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email: kathy@ctsurveyor.com - MAKE SURE YOU ARE GETTING YOUR NOTICES - Update your contact information with Kathy at the CALS office today!
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A “Subdivision Map” or “Resubdivision
Map” is the Type of Survey used to apply for municipal approvals to subdivide or
resubdivide a parcel of land. The scope of the information required for its preparation is
dictated, not only by the Minimum Standards for Surveys and Maps, but may also be
determined by the local regulations and requirements of the commissions, boards and other
entities regulating the use of land, to which the map is to be submitted This type of survey requires field location
of all buildings, improvement, features, lines of occupation, etc. to meet the
requirements of a “Property Survey” or must be submitted along with a “Property
Survey”. The perimeter of the
property being subdivided or resubdivided shall be monumented in accordance with Section
20-300b-2(b)(1)(I) of said minimum standards, which requirement to monument cannot be
waived. Said monumentation shall be installed
as of the dated of the map. Said
monumentation requirements do not pertain to the “Original Survey” portions of
the mapping, i.e. the proposed lot layout and proposed street lines. The Survey
Standards Advisory Committee of
the Connecticut Association of Land Surveyors, Inc.
(CALS) has prepared this
composite from the State of Connecticut, Regulations
of the Department of Consumer Protection, Minimum Standards for Surveys and Maps, Sections
20-300b-1 thru 20, pertaining to Subdivision or Resubdivision Map, to assist those who are reviewing the
content of said maps. Sec. 20-300b-1. General There are many
types of surveys. Choice of a survey type is made relative to the intent and
purpose for which the survey is to be used. The
survey type is intended to classify these
criteria. When a map is prepared, the survey type shall be stated in the title of the map
and, in order to reflect the scope of service, may be clarified within the notes on the
map. Sec. 20-300b-2.
Property/Boundary and Limited Property/ Boundary Surveys (a) Property/Boundary
and Limited Property/Boundary Surveys require sufficient investigation, study, field
measurement and evaluation of factors affecting boundaries, real property interests and
other relevant matters with respect to the subject real estate to enable the surveyor to
render a professional opinion as to boundary locations and any conflicts therewith. These surveys
require the preparation of a detailed field survey and are intended to present the
surveyor's property/boundary opinion. It is
recognized that certain factors pertaining to boundary line determination are beyond the
surveyor's purview and may require agreements between abutting property owners or action
by the courts. Facts surrounding such
circumstances shall be noted. (c) Types
of Limited Property/Boundary Surveys (4) Subdivision
or Resubdivision Map A Subdivision or
Resubdivision Map is a map of a type of survey intended to depict or note the layout of
lots and the associated public or private highways, easements and lands and is intended
for submission to applicable regulatory entities. This
map shall conform to the requirements of a Property Survey or be submitted along with a
Property Survey. The monumentation
requirements of Article III of these regulations do not apply to the Original Survey
portions. (d) Additional
Requirements All survey types
listed in subsections (b) and (c) of this section shall comply with the following: (1) AA, A-1 or A-2
Classes of Horizontal Accuracy as defined in subsection (b) of Section
20-300b-11 of these regulations; (2) monumentation
or marker Location Requirements as defined in Article III of these regulations; (3) research requirements defined in Article
IV of these regulations; (4) distances along boundary or easement
lines expressed to the nearest .01 of a foot (.003 meters), except where said lines are
irregular and constantly changing, as along a body of water; (5) directions, defined by angles,
bearings or azimuths, along boundary or easement lines expressed to the nearest 10 seconds
for Class A-2 and to the nearest 1 second for Classes AA and A-1, except where said lines
are irregular and constantly changing, as along a body of water; (6) curved lines defined with the central angle, radius,
arc length and tangent. For curves which are
not tangent to an adjoining course, the information required to reproduce them shall be
indicated. Lines which are radial shall be so
noted; (7) in areas where lines are irregular and constantly
changing, as along a body of water, meander, tie or reference lines shall depict or note
the position of points located along said lines and allow for a mathematical closure of
the map; (8) adjoining properties identified by most
recently published owners’ names (N/F, now or formerly) or by subdivision map and lot
numbers; (9) areas noted in acres (hectares) or square feet
(square meters); (10) all monuments
or markers set or found depicted and adequately described.
When reference markers have been used, their position with respect to the
boundary shall be indicated; and (11) a north arrow
depicted on every sheet. The reference to
grid, magnetic or north from another map, shall be noted.
If magnetic, the date of the reading shall be noted. (e) Boundary Determination
Categories The category used
in determining property/boundary opinions for all survey types listed in subsections (b)
and (c) of this section shall be identified within the title or notes on the map, and
shall be one of the following: (1) First Survey: A First Survey is a
survey of existing property lines made when the surveyor has not found a map or other
document of the subject property, such as a metes and bounds description which represents
a previous surveyor's professional opinion. If
the surveyor has found a prior survey, the current survey is by definition, a Resurvey. (2) Resurvey: A Resurvey is a
survey of property lines made when the surveyor has found a prior survey of the subject
property. After evaluation of the prior
survey, within the context of field and record information, the Resurvey is prepared. The Resurvey may or may not agree with the prior
survey. If the surveyor has
found a prior survey of the subject property and, in the surveyor's professional opinion,
determines it to be sufficient for reliance and update, the term Dependent Resurvey shall
be used. The Dependent Resurvey places
reliance on the prior survey while updating same to reflect current conditions. (3) Original
Survey: An Original Survey
is a survey indicating proposed property lines or parcels of land. The Boundary Determination Category of existing
boundaries shall be indicated. Sec. 20-300b-12. Boundary Monuments and Reference Markers (a) Boundary
Monument An object found or
set on a boundary line intended to preserve and identify the location of the boundary line
on the ground. (b) Reference
Marker A permanent
supplementary marker found or set close to a boundary with its position with respect
thereto indicated. Sec. 20-300b-13.
Location Requirements (a) There shall be a minimum of three
monuments, markers or a combination thereof. (b) Each monument or marker found or set shall be adequately
described and noted. (c) Of the three minimum monuments or markers, two shall
be within 600 feet (180 meters) of the boundary and each other. (d) Every point along the boundary, with the exception of
meander lines, shall be within 600 feet (180 meters) of a monument or marker. Sec. 20-300b-14.
Acceptable Monuments and Markers The following shall
be acceptable forms of Monuments and Markers: (1) disks or plugs, made of durable material set in ledge or
concrete and marked with a hole or cross; (2) monuments 4" (10cm) square by
30" (.75m) long (minimum) of stone or reinforced concrete and marked with a hole or a
cross. Some ferrous material shall be placed
adjacent to the stone monuments as an aid to recovery; (3) drill holes 3/8" (10mm) diameter by 1/2" (13mm)
deep (minimum) or cross cuts 3/8" (10mm) deep (minimum) in ledge, concrete or the
base stones of walls; (4) metal rods 1/2" (13mm) O.D. (minimum) or metal pipes
1/2" (13mm) I.D. (minimum) or bar stock of equivalent cross sectional area, having
sufficient length to be deemed permanent; (5) nails and spikes that are sufficient in size and are set
in pavement in a manner so as to be deemed permanent; (6) foundation corners; and (7) other materials or objects deemed permanent by the
surveyor. Sec. 20-300b-18. Map Drafting Standards (a) The
following standards shall apply to all survey maps and plans: (1) the surveyor shall use map-making materials of a durable
nature; (2) all lettering shall be legible when reproduced; (3) whenever more than one sheet is used,
each sheet shall contain clearly labeled match lines and indicate both the number of each
sheet and the total number of sheets; (4) both a word scale and a graphic scale shall be depicted; (5) a North arrow (with appropriate source reference) shall be
depicted on every sheet; (6) the first note shall state the standards to which the
survey was prepared, the applicable Class or Classes of Accuracy, the Type of Survey and
the Boundary Determination Category;
(9) when applicable, documents used in preparation shall be
noted. Sec. 20-300b-20 (a) The
signature and embossed seal of the surveyor shall be placed in accordance with Section 20-300-10
of The Regulations of Connecticut State Agencies. (b) Maps and plans shall
include the statement: "To my knowledge and belief, this map is substantially correct
as noted hereon" above the signature and the printed name and license number of the
surveyor below the signature. As a “Subdivision or
Resubdivision Map” must be prepared in conformance with the requirements of a “Property
Survey” or be submitted along with a “Property Survey” we have included the
content requirements herewith: Sec. 20-300b-2. (1) Property
Survey A Property Survey
is a type of survey intended to depict or note the position of boundaries with respect to:
(A) locations
of all boundary monumentation found or set; (B) apparent
improvements and features, including as a minimum: dwellings, barns, garages, sheds,
driveways, roadways, surface utilities, visible bodies of water and swimming pools; (C) record
easements and visible evidence of the use thereof; (D) record
and apparent means of ingress and egress; (E) lines
of occupation, including as a minimum: fences, walls, hedges and yards; (F) deed
restrictions pertaining to the location of buildings or other apparent improvements; (G) unresolved
conflicts with record deed descriptions and maps; (H) all
apparent boundary encroachments; and (I) monumentation
required to be set at all corners created by a deflection angle of not less than 70
degrees between two consecutive courses and at intervals not to exceed 600 feet (180 meters) along the
boundaries between said corners, except where natural or man-made monumentation defines or
occupies the line. Refer to Article III of
these regulations for a description of acceptable monuments. Except when intended for use for Subdivision or
Resubdivision applications, this requirement may be waived only through written agreement
between surveyor and client and with a notation on the map that all monumentation found or
set has been depicted. We hope that you will find this
information helpful. If you are in need of a
full copy of the regulations, they are available from the Secretary of State’s
office, the CALS office (phone 860-563-1990) or the CALS website (www.ctsurveyor.com/conn-code.htm). The CALS publication also includes a second
section (blue pages), which provides a broader view of the suggested methods and
procedures for preparing surveys and maps in conformance with the regulations. March 2002.
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