We are often asked about general definitions of important terms in our industry. There are a lot of acronyms in the building industry, so these descriptions can a simple guide.

ENGINEERING TERMS

CIVIL ENGINEER

General civil engineering is concerned with the overall interface of fixed projects with the greater world. Civil engineers work closely with surveyors and specialized civil engineers to fit and serve fixed projects within their given site, community and terrain by designing grading, drainage (flood control), paving, water supply, sewer service, electric and communications supply and land (real property) divisions. General engineers spend much of their time visiting project sites, developing community/neighborhood consensus, and preparing construction plans.

EASEMENT

Is the right of use over another’s property. Common examples of easements include the right of a property owner who has no street front to use a particular segment of a neighbor’s land to gain access to the road, as well as the right of a municipal corporation to run a sewer line across a strip of an owner’s land.

NDPES

National Discharge Pollutants Elimination System

PE

PE typically stands for a Professional Engineer who is a RCE. A “professional engineer” by definition of the BPELS (see RCE below) refers to a person engaged in the professional practice of rendering service or creative work requiring education, training and experience in engineering sciences and the application of special knowledge of the mathematical, physical and engineering sciences in such professional or creative work as consultation, investigation, evaluation, planning or design of public or private utilities, structures, machines, processes, circuits, buildings, equipment or projects, and supervision of construction for the purpose of securing compliance with specifications and design for any such work.

PROPERTY LINE

The legal boundary of a property as described by deed.

RCE

RCE stands for a registered civil engineer. In the State of California, a professional civil engineer must be licensed by the Board of Professional Engineers and Land Surveyors (BPELS) in order to be a RCE.

REIMBURSEMENT AGREEMENT

An agreement held between a private developer and a public agency that allows monetary reimbursement to individuals who paid for construction of public facilities with private monies.

RIGHT-OF-WAY (ROW)

The area between private property lines which is available for facilities such as public road improvements such as curb, gutter, sidewalk, pathways, grading, drainage facilities and dry utilities.

RUNOFF

Rainfall that is not absorbed by soil. Runoff is often referred to as “Q”.

RWQCB

Regional Water Quality Control Board. There are nine zones in the state of California. These Boards implement the SWRCB requirements throughout its zone.

SDE CIVIL ENGINEER

An engineer trained in the design and construction of custom home lot grading, public works, utilities and roads, site development for commercial or high density residential property, litigation, water resources, stormwater management, design review member, construction manager, project manager, and issue resolution solver.

SUSMP

Standard Urban Stormwater Mitigation Plan

SWRCB

State Water Resources Control Board

TOPOGRAPHY

Graphic representation of the surface features of a place or region on a map indicating their relative positions and elevations.

SURVEYING TERMS

BOUNDARY/EASEMENT DISPUTES

It is often true that boundary/easement line disputes, gaps, and overlaps are a result of legal descriptions which were originally written and recorded without the benefit of the services of a Licensed Land Surveyor.

CONTROL SURVEY

Precise location of horizontal and vertical positions of points for use in boundary determination, mapping from aerial photographs, construction staking, and other related purposes.

COURT EXHIBIT SURVEY

Analysis of various legal descriptions and survey maps; field locating of record, existing monuments, and physical features; and mapping showing this information for the purpose of presenting of visual exhibit to be used in a courtroom.

ENCROACHMENTS

If you instruct the Land Surveyor to show encroachments in the area of concern to you this may be requested.

LAND OWNERSHIP AREA

When providing the Surveyor with a recorded legal description/grant deed, current title report or policy concerning the subject parcel, the Surveyor will then locate the property on the ground, marking the corners with physical monuments, and provide you with a Record Of Survey map (ROS), or Corner Record (CR) showing the results of the survey (please refer to our “Surveying Services” link for more information).

LICENSED LAND SURVEYOR (PLS)

This is an individual who is a Professional Land Surveyor (PLS), and who is licensed with the State of California.

RECORD SEARCH

This varies by (a) the number parcels involved; and (b) the number of past transactions. (This necessary step is complicated by the casual manner in which some land transactions have been handled in the past, resulting in many vague, incomplete, and often contradictory legal descriptions and land records.)

SECTIONALIZED SURVEY WORK

This could require the survey of the entire section (640 acres) in which the land surveyed lies, regardless of the area of the parcel or lot. In some cases, a survey of more than one section is required, depending on the location of the parcel in question, and in relation to the sections shown on the governmental plat.

SURVEY

There are various types of legal surveys that can be performed upon a piece of land. It is important that you understand exactly what your needs are in order for the licensed professional surveyor to determine the appropriate survey (please refer to our “Services” link for more information).

SURVEYING EXISTING EVIDENCE

Existing evidence such as iron, wood, or stone monuments, old fences and occupation lines, witness trees, etc, may aid the Surveyor. Their absence may compound difficulties involved in retracing any original survey.

TITLE COMPANY REQUIREMENTS

Title companies may require considerably more documentation than is normally required by the average land owner. Please consult with your title company to accurately assess your surveying services.

TITLE REPORT

There are different types of Title Reports that can be issued. For example a Title Report to purchase land, a Title Report for Subdivision purposes, or an ALTA (please refer to our “Services” link for more information).

VEGETATION

Branches, brush, and small trees must frequently be cleared (in accordance with any permits required by the local, state, or federal authority) to afford a line of sight for the Surveyor. Shrubs, flowers, and trees on homes sites are normally not disturbed, but may require additional field time to perform work around them.

LAND PLANNING TERMS

ASSESSOR’S PARCEL NUMBER (APN)

A number, for tax purposes only that the Assessor assigns to a piece of land. This does not necessarily constitute a “Legal Lot”. Please refer to “Legal Lot” below.

CONDOMINIUM

An estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interest in space of residential, industrial or commercial building on such real property, such as an apartment, office, or store.

DENSITY

Is the number of permanent residential dwelling units per acre of land. Densities specified in the General Plan/Zoning Ordinance may be expressed in units per gross acre or per net developable acre. Slope density calculations may also apply.

DEDICATIONS

The turning over by an owner or developer of private land for public use, and the acceptance of land for such use by the governmental agency having jurisdiction over the public function for which it will be used. Dedications for roads, parks, school sites, or other public uses often are made conditions for approval of a development by a city or county.

EASEMENTS

It’s the right to use property owned by another for specific purposes, or to gain access to another property. For example, utility companies often have easements on the private property of individuals to be able to install and maintain utility facilities. Open space easements for the protection of environmental constraints are also common easement rights.

LEGAL LOT

In 1972 the State of California adopted the “Subdivision Map Act”. This date is critical in analyzing whether or not your Assessor Parcel Number (APN) actually constitutes a “Legal Lot”.

LOT SIZE

Is the minimum square footage or acres, as permitted in the city or county’s Zoning Ordinance. It may be expressed in either net or gross terms.

LOT SPLIT

This is laymen’s terminology for a “Minor Subdivision”.

SETBACK

Means the horizontal distance between the property line and any structure (or from some other pre-determined line, for example the centerline of a public right-of-way or a private road easement).

SUBDIVISION

The division of a tract of land into defined lots, either improved or unimproved, which can be separately conveyed by sale or lease, and which can be altered or developed.

VACATE/VACATION

Is the process to abandon a public encumbrance or a public easement.

ZONING/ZONING ORDINANCE

The division of a city or county by legislative regulations into areas, or zones, which specify allowable uses for real property, size restrictions for buildings, minimum lot size, maximum height and building setbacks. It is a complete program that implements policies of the General Plan.