Sites Surveyed Measure of Impact

Construction staking encompasses all aspects of survey layout for new development. Survey grade construction staking is needed for foundations, utilities, and any other constructed elements that require precise placement.

Shoring walls and elements are often necessary when soils or designs require vertical excavation for construction. Shoring walls may consist of soldier piles and timber lagging, cast-in-place piles, soil nail walls, ecology blocks, or combinations of each. Shoring layout includes precise staking of individual piles and vertical elements before and during continued excavation.

Construction as-builts are the official record drawings of constructed features, mainly required for underground utilities and services. As-built surveys measure the locations and elevations of constructed features to verify compliance with the approved plans and municipal requirements.

Height verifications are required by certain jurisdictions during construction and at final inspection. The height of the proposed structure must be at or below the elevation listed on the approved project site plan.

A Seattle Department of Transportation (SDOT) survey is typically associated with engineering-level projects to provide highly detailed topographic basemaps with a heavy emphasis on Right-of-Way (ROW) and utility data. Many SDOT survey projects are focused on utility extensions or upgrades and Street Improvement Permits (SIP) within the city of Seattle Jurisdiction. Attention to detail is critical on these project types, and you can trust our team to get it right the first time, mapping with complete accuracy all on- and off-site improvements.

Environmentally Critical Areas (ECAs) typically include pieces of land that vitally impact the surrounding environment. ECAs can include wetlands, wildlife habitats, or environmentally hazardous areas, but they often have differing designations depending on the jurisdiction.

A topographic survey is the representation of real world, 3D characteristics of a property. This survey is comprised of site data and elevation points (spot elevations) on a portion of land and presents them as contour lines on a drawing to show the shape, configuration, and relief of the surface. A contour line represents the heights of the land. A topographic survey collects vertical (and horizontal) information of the natural and improved (man-made) features of the property, noting elevations on each element.

The survey shows the location, size, and height of these site improvements, as well as gradual changes in elevation (typically in two-foot contour intervals). Topographic surveys are typically used to show elevations and grading features for design and site planning for homeowners, architects, engineers, builders, contractors and other professionals.

Boundary Surveys are the determination of bearings and distances, computed per a legal description, that define the limits of a tax parcel. Typically, boundary survey aims to set permanent markers, physically on site, at the exterior limits of the parcel per the deeded legal description.

Terrane will then represent the parcel boundary data on a survey drawing, showing lines of occupation, fences, and any encroachments that were mapped along the limits of the property.

The determination of bearings and distances, computed per a legal description, that define the limits of a tax parcel. Lot corners are set or recovered. Fences, lines of occupation, and encroachments are mapped, and the existing structure is located on site.

An ALTA survey is a visual representation of what is contained within a title report for a property. A title report can be hundreds of pages of legal descriptions of the property, easements or encumbrances on the property, encroachments, and liens. It’s a running list of everything that has happened or affects a certain piece of land.

In addition to completing a thorough Boundary Survey and locating any improvements or possible encroachments along the boundaries, we also locate the building(s) and other improvements, including roads, walkways, parking, and visible utilities.

Once we have created this aerial image (sometimes literally using a drone) of the property, we then overlay any easements that affect the property, usually related to ingress-egress and utilities entering and leaving the site. There is also an option to incorporate zoning information on the survey to make sure the property is in compliance with current zoning regulations.

Condo surveys require significant coordination and attention to detail. An accurate, concise plan of the condominium must be created and recorded to establish the uses of every internal and external space, protecting both the builder/developer and the future condo owners. A good condo survey leaves nothing to question about the ownership and responsibilities by depicting and describing all of the building’s elements.

Additionally, a condo survey is the foundation for future purchase and sale agreements, and can be a tremendous tool for marketing the project to prospective buyers. Though it doesn’t require a permit review typical of other land use projects, they are a record of the entire condominium structure or complex.

A boundary line adjustment is a process for changing to existing property lines between multiple adjacent tax parcels. The boundary line adjustment does not create any additional lot or parcel and must meet minimum zoning requirements for each adjusted lot. This type of survey also confirms that the adjusted lots are consistent with city codes and can include services to correct property lines or setback encroachments to improve lot design or access.

A unit lot subdivision defines boundary lines and uses areas within a larger “parent” lot to establish individual sellable lots. This type of survey is primarily used when multiple buildings are permitted to fit on a single original lot (e.g., townhouses or row houses). The individual unit lots created reflects the structure placement, amenity areas, and access and utility easement locations per the approved building permit(s). They are not separately developable lots, but they are capable of being sold individually.

A Seattle Department of Transportation (SDOT) survey is typically associated with engineering-level projects to provide highly detailed topographic basemaps with a heavy emphasis on Right-of-Way (ROW) and utility data. Many SDOT survey projects are focused on utility extensions or upgrades and Street Improvement Permits (SIP) within the city of Seattle Jurisdiction. Attention to detail is critical on these project types, and you can trust our team to get it right the first time, mapping with complete accuracy all on- and off-site improvements.

Environmentally Critical Areas (ECAs) typically include pieces of land that vitally impact the surrounding environment. ECAs can include wetlands, wildlife habitats, or environmentally hazardous areas, but they often have differing designations depending on the jurisdiction.

A topographic survey is the representation of real world, 3D characteristics of a property. This survey is comprised of site data and elevation points (spot elevations) on a portion of land and presents them as contour lines on a drawing to show the shape, configuration, and relief of the surface. A contour line represents the heights of the land. A topographic survey collects vertical (and horizontal) information of the natural and improved (man-made) features of the property, noting elevations on each element.

The survey shows the location, size, and height of these site improvements, as well as gradual changes in elevation (typically in two-foot contour intervals). Topographic surveys are typically used to show elevations and grading features for design and site planning for homeowners, architects, engineers, builders, contractors and other professionals.

Boundary Surveys are the determination of bearings and distances, computed per a legal description, that define the limits of a tax parcel. Typically, boundary survey aims to set permanent markers, physically on site, at the exterior limits of the parcel per the deeded legal description.

Terrane will then represent the parcel boundary data on a survey drawing, showing lines of occupation, fences, and any encroachments that were mapped along the limits of the property.

The determination of bearings and distances, computed per a legal description, that define the limits of a tax parcel. Lot corners are set or recovered. Fences, lines of occupation, and encroachments are mapped, and the existing structure is located on site.

An ALTA survey is a visual representation of what is contained within a title report for a property. A title report can be hundreds of pages of legal descriptions of the property, easements or encumbrances on the property, encroachments, and liens. It’s a running list of everything that has happened or affects a certain piece of land.

In addition to completing a thorough Boundary Survey and locating any improvements or possible encroachments along the boundaries, we also locate the building(s) and other improvements, including roads, walkways, parking, and visible utilities.

Once we have created this aerial image (sometimes literally using a drone) of the property, we then overlay any easements that affect the property, usually related to ingress-egress and utilities entering and leaving the site. There is also an option to incorporate zoning information on the survey to make sure the property is in compliance with current zoning regulations.

A legal description and map exhibit are used for land titles to recognize a definable or metes-and-bounds area over a portion of property to be designated for a specific use or conveyance.

Terrane will prepare and certify your elevation certificate as required by the Federal Emergency Management Agency (FEMA). Only a licensed land surveyor or engineer can provide the certificate, which includes elevation data that FEMA can use to accurately assess flood risks to structures within flood hazard zones.

The Federal Aviation Administration (FAA) requires cellular and broadcast towers to have their positions certified by a surveyor licensed to work in the state where the project is located. The difference between a 1A and 2C is positional accuracy. A 1A is required to be accurate within 20 feet horizontally and three feet vertically, while a 2C is 50 feet horizontally and 20 feet vertically. The jurisdiction of the project will generally determine the level of accuracy required, although some wireless carriers and tower builders require higher accuracy regardless of location.

Construction staking encompasses all aspects of survey layout for new development. Survey grade construction staking is needed for foundations, utilities, and any other constructed elements that require precise placement.

A boundary survey for a telecommunications site requires research into historical records to locate the boundary of the parent parcel for a potential wireless site. Plotting easements and items disclosed by a title report can aid in avoiding conflicts for the proposed site location. This can include topographic information for the entire parcel, or a specific location as required by the carrier or jurisdiction.

Telecom As-Built Surveys can range from verifying a fully-constructed project against the design drawings to creating an exhibit of an existing pole for feasibility pre-design.

Small cell projects that utilize existing utility or light poles located in or near an existing Right-of-Way often require a survey exhibit showing the location as it relates to the right of way or parcel boundary. This can also include topographic and as-built information when required for design.