Transforming Florida’s Agricultural Legacy: Essential Boundary Survey Requirements for Converting Indian River County Citrus Groves into Residential Communities

The conversion of abandoned citrus groves to residential subdivisions has become increasingly common in Indian River County, Florida, as the trend of converting old groves to residential use is likely to continue, given the continuing abandonment of citrus cultivation. According to an August 2018 article by Citrus Industry News, Indian River County “lost” the most citrus acreage among the 25 counties in the state reporting to the U.S. Department of Agriculture. According to Indian River County Chief Deputy Appraiser Mickey Umphrey the county abandoned or lost 7,378 acres in 2017, 6,870 acres in 2016, 6,364 acres in 2015 and 4,620 acres of citrus in 2014. This dramatic shift from agricultural to residential land use creates unique challenges that require specialized surveying expertise to navigate successfully.

Understanding the Agricultural to Residential Conversion Process

Converting citrus grove land to residential subdivisions involves complex regulatory and surveying requirements. A lot may be split one time without subdivision platting if the lot has not been split since July 23, 1983, if each of the new lots meet current size requirements, and if the split does not result in the smallest lot in the subdivision, if the lot lies within a subdivision. One may split his/her lot as long as both resulting lots meet Indian River County zoning minimum area and width requirements and environmental health, lot size and dimension requirements. However, larger conversions typically require comprehensive subdivision planning and precise boundary surveys.

The financial implications of this conversion are significant. Up till now, the property, which has been used as pasture since 2007, has been taxed at a discounted agricultural rate, with taxes amounting to just $386 a year. Now, as residential land valued at $286,450, the tract will be taxed at a rate of about $5,700 a year. This substantial tax increase underscores the importance of proper planning and accurate surveying throughout the conversion process.

Critical Boundary Survey Requirements

When converting agricultural land to residential subdivisions, if you’re trying to split up a large chunk of land into separate lots, you’ll need to conduct a subdivision survey. A subdivision survey is vital for: … A subdivision survey is required with your local government. Subdivision surveys typically involve documenting the location, mapping out property lines, and measuring distances. Once the subdivision survey is completed, a comprehensive map and report will be submitted to both you and the city.

Professional boundary surveys serve multiple essential functions in this conversion process. A boundary survey measures the property lines of a specific area. In contrast to something like a topographic survey, which measures terrain and elevation, a boundary survey measures distance. While ALTA/NSPS and subdivision surveys also measure distances, the scope of what they measure and the other procedures involved with them make them inherently different from the average boundary survey.

Specialized Challenges in Citrus Grove Conversions

Former citrus groves present unique surveying challenges that require experienced professionals. Boundary issues are rather common in rural settings. Often boundary disputes arise because a survey doesn’t match an existing fence line. Often boundary disputes arise because a survey doesn’t match an existing fence line. How is the actual legal property boundary determined? Agricultural properties often have informal boundaries marked by old fencing or irrigation systems that may not align with legal property lines.

The surveying process involves comprehensive research and fieldwork. Unlike topographic surveys, which mainly consist of fieldwork, boundary surveys also require research with local records. Surveyors will take measurements on the field and cross-reference them with historical records to ensure accuracy. This is particularly crucial for former agricultural land where historical property records may be complex.

Professional Expertise for Indian River County Projects

For property owners considering citrus grove conversions in Indian River County, working with experienced local surveyors is essential. Companies like Aero Land Surveyors bring specialized knowledge to these projects. Aero Land Surveyors specializes in providing professional, reliable property surveys across Florida. We handle both residential and commercial properties with a focus on accuracy and customer satisfaction.

Local surveyors understand Indian River County terrain and regulations. … Aero Land Surveyors is a Indian River County FL survey company providing Land Surveyors in Brookside. Our team has a deep understanding of local regulations. This local expertise proves invaluable when navigating the complex requirements for agricultural land conversion.

When considering a boundary survey indian river county project, property owners should expect comprehensive service that includes modern technology and thorough documentation. With modern and practical technology like GPS and 3D laser scanning, our experienced team provides various services and surveys that include boundary surveys, elevation certificates, stakeouts, architectural, elevations, residential, commercial, and ALTA/NSPS land title surveys.

Regulatory Compliance and Future Planning

Successful citrus grove conversion requires careful attention to zoning requirements and future development plans. Each of the newly created lots must have frontage on a dedicated public right-of-way, private platted right-of-way (street), or a roadway historically and currently maintained by the county, as referenced on the county road grading map. For further information and exemptions please see sections: 911.04(3)(b).2 and 913.06

The surveying process must account for various infrastructure considerations, including utilities, drainage, and access roads. Distances from adjacent waterbodies, wells, and property boundaries, as well as the size of the single-family parcel, affect if and where a septic tank and drainfield may be allowed. In most circumstances, parcels not near utility services are allowed to be developed with septic tanks; however, the overall size of the residence may be limited by environmental health regulations if the residence is to be built on a parcel less than one-half (1/2) acre in size.

Moving Forward with Confidence

Converting Indian River County citrus groves to residential subdivisions represents both an opportunity and a complex undertaking. Success depends on thorough planning, professional surveying, and compliance with local regulations. Whether you’re purchasing property, building, or developing land, our licensed land surveyors accurately measure every boundary and feature, helping you avoid costly mistakes. We have provided detailed, intuitive surveys so you have the confidence to collaborate with the project via your input.

The transformation of Florida’s agricultural landscape continues, but with proper boundary surveying and professional guidance, property owners can successfully navigate the conversion process while honoring the legacy of the land and creating sustainable residential communities for the future.