Website of the Office of the Professions of the New York State Education Department. Understand your rights as a consumer of Land Surveys, verify that an individual is licensed, and review the practice guidelines for Surveyors.
Report Professional Misconduct
Website of the New York State Association of Land Surveyors. This site provides useful consumer information.
Website of things to do and see, and information on businesses in Ulster, Dutchess, and Columbia Counties
Website of Southern Ulster County Chamber of Commerce
An interesting website covering the history and importance of land surveys, surveyors, and surveying equipment.
ALTA Survey Standards
Schedule B: required to define the scope of services to be provided by Brooks & Brooks.
ALTA Survey Table A
Published in Hudson Valley Business Journal; article By Richard C. Brooks providing insight to this type of survey.
Required fees: Important information concerning mandated review fees.
Subdivision Road Name
Must be filed with the County Real Property Department before final map can be filed in the County Clerk’s Office.
Must be filed with the Planning Board application.
Letter of Agent
Gives Brooks & Brooks authority to represent the matter to the municipal board.
There are many layers of fees imposed upon a subdivision or site plan review and they vary from town to town and seem to change constantly.
It is important that you contact your municipality and understand the fees you will be responsible for before an application is made.
There is always an application fee to file the application with the town. You will be required to pay a per lot recreation fee and a per lot subdivision fee, depending on which town your project is in these typically range between $25.00 per lot to $2,500.00 per lot.
Many towns then require that you post a certain amount of money into a town escrow fund to pay for the review by town consultants, which include the Planning Board Attorney, Planning Board Engineer and Planning Board Planner. It is not uncommon that the Planning Board Attorney charge over $200.00 per hour, billed in five minute increments and bill you just for being present at the planning board meeting. In addition some towns employ a legal stenographer to record the minutes of your proceeding, this fee is of course paid by you. It is not uncommon that the application, review, town consultant and filing fees far exceeded the cost you paid to have the property surveyed, planned and presented to the Town.
The point here is that you need to understand these fees and budget accordingly. Once you have entered into a contract with us, your Brooks & Brooks Planner can help you better understand this financial quagmire.
These Accuracy Standards address Relative Positional Accuracies for measurements that control land boundaries on ALTA/ACSM Land Title Surveys.
In order to meet these standards, the surveyor must assure and certify that the Relative Positional Accuracies resulting from the measurements made on the survey do not exceed that which is allowable.
If the size or configuration of the property to be surveyed, or the relief, vegetation or improvements on the property will result in survey measurements for which the allowable Relative Positional Accuracies will be exceeded, the surveyor must alternatively certify as to the Relative Positional Accuracy that was otherwise achieved on the survey.
“Relative Positional Accuracy” means the value expressed in feet or meters that represents the uncertainty due to random errors in measurements in the location of any point on a survey relative to any other point on the same survey at the 95 percent confidence level.
The lines and corners on any property survey have uncertainty in location which is the result of (1) availability and condition of reference monuments, (2) occupation or possession lines as they may differ from record lines, (3) clarity or ambiguity of the record descriptions or plats of the surveyed tracts and its adjoiners and (4) Relative Positional Accuracy.
The first three sources of uncertainty must be weighed as evidence in the determination of where, in the professional surveyor’s opinion, the boundary lines and corners should be placed. Relative Positional Accuracy is related to how accurately the surveyor is able to monument or report those positions.
Of these four sources of uncertainty, only Relative Positional Accuracy is controllable, although due to the inherent error in any measurement, it cannot be eliminated. The first three can be estimated based on evidence; Relative Positional Accuracy can be estimated using statistical means.
The surveyor shall, to the extent necessary to achieve the standard contained herein,
(1) compensate or correct for systematic errors, including those associated with instrument calibration, (2) select the appropriate equipment and methods, and use trained personnel and (3) use appropriate error propagation and other measurement design theory to select the proper instruments, field procedures, geometric layouts and computational procedures to control random errors.
If radial survey methods, GPS or other acceptable technologies or procedures are used to locate or establish points on the survey, the surveyor shall apply appropriate procedures in order to assure that the allowable Relative Positional Accuracy of such points is not exceeded.
Computation of Relative Positional Accuracy
Relative Positional Accuracy may be tested by:
(1) comparing the relative location of points in a survey as measured by an independent survey of higher accuracy or
(2) the results of a minimally constrained, correctly weighted least square adjustment of the survey.
Allowable Relative Positional Accuracy for Measurements Controlling Land Boundaries on ALTA/ACSM Land Title Surveys:
0.07 feet (or 20 mm) + 50 ppm