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Glendale commission debates requiring property surveys for additions, fences and new construction
Summary
Commissioners and staff discussed narrowing when a property survey should be required — proposing mandatory surveys for new construction and additions and considering including fences and driveways — and asked staff to draft language for proposed zoning-code amendments.
Members of the Glendale Planning and Historic Preservation Commission spent a substantial portion of the January meeting debating when property surveys should be required as part of permit or certificate applications.
The discussion grew from proposed amendments to Section 154.46 of the zoning code dealing with application of historic-district guidelines to new construction. Commissioners sought to narrow the amendment so it would apply to clearly defined, significant projects rather than routine maintenance.
David (village staff) cautioned that while surveys help establish property lines, requiring them for every project could be burdensome. He told the commission that a professional survey is "typically a couple thousand dollars and 6 to 8 weeks," and warned that making a survey mandatory for small projects could deter homeowners from modest improvements.
Commissioners said they wanted to ensure fairness in disputes over property lines. Several members argued the person doing the work should typically supply a survey for projects that approach a property line. One commissioner noted a recent local example — an application at 1055 Willow — where a neighbor questioned whether a proposed fence encroached on their land, and the commission had asked the challenger to obtain a survey under current practice.
After extended back-and-forth, commissioners converged on direction for staff: require surveys for new construction and additions, and consider including fences and driveways in that requirement or as cases where a stamped survey is strongly recommended. The commission also supported adding written guidance in the application packet advising applicants to get surveys and to talk with neighbors before submitting projects that are close to property lines.
Why it matters: A formal survey requirement changes the administrative and financial expectations for property owners and can reduce neighbor disputes, but it also raises equity and affordability concerns for homeowners undertaking small projects.
Next steps: Staff and the chair will refine language to distinguish "major" from "minor" projects and will return draft zoning-code amendment language for future commission consideration.
