Gross Acres, a term you may have come across in land surveys, refers to the total area of a parcel of land before any deductions are made for roads, easements, or other exclusions. In the Public Land Survey System (PLSS), Surveyed Gross Acres are calculated by multiplying the total number of acres in a section by a correction factor specific to that section. Understanding how Surveyed Gross Acres are determined can provide valuable insights into land measurements and boundaries in the PLSS system.
What Are Surveyed Gross Acres?
Definition of Surveyed Gross Acres
Gross acres are defined as the total number of acres within a surveyed boundary. These acres include any land area encompassed by the boundary, regardless of its topography or suitability for development. Surveyed gross acres provide a clear and precise measurement of the total land area within a specific boundary, helping to establish the actual size of a parcel of land.
Importance of Surveyed Gross Acres in Land Measurement
Calculating surveyed gross acres is crucial in land surveys and real estate transactions. Knowing the exact size of a parcel of land helps in determining its market value, assessing its potential uses, and complying with zoning regulations. Surveyed gross acres also play a significant role in land management and planning, as they provide a foundational metric for understanding the spatial extent of a particular piece of land.
Understanding the surveyed gross acres of a parcel of land is important for various stakeholders, including land developers, government agencies, and landowners. By accurately determining the total land area through surveyed gross acres, you can make informed decisions regarding the utilization and development of the land, ensuring that resources are managed efficiently and in accordance with legal requirements.
The Public Land Survey System (PLSS)
History of the PLSS
Public land surveys in the United States have a rich history dating back to the late 18th century. The PLSS was established by the Land Ordinance of 1785 under the Articles of Confederation. This system was created to facilitate the orderly distribution and settlement of land in the expanding territories of the young nation. The PLSS divided land into a grid of townships, ranges, and sections, providing a systematic way to define and record property boundaries.
How the PLSS Works
Public land in the PLSS is divided into townships, which are six-mile by six-mile squares. Each township is further divided into 36 sections, each one square mile in size. Sections can be further subdivided into halves, quarters, and smaller fractions. This system allows for precise descriptions of land parcels and makes it easier to establish property boundaries and conduct land transactions.
Plus, the PLSS uses a meridian and baseline to establish reference lines that run north-south and east-west, respectively. These reference lines help in locating and describing land parcels within the PLSS grid system. By understanding how the PLSS works, you can better interpret legal land descriptions and surveys, making it easier to navigate the complexities of land ownership and property boundaries.
Calculating Surveyed Gross Acres in the PLSS
Measuring Land Boundaries
PLSS, or Public Land Survey System, is a method used to accurately measure land boundaries in the United States. In the PLSS, land is divided into townships, which are further subdivided into sections. Each section is one square mile, consisting of 640 surveyed acres.
Accounting for Irregular Shapes and Obstacles
Surveyed gross acres in the PLSS take into account irregular land shapes and obstacles. When calculating surveyed gross acres, surveyors consider not only the total area of the parcel but also any encumbrances that may affect its usable space.
A skilled surveyor will carefully assess any irregularities, such as bodies of water or steep terrain, and adjust the acreage calculations accordingly to ensure an accurate representation of the total surveyed gross acres.
Factors Affecting Surveyed Gross Acres Calculations
After determining the initial point in the Public Land Survey System (PLSS) and laying out the survey grid, several factors can affect the calculation of surveyed gross acres for a particular parcel. It’s vital to consider these factors to ensure accurate land measurements that comply with legal standards. Here are some of the key factors that can influence how surveyed gross acres are calculated:
Topography and Elevation Changes
Topography plays a significant role in surveyed gross acres calculations. The presence of hills, valleys, or other undulations in the terrain can affect the total area of a parcel. When measuring land in areas with varying elevations, you must account for these changes to accurately calculate the surveyed gross acres.
Additionally, abrupt changes in elevation, such as cliffs or steep slopes, can impact the survey calculations. These features may require special surveying techniques and adjustments to arrive at the correct acreage. Any discrepancies in accounting for elevation changes can result in inaccuracies in the final surveyed gross acre measurement.
Water Bodies and Other Natural Features
Water bodies, forests, wetlands, and other natural features can also influence surveyed gross acres calculations. Bodies of water, in particular, pose a unique challenge when measuring land area. When a parcel includes lakes, rivers, or streams, you must determine the boundary along the water’s edge accurately to calculate the total acreage.
Methods for Calculating Surveyed Gross Acres
Rectangular Survey Method
Gross acres in the Public Land Survey System (PLSS) are calculated using the rectangular survey method. This method involves dividing land into a series of townships, each measuring six miles by six miles and further divided into 36 sections, each covering one square mile. To determine the surveyed gross acres within a specific area, you would simply add up the number of full sections and fractions of sections contained within that area.
Metes and Bounds Method
Calculating surveyed gross acres using the metes and bounds method involves describing a property’s boundaries by identifying specific distances and angles. By tracing the perimeter of the property based on these metes and bounds, you can calculate the total area enclosed within the boundary lines. This method is often used for irregularly shaped parcels of land that do not conform to the standard grid system of the rectangular survey method.
The metes and bounds method requires careful measurements and clear documentation of the property’s boundary lines to accurately calculate the surveyed gross acres. This method is more intricate than the rectangular survey method but allows for greater flexibility in defining property boundaries, especially in areas where the standard grid system is not applicable.
Common Challenges in Calculating Surveyed Gross Acres
Many challenges can arise when calculating surveyed gross acres in the Public Land Survey System (PLSS). Dealing with inaccurate or missing data is a common issue that surveyors face when trying to determine the boundaries of a land parcel.
Dealing with Inaccurate or Missing Data
Surveyed gross acres are calculated based on the legal descriptions found in land records, such as deeds and surveys. However, these descriptions may contain errors or be incomplete, leading to inaccuracies in determining the exact acreage of a parcel of land. In such cases, surveyors must use their expertise and available resources to interpret the data as accurately as possible and make necessary adjustments to arrive at a more precise surveyed gross acre measurement.
Resolving Disputes over Land Boundaries
With surveyed gross acres, disputes over land boundaries can present significant challenges. When adjacent landowners disagree on the location of a property line, it can lead to legal disputes that may require the intervention of professional surveyors or even the court system to resolve. In these situations, having a clear understanding of the PLSS and proper surveying techniques is crucial to accurately determine the boundaries and reach a resolution that satisfies all parties involved.
Final Words
Hence, understanding what surveyed gross acres are and how they are calculated in the Public Land Survey System (PLSS) is crucial if you are involved in real estate, land development, or any land-related activities. Surveyed gross acres represent the total area within a specific survey boundary, including any bodies of water or roads. By following the guidelines outlined in the PLSS, you can accurately calculate the surveyed gross acres of a particular parcel of land.
Next time you come across surveyed gross acres in a land survey or legal document, you will have a better understanding of what it entails and how it was calculated. Knowing this information can help you make informed decisions and navigate the complexities of land ownership and development more effectively. So, keep this knowledge in mind as you continue to explore the intricate world of land surveying and property rights.