Here is a starter list of Nightmare Subdivision Plats:

PlatNo.  -  Name   -  City   -  County – State – Country

TC0795  -  Garden Heights  - Sand Springs - Tulsa  -  OK - USA

more to be added. Digital copies of the Plats above and many others can be obtained with a $10 fee via PayPal to gary@gbreisch.com
Send your list of Nightmare Subdivisions to gary@gbreisch.com or gbreisch@gmail.com and join the Coop to share this and other related information.

Here’s an excerpt:

A San Francisco cable car holds 60 people. This blog was viewed about 1,300 times in 2011. If it were a cable car, it would take about 22 trips to carry that many people.

Click here to see the complete report.

Since I am basically unemployed and have some time on my hands, I happened on to an idea to be of help to other surveyors and volunteer my time to recovery and modernization of data I have been collecting on sections near me that have very valuable data.  This takes a lot of time and if I get income producing work, I will have to suspend my work on it.  This work keeps me brushed up on my AutoCAD, data processing, and information systems.

Just for a name, I am calling it “The Data Recovery, Modernization, and Summaries of Partial Boundary Surveys for Keystone Reservoir Arkansas River, Oklahoma”.

It is a step by step process of obtaining the complete document for such surveys as described in the example below in an image format (only information known to exist for such) and transcribing it into text data and drawing data.  I have done this on several sections which included drawing each course to precise scale into an AutoCAD type drawing and reporting the closure found.

To make the data available outside the drawing, I have, in some cases, created coordinates for the entire section and courses reported in the documentation provided by the Keystone USACE.  The coordinate data, along with the course data in a format that can more easily be used to create a drawing in one of the most simple format can be created for generations to now and forever.  Most surveyors and engineers are particularly familier with the Comma Separated Value (CSV)  format for organization, storage, and transfer of coordinates used for line work in a spreadsheet or such programs that will interface this data into a drawing or other program for various uses.  Even though most of the coordinates are not created in the precise State Plane Coordinate System, they are very useful in finding and restoration of the valuable boundary evidence needed in land inventory & improvement projects.

The CSV coordinates provide the CAD operator with the basic data needed to more easily create a drawing with those coordinate points relative to the section and the coordinate base coordinate system.  Then it is just a matter of “connecting the dots”. With more work, the CSV data can include detail descriptions for each course or section line leg.

I have not included the drawing or a sample of the CSV format of the below data, however, I can after completion, as time allows.
Even if you do not use a spreadsheet program, you can view the CSV format in a simple text editor like notebook.  Text files are tiny compared to many of the formats available today such that they are preferred for storage and transfer of this important data. It is basically the fuel needed by much larger program files to process the data into colorful drawing complete with overlay information from map sources such as Google Earth.  I have also taken the Bureau of Land Management (BLM) latitude and longitude map point data and compiled that data for the map overlays needed to eventually create a precise survey accurate map of this data.  Once this data is compiled, it can be used in the field to locate, log, and update such information on the actual location of monuments for a precision latitude, longitude, and SPC of each point when funds become available to physically update the locations of historical and legal monumentation in the field.

This data is critical if we are to be able to economically move ahead without re-creating the wheel every time this data is obtained and processed by individuals.  Without this data format, very little if any progress is encouraged resulting in the discouragement of investors to develop and improve land and the economy in this area.

——————————–sample of some data (step 2) in process or being processed below —————————————————:

TRS 21N09E34  Data Recovery & Modernization by Gary W. Breisch  datecode: 20111129

PARTIAL BOUNDARY SURVEYS KEYSTONE RESERVOIR ARKANSAS RIVER, OKLAHOMA Performed Under Contract Number DA – 34 – 066- Civeng 65-1914    Osage County Oklahoma BREISCH ENGINEERS COMPANY – Field Book No. A-2277  Date: Aug. 16,  1965
(hand written number 1267674)

USACE#1       @589.16<S33d17″14″E
USACE#2        @328.43<S0d28’29″W
USACE#3       @461.70<S44d31’01″E
USACE#4        @326.43<S89d51’40″E
USACE#5       @366.83<N 63d28’32″E
USACE#6       @466.17<N 45d8’25″E
USACE#7       @739.44<N 26d57’15″E
USACE#8       @163.72<N89d58’33″E
USACE#9       @737.04<N27d7’46″E
USACE#10      @636.72<N89d58’33″E
USACE#11      @327.88<N0d49’15″E
USACE#12      @326.39<S89d59’25″E
USACE#13      @464.93<N45d10’53″E
USACE#14      @651.49<S89d59’0″E
USACE#15      @734.33<S26d48’55″W
USACE#16      @163.52<N89d59’51″W
USACE#17      @1473.24<S27d7’9″W
USACE#18      @660.29<S0d45’53″W
USACE#19      @165.4<S89d51’41″W
USACE#20      @495.48<S0d49’15″W
USACE#21      @367.39<S63d27’1″W
USACE#22      @163.14<N89d50’15″W
USACE#23      @494.87<S0d44’48″W
USACE#24      @488.78<N89d46’1″W
USACE#25      @679.75<S14d30’58″W
USACE#26      @162.64<N89d40’22″W
USACE#27      @366.41<N25d45’10″W
USACE#28      @488.65<N89d43’12″W
USACE#29      @164.35<S0d31’28″W
USACE#30      @325.43<N89d41’47″W
USACE#31      @462.65<S45d7’29″W

SECTION FROM NW COR
@2666.45<S89d51’29″E
@2595.62<S89d58’11″E
@2620.29<S0d4’53″E
@2620.29<S0d4’53″E
@1329.12<S89d29’57″W
@1349.47<S89d30’45″W
@2601.13<S89d38’58″E
@2625.32<N0d25’30″E
@2630.51<N0d12’17″W

The above data has not been plotted or checked for typos yet.  Closure is not verified. The next step will be to plot it and check for closure and typos to create the best possible verification and closure to the section data (perimeter of section boundary).
——————————–sample of some data in process or being processed above  —————————————————

Do you have a good map of your property and really know where your property corners and lines are?   Such services to help you can be found at www.gbreisch.com or search on the “gbreisch” name.

The first step to obtaining such a map is to contact me.  Before most people can find precision property lines and corners, the description of the land should be “mapped.”

That description needs to be worded in such a way to be able to locate the land precisely. Ultimately it must have line distances and bearings (angular relationships to the lines or curves).

If your description or “legal description” describes a “Subdivision Name” with a Lot and/or Block number, then you only have a reference to a map or other description that has to be obtained in order to “find” what is needed.

TRS (Township Range Section) LOCATION MAP SERVICES:

If your description describes a part of a part, etc. of a section, then, of course, you need to locate the section with enough distances and bearings between the corners of the section to determine the parts.  This can be simple to those familiar with sections or what might be better called “survey sections”  I have gone into details about the way that Sections as a part of a TRS (Township Range Section)system are normally sized and arranged within a Township-Range grid.

A Section is often described by the general public as a “Square Mile.”  In the many years since 1965 of working with surveying and sections, I have never see a precise Square Mile as a Section, in fact, many Sections that I have seen or surveyed have eight sides and all the sides have different bearings (directional angles) and distances.

I have been accumulating section information near to and outward from my home town in Sand Springs, Oklahoma for most of my life.  I have a massive folder and file system that is arranged using the simple form of the TRS designation. Building a TRS map for a tract of land is one of may services I offer to Land Surveyors and direct to the public.  Such services to help you can be found at www.gbreisch.com or search on the “gbreisch” name.

I either pull up a TRS and update it with information on a description provided by a client or build one from scratch.  If the information is vague but enough to plot and use with other sources of map information such as historical map documentation such as aerial photos or Topography maps, then that is what is coordinated to create an approximate map of the subject tract of land.

“Description Map” SERVICES:

The more information that can be used to create such a “Description Map,” the better.  This can be a lot of work but is very useful when “looking for evidence on the ground” to come off of for the more precision location of the subject land.  It is the map that the novice through expert needs before visiting the site or venturing out to find the physical evidence to base the precision measurements and boundary location.

The “Description Map” with related files, archives, accounting and project set up starts at about $500 for most general public projects at 2011 prices. It costs a lot less to fellow surveyors because they require a fraction of the explanations, exhibits, and other information and instead, be able to transfer the information via CAD drawing as a service without the need for consulting, and explanations over the phone or via email typically needed by the general public.  On projects only requiring these maps, and with quantity locations, the cost can be reduced proportional to the time and “mass production” aspects of the project.

THE “Description Map” VALUE:

With that Map, most people will take that map to their immediate neighbors and give them an opportunity to take part in the “hunt” to find survey markers near out outward from the subject property in order to tie down the map and proceed to the next step. Once two points are found on a line, other points can be found more easily.  It is always better to find more than two points or corners, however, it is very common to find few markers for land further away from town, and is some counties, can be a big challenge resulting in a section survey that can cost thousands of dollars, even if it is a rural subdivision with a plat to use.

Some plats will not compute geometrically which can be very difficult to resolve with the little senior evidence available.  Sometimes, as with the mapping process, one has to consider the physical evidence of roads, fences, and other features with variable ties to survey markers to build the map or boundary as intended by proportion or a combination of various units of evidence within a budget.

DO YOU NEED THE COST OF A BOUNDARY SURVEY?:

One cannot reasonably site confidence to what one does not know for sure or what cannot be obtained within the time and resources provided.  As the land becomes more valuable and the need for agreement between adjoining land owners and evidence (documentation at the local County Clerk) is desirable.

It can be argumentative weather you really need to go to the expense of a Boundary Survey when all you may need is a “legal agreement” with the fellow boundary owners as to the location and survey markers that mark it.  Is it all about evidence or is it the “procedure” that may have no respect to your budget or needs?

There is no doubt with over 40 years of experience with this subject that my services are of great value to reasonable people. Reasonable people usually want to understand the importance of having maps that show their land location.  They also appreciate that the “Description Map” can provide them a basis of finding and showing evidence and providing more confidence in the understanding of their land ownership boundaries.

Naturally, surveyors would like to have an unlimited budget to provide Boundary Surveys that meet the minimum standards.  The minimum standards provide a good template for a great Boundary Survey but can be overkill and kill the budget of the client these days. Sometimes the procedural aspects ignore the reasonable aspects of physical evidence at the project site in favor of remote evidence.  The calculations that conflict with the sometimes vague or incorrect title documents can be very confusing for lands with few nearby and well done survey documentation.

MORE ABOUT THE “TRS” SYSTEM:

The TRS grid is numbered north and south by the name of Townships.  In other words, the north or south number of the grid can only be the Township. I use a numbers system that excludes the name because the north or south designation means that it is a township designation so why waste space to say it is a Township when the number and direction is all you need.  For example, I use 19N11E16 for the TRS of the Section that I reside.

The code name for the TRS that I use represents the least amount of characters needed to describe exactly the section that a property is described or anchored.  The 11E in that code represents Range 11 East because Range numbers are either east or west.  There are 36 sections in each Township-Range (TR) area.  The drawing above shows the Township-Range grid.  Each TR is about 36 square miles plus or minus.  More about the specific meaning of “plus or minus” or “more or less” later to explain a very important class of descriptions. The “more or less” designation refers to the section subdivisions with this wording that has been misused for many years by attorneys, abtract companies, and surveyors due to a lack of understanding and use.

The below drawing represents the shaded area of the drawing above and shows a TR that is divided down into sections to complete the TRS system designation.  All land surveys are based on the TRS system used by the County Clerk and County Assessor in each County of Oklahoma to locate boundaries and inventory ownership of land areas.

Township-Section Checkerboard

Notice that section 14 is shaded in the drawing above.  Each section is approximately 1 square mile or 640 acres.  You can truly say that each section is 640 acres more or less.  So why do we say “more or less”?  If  you know the exact dimensions of the section then there is no need to say “more or less.” If you know the precise dimensions of any tract of land then you can describe it from the section corners to precisely locate it and determine the precise area and description of the tract.  The precision dimensions are called “Metes” which is short for “measurements” provided by the land surveyor who measures the lines that make up a boundary of the tract of land being described.   If a person has those Metes then the area can be calculated to the nearest decimal based on the precision of the survey line measurements.  When the area is calculated using the measured sides of the tract, then there is no longer a need to describe the area and follow with the words “more or less” or “plus or minus”.

For example, the original surveyors set monument and references to them in the original surveys which, once set, were never supposed to be moved or changed.  Those eight section corners around the section are the sides of the section and are supposedly been preserved and in the same position as originally set.  Most savvy surveyors know that that is not the case with some of the sections corners we find these days in populated areas.  Many of the original section corners where sandstones that were set in place originally, then later replaced with other types of monuments or survey markers that are common today, more than 100 years later.  Can you imagine how many times that a county road worker wiped out a section corner  that is usually at the intersection of common section line roads in Oklahoma?

Section corners have been wiped out or damaged at intersections and between those intersections because of the natural process and treaties of old times.  Most section lines have “Statutory Right-of-Way” easements that allow access to by the public and/or government entities in Oklahoma established by treaties with the various tribal lands in Oklahoma.  Statutory Right-of-Ways are not just exclusive to Oklahoma.  The width of those easements are varied in Oklahoma and it takes a special map to determine them.  I have yet to find a precision map that will allow me to zoom into the boundaries of each territory where the width changes.  There is a need for a better definition.  Few understand much about those easements and I have found no one that can help me pin down the boundaries precisely.  It appears that that and many other points have been lost due to lack of maintenance in Oklahoma.

Below is an drawing illustration of a section breakdown and typical subdivision examples. The example shown below came from the shaded area of the drawing  above.  Each example I have shown starts from the larger to the smaller like using a magnifying glass and zooming in closer and closer to a tract of land.

Sample Breakdown or Subdivision of a Section

Unfortunately, the description of the tract within the section becomes more complicated and confusing unless you understand how to take a description and use it to plot the tract within the section as if the section was a perfect square mile.   I have yet to find a section as a perfect square mile so at this point, you must understand that we are working with “more or less” until the section has been measured and logged for both distance and bearings.

The breakdown or subdivision of a section has not changed for the better since the beginning section descriptions.  Many tracts of land are still described by “subdivision of a section” and are not considered “surveyed” even though the section was surveyed originally back in the 1800′s.  So if your land is described as the 1/4 or 1/2 parts or other part descriptions elements, it most likely has not been surveyed precisely and there is really no way to locate it precisely without finding the survey markers for it or finding the survey markers from other surveys that will allow you to divide the section down to show the true distances and bearings.  For those not familiar of what bearings mean, this can be complicated to explain in words.  The old saying that “a picture is worth a thousand words” applies to this process.

Bearings are basically directions based on what is used for the North, East, South, or East direction.   The North direction can be based on the direction of a shadow of the sun with a vertical line at its highest point in the sky.  Most surveys that I see show North as an assumed plan direction shown on the Survey Drawing or “Plat of Survey” (POS).  If a Survey Accurate GPS is used for the establishment of North, then all the bearings shown are considered “true” and accurate.  “Due North” said or written does not necessarily mean True North.  When early surveyors referenced “North” it could have been based on “Magnetic North” using a compass.  A compass is subject to many factors that influence accuracy.  Regardless of the basis of bearing, the surveyor would often measure angles to calculate bearings more precisely with instruments of higher precision to better describe the Metes for a POS.   Nowadays, with SAGPS (Survey Accurate GPS) equipment, the True Bearings can be calculated by precision measurements without looking through a telescope or pulling out the tape measure.

North is UP on most maps and is shown on the best maps for orientation.

Please understand that the Bounds are more important than the Metes.  Up to this point I have focused on the system that depends on the position of the original monuments and the measurement used to create a POS with a precise description of the tract of land. Many abstract and title companies locally have lost the experience and knowledge of the legal priorities of the TRS and Metes & Bounds (MB) system.  I am not an attorney but I know one of the best land law attorneys in Oklahoma that agrees with me on the priority of Bounds.  Few attorneys, abstract & title companies, County Clerks, County Assessors, Government Authorities and land surveyors understand the priority of Bounds for a MB description.

The Blog-Health-o-Meter™ reads Minty-Fresh™.

Crunchy numbers

A Boeing 747-400 passenger jet can hold 416 passengers. This blog was viewed about 1,300 times in 2010. That’s about 3 full 747s.

In 2010, there were 3 new posts, growing the total archive of this blog to 22 posts. There were 6 pictures uploaded, taking up a total of 290kb.

The busiest day of the year was December 9th with 32 views. The most popular post that day was Survey Accurate Data into Google Earth.

Where did they come from?

The top referring sites in 2010 were en.wordpress.com, tips-tools-tutorials.com, statistics.bestproceed.com, hoiantoday.info, and tryje.info.

Some visitors came searching, mostly for diy land surveying, diy land survey, google earth trs, sapulpa flood map, and diy surveying.

Attractions in 2010

These are the posts and pages that got the most views in 2010.

Survey Accurate Data into Google Earth October 2008
1 comment

New FEMA Maps May Have Your Home In A Flood Plain September 2009
1 comment and 1 Like on WordPress.com,

DIY Land Survey December 2009

Land Surveying Field Work SandSprings OK

GPS - excellent for a one man land survey crew

Land Survey Data Collection GPS Style

Pictures (& drawings) are worth at least a thousand words.

Helping home town folks find their property corners and easements so they and build in the correct areas.

Pipelines through a subdivision locations can be challenging and worth the effort for those who care to do things right.

LPG Pipeline right through a Sand Springs Subdivision

More than just an Image

Prices:
1) Digital topographic contour map (includes point data in DWG file format) from precision satellite laser scanning of the earth surface known as LiDAR that is processed into easy to view and use format.
• Aerial coordinated over a USGS quad sheet and aerial photograph
• 5′/10′ contour intervals
• Cropped to the size of the boundary map
• $1000 per 100 acre section. Multiple 100 acre sections are $1000 per section.
• Useful for general preliminary planning and watershed analysis or water resource management.
• Includes overview by Registered Land Surveyor and on-site High Precision Control Points with NAVD88, NAD83, and WGS84 coordinate data set and provided with DWG file format.

2) Digital topographic contour map (includes point data in DWG file format) from precision satellite laser scanning of the earth surface known as LiDAR that is processed into easy to view and use format.
• Aerial coordinated over a USGS quad sheet and aerial photograph
• 1′/2′ contour intervals
• Cropped to the size of the boundary map
• $1500 per 100 acre section. Multiple 100 acre sections are $1500 per section.
• Useful for engineering and design.
• Includes overview by Registered Land Surveyor and on-site High Precision Control Points with NAVD88, NAD83, and WGS84 coordinate data set and provided with DWG file format.

For above: 50% retainer required for all new client accounts is credited on invoice #1. Prices are based on payment within 14 days of invoice. The 14 day invoice payments are based on a discount of 30%. The 14 to 30 day discount is considered 50% discount. No discounts are given after 30 days of invoice date plus 2% interest averaged per month and calculated prorate per day after 30 days added on to invoice balance. If your budget requires other terms, please allow me to work with you on your special needs.

3) If you bring New View Digital Mapping of Tulsa a large project, such as the one being bid on for $80,000 then I will pay you a 5% commission. So, for example, based on an $80,000 project revenue and if you find a city or county that would need a large area mapped to integrate with their GIS system then I would have you refer them to me and I would work directly with them and upon completion of the project and receipt of payment you would be eligible for the 5% commission. I believe that, not only is the big money in these municipal projects, but I also believe the greatest need may be in this sector at this time as well.

If you research the cities and counties in your state I bet you will find that many do not have actual digital contour maps to integrate with their GIS systems and would like it but until now the cost has probably been prohibitive.

For those interested in more information, as a user of this kind of data or as a surveyor wanting to provide this service, please contact me for more information on how we can work together for our mutual benefit. Samples of projects are available for this low priced and high quality and precision mapping service provided by land surveyors all over the World.

Thanks,

Kyser Williams
New View Digital Mapping of Tulsa
AAdvanceLandServices@gmail.com
Samples and additional information can be accessed at:

http://www.gbreisch.com/gwb/client/NVDMT

The blogger explained an article about the “decade of hell” and how he wanted to bring out the good things that happened like going into business for himself and his firstborn and many other great things of the last ten years.   I am well past the age of rearing children but I can also see the great things that have happened to me and my loved ones and friends.  I am not saying that no bad things happened but every experience brings us to where we are and allow us to have the vision to see opportunities and “Decide to Be Happy” like I wrote about at my old gbreisch.com site and to be added to the new site.

I will continue to be positive and encourage others to do the same.  I recall “the old days” when income was low and I did without much to just make the house payments.  I do not have the house payments and thanks to the lessons I learned and wrote a book about, I can now show others how to go beyond the tough times and live more enriched and meaningful lives.  The “Way to Financial Freedom” (TWFF) was a short simple book based on experiences and logical thinking that we gain when we finally set aside the emotional basis of decision making.

Once we have learned how to manage our thinking and our financial lives, we then can “put ourselves in a position” to help others who will listen to us or are seeking a better WAY to live and function in this amazing but sometimes scary world.  I not saying I can afford to give my the TWFF away, but I have and it is most important for those who cannot afford to spend money on things to have the tools to get out of debt and develop some habits that will help them and others get there and stay there.  I am not rich in the $ WAY but am rich in wisdom from the efforts and experiences that will help others now better than ever.

I have not written much about TWFF and this is the first time that I have mentioned it on the internet in a blog.  So unless I get an overwhelming response from people who want a pdf copy of TWFF, then I will offer it free to you as time allows and only now if you will email me with a request so I can send it or make it available on my FTP site.

That will be my first gift to mankind for now with the desire to be in an even a better position to help with more gifts with additional articles and books on “THE WAY” for those seeking a better life and the opportunity to help others by sharing the good news and a better WAY of life.

Happy New Year!!!

DIY Land Survey

ON THE POSITIVE SIDE:

Is there a true credit reporting place that is consumer friendly, pro-consumer, and not in bed with the companies that rip you off?

Where do you go if you have a credit report or experience to report about a company or agency that has ripped you off?

Do you suspect that there are companies that have employers who get away with taking your money in the name of the company that they work for or control? Do you suspect that companies look the other way and do not mind lowering your good credit and trash you and get away with it in the name of charging you more?

I will plan to be describing in detail how these entities have and if they have since redeemed themselves soon.  Leave your comments if you have and describe your experiences with them and we can compile them for presentation to the public and seek solutions and keep it from happening again to us and others.