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A “Zoning Location Survey” depicts an existing or proposed improvement with respect to municipal building setback requirements for residential construction on a single lot and may be used as a plot plan to obtain permits or variances, or as an as built to obtain certificates of occupancy.

The main purpose of this survey is to show the information necessary to enable determination of compliance or non-compliance with the applicable zoning setback requirements.  As such, it may be necessary to depict only a portion of the property.  The only improvement that need be shown is the existing or proposed improvement relating to the matter of zoning compliance being addressed.  The intended purpose of the survey and the scope of the improvements depicted should be clarified in notes, unless they are clearly apparent on the map.

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 Zoning Location Surveys, to assist those who are reviewing the content of a map depicting said survey.

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 

(2)          Zoning Location Survey

A Zoning Location Survey is a type of survey intended to depict or note the position of  existing or proposed improvements with respect to applicable municipal setback requirements.  The purpose of this type of survey is to enable determination of compliance with said requirements.  Only those portions of the property pertinent to the issues being addressed must be depicted. No other improvements or features need be depicted.

(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;

(7) when applicable, horizontal datum and vertical datum shall be noted; 

(8)     mapped features shall be depicted to an accuracy of 1/40 of map scale for surveys performed in feet and 1/1500 of map scale for surveys performed in metric measure; and

(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.

“Existing Building Location Survey” and “Improvement Location Survey” should also be considered when determining the Type of Survey to be used for zoning compliance issues.

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.

Nov. 2001