Common Surveys Used For Commercial Real Estate Transactions Presented By: Josh Breedlove, P.L.S. Senior Project Manager Flatirons, Inc.

Common Types of Survey Improvement Location Certificate (ILC) Monumented Land Surveys Land Survey Plat (LSP) Improvement Survey Plat (ISP) ALTA/NSPS Land Title Survey

Improvement Location Certificate Primarily used for residential transactions Used by mortgage and title companies to limit financial exposure Commercial uses: When a prior survey had been performed and verification is needed On smaller commercial properties Decision ultimately up to title company

What is an ILC? Depicts the location of permanent improvements in relation to deeded property lines Location of parcel boundary based on found survey monuments and occupation lines Dimensions from structures to boundary lines in a “more or less” type of format Shows easement locations from documents provided to the surveyor Indicates possible areas of concern

Not included in an ILC An ILC is not an official boundary survey Deeded boundary locations are approximate Property corners will not be set Should not be relied upon for the exact location of a property boundary Not for the establishment of a fence Not to be relied upon for site design or engineering

Land Survey Plat (LSP) Sole purpose is to determine property boundary location Commonly used for establishment of a fence Most basic survey for property disputes Can survey only a portion of the property Monumented Land Survey Property corners will be found or replaced Plat will be filed with the county

Improvement Survey Plat (ISP) Includes all aspects of a Land Survey Plat Shows location of all permanent improvements on the property Depicts visible encroachments into easements or across property lines Surface evidence of underground utilities Design features, such as underground utilities and site topography, can be added

Common Uses of an ISP When potential encumbrances or conflicting boundary evidence are shown on an ILC Used for a variety of development purposes Used be architects and engineers to aid in their site design Often required by municipalities for issuance of a building permit Needed for zone lot amendments, and as a precursor to plats used for subdividing land

ALTA/NSPS Land Title Survey Based on a minimum set of standards prepared and adopted by the American Land Title Association and the National Society of Professional Surveyors Standards updated February 23, 2016 Nationally recognized set of standards Per Colorado State Statute, ALTA must meet minimum standards of a Land Survey Plat

ALTA/NSPS Land Title Survey Most commonly used survey for Commercial Real Estate transactions Must include: On-site fieldwork Preparation of a map or plat showing results of fieldwork Additional information per requested Table A items Certification as defined in minimum standards, except as required by state law

ALTA/NSPS Land Title Survey Includes a review of the title commitment provided by the client. Surveyor verifies the legal description shown in the title commitment (Schedule A) The locations and affect of the exceptions (Schedule B2) on the property Necessary to provide surveyor with a recent title commitment and accompanying recorded documents

Table A Item 1: Monuments Item 2: Address of surveyed property Set all major corners, unless already marked Required on all ALTA surveys in Colorado Item 2: Address of surveyed property As listed in documents provided to or obtained by surveyor Or as observed during fieldwork

Table A Item 3: Flood zone classification Item 4: Gross land area Location as scaled from FIRM or local maps Item 4: Gross land area Based on “as-measured” property boundary Other areas can be requested

Table A Item 5: Vertical relief (topography) Typically based on field survey data Aerial mapping LIDAR Contour interval, datum and benchmark elevations must be included on survey Expensive

Table A Item 6: Zoning Zoning report or letter must be supplied to the surveyor Item 6(a): List of zoning classification and requirements Item 6(b): Graphically depict location of building setback requirements

Table A Item 7: Building Information Item 8: Substantial Site Features Item 7(a): Exterior dimensions of building at ground level Item 7(b): Square footage 1) Building at ground level 2) Other specified areas Item 7(c): Measured height of building Item 8: Substantial Site Features In addition to those required in Section 5 of minimum standard requirements

Table A Item 9: Parking Item 10: Division or Party Walls Clearly identifiable spaces Striping shown on surface areas Item 10: Division or Party Walls a) As designated by client, location of certain division or party walls b) As designated by client, are certain walls plumb

Table A Item 11: Utilities Locations of utilities on or serving the property determined by: Observed evidence Plans requested by surveyor Markings requested by surveyor Excavation only truly accurate way of establishing utility locations

Table A Item 12: Government agency requirements (HUD, BLM) Item 13: Names of adjoining land owners Item 14: Distance to nearest intersecting street

Table A Item 15: Alternate tools and technologies for determining location of features Rectified Orthophotography Photogrammetric Mapping Remote Sensing Laser Scanning

Table A Item 16: Recent earth moving work, building construction, or building additions Item 17: Proposed changes in street right of way lines If information is made available by jurisdiction Observed evidence of street construction

Table A Item 18: Wetlands Item 19: Offsite easements Will only locate observed delineation markers Item 19: Offsite easements Client to obtain permissions Item 20: Professional liability insurance Client designates amount Only in effect throughout the contract term

Questions??? Josh Breedlove, P.L.S. Flatirons, Inc. 3660 Downing Street, Unit E Denver, CO 80205 Phone: 303 936-9667 jbreedlove@flatironsinc.com