In the day to day survey operations of Moe Land Surveying, Inc. there are eleven main types of surveys completed.
Plat of Survey
A plat of survey is used to retrace a parcel’s boundary lines according to that parcel’s recorded deed and to locate improvements on a parcel. Sometimes referred to as a mortgage survey, banks and title companies use this survey to verify that no encroachments, occupation or deed line discrepancies are associated with the property.
Certified Survey Map (CSM)
A certified survey map is a minor subdivision of land into no more than four lots in a 5 year period. CSM’s are used to combine contiguous parcels, or altering lot lines within a recorded subdivision. However, the exterior boundary of a subdivision can not be altered without additional approvals. Typically certified survey maps will be reviewed by the Town or Municipality in which the lots are created. They are also used for dedicating public roadways. CSM’s are recorded at the Register of Deeds. Each County and Township have their own requirements for creating new land parcels. Consult with Mr. Moe on these issues prior to making a decision to sell.
Subdivision Plats
A Subdivision allows the creation of any number of lots. The primary use of a subdivision is for residential, commercial or industrial developments. Subdivisions are regulated by State Statutes and reviewed by state and local governmental agencies. The process for preparing a subdivision is generally done in steps. The first step is a design concept which centers on the developers market desires and parameters dictated by local ordinances. This step is followed by the second and third steps, which are the preliminary and final plats of the subdivision. Each of these steps requires reviews and approvals or objection from local municipal governments and the State Department of Administration. Following the approval processes the Final Plat with all the detailed dimensional information is recorded at the Register of Deeds. The subdivision plat contains not only the lots, but road dedications, various types of easements, building setbacks, flood plain information and other pertinent data to the buyer. Many subdivisions have covenants designed to protect the buyer’s property value.
A Condo Plat is a Document by which a Condominium Development is created. Moe Land Surveying, Inc. works closely with the attorney of your choice to prepare the Condominium Documents and Declaration. Condo Developments are rapidly becoming popular in the Central Wisconsin area, and once again, it is Moe Land Surveying, Inc. that has the experience and the "know how" to get the successful project complete. A Condominium is only a form of ownership. It is not necesarily a multi-story apartment building. Many condo's in Central Wisconsin are single family homes and duplexes. Many times, there are common areas and limited common areas with specific uses. All of these details are mapped out and explained between the Condo Plat and the declaration. Consult with Mr. Moe early on in your plans for a condominium.
An as-built survey is usually requested by a lending institution or public entity to verify or document that a particular structure be it a commercial building, sewer line or roadway has been built as planned; within all setbacks and not in conflict with any existing easements.
An ALTA/ACSM survey is an as-built survey that follows the national standard for land title surveys set by the American Land Title Associates (ALTA) and the American Congress on Surveying and Mapping (ACSM). This is often required by a lending institution prior to real estate settlement. Once the client and MLS determine the items to be included in Table "A", MLS will provide a price quote prior to commencing the ALTA Survey.
In a boundary survey, Moe Land Surveying, Inc. is working with an existing piece of property with a deed recorded in the local Court House. Usually it has been many years since the property has been surveyed. Moe Land Surveying, Inc. is contracted to research the deed for the property and adjoining property deeds, locate any existing property corners and reset all missing corners. This process can range from a very simple re-staking of a single family home lot in an existing subdivision so a fence can be installed to a very complex boundary resolution of several hundred acres with only ancient deeds referencing stone piles and blaze marks on oak trees as property markers. Sometimes a boundary dispute is thrown in the mix and Moe Land Surveying, Inc. becomes the mediator.
A House Location Survey is required by a mortgage lender to verify that a home is located within all property lines and their setbacks. It is typically a field measurement of existing structures and their relationship to found property corners. MLS completes a drawing showing this relationship for settlement purposes. No property corners are set by Moe Land Surveying, Inc.
Construction stakeout is MLS’s opportunity to make the design drawings we prepare along with the Architects drawings come to fruition. It is a very precise process which demands accuracy of the highest level. Its much easier to change a pen line on a drawing than to have something built wrong. In a typical construction stakeout our President and Chief of Surveys, Michael A. Moe, calculates the exact location of the points to be staked, and then the field crews set and check the stakes at the site.
Topography comes from the Greek word for place. A topographic map shows both natural and man-made features. A detailed topographic map, showing natural terrain, along with roads, existing buildings, and utilities, is necessary for good civil engineering design. MLS achieves topographic mapping on small sites, or when elevation accuracy is critical, by field surveying. For large scale mapping, 30-50 acres and above, MLS employs an aerial photogrametry company. MLS would then perform a field survey of known or set control points visible from the air. This control is provided to the photogrametry company which then flies the site and photographs it with a special mapping camera. This photograph is then turned into a map using a stereoplotter and provided to MLS on a computer disk. The disk is loaded into our CAD system and the design work begins.
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Moe Land Surveying, Inc. also offers GPS Surveying services, mainly to Counties and Municipalities for control needs. This is where the surveyors use the signals from satelites in space to calculate their precise position on the earth's surface. MLS currently uses 4 GPS receivers in order to be more efficient in it's operation for it's client's benefit.
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Depending on the project scope, one or possibly all of these surveys may be required to complete a job.