David Meyers – Rinke Noonan Associates1xtnk13y5u95o80og3gwd0sw-wpengine.netdna-ssl.com/wp...What...

David Meyers ndash Rinke Noonan

wwwRinkeNoonancom

Dennis Pederson ndash Bogart Pederson amp Associates

wwwBogart-Pedersoncom

2013 Real Estate Institute

Surveys ndash How is the Government Corner Located and What are the Surveying

Conventions

November 14 2013

General Land Office (GLO)

Public Land Survey System (PLSS)

First Township Lines Then Interior Lines starting in the SE Corner of the Township moving north and west

Government lots or QuarterQuarters on the North and West Town Tier

Monuments established the Corners ndash Finding the original location of the PLSS monuments is the key to all surveys

The job may be all but impossible today

CORNERS

EXISTENT ndash Found the Original Monument OBLITERATED ndash Restored using known monuments or perpetuated LOST ndash Cannot be located

Evidence Pre 2009 BLM Manual ldquoBeyond a Reasonable Doubtrdquo

2009 BLM Manual

ldquoSubstantial Evidencerdquo

ldquoCompetent evidence and if clearly and satisfactorily so establishedrdquo Belt v Mathiowitz 72 Minn 443 75 NW 699 (1898)

ldquoCompetent evidencerdquo Goroski v Tawney 121 Minn 189 141 NW 102 (1913) Lawler v Rice 147 Minn 234 180 NW 37 (1920)

Chan vs Brandt 45 Minn 93 47 NW 461 (1890)

Lawler vs Rice 147 Minn 234 180 NW 37 (1920)

Dittrich v Ubl 216 Minn 396 13 NW2d 384 (1944)

Proportionate Measure

THINGS TO KNOW ABOUT SURVEYLAND and SECTION

CORNERS Minnesota Real Estate Institute

Dennis D Pederson LS Bogart Pederson amp Assoc Inc

wwwbogart-pedersoncom

What you as attorneys should be aware of is that there is very little likelihood of certainty in an absolute sense to section corners

unless the record is intact from the original stakes set in 1854 to the cast iron monument scribed with official markings that are

found and used todayhellip

Technology has passed our ability to cope with the flaws in the public lands survey system We can determine positions with exact mathematical determinates We can also recreate these positions

with ease We have however failed to find a way for public acceptance of mathematical positions We are forced to find and

relocate on a continuous basis monuments that are very vulnerable in todayrsquos world In fact we are forced to live with a system

designed for the 1800rsquos that is inadequate for now

William Maher LS 1982

1982 CLE Seminar ldquoSURVEY amp BOUNDARY PROBLEMS for

Lawyers amp Surveyorsrdquo

bull How many in this room attended that event bull Sample section with each quarter section

containing multiple problems and issues bull What has changed between then and now

OWNERSLAND (the public land survey)

JUSTICE amp LAW The Judiciary

SURVEYLAND (the puzzle)

LEGAL LAND (la-la land)




bull THE PUBLIC LAND SURVEY DIVIDED THE LAND INTO PERFECT PIECES

bull ALL THE SECTION QUARTER WITNESS MEANDER ETC CORNERS WERE PLACED IN THE GROUND AS -

bull MONUMENTS bull (150 YEARS OR SO AGO)

THE PUZZLE

MONUMENTS

bull What was placed in the ground in this area bull Mostly hardwood posts along with pine

tamarack and other wood that would last bull For a few years anyway bull Very little stone in WI amp MN anyway bull Almost no iron bull Where are they all today bull Who is responsible WHY

Every corner has a unique history ndash and one and only one position on the face of the earth ndash in a perfect world (not in SURVEYLAND) bull The North Quarter corner of Section 36

Township 35 North Range 30 West Sherburne County MN

bull Subsequent resurvey information from county surveyors after the GLO has placed the original monument may provide the best evidence to restore the obliterated position of the original corner

bull The original GLO bearing tree A 5 inch burr oak marked by GLO surveyor Ryan in October of 1850 ndash S 21 E 54 links (3564rsquo)

CHAN v BRANDT bull Minnesota Laws of 1875 Chapter XXXI

ndash On the north and west tier of a township the center of the section could be placed at the midpoint of the east-west quarter line for the north tier sections (1-6) On the west tier sections (6718193031) the center could be placed at the midpoint of the north-south quarter line

ndash Federal Rules stipulate the center of section to be placed at the intersection of said quarter lines

ndash The following four slides provided by former Douglas County Surveyor Gary Stevenson

GRANLUND v LUMLEY et al

bull An epic corner confrontation bull 10 years in the making bull A classic case of evaluation of the

evidence bull A good outcomehellip But I am a prejudiced

party bull Professional negligence vs a professional

difference of opinion in SURVEYLAND

I The PLSS Public Land Survey System a Section corners and section breakdowns i Where is the center of section ii What is the center of section b The effects of GPS Global Positioning Systems c The effects of GIS Geographic Information Systems d Parcel mapping and aerial photography e Sequential conveyances from the patent until today

f PLSS sections General Land Office cadastral survey g Trouble Areas for the surveyor and attorney to be aware of i Correction areas west and north tier 1 East half west halfhellip according to the US Government Survey thereof 2 A line connecting the midpoints of the north and south lines respectfully thereof 3 Use of half Use of thirds

4 By Acreage Effect of irregular parcels 5 East 40 acres west 40 acres ii Fractional Sections 1 Could be north and west tier

2 Could be with meandered water 3 Section subdivision challenges 4 Mean bearings or parallel with controlling line

iii Historical problem areas ndash How does one know beforehand h Call your local surveyor i Call the oldest one around private or public ii Call the county surveyor if they have one Remember some counties have none or a part-timer i Search yourself using web resources (attend later seminar today) ndash use Google Earth to examine the section yourself

II Points to remember a In many areas there are very few trouble sections b The section with meandered lakes can be trouble i Old subdivisions within fractional sections are trouble ii Differing opinions about methods of subdividing sections with corners missing iii Does the corner the lake now occupies have a position Or does the line end at the shoreline iv Do we complete the section to a computed position as if the lake does not exist v Is the current section breakdown a product of the countyrsquos need to draw subdivision lines in its GIS Parcel Map

c Three categories of section and quarter corners i Existent ii Obliterated iii Lost d If the confidence in a corner position is a 10 for an existent corner certified by the county as a perpetuation of the original government wood post either by finding the actual post or the accessories to the corner (bearing trees line trees etc) then a Lost corner is a 1 i There are no lost corners ndash per Attorney Jeff Lucas

ii Lost is last resort iii Lost is midpoint of straight line between known (or properly restored) corners for Quarter corners iv Lost is double proportion for a section corner in a township interior v Lost is single proportion for most township exterior corners vi Most restored corners are some sort of lsquoobliteratedrsquo corner and have a confidence rating of 3-7

e North and west tiers of townships section 1-6 7 18 19 30 and 31 are normally closure sections i They could have historic centers of section placed under the 1875 Laws of Minnesota Chapter 31 operative from 1875 to 1903 1 See Chan v Brandt 2 See issues with differing opinions above ii They invariably have issues especially if they contain lakes

III Why do corners sometimes get little feet and move to a new position a What is lsquobetter evidencersquo b What are the damages c Who pays d What about the surveys completed off the previous corner e What is the previous corner had been in place for over 15 years And was Certified by the County Surveyor f Who provides notice to the members of Owners land when a corner is relocated

TRUE DIGITAL

Dennis D Pederson LS Bogart Pederson amp Associates Inc

wwwbogart-pedersoncom 763-262-8822

RETRACEMENT RESOURCES ndash A partial list

FEDERAL BLM - Bureau of Land Management

Original PLSS Field Books ndash scanned Notes and Original GLO Plats ndash scans of township plats

httpwwwglorecordsblmgov

NRCS Natural Resource Conservation Service Soils data and GIS Toolkit

wwwnrcsusdagov httpwwwftwnrcsusdagov

FEMA

Flood MapsMap Store httpstoremscfemagovwebappwcs

Elevation Certificates

Letters of Map Amendments (LOMA) httpwwwfemagovnational-flood-insurance-programmap-service-center

NGS National Geodetic Survey USGS US Geologic Survey Survey Control Network bench marks horizontal control

httpwwwngsnoaagov

US Fish and Wildlife Service (USFWS) NWI National Wetland Inventory

httpwwwfwsgovwetlands

US Forest Service Surveys

USGS US Geological Survey

Quadmaps Historical data

USGS EROS Data Center Aerial and satellite imagery

USDA and FARM SERVICE AGENCY (FSA) Web Soil Survey

wwwWebsoilsurveynrcsusdagov

Farm Services Current and Historic Aerial Photography

US ARMY CORPS OF ENGINEERS (COE)

STATE OF MINNESOTA Gopher State One Call (GS1C)

Underground utility location MetroGIS Datafinder httpwwwdatafinderorg

MN BWSR Board of Water and Soil Resources

Map Portal httpwwwbwsrstatemnusmaps

Conservation Easements Wetland Conservation Act (WCA) enforcement and rules

MN DNR Lakefinder data

Data Deli httpdelidnrstatemnus

Historic Aerial Photography

httpwwwdnrstatemnusairphotosindexhtml

Partial state coverage back to 1938 httpwwwdnrstatemnusmapslandviewhtml

State Land Surveys

LIDAR ndash aerial scanned topography

MNDOT Online map database

httpwwwdotstatemnusmapsgisweb

Surveys Survey Control Network and Coordinate Systems

State Trunk Highway right-of-way maps and plats per MS 5051792 Current and historical right-of-way maps

Railroad maps MnGeo ndashMinnesota Geospatial Information Office

httpwwwmngeostatemnus

Original Survey maps and notes httpwwwmngeostatemnusgloindexhtml


Use lsquohillshadersquo setting to recreate land surface Minnesota Historical Society

httpwwwmnhsorg

Railroad maps Original GLO field notes and field books and plats

Special instructions and Correspondence Maps online

httpwwwmnhsorgcollectionsdigitalmapsindexhtml

Minnesota Revisor of Statutes httpswwwrevisormngov

Official site State Statutes Rules and Laws

Secretary of State Official names of business entities wwwsosstatemnus

Formerly the repository of GLO original field books (now at MNHS)

COUNTY CITY and LOCAL All US Counties

httppublicrecordsonlinesearchescom select Land record and deeds

select GIS and Mapping For Minnesota

For GIS information

httppublicrecordsonlinesearchescomMinnesota-GIS-and-Mappinghtm

For Land Records and Deeds httppublicrecordsonlinesearchescomMinnesota-Land-Records-and-Deeds-2htm

Individual County Public DatabaseParcel Mapping Beacon

httpbeaconschneidercorpcom Select from list

For example Sherburne County Minnesota httpwwwcosherburnemnus

Section Breakdown and Corner Tie Sheets

Tax information County Ditches ndash Auditorrsquos Office

Record Surveys Public Works

Highway Department maps CSAH and County Roads Right-of-way plats

Zoning Ordinances Subdivision Ordinances

GIS Parcel Mapping - Probably contains the most current and detailed aerial photography

NOTE Linework may or may not be based on actual section corners ndash be careful

Recorded Documents Landshark (must have subscription accessed through individual County websites)

httpwwwcosherburnemnusLandSharkloginjsp

Cities

Subdivision Ordinances

Setbacks permitting approvals

Zoning Ordinances and Maps

Townships ndash Minnesota

httpwwwmntownshipsorg

Township road orders

PRIVATE SOURCES

ArcGIS by ESRI wwwesricom

Bing Maps wwwbingcom

Google Earth wwwearthgooglecom

Survey Related PublicationsWebsitesBooks

Brownrsquos Boundary Control and Legal Principles Brown Wilson amp Robillard 6th Edition

Evidence and Procedures for Boundary Location Brown Wilson amp Robillard 5th Ed

Report Four Metes and Bounds Descriptions by Fant Freeman amp Madson 1990 revision (See also Fant Freeman amp Madson on Writing Land Descriptions MSPS 2011 for a more concise paperbound edition)

BLM Manual of Surveying Instructions (2009) (see also 1902 1947 and 1973 editions)

Restoration of Lost or Obliterated Corners amp Subdivision of Sections BLM 1974

Water Boundaries (Wiley Series in Surveying and Boundary Control) by George M Cole

River amp Lake Boundaries James A Simpson

Definitions of Surveying and Associated Terms ACSMASCE 1989 edition ldquoA Striking Triumph of Geometry over Physical Geography Vignettes of the

Public Land Surveysrdquo Roderick Squires Department of Geography University of Minnesota

ldquoA History of the Rectangular Survey Systemrdquo Albert C White

Magazines and Survey-related discussion groups LinkedIn

Point of Beginning wwwpobonlinecom

Regular essays on ldquoTraversing the Lawrdquo from Attorney Jeff Lucas

The Lucas Letter wwwlucasandcompanycom

American Surveyor wwwamerisurvcom Excellent surveyor group discussions

Professional Surveyor wwwprofsurvcom

MN Websites

wwwmnsurveyorcom (Minnesota Society of Professional Surveyors ndash contains useful links)

wwwnspsuscom (National Society of Professional Surveyors ndash contains useful links)

wwwmacsinfous (Minnesota Association of County Surveyors)

wwwmngovaelslag (Minnesota State Board of AELSLAGID) Rules and enforcement actions covering professionals

ORhellip

Your handheld or dashboard GPS unit ndash again BE CAREFUL

It is not as precise as you think and as the manufacturer claims it to be

It may not even be accurate

Where ever you go there you are

Hopefully this list will help you get where you want to behellipand home again

REMEMBER ndash YOUR LOCAL PROFESSIONAL LAND SURVEYOR IS YOUR BEST SOURCE OF INFORMATION

USE THIS PROFESSIONAL RESOURCE WISELY AND TREAT HIM OR HER WITH THE SAME RESPECT AS YOU WOULD USE WITH ANYONE ELSE IN THIS ROOM

THE RESOURCE (IF PRIVATE) DESERVES PROFESSIONAL COMPENSATION

Dennis D Pederson LS

Bogart Pederson amp Assoc Inc 763-262-8822


David J Meyers Rinke Noonan Ltd 1015 West St Germain Street Suite 300 PO Box 1497 St Cloud MN 56302-1497 (320) 251-6700 DmeyersRinkeNoonancom

Thank you Contact Rinke Noonan and David J Meyers

if you need any additional information wwwRinkeNoonancom

Slide Number 1

David Meyers ndash Rinke NoonanwwwRinkeNoonancomDennis Pederson ndash Bogart Pederson amp AssociateswwwBogart-Pedersoncom

2013 Real Estate InstituteSurveys ndash How is the Government Corner Located and What are the Surveying ConventionsNovember 14 2013

General Land Office (GLO)Public Land Survey System (PLSS)

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THINGS TO KNOW ABOUT SURVEYLAND and SECTION CORNERS

Slide Number 46

1982 CLE Seminar ldquoSURVEY amp BOUNDARY PROBLEMS for Lawyers amp Surveyorsrdquo

Slide Number 48

Slide Number 49

Slide Number 50

Slide Number 51

Slide Number 52

MONUMENTS

Every corner has a unique history ndash and one and only one position on the face of the earth ndash in a perfect world (not in SURVEYLAND)

Slide Number 55

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CHAN v BRANDT

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TRUE DIGITAL

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David J Meyers

Thank you

2013 Real Estate Institute

Surveys ndash How is the Government Corner Located and What are the Surveying

Conventions

November 14 2013







CORNERS



2009 BLM Manual


































THE PUZZLE

MONUMENTS


























TRUE DIGITAL









FEMA





httpwwwngsnoaagov





















State Land Surveys











httpwwwmnhsorg











For GIS information















Cities







PRIVATE SOURCES





















MN Websites





ORhellip















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MONUMENTS


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CHAN v BRANDT

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TRUE DIGITAL

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Slide Number 96

David J Meyers

Thank you







CORNERS



2009 BLM Manual


































THE PUZZLE

MONUMENTS


























TRUE DIGITAL









FEMA





httpwwwngsnoaagov





















State Land Surveys











httpwwwmnhsorg











For GIS information















Cities







PRIVATE SOURCES





















MN Websites





ORhellip















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MONUMENTS


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CHAN v BRANDT

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TRUE DIGITAL

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Slide Number 96

David J Meyers

Thank you


2009 BLM Manual


































THE PUZZLE

MONUMENTS


























TRUE DIGITAL









FEMA





httpwwwngsnoaagov





















State Land Surveys











httpwwwmnhsorg











For GIS information















Cities







PRIVATE SOURCES





















MN Websites





ORhellip















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MONUMENTS


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CHAN v BRANDT

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TRUE DIGITAL

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Slide Number 96

David J Meyers

Thank you

































THE PUZZLE

MONUMENTS


























TRUE DIGITAL









FEMA





httpwwwngsnoaagov





















State Land Surveys











httpwwwmnhsorg











For GIS information















Cities







PRIVATE SOURCES





















MN Websites





ORhellip















Slide Number 1




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MONUMENTS


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CHAN v BRANDT

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TRUE DIGITAL

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Slide Number 92

Slide Number 93

Slide Number 94

Slide Number 95

Slide Number 96

David J Meyers

Thank you

MONUMENTS


























TRUE DIGITAL









FEMA





httpwwwngsnoaagov





















State Land Surveys











httpwwwmnhsorg











For GIS information















Cities







PRIVATE SOURCES





















MN Websites





ORhellip















Slide Number 1




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MONUMENTS


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CHAN v BRANDT

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TRUE DIGITAL

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Slide Number 95

Slide Number 96

David J Meyers

Thank you
























TRUE DIGITAL









FEMA





httpwwwngsnoaagov





















State Land Surveys











httpwwwmnhsorg











For GIS information















Cities







PRIVATE SOURCES





















MN Websites





ORhellip















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MONUMENTS


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CHAN v BRANDT

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TRUE DIGITAL

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FEMA





httpwwwngsnoaagov





















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httpwwwmnhsorg











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David J Meyers

Thank you


httpwwwngsnoaagov





















State Land Surveys











httpwwwmnhsorg











For GIS information















Cities







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MN Websites





ORhellip















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David J Meyers

Thank you











State Land Surveys











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For GIS information















Cities







PRIVATE SOURCES





















MN Websites





ORhellip















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David J Meyers

Thank you










httpwwwmnhsorg











For GIS information















Cities







PRIVATE SOURCES





















MN Websites





ORhellip















Slide Number 1




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MONUMENTS


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TRUE DIGITAL

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David J Meyers

Thank you








For GIS information















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MN Websites





ORhellip















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David J Meyers

Thank you













Cities







PRIVATE SOURCES





















MN Websites





ORhellip















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TRUE DIGITAL

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David J Meyers

Thank you


















MN Websites





ORhellip















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David J Meyers

Thank you

ORhellip















Slide Number 1




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MONUMENTS


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David J Meyers

Thank you




Slide Number 1




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MONUMENTS


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TRUE DIGITAL

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David J Meyers

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