LAND SURVEYS

Plat of Survey (POS): A boundary survey of a piece of land showing all visible, improvements, easements and encroachments. POS’s are subject to standards outlined in AE-7 of the Wisconsin Administrative Code. POS’s are legal surveys but rarely recorded with the local Register of Deeds. However, they are required to be filed with the County Surveyors Office and require no review or filing fees.

Certified Survey Maps (CSM): Dividing of a parcel of land into lots. Although similar to a subdivision plat, a CSM can only create up to 4 Lots. This process requires approvals from the Town, Village, City and/or County. The CSM is regulated by local zoning ordinances and Chapter 236 of the Wisconsin Statutes and is recorded with the local Register of Deeds. This process requires municipal review and recording fees.

Retracement Certified Survey Map: Surveying the boundary and improvements of an existing parcel of land, much the same as a POS, however, this is recorded with the local Register of Deeds. It also requires City or County review and fees, and falls under the requirements of Chapter 236 of the Wisconsin State Statutes. This option is not available in all counties.

Combination Certified Survey Map: Surveying 2 or more adjoining parcels (under common ownership) and combining them into 1 parcel. It can also reconfigure a lot line between two lots of common ownership but cannot create additional lots. This process requires City or County review and fees, and is recorded with the local Register of Deeds, and falls under the requirements of Chapter 236 of the Wisconsin State Statutes. This option is not available in all counties.

Subdivision Plats: Dividing land into saleable lots. Subdivision Plats require approvals from the Town, Village, City and/or County and State. The subdivision platting process is regulated by local zoning ordinances and Chapter 236 of the Wisconsin Statutes, and is recorded with the local Register of Deeds.

Condominium Plats: A Condominium allocates multiple interests within a single parcel of land. Condominium Plats define the areas of units, common elements, and limited common elements. The process requires approvals from the Town, Village, City and/or County. The Condominium Plat is regulated by local zoning ordinances and/or Chapter 703 of the Wisconsin Statutes.

Transportation Project Plats (TPP): TPP’s are preformed to determine existing road right of ways, right of way acquisitions and construction and utility easements. Each area of acquisition is labeled numerically per owner to allow ease of transfer by parcel number in lieu of a metes and bounds legal description. The TPP’s require approval by the Town, Village, City, and County and are subject to fees.

Site Surveys: Locating all existing features on the property such as; elevations, drainage ways, wetlands, floodplains, floodways, ordinary high water marks, steep slopes, utilities above and below ground, existing easements, structures, etc. Site surveys are usually requested as part of new construction or additions to existing structures or facilities such as storm water management, parking lots. The actual extent of the survey is dictated by the client’s needs and may exclude or add site specific features.

ALTA/ACSM Surveys: These surveys are usually required by Lending Institutions and Title Companys during the sale and/or financing for Commercial Property. They are site specific, each requiring its own set of survey requirements. To perform this survey a current Title Commitment and “Table A” (task list) is required.

Topographical Surveys: Northing, easting and elevation (XYZ) survey points are collected across a property, which are then used to generate contours in a 3D format that can be used to set grades for new construction and site grading. Costs for cuts and fills can also be determined to help with project budgets.

Pit Reclamation Surveys: These surveys are required by municipalities and state agencies. They require a site or topography survey to determine existing topography and then planning to determine what the finished product will be after the pit is closed to ensure that the property owner and the municipality isn’t left with a large hole or unsafe slopes, and that the property can be used to its maximum potential.

Elevation Certificates: Required to determine flood insurance rates for a particular structure. Usually associated with financing, refinancing or to determine if a structure is within the mapped Flood Plain. Elevations are taken of and around the structure. The Elevation Certificate is used to assist your insurance carrier to determine the amount of flood insurance you will be required to carry.

Letters of Map Amendment (LOMA): For removal of a property or structures shown (in error) within a regulatory Flood Plain on the Federal Insurance Rate Map (FIRM) based on actual surveyed ground elevations. An elevation survey is performed on the site and LOMA forms are completed and submitted to FEMA for review and removal.

Letters of Map Revision: (LOMR-F): For removing property from a regulatory flood plain by filling the property to an elevation of 2 feet above the Base Flood Elevation (BFE). Meeting compaction and other requirements of TB-10-01, the forms can be sent into FEMA for removal and exemption from required flood insurance.

Accident Surveys: A site survey of what existed prior (if possible) to what existed after a work related accident, traffic accident, building collapse/explosion, etc.

Control Surveys: Setting control points/monuments in and around a property. Control points are associated with northing, easting and elevation (XYZ) coordinates that can be used for precision construction staking and site grading.

Section Re-Monumentation: Researching of original government survey notes and surveying sections through known corners and resetting lost or obliterated government corners. Tie sheets for corners are prepared and along with survey documentation is filed with the county surveyor’s office.

Expert Witness: Mau & Associates has 5 Licensed Land Surveyors that all have firsthand experience with court testimony, for land boundary issues, adverse possession, easements and water rights.

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