Sprinkler system and easements

Does anyone know if there is an easement on southern walk streets that precludes spinkler heads from being installed in the section closest to the street or advice on how to find out? I called the county but just got bounced into a voicemail box and not sure if i'll get a response. I see several systems around that have the sprinklers within a couple feet of the street so i am assuming it is not an issue but wanted to be sure.

 

According to company we hired to install sprinkler, there is an easement and our will be installed certain distance away from the street to factor that in.

Not sure about the exact distance.

 

Not sure I understand you completely, but do you mean the narrow strip of grass that is between the sidewalk and curb? If that is what you mean, in the front yard, then yes, there is an easement there for VDOT.

And you do not "own" the strip of land there anyway since that is reserved for VDOT use and or easement purposes. I am not looking at any official document for this, but I was told this before by the county when asking another question about the Plat records at the court house.

The other consideration, is the actual sprinkler head that you use and where it is located. If you are worried about watering that strip of grass, it should be easily accomplished by placing a pop-up sprinkler of sufficient size. that should rreach across the sidewalk and water everything in that area.

 

Dave-
Don't forget that not all our streets are maintained by VDOT. Some are maintained by the HOA.

 

To expand ... if you have a VDOT street, and whether OR NOT you have a sidewalk, VDOT has the easement rights to the strip of land that begins at the curb and ends where the 'flare' of your driveway apron meets the unflared side of your asphalt or concrete driveway.

On roads that have sidewalks, the edge of the sidewalk closest to the house is the line that separates what you own, from what is actually owned by VDOT as part of the street easement. FWIW .. when I moved into my house back in '98, the lot corners were marked with stakes, and the stakes marking the street side of the lot were planted right next to the sidewalk. On the other side of the street (no sidewalk), they were placed about 4 or 5 feet from the street, lined up with the apron flare I mentioned above.

The copy of the Plat you should have received at closing will show that the lot lines end about 5 feet before they would intersect the street.

As Cliff said, some streets are maintained by the HOA, if I remember right, most notably those around THs and Overland Park. Of course, VM may have added a few more in their remaining areas. I definitely suggest checking the plat for those areas, for although there is no VDOT easement, lots may not totally go to the street for other reasons or have utility easements.

 

Many homeowners opt to "chance it" with the easement and put the sprinkler heads within the easment area - ie: right along the curb, so as to get the most efficient use of the head spray pattern. (Note, these are in areas where streets are ALREADY turned over, otherwise, it's my understanding the VDOT will not accept take over until the heads/pipes are moved out of the easement area. Same goes for landscape edging or other hardscapes.)

Certainly, if VDOT or utilities need to come in and dig, those owners run the risk of having their system lines cut.

BUT - there's an possible option to keep from having your system completed mauled. The sprinkler company can run the hard lines outside the easement. Then, run "flexipipe" (or something like that) from the main pipe to the head. That way, if they get dug up or cut, the flexipipe is easier/cheaper to repair/replace. Alternately, you can dig up the section of flexipipe and sprinkler head during easement work, and replace it (yourself) when that work is done.