Development Surveys
Please review the brief descriptions below and select your area of interest for further information.
Subdivisions
A Subdivision (or a Plat) is the partitioning or splitting of a tract of land into a configuration allowing for a higher density population than would otherwise be allowed. The State of Michigan has stringent requirements for the platting process. The output of the process is a map documenting the boundaries of ownership, approved by local governing authority, and recorded with the State of Michigan. Reference LAND DIVISION ACT, “Act 288 of 1967 as revised, Act 591 of 1996.”
Condominiums
A condominium is defined as the enclosed air space by State Law 559.172b (property consisting of a separate legal parcel in space that is considered the air space over a fee, improved or unimproved, in real property law). It has been recognized that multiplexed residential and office buildings have been developed as Condominiums but can also be residential lots, marinas, mobile home parks, and for industrial use. The boundaries of that space are specified by a legal document known as a Master Deed and filed of record with the local governing authority. Reference CONDOMINIUM ACT, “Act 59 of 1978 as revised.”
As-Built Survey
An As-built Survey is for the purpose of showing features that have been constructed to provide a record of the construction and to verify that the construction has been completed according to the approved design plans.
ALTA
An ALTA survey is a boundary survey prepared to a set of minimum standards that have been jointly prepared and adopted by the ALTA/ACSM. Additionally, an ALTA survey shows improvements, easements, rights-of-ways, and other elements impacting the ownership of land. An ALTA Survey is often prepared for commercial properties, as it will provide the title company with the information required to ensure the title to the land and improvements have minimal ambiguity. In addition to the minimum standards, a table of optional elements is included in the ALTA/ACSM standards.
Land Divisions / Private Roads
The Land Division / Parcel Split process is used to divide parcels into smaller units, using the allowable division rights given under state law. The pieces are created without the extensive costs of the Subdivision or Condominium processes. In some cases, private roads can be designed by Westshore to maximize the land utilization. Reference LAND DIVISION ACT, "Act 288 of 1967, / Act 591 of 1996."
Riparian / Littoral Rights
Riparian / Littoral (water) rights is a system of allocating water body bottom land’s usage rights among those who possess abutting upland rights. This concept is commonly referred to as “Riparian Rights.” Westshore Consulting is considered an expert in this field.
