CA PLS Module 2: Research & Planning

What projection does the California Coordinate System use?

Lambert conformal conic projection. CCS27 is based on Clarke's Spheroid of 1866 (NAD27); CCS83 is based on the Geodetic Reference System of 1980 (NAD83). Cal. Pub. Res. Code § 8802.

How many zones does CCS27 have vs. CCS83?

CCS27 has 7 zones; CCS83 has 6 zones. Zone 7 of CCS27 (Los Angeles County) was absorbed into Zone 5 of CCS83. Cal. Pub. Res. Code § 8802.

What is the foot definition difference between CCS27/CCS83 and CCS2022?

CCS27 and CCS83 use the U.S. Survey foot (1 ft = 1200/3937 m). CCS2022 uses the international foot (1 ft = 0.3048 m exactly). Cal. Pub. Res. Code § 8810.

Is the use of the California Coordinate System mandatory on surveys?

No. The use of State Plane Coordinates is optional. Cal. Pub. Res. Code § 8816.

A survey spans two CCS zones. How should the surveyor handle coordinates on the map?

Positions of all points may be referred to either zone. The zone used must be specifically named in the title on the map. Cal. Pub. Res. Code § 8811.

When CCS coordinates appear on a Record of Survey, what additional information must be shown?

The map must also show, or be accompanied by a map showing, the control scheme through which the coordinates were determined from points of known coordinates. Cal. Bus. & Prof. Code § 8771.5.

Can CCS coordinates alone establish constructive notice when identifying property?

No. The property identification must also reference recorded data that independently identifies the property. In case of conflict, the recorded data controls for constructive notice purposes. Cal. Pub. Res. Code § 8814.

After January 1, 1995, which CCS version must be used for new surveys using State Plane Coordinates?

CCS83. However, after January 1, 2025, new surveys may also be based on CCS2022. Retracement of CCS27 surveys is still allowed. Cal. Pub. Res. Code § 8817.

What suffix must appear after "California Coordinate System" on any map or document?

"27" (CCS27) for NAD27-based coordinates, "83" (CCS83) for NAD83-based, or "2022" (CCS2022) for NATRF2022/PATRF2022-based. Cal. Pub. Res. Code § 8815.

A Rancho grant boundary follows "the edge of the mesa." How does this compare to PLSS boundary establishment?

Rancho grants used natural features and topographic descriptions as boundaries, unlike the PLSS rectangular system. These natural monuments must be identified in the field and may have shifted over time. Rancho boundaries predate and are superior to later PLSS surveys in California.

What is the most common type of deed used in California real estate transactions?

The grant deed. It carries two implied covenants: (1) the grantor has not previously conveyed the same estate, and (2) the estate is free from encumbrances done by the grantor. Cal. Civ. Code § 1113.

What hierarchy governs when elements of a property description conflict?

Monuments > courses (bearings/distances) > area/quantity. Within measurements: lines > angles > surfaces. A road or non-navigable stream boundary includes rights to the centerline. Cal. Code Civ. Proc. § 2077.

A deed references a recorded subdivision map that conflicts with the metes-and-bounds description. Which controls?

A reference to a map is not by itself sufficient to control other description particulars. However, if the parties acted on the assumption the map was correct, it controls -- subject to any other call that cannot be reconciled. Cal. Code Civ. Proc. § 2077(6).

What types of records should a surveyor research before performing a boundary survey in California?

Deeds and title reports, recorded subdivision/parcel maps, Records of Survey, Corner Records, assessor maps, PLSS plats, prior surveys, easement documents, and any relevant court actions affecting the property.

What is the Subdivision Map Act (SMA)?

Division 2 of Title 7 of the California Government Code (commencing with Section 66410). It regulates the design and improvement of subdivisions and requires filing of tentative, final, and parcel maps. Cal. Gov. Code § 66410.

Under the SMA, what defines a "subdivision"?

The division of improved or unimproved land for sale, lease, or financing. Cal. Gov. Code § 66424.

What document is used to verify that a parcel was lawfully created?

A certificate of compliance. It confirms the parcel complies with the Subdivision Map Act and local ordinances, or a conditional certificate of compliance if conditions must be met. Cal. Gov. Code § 66499.35.

A lot line adjustment between two adjoining parcels is proposed. Does the SMA require a tentative map?

No. Lot line adjustments between four or fewer existing adjoining parcels are exempt from the SMA, provided no additional parcels are created. No tentative map, parcel map, or final map is required. Cal. Gov. Code § 66412(d).

Is a Record of Survey required for a lot line adjustment?

Not automatically. No ROS is required for a lot line adjustment unless required by Section 8762 of the B&P Code (i.e., the mandatory filing triggers still apply). Cal. Gov. Code § 66412(d).

What is the parol evidence rule, and when can extrinsic evidence still be used to interpret a deed?

Written terms intended as a final agreement cannot be contradicted by prior or contemporaneous oral agreements. However, extrinsic evidence IS admissible to explain ambiguities, identify monuments, and establish meaning of terms at the time of writing. Cal. Code Civ. Proc. § 1856(g).

Parcels created before March 4, 1972 with fewer than 5 lots are treated how under the SMA?

They are conclusively presumed to have been lawfully created if no local ordinance regulated such divisions at that time. However, a certificate of compliance may still be required before development permits are issued. Cal. Gov. Code § 66412.6.

A property description says "thence North 45 degrees East, 200 feet to an iron pipe." The pipe is found at 198.5 feet. Which controls?

The monument (iron pipe) controls over the distance measurement. Permanent and visible monuments are paramount over measurements of lines, angles, or surfaces. Cal. Code Civ. Proc. § 2077(2).