Greetings All,
I am new to the Professional Land Surveyor fraternity having received my license about a month ago.Ā That being stated, I have many more years in the field then I care to mention. :)Ā Recently, the company received a job to perform lidar scanning and collection around a residentialĀ "loop" road that has multiple condominium complexes that front this roadway.Ā Ā IĀ have performed extensive research of the plats / easements andĀ drawn them (C3D)Ā per description, record plats, and maps.Ā All of the research indicates multiple overlaps easementsĀ going outside of condominium boundaries and vice versa, which I agree with.Ā After plotting everything, one area which consist of two roadway easements, meet at a phase line.Ā These recorded easements are from a 50 to 40 foot easement, however when plotting the centerline of theseĀ easements, they have a definite jog per written description, plats, etc.Ā It seems that this has never really been resolves a previous surveyors never show a continuance from one plat/map to another.Ā I feel that after I exhausted all research, I can handle the offsetĀ in the centerline with aĀ note butĀ my real question is:
Since this survey will be used for a design survey how would you handle the stationing in this situation.
*picture the baseline being created from theĀ described roadway centerline, however the line comes in fromĀ due west, has a 2.5' jog straight north, then continuesĀ due east.Ā
?Would you station through the jog? if so wouldn't everything be "off" by 2.5' in stationing?
?equation station - how with 2 actual points?
?or just pick one, own it, and make another note?
Thank you in advance for the suggestions and hopefully I can help with your dilemma in the future.
Replies
To answer a few questions that have arisen.Ā The proposed baseline is simply the centerline of platted ROW's, legal descriptions of road ROW's, and dedications of record.Ā All of these documents plot together nicely with the exception of two plattedĀ ROW's of condominiums.Ā All of the adjacent condo boundary linesĀ fit together well. This is not simply a width change in the ROW with the same centerline, but a definite jog between plats that has not been addressed.Ā I feel this is correct because this a basically a loop road and the other end (north end of road) ties in with its adjacent condo boundary.
I am already liking this forum though due to the different viewpoints and opinions presented on this topic alone.Ā I will take many of the suggestions to heart here and advise the group of the final decision taken to alleviate this dilemma.Ā Thank you for all of the input on this topic.
Jason,
Have you verified the ROW's monumentation Ā in the field.Ā MaybeĀ it is justĀ a typo in the description/plat.Ā Just a thought.
If I understand you correctly, I would just use 2 separate baselines, L1 & L2 and show the jog in the baselines.
Stationing is similar to distances, with the difference being that Stations follow "along the alignment" along curves and such. I see this solution being handled dependent on what you're showing:
1. If you're describing the easements by using stationing, then I'd run the stationing along the path, to include the 2.5 feet offset. You would just have two PI's in the alignment.
2. If you're describing the easements using bearings & distances (and I believe this would be preferred), and you wanted to show a reference to stations from a previous instrument, then just note it from one end to the offset, make a note of the offset, and then pickup stationing after the offset.
3. If you're presenting Stations for construction, you might use a Station Equation and station up to the offset from one side, then note the 2.5 feet offset and pickup with completely different stationing going forward. (ie. STA 25+12.62 Back = STA 10+00.00 Ahead (note alignment offsets 2.5' North at Equation))
The point is to be as clear as possible. If this takes extra verbiage in a note or a legal descriptions, then go ahead and get verbose. Paper is cheap, Ambiguity is expensive.
Just my two cents.
Keith
--------------------------------
J. Keith Maxwell, PE, PLS
Pro17 Engineering, LLC
USALandSurveyor.com
ALTALandSurvey.com
Phone: (334) 826-9540
Cell: (334) 332-3080
HuntsvilleĀ Ā° AuburnĀ Ā° TroyĀ Ā° OxfordĀ Ā°Ā Birmingham
stations ie 10+00.00 to 11+00.00 - 11+00.00 to 11+00.00 2.5 LT, - 11+00.00 2.5 LT to 12+00 .00 2.5 LT - 12+00.00 to 13+00.00 ..... Assuming 90 degree off sets., this might get confusing. Use a description of the line point of beginning to point of terminus using bearing and distance would be less confusing.
The stationing can be handled with equal stations or whatever it takes to tie the easements to the boundary/point of origin. Your real problem is determining the legal boundaries/locations of the easements or if one easement encroaches on the other. One may have senior rights over the other or they could just overlap. I would not try to resolve legal problems, leave that to the courts & the lawyers. Clearly show any discrepancies you find in the legal documents & between the record documents & what you find on the ground & note them as such. Advise your client if you find discrepancies you can't resolve & that if a survey solution can't be found or if it can't be resolved by agreement, he may have to consult an attorney.
This could possibly be resolved by agreement but it has potential to get really messy. Who are the easements dedicated to? Are the easements private, public, & are there property owners associations involved? What is your liability exposure? Are you going to eventually record a plat or are you just providing the results of your measurements? Don't holler before you hurt & keep it simple but at the same time, be careful!
Agreed.
HI Jason,
What are you describing ,two parallel Tangents with a offset 2.5 ft. Is this base line or CL base on a ROW offset from the property line. I can not wait to see how this is answered.But your CL does not have to follow the ROW.You could introduce a small curve in the Base Line to make a small Transition to continue your Base Line to the offset tangent.. You could also label these two points same station but one south the other north.A small compound reverse curve could also be use. My ? is how is the road or street going to be designed with this offset in mind.Ā
That would determine your ???. Or maybe I do not understand your ??? .... And what is this stationing for I assume a street. I am sure there are several answer.
Oh! , I am sorry you did say Roadway I read it too fast the first time.
Hello,
Can you possible take the mean / average of the two points?
This would create one line with a bend...
I would plat the deed (jog) and state that in your notes and also show what's on the ground using two different colors.Ā