Town of Stanley, VA Article V Specifications for Documents

§ 170-14 Sketch plat.

A. The sketch plat of a proposed subdivision shall be clearly and legibly drawn on white paper or on a print of a topographic map of the property at a scale of between one inch equals one foot and one inch equals 100 feet.

B. If the sketch plat requires more than one sheet, a key diagram showing relative location of the several sections shall be drawn on each sheet.

C. The sketch plat shall contain at least the following information, which shall be shown in accordance with the standards in Article VI, where applicable:

(1) Name of subdivision, name of property or other identifying title.

(2) Name, address and telephone number of legal owner or agent of property.

(3) Display of any existing legal rights-of-way or easements affecting the property, including names and widths of existing streets.

(4) Existing covenants on the property, if any.

(5) Name, address and telephone number of persons responsible for subdivision design, design of improvements and for boundary surveys.

(6) Tract boundaries accurately labeled.

(7) Name of municipality or municipalities in which subdivision is located.

(8) North point, scale (written and graphic) and date.

(9) Name(s) of adjoining property owner(s).

(10) Significant topographical and physical features (water sources, wooded areas, etc.).

(11) Proposed general street and lot layout, with approximate dimensions.

(12) A vicinity map drawn to scale of between one inch equals 250 feet and one inch equals 2,000 feet with sufficient information to locate the property in relation to all streets (showing names) and municipal boundaries within 1,000 feet of all subdivision boundaries.

(13) Preliminary proposals for connection with existing water supply and sanitary sewerage systems or alternative means of providing water supply and sanitary waste treatment and disposal; preliminary provisions for collecting and discharging surface water drainage.

(14) The approximate location and area of all parcels of land proposed to be set aside for nonresidential use, such as park or playground use or other public use, or for the use of property owners in the proposed subdivision.

D. Whenever the sketch plat does not cover an applicant's holdings which touch the property being subdivided, the applicant shall submit, at the scale of between one inch equals one foot and one inch equals 250 feet, a sketch in pen or pencil of the proposed subdivision area, together with its proposed street system and an indication of the probable future street and drainage system of the remaining portion of the tract.

§ 170-15 Preliminary plat.

A. The preliminary plat shall be prepared at a scale of between one inch equals one foot and one inch equals 100 feet and may be prepared in either pen or pencil and the sheets shall be numbered in sequence for filing in the office of the Recorder of Deeds, but in no instance shall a sheet be less than 18 inches by 24 inches. The preliminary plat may also be used for the final subdivision plat. Preparation in pencil will make required changes and additions easier.

B. Certification.

(1) Every plat intended for recording shall be prepared by a surveyor or engineer duly licensed by the Commonwealth of Virginia, who shall endorse upon each plat a certificate signed by him setting forth the source of the title of the land subdivided and the place of record of the last instrument in the chain of title. When the plat is of land acquired from more than one source of title, the outlines of the several tracts shall be indicated upon such plat, within an inset block or by means of a dotted boundary line upon the plat.

(2) Every such plat or deed of dedication to which the plat is attached shall contain, in addition to the professional engineer's or land surveyor's certificate, a statement as follows: "The platting or dedication of the following-described land (here insert a correct description of the land subdivided) is with the free consent and in accordance with the desire of the undersigned owners, proprietors, and trustees, if any." The statement shall be signed (in the final plat) by such persons and duly acknowledged before some officer authorized to take acknowledgment of deeds.

C. The preliminary plat shall show the following information in accordance with the standards in Article VI, when applicable:

(1) Date, including the month, day and year, that the original drawings were completed and the month, day and year that the original drawing was revised, for each revision.

(2) True North point, scale (written and graphic) and name of subdivision.

(3) Name, address and telephone number of recorded owner and applicant.

(4) Name and address of registered engineer or surveyor responsible for the subdivision plat, surveys and design of improvements.

(5) Names of all owners of all land next to each boundary of the land being subdivided and the names of all subdivisions, if any, next to the project being considered, with the book and page number where each is recorded.

(6) A vicinity map for the purpose of locating the property being subdivided, drawn at a scale of between one inch equals 250 feet and one inch equals 2,000 feet and showing the relation of the property, set apart by tone or pattern, to adjoining property and to all streets and municipal boundaries within 1,000 feet of each subdivision boundary, giving the names of each such street. The name of the municipality or municipalities in which the subdivision is located shall also be shown.

(7) Total tract boundaries (with dimensions) of the property being subdivided, showing bearings and a statement of total acreage of the property.

(8) Zoning data, including all of the following which are applicable:

(a) Existing Town zoning district designations and any zoning district boundary lines going through or touching the boundary of the proposed subdivision.

(b) Any changes in the existing zoning to be requested by the applicant.

(9) Contour lines at vertical intervals of two feet. Locations and elevation of the data to which contour elevations refer shall be the closest USCGS established benchmark or an established benchmark approved by the Town.

(10) All water and sewer lines, fire hydrants, utility transmission lines, culverts, bridges, railroads, quarries, strip mines, watercourses, tree masses, rock outcrops and other significant man-made or natural features within the proposed subdivision and within 500 feet of the boundaries of the proposed subdivision.

(11) All existing streets, including streets of records, easements and rights-of-way, including names, right-of-way widths, pavement widths and approximate grades of such streets or rights-of-way on or abutting the tract.

(12) Existing covenants on the property.

(13) The full plan of proposed development, including:

(a) Location, width and names of all streets, easements and rights-of-way, with a statement of any conditions governing their use and functional classification of each with dimensions.

(b) Setback lines along each street.

(c) Lot lines with dimensions.

(d) Lot numbers and statement of number of lots and parcels. All lots within each block shall be numbered consecutively.

(e) A statement of the intended use of all nonresidential lots and parcels.

(f) Location of water supply, sanitary and/or storm sewers and other drainage facilities, with the size and material of each indicated, and any proposed connections with existing facilities.

(g) Areas proposed to be dedicated or reserved for public use, with any conditions governing such use, dedication or reservation.

(h) Blocks shall be consecutively numbered or lettered in alphabetical order. The blocks in numbered additions to subdivisions bearing the same name shall be numbered or lettered consecutively throughout the several additions.

(i) The one-hundred-year floodplain line.

(j) Municipal boundaries which cut through the subdivision, showing the name of municipalities, if applicable.

(14) The location of all proposed monuments.

D. The preliminary plat shall be accompanied by the following supplementary data shown in accordance with standards in Article VI, as applicable:

(1) Street cross-section drawing(s) for all proposed streets, showing depth and type of base, type of surface, etc. Cross-section drawings may be shown either on the preliminary plat or on separate profile sheets and shall show tentative profiles along the top of pavement edges or along the top of curb for both sides of each proposed street. Such profiles shall show existing and proposed grades. Information as required by the Virginia Department of Transportation shall be submitted. Such information shall be submitted to the Department of Transportation by the administrator.

(2) Where deemed necessary by the Town Planning Commission, the Town Council or the Virginia Department of Transportation, a plan for the surface drainage of the tract to be subdivided shall be shown. Such plan shall include stormwater runoff calculations for the entire property being subdivided as well as the anticipated runoff of areas of higher elevation in the same watershed and shall show the proposed method of accommodating the anticipated runoff. Such plan shall also show a complete drainage layout, including all pipe sizes and types, drainage easements and the means of transporting the drainage to a well-defined open stream which is considered natural drainage. Drainage computation for the appropriate drainage structures shall also be included.

(3) Preliminary designs of any bridges or culverts which may be required. Such designs shall meet all applicable requirements of appropriate state and local agencies and shall be submitted to such agencies by the administrator.

(4) Where a preliminary plat shows the proposed subdivision of only a part of the applicant's total property, a sketch may be required showing the prospective street system in the remainder of the property so that the street system in the submitted portion may be considered in relation to future connections with the unsubmitted portion. To prevent undue hardship in the case of extremely large properties, the Town Planning Commission may, based on existing natural or man-made features, delimit the area for which a prospective street system may be sketched.

E. The preliminary plat shall be accompanied by the following environmental protection analyses, where applicable:

(1) Erosion and sediment control plans.

(2) Topsoil control plans.

(3) Floodplain preservation plans.

§ 170-16 Final plat.

A. The subdivision plat submitted to the administrator for final approval shall be clearly and legibly drawn in ink on paper at a scale of between one inch equals one foot and one inch equals 100 feet, on sheets having a size of not more than 24 inches by 36 inches. In addition to the requirements of the preliminary plat, the final plat shall include the following shown in accordance with the standards in Article VI, where applicable:

(1) The total tract boundary lines and bearings of the area being subdivided. Such boundaries shall be determined by accurate survey in the field, which shall be balanced and close with an error of closure not to exceed one foot in 10,000 feet; provided, however, that the boundary(s) adjoining additional unplatted land of the applicant is not required to be based upon field survey and may be calculated. The location of all boundary line (perimeter) monuments shall be indicated, along with a statement of the total area of the property being subdivided. In addition, the engineer or surveyor shall certify to the accuracy of the survey, the drawn plat and the placement of the monuments.

(2) The following data shall be shown for the pavement edges (curblines) and right-of-way lines: the ultimate right-of-way for existing, recorded (except those to be vacated) and proposed streets within or abutting the property to be subdivided; the length and width (in feet to the nearest hundredth of a foot) of all straight lines and radii of curved lines; and the angle (in degrees, minutes and seconds).

(3) All lot lines shall be completely dimensional in hundredths of a foot if straight, and by length of arc and radius if curved, with central angle in degrees, minutes and seconds. All internal angles within the lots shall be designated to the nearest second.

(4) A statement of the intended use of all nonresidential lots, with reference to restrictions of any type which exist or will exist as covenants in the deed for the lots contained in the subdivision and, if covenants are recorded, including the book and page number.

(5) The location of all existing and proposed required street monuments.

(6) All easements or rights-of-way where provided for or owned by public services and any limitations on such easements or rights-of-way. Rights-of-way shall be shown and accurately identified on the plat, and easements shall either be shown or be specifically described on the plat. Easements should be located in cooperation with the appropriate public utilities.

(7) Plan for water supply and distribution; locations, size and invert elevations of all sanitary and/or storm sewers, manholes not to exceed 300 feet apart, inlets and culverts (this data may be submitted as a separate plan).

(8) If the subdivision proposes a new street intersection with a state route, Department of Transportation approval must be obtained for all such intersections.

(9) A blank oblong space three inches by five inches shall be reserved on the plat for the use of the Commission and Council.

(10) Certificates signed by surveyor or engineer setting forth the source of title of the owners of the land subdivided and the place of record of the last instrument in the chain of title.

(11) When the subdivision consists of land acquired from more than one source of title, the outlines of the various tracts shall be indicated by dash lines, and identification of the respective tracts shall be placed on the plat.

B. The final plat shall be accompanied by supplementary data, where applicable, as required for preliminary plats, Article V, § 170-15D and E, in addition to all appropriate approvals from the State Health Department, Department of Transportation, the State Water Control Board and any other agency as required. No final plat shall be approved by the Town unless all proper approvals are submitted to the Town. The standards in Article VI shall be complied with.