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SERVICES |
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Aerial Mapping Control:
It is sometimes economical to obtain topographic and site details by aerial photographic mapping on larger tracts of land. Overlapping stereographic photographs of the site are taken at a predetermined flying level for contour interval accuracy. The surveyor establishes horizontal and vertical ground control points to which the photographic images can be reverenced. The photogrammetrist can then map planimetric features. Planimetric details in obscured areas are typically filled in by traditional ground survey methods. A map suitable for the intended use is then prepared.
ALTA/ACSM Land Title Surveys:
Members of the American Land Title Association (ALTA) have specific needs peculiar to title insurance matters. These needs include information for acceptance by title insurance companies to insure title to land. The surveying profession, title insurers, abstracters, ALTA, The American Congress on Surveying and Mapping, (ACSM), and the National Society of Professional Surveyors, jointly promulgate standards.
Boundary Surveys:
This type of survey is typically used to determine the demarcation between adjoining land parcels. Lot lines are determined by retracement of original surveys and review of records of the subject property and abutting properties. Once the lot lines have been established the property can be marked and/or a plan can be prepared.
Common Driveway Designs:
When a property is not directly accessible along its own legal frontage due to obstacles, such as a wetland or steep slope, access by a driveway that is shared in common by more than one lot is often allowed. A Special Permit is usually required for this and detailed plans must be prepared along with other design data such as drainage calculations.
Condominium Conversions:
It is sometimes beneficial to convert an apartment building or larger home into multi-family condominiums to create several units of separate ownership. This involves accurate measurements and preparation of documents required to define private and common area limits.
Construction Layouts:
Once a project has been approved for construction the site details must be marked on the ground. This usually involves a designed layout from which the surveyor will identify such items as buildings, roads, driveways and utilities.
Elevation Certificates:
Insurance and lending companies may require an elevation certificate for properties that have been determined to lie near areas of flooding as defined by the Federal Insurance and Mitigation Administration. This requires a survey to determine the elevation of the structure and adjacent site. An elevation certificate is typically provided for clients use for insurance needs or to contest flood limit mapping.
Expert Testimony:
When there is a property dispute courts and attorneys often rely on the opinions of experts to decide on the matter. There is no substitute for many years of experience and a command of the applicable codes and regulations in these circumstances.
NPDES Reports:
The Environmental Protection Agency requires that all land development projects that would disturb more than one acre of land obtain a permit under the National Pollution Discharge Elimination System. This requires the preparation of a Stormwater Pollution Prevention Plan and a Stormwater Management analysis.
Plot Plans:
Building departments and banks typically require a simple plan showing a building in relation to the lot lines with building offsets to boundaries. It is often necessary to prepare a proposed Plot Plan followed by an as-built or Certified Plot Plan.
Regulatory Permitting:
The preparation of plans and other data for a project usually involves obtaining permits from several different approval authorities who may include the Planning Board, Conservation Commission, Board of Health, Board of Appeals, Board of Selectmen and others. Permits may also be needed from state and federal authorities as well. The permitting process requires expert communication skills in the preparation of plans and reports and in the presentation of the project at public meetings. It is imperative to have a knowledge and understanding of bylaws, codes and regulations; and the coordination and timing among the many authorities is critical.
Sewage Disposal Systems:
A septic system, as they are commonly called, must be designed for areas where a municipal sewage collection system is not available. Designs include traditional stone and pipe systems as well as many innovative and alternative type systems. Replacement systems for existing homes can be particularly challenging to avoid the mounded systems that detract from the appearance of a property.
Sewer Designs:
When municipal sewage collection is available to a property a sewer system must be designed to connect to the existing sewer pipes. In areas where no sewer exists a municipal sewer extension may be an option. These public systems may also require the design of sewage pumping stations.
Site Development Designs:
When a proposed land development project involves a large residential, commercial or industrial use a Site Plan Special Permit is usually required. This involves preparing plans such as layout & utilities, grading & drainage, landscaping, erosion & sediment control, and details & specifications. Other items must also be addressed in a narrative format such as traffic control, parking, drainage, community impact, and environmental issues.
Soil Evaluations:
Subsurface soils must be analyzed and classified for the design of sewage disposal systems. Of most importance is the depth to seasonal high groundwater and the percolation rate of the soil in order to determine the height and area of the system. Soils evaluation data along with other testing procedures may also be used for drainage system designs.
Stormwater Management:
When a project is developed it usually involves the replacement of more heavily vegetated areas with buildings, pavement and landscaped areas. These changes in land surfaces cause a change in the surface water drainage characteristics of the property resulting in more water running off the land and at a higher rate. Drainage systems must be designed to decrease the quantity and rate of run off to mimic the pre-development conditions. This is accomplished through a series of structural and non-structural methods to collect, infiltrate, store and release run off water.
Subdivision Designs:
When a property is divided into new lots that do not have frontage on an existing roadway, subdivision design and approval is required. This involves preparing plans such as a lot line plan, profile of the roadway, overall grading, drainage, landscaping, erosion & sediment control and details & specifications. Other items must also be addressed in a narrative form such as traffic control, parking, drainage, community impact, and environmental issues.
Wetland Submissions:
Any work that is proposed within one hundred feet of a wetland area or within two hundred feet of a perennial stream requires filing with the local Conservation Commission and State Dept. of Environmental Protection. Other areas of concern include the Natural Heritage & Endangered Species Program, Areas of Critical Environmental Concern, Outstanding Resource Waterways, floodplain areas, and Corps. of Engineers issues.
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Cornerstone Land Consultants, Inc.
Pepperell, MA (978) 433-8100
Dracut, MA (978) 937-2455 |
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