The Plat That Cannot Be Recorded Friday
You are preparing the record plat for Palmetto Grove, a 38.6-acre, 52-lot single-family subdivision. The boundary traverse closes 0.14 ft in 3,100 ft with 12 seconds of angular misclosure; the interior traverse closes 0.05 ft. The city code requires 50-ft minimum lot width at the building setback line, 60-ft right-of-way, and a 25-ft perimeter buffer. Lot 27, on a 25-ft-radius cul-de-sac bulb, measures 49.7 ft at the setback line because a 15-ft utility easement clips the corner. The city planner says 49.7 ft is "close enough" and the client wants the plat recorded before Friday. The plat also shows a 20-ft drainage easement crossing Lot 31's buildable area; the owner's engineer asks you to omit it because it was "never used." The plat is scheduled for city council approval Tuesday.
1. Is the traverse closure acceptable, and what standard applies?
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On its face, the closure is strong: 0.14 ft in 3,100 ft is about 45 parts per million, and 12 seconds of angular misclosure is small for a boundary traverse. The Board's minimum technical standards under s. 472.027, F.S., and Chapter 5J-17, F.A.C., govern the required accuracy, and local subdivision regulations may impose additional closure or accuracy requirements. Do not treat a good closure as the only test. The plat must also be internally consistent, must tie to accepted monuments, and must show the surveyor's certification and the owner's dedication. If the closure meets the applicable standard, you can certify the traverse, but you still must resolve the lot-width and easement problems. A good closure does not cure a plat that violates a local code or omits a recorded easement.
2. Can the city planner's 'close enough' approval cure Lot 27's 49.7-ft width, and what should you do before recording?
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No. A 50-ft minimum lot width at the building setback line is a code requirement, and a planner's informal comment does not waive it. The 49.7-ft dimension is a 0.3-ft deficiency caused by the utility easement clipping the corner; the plat should not be certified as compliant while the lot is undersized. Options include shifting the side lot line, reconfiguring the cul-de-sac lot, reducing the easement's impact by relocation if the utility agrees, or obtaining a formal variance from the governing body. Document the chosen fix and show the corrected dimensions on the plat. If the city council approves a variance, show the variance reference on the plat. Do not rely on 'rounding' or on the planner's statement; the recorded plat is a permanent public record and the surveyor's seal certifies the survey, not the legality of a code violation.
3. What do you do about the drainage easement the engineer wants omitted, and what certifications must accompany the plat?
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If the drainage easement is recorded or otherwise exists as a property right, it must be shown on the plat. Omitting it because it was 'never used' would misrepresent the property and could mislead lot purchasers and the city. Locate the easement from its recorded instrument or the engineering plans, show its width and ties, and label it. If the owner believes it has been abandoned or relocated, obtain a recorded release, a new easement, or a legal opinion before omitting or changing it. The plat should include the surveyor's certificate, the owner's dedication and consent, and the governing body's approval, as required by Chapter 177, F.S. The surveyor's seal should not be applied until the plat is complete, accurate, and consistent with the approved construction plans. If the client insists on recording Friday, explain that an incomplete or misleading plat creates more risk than a short delay.