LAND SURVEYING SERVICES
TRPA SITE SURVEYS / LAND COVERAGE ANALYSIS
The first step in a TRPA residential or commercial project is to commission a complete Survey and Topographic mapping of the site. The Survey is necessary in order to determine Land Coverage factors associated with a remodel or redevelopment project. Other practical reasons for a survey are to determine site constraints, easements, building setbacks etc. Thornton Land Surveys LLC routinely performs such surveys for homeowners and Design Professionals in a timely and cost effective manner.
A Land Survey locating natural and man made features such as existing buildings, improvements, utilities, fences, elevations, ground contours, trees, etc. The map also depicts record property lines and easements of record per the recorded Subdivision Map. This type of survey is typically used by Engineers and/or Architects for the design of improvements or developments on a site. Larger sites may include the use of Aerial Photography. Local entities and agencies, such as the Tahoe Regional Planning Agency (TRPA), Homeowner Associations and other jurisdictions require the builder, homeowner or property owner to provide such professional survey mapping in connection with a residential Building application or Permit, and is required by the TRPA and local Building Departments.
A Boundary Survey is advisable in order to properly identify, verify and mark or stake the property boundaries. A boundary survey can also be commissioned by a home or property owner at any time in order to provide peace of mind and assurances that no encroachments or other title matters exist that may otherwise go undetected and adversely affect the property ownership over time. A boundary survey should also be considered in advance of many small homeowner projects such as defensible space lot clearing/tree removal, planning and installation of landscaping, irrigation, dog runs, sheds or fencing.
CONSTRUCTION STAKING - RESIDENTIAL AND COMMERCIAL
Construction Staking is the process of interpreting construction plans and marking the location of proposed new structures such as buildings, roads and site improvements. Construction staking is performed to ensure a project is built according to engineering design plans. We work directly with the contractor and excavator to ensure stakes are placed according to their specific needs and to expedite the layout process. The County Building Department or local Agency may also require a Building Setback Certification Letter to aid in foundation inspection and approval (prior to concrete pour).
A survey made for the purpose of supplying a Title Company and lender with survey and location data necessary for the issuing of title and/or mortgage insurance. Specifications of this type of Survey include (but are not limited to) determining property lines, location of improvements, identifying easements, utilities and other conditions affecting the property. ALTA surveys are very comprehensive surveys and typically are more costly. Any ALTA Land Survey must meet the "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys" as adopted by the American Land Title Association, the American Congress on Surveying and Mapping, and the National Society of Professional Surveyors.
Lot Line adjustments are typically used in land development to enable redevelopment, building additions, Lot reconfiguration and to rectify boundary conflicts between property owners. These circumstances may be due to existing encroachments, occupation, and location of improvements or other circumstances. The process requires an Application, preparation of new Metes & Bounds Legal Descriptions and Exhibits describing resultant parcels reflecting new lot line configuration.
