Remnant Architecture

Note: This is what I’ve experienced working mostly on single-family residential projects in the City of Knoxville and Knox County. Things can vary by jurisdiction so you can always call your building department to verify what their permit submission requirements are. I find the more rural the building department, the less their submission requirements are (so if you are in a big city, they might require a site survey no matter what).

You probably know what a land surveyor is, but when do you need to hire one for your project? Often I will draw a site plan for residential additions or new construction homes, based off of the GIS (Geographic Information System). Those are usually drawn from aerial photos so they are not as accurate as someone going out to your property with measuring equipment. So when do you need more accuracy?

1. There are tight clearances for what you want to build.

If you are getting close to a building setback or trying to maximize the building area when there are building coverage restrictions, then a survey will help prove to the building department that you are allowed to build what you want. I’ve seen GIS maps be off by a few feet so if you are getting down to inches, a survey would be helpful.

2. Your lot is sloping.

If you have a flat lot, topography will probably not constrain the design. However, if your lot slopes greatly, then the topography will need to be taken into account. East Tennessee, being somewhat mountainous, does allow for walkout basements, but you will want to make sure the basement ceiling will not be too low or too high. With a topographic survey, your architect can calculate how the grade will drop and adjust the design to fit the contours of the land.

3. Your lot is in a flood plain.

If your lot is in a flood plain, then FEMA will have restrictions for where and at what elevation you can build. You will need a survey to prove to the building department that you can build where you want. If your lot borders a large body of water (Fort Loudoun Lake, Tennessee River, etc.), then it probably has a portion in the flood plain. However, I have also seen properties that have a small creek or are a short distance from a drainage route end up in a flood plain. Check out the FEMA website to see if your property is in a flood plain.

4. There are restrictions with the existing trees on your lot.

Some jurisdictions have protections for existing trees so you will want to get a survey of where and what caliper their trunks are so you can prove to them that you are saving all required trees. Or maybe you have some tree you want to save on your own volition. Depending on where the trees to remain are, your architect can tailor the design to work around them.

5. You have a sinkhole, some other geographic feature, or easements that need to be avoided for the building site.

Some lots have unique features that will dictate the design. Sinkholes generally have an area around them that should be avoided as the building site. If there are large rock outcroppings, they can be avoided to save on building costs. There can also be easements on your properties for utilities or access, which a surveyor can research the requirements.

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