• Commonly referred to as an ALTA survey, the ALTA/ASCM Land Title Surveys are surveys that adhere to the standards set forth by the American Land Title Association and the National Society of Professional Surveyors (members of the American Congress for Surveying and Mapping). These requirements can be found in the 2005 Minimum Standard Detail Requirements.

Lot Line Adjustments

• A Lot Line Adjustment will need to be recorded with the county when there is a need to change the boundary of a parcel. This will be in the form of a visual drawing exhibit and legal description of the new parcel boundary due to the lot line adjustment.

Subdivision Plats

• A Subdivision Plat is a map of a platted subdivision, which meets the requirements of Colorado Revised Statute 38-51-106 and shall be provided when subdividing a large parcel into two or more smaller parcels. It will be recorded for the purpose of creating land parcels, which can be identified uniquely, by reference to such map.

Subdivision Exemptions

• Subdivision Exemption means a lot line adjustment within a platted subdivision resulting in no additional lots.

Recorded Exemptions

• The Recorded Exemption is a subdivision process used to divide a lot (not located in an approved subdivision) into two, three, or four separate lots.

Easement Preparation

• If an easement is needed on a property, a legal description and exhibit map will be produced to show the location of the easement and for what use it is intended.

Zoning Plats

• A Zoning Plat is a map showing all zones for a specific area.

USR Site Plans

• Use by Special Review (USR) plans are maps with a site plan, an overall soil map (to show moderate or severe soil limitations), and adjacent property owners map (in a vicinity map).

• Other items that are on the USR include topography of the site, rights-of-way, utility easements, irrigation ditches, hydrographic features (such as streams, rivers, ponds, etc.), complete traffic circulation, storm water management, and the location, amount, size and type of landscaping, fencing, walls, berms, and other screening.

Oil and Gas Well Surveys

• If an Oil or Gas Well Survey is needed, the two nearest section lines are surveyed and an exhibit showing the dimensions to the section lines from the proposed wellhead location is provided.

• Another exhibit showing a vicinity map of where the well will be located at a large scale is also provided while a third exhibit is provided to show improvements within a 200 foot radius of the proposed wellhead.

Property Descriptions

• A Property Description means a written, narrative description of a parcel of real property or an easement for the purpose of perpetuation location of title. These may also be referred to as legal descriptions and will be accompanied by a sketch of the parcel being described.

Topographic Land Survey

• A Topographic Land Survey (Topo) is provided to show grading and elevations of a certain area by way of contour lines. These lines are generally at one-foot vertical intervals, however, any interval can be used and is determined by the slope of the land.

• Most topographic surveys are provided to civil engineers prior to designing any new infrastructure.

• Topographic surveys also get all improvements including, buildings, fences, roads, concrete, and utilities that are visible as well as underground utilities that have been located by the appropriate utility company.

• If a lot topographic survey is needed, the lot lines (including monumentation) and easements will also be included on the drawing.

Route Surveys

• A Route Survey is needed for a swath of land that will be used for a certain purpose such as a trail, road, water line, storm sewer line, sanitary sewer line, etc.

Photogrammetric Surveys

• Photogrammetric Surveys are used for the purpose of obtaining the topography (vertical and horizontal) of a large area by the use of aerial photography.

• Panel points (used for control) are set at locations that are easy to spot from an aerial photograph and have a location in X, Y, Z coordinates. Aerial photography is then taken of the area and brought to scale by using the set panel points.

GPS Control Surveys

• A network of control points can be used for establishing control around a city or county. To bring this large network together, Global Positioning System (GPS) is used to get all of the control on the same coordinate system.

• Colorado State Plane coordinate system of North American Datum (NAD) 1983/2000 is used for a standard coordinate system.

Dam Monitoring Device Certifications

• Monitoring devices are set at regular intervals on a dam and measured horizontally and vertically for location. They are consistently measured in accordance with the client’s request to monitor any movement in the dam structure. These surveys are done using a digital level and GPS or total station for accuracy.

Subdivision Staking

• Subdivision Staking encompasses utility staking, curb and gutter staking, property corner stakeout, overlot, including pond & swale grade staking, and any other staking to provide layout of a set of subdivision construction plans to physical points on the ground.

Utility Staking

• Utility Staking is a usually part of subdivision staking and is the staking of water lines, sanitary sewer lines, storm sewer lines, and any gas lines, electric lines, etc. that are a part of a subdivision or transmission line.

Building Layout

• This is exactly what it sounds like. Building Layout is the layout of commercial buildings and large multifamily buildings.

• Following safety standards a crew will layout grid lines, caissons, building foundation, elevators, mechanical rooms, and internal walls as needed.

Building Setback Certifications

• After a building is built on site, municipalities require that a Building Setback Certification be completed to prove that the building is in correct location in accordance to setbacks, building envelopes, and property lines. Property lines are established, measurement of the building is done, and dimensions to the property lines from the building foundation are shown.

Site Drainage Certifications

• After a site is constructed, a Site Drainage Certification needs to be completed and the results sent to the engineer of record or the local government in which the site resides.

• All curb and gutter, drainage pans, storm sewer, swales, and pond information is gathered as well as building finished floor elevations and ground shots to establish the drainage of the constructed site with all improvements.

Road and Bridge Layout

• Road Layout consists of staking the horizontal and vertical location for both new construction and rehabilitation of roads. This includes slope staking, blue-tops for both sub-grade and top of base, as well as edge of asphalt staking.

• Bridge Layout consists of laying out all structures required in bridge construction including, but not limited to, abutments and piers, wing walls, parapet walls, and one-tenth points on girders for cast in place concrete decking.

Dam Construction and Modernization Projects

• As time goes on, dam structures need rehabilitation and modernization to ensure the proper protection against failure and flooding. We work closely with hydrology and structural engineers to help determine the safety of these dams. We also work closely with engineers and contractors during construction of new dams to ensure proper construction of the dam as prepared in an approved set of plans.

As-built Surveys

• All of the utilities and drainage will need to be located horizontally and vertically after construction and put together in an As-built Survey. This survey is completed and sent to the engineer of record or the client so that it can be compared to the approved plans for the project.

Volume Calculations and Quantity Surveys

• Volume Calculations and Quantity Surveys are needed by many construction companies as a way of showing volume of dirt moved for construction purposes.

• This includes stockpiles surveys to calculate the volume of stockpiles for bidding purposes and billing purposes.

• It also includes a pre-construction survey and a post-construction survey to calculate volume of dirt moved during construction for billing purposes.

Site Plans (Plot Plan)

• A Site Plan is created by first drawing up the house using foundation plans and placing the house on the lot holding local setback constraints.

• The Site Plan will have distance ties to the property line, house wall line distances, porches/patios, driveways, overhangs, and delineation between house and garage.

• Type of house along with spot elevations along the house, swales (if any), and property lines are also included.

House Stakes

• Once the site plan is developed and approved, a House Stake is accomplished by setting rebar for wall line offsets and stakes for house, garage, and porch corners.

• All property pins are found or set for the lot the house will be built on and a benchmark set at the highest top back of walk/curb with a cut or fill to the top of foundation of the proposed house.

Setback Certifications

• A Setback Certification is completed to assure the builder that the foundation of the house is within local setback standards. A plan is given with foundation wall dimensions, dimensions to the property lines, and setback lines shown.

Grade Certifications

• A Grade Certification is surveyed after the house is built and final grading of the lot is completed. All finished floors and top of foundations are shot for elevation as well as the property lines and swales to show water drainage away from the house and off the lot as designed in the overall grading plan of the subdivision or lot.

Improvement Location Certificates

• An Improvement Location Certificate (ILC) is prepared for the sole purpose of use by the mortgage lender and the title insurance company. It is not a Land Survey Plat in accordance with Colorado Revised Standards 38-51-102 (12) or an Improvement Survey Plat in accordance with Colorado Revised Standards 38-51-102 (9).

• It does not establish property corners. An Improvement Survey or a Land Survey can only determine the true representation of improvements to the boundary lines.

• A map is produced that shows where the improvements are generally situated on or around the lot and only apparent improvements and encroachments are noted on the map.

A Condominium Map is a survey of the interior airspace or limits of a condominium unit, horizontally and vertically delineated to show the ownership limits within the framed walls of a building. A condominium map will distinguish the ownership limits between the units, general common elements (areas owned by the Condominium Association within a common building) and limited common elements (the specific area that an individual owns inside of a common building).

An oil and gas well survey accomplishes the following:

• Determines where the section and quarter corners, which can also be called aliquot corners, are for the particular section that the well is in.

• From this information the section, quarter section and sixteenth-section lines, which collectively can be call aliquot lines, can be determined.

• From the aliquot line information the drilling windows, or the areas where a well can be drilled within each section, can be determined.

• King Surveyors will take this information into the field and meet with a representative of the oil/gas company and the landowner. Together they will determine where the well is to be drilled. KSI will place a “stake,” which can consist of simply a nail in the ground with a lath beside it or it may be a rebar in the ground with a T-fence post beside it depending on the ground use. For example, a farmer may not want a rebar in the ground if he is going to be plowing the ground soon or a T-fence post may need to be placed if there are cattle nearby so that the cattle won’t destroy the lath. King Surveyors will locate any visible improvements and the surface use of the ground within a 200-foot radius of the wellhead, the latitude and longitude of the wellhead and the elevation of the ground at the wellhead as required by the Colorado Oil and Gas Conservation Commission. King Surveyors may also take pictures of the proposed wellhead location in each of the four cardinal directions.

• King Surveyors will then prepare exhibits using the information collected in the field. The Well Location Exhibit will show the location of the wellhead relative to the section it is in. It will show the distances to the two nearest section lines, what quarter-quarter section it is in, the latitude and longitude, elevation, surface use and GPS information of the wellhead, the name of the field person representing KSI and the oil/gas company, the name of the well, the name of the oil/gas company, aliquot line and corner information, the date the field work was done, the date the exhibit was prepared, a licensed land surveyors signature and seal, the county the well ins in, the distance to the nearest property line and the basis of bearings and elevations shown on the plat. The Vicinity Map will show aliquot lines, the location of the well within the section and, road names, possibly the names of nearby bodies of water or towns and cities and the nearby surrounding area. If there are visible improvements nearby, such as, but not limited to, fences, ditches, overhead and underground utilities, diversion structures and irrigation pivots, the Visible Improvements exhibit will show the direction and distance these are from the wellhead within a 200 foot radius. This exhibit may also show the direction and distance to the nearest property line. If a Photo exhibit is necessary it will show photos of the “stake” that KSI placed at the wellhead from each of the four cardinal directions.