FAQs

Land surveys are site specific. No two are the same. Costs can vary widely depending on the size of the lot, title history, terrain, type of survey required by the owner, etc. We’re happy to provide an individualized cost estimate to you for your project based upon these parameters.

This depends on our backlog, which changes throughout the year. Please let us know if your project has urgent deadlines and we will work to accommodate your needs.

We provide a variety of land surveys including Boundary Surveys, Topographic Surveys, Route Surveys, ALTA/NSPS Land Title Surveys, Plot Plan Surveys, and construction layout services. All surveys are prepared in accordance with state standards and local regulations.

We advise talking to the local Building Inspector or Planning Department, or your attorney, architect, or builder. Or give us a call and we can help determine which type is appropriate for your project.

A new survey is not always required but often is. There are two reasons for this. First, the survey needs to be the right type to fit your needs, and second, the information on certain types of surveys needs to represent current conditions for the property which may have changed since the previous survey was completed. Each situation is unique. We work with each client to meet their individual needs.

A Form A Plan is generally used to divide properties into more lots. They are the simplest form of a subdivision and can be used when no new public or private ways need to be created. Lots need to conform to local zoning regulations. Only a cursory review is required by the local Planning Board.

Depending on the complexity of the project or issue, we generally recommend consulting with an attorney when there is a need to file with the local Planning Board or Zoning Board, or if there is a property line dispute.

A Boundary Survey starts with a records research at the Registry of Deeds and municipal offices. The research needs to be reviewed and analyzed to prepare the field crew. The field crew then visits the site to locate boundary-related information such as stone bounds, iron rods, and other markers. The results of the field survey are then processed and compiled into a survey model using survey software. This boundary evidence is reviewed and analyzed to determine the location of the property lines. Finally, the field crew can mark the corners of the subject site. There is a lot of “behind the scenes” work to support the field crew’s efforts, which is essential to performing accurate surveys.

No, as long as our field crew has access to all essential parts of the property, you do not need to be on site for the field work.

Yes and no. Surveying can be easier when the leaves have fallen, but difficult when there is snow on the ground.

We prepare many types of plans to assist with the development of land including Conceptual Site Plans, Permit Site Plans, Preliminary and Definitive Subdivisions Plans, Utility Improvement Plans, Construction Plans, and Septic System Plans. Hancock’s engineers are Site Civil Engineers.

Hancock’s civil engineers design site improvements including layout of driveways, parking areas, walkways, and other types of pedestrian areas; topography; stormwater management systems; utility services, and septic systems. We provide due diligence services including online GIS mapping, consultation with municipal Departments of Public Works, and analysis of suitability of soils for stormwater infiltration and septic systems. We assist clients with permitting including local, state, and federal approvals. Hancock’s engineers support projects from conception through completion of construction. We work on a variety of types of projects including residential, institutional, commercial, and industrial facilities. They range in size from single-family homes to large multi-unit residential and mixed-use developments.

A Permit Site Plan is a plan, or set of plans, that depicts the proposed development of land and accompanies a permit application filing. These filings may be with municipal, state or federal agencies such as Planning Boards, Zoning Boards, Conservation Commissions, the Massachusetts Department of Environmental Protection, the Massachusetts Environmental Policy Act Office, and the Massachusetts Department of Transportation. Permit Site Plans include design elements such as site layout, parking, and vehicular access, proposed grading, stormwater management systems, and utility services.

A Subdivision Plan is used to divide a larger parcel of land into smaller parcels when a new public or private road is needed. This includes design of roadways, stormwater management systems, and utilities. The plans are submitted for review by the local Planning Board.

Not always. Septic system design flows are determined by the use, depending on the type of use, such as the square footage of the building, the number of occupants, or the number of bedrooms, and are dictated by Massachusetts Title 5. The existing septic system may be sufficient for additional space depending on the proposed use of the expansion. Hancock can assist with this determination.

We recommend calling a licensed System Inspector (SI) to do an official Title 5 inspection of your system. The list of approved System Inspectors can be found on the NEIWPCC website.

We delineate wetland resource areas as defined by the Massachusetts Wetlands Protection Act. These resource areas include bordering vegetated wetlands, limits of rivers and streams and associated riverfront area, vernal pools, and coastal banks. We also determine the presence of wetland resource areas or other types of protected areas using online GIS mapping. We prepare permits filings with local Conservation Commissions, the Massachusetts Department of Environmental Protection, the Massachusetts Environmental Policy Act Office, and the US Army Corps of Engineers. These filings include Notices of Intent, Chapter 91 License Applications, Water Quality Certification applications, among others. We also represent our clients during the public hearing process.

Wetland determination is based on three (3) criteria outlined in the Massachusetts Wetlands Protection Act (WPA); hydrologic indicators, presence of hydric soils, and a dominance of wetland indicator plant species. The most recent and comprehensive guidelines can be found in the Massachusetts Handbook for Delineation of Bordering Vegetated Wetlands, which highlights this three-parameter approach.

We do several types of Conservation Commission filings. The simplest of these is a Request for Determination of Applicability (RDA) and is filed to determine if a minor project within wetland resource areas or associated buffer zones requires further filings. A negative Determination of Applicability (DOA) indicates that the work can be completed without a formal permit from the Conservation Commission. If a positive DOA is issued, the scope of work will require an Order of Conditions from the Conservation Commission.

A Notice of Intent (NOI) is filed when work is proposed within the Buffer Zone to wetlands or within the wetlands itself and is filed with the local Conservation Commission and a copy of the filing is sent to the Massachusetts Department of Environmental Protection for their review and comment. Upon approval, the Conservation Commission issues an Order of Conditions (OOC) which outlines the approved scope of work and associated conditions that the work must adhere to. An OOC is typically valid for three (3) years from the date of issuance.

An Abbreviated Notice of Resource Area Delineation (ANRAD) may be filed to verify the extent of wetland resource areas prior to proceeding engineered site design. Upon approval, the Conservation Commission issues an Order of Resource Area Determination (ORAD) which confirms the wetland delineation for a period of three (3) years and is very useful for planning and future site design.

A MESA Regulatory Review is required when work is proposed within land mapped by the Natural Heritage and Endangered Species Program as rare or endangered species habitat. Hancock can assist with facilitating this review process. Projects must adhere to the Massachusetts Endangered Species Act (MESA) and therefore a MESA review must be conducted. This regulatory process is conducted by the Natural Heritage & Endangered Species Program (NHESP) to evaluate the potential impacts on endangered, threatened, and special concern species and their habitats. The review process determines if the project will result in a negative impact which may require project modifications or a Conservation and Management Permit.