All required streets shall be installed by the subdivider or developer at his cost. In cases where specifications have been established, either by the Virginia Department of Transportation (VDOT) or by state or local ordinances or codes, such specifications shall be followed. Where there is a conflict between these regulations and those established by county and state agencies, the more restrictive requirement will apply. The subdivider or developer’s bond shall not be released until construction has been inspected and approved by the Administrator.
4.1.1 Streets shall be coordinated so as to provide adequate circulation. Street patterns shall discourage through-traffic in the interior of a residential subdivision. Where a street connection is necessary for the appropriate development of adjoining land, the arrangement or extension of streets shall include the extension of the subdivision street to the edge of the subdivision. The street layout shall provide access to all lots and parcels of land within the subdivision. The distance between the centerline of offset intersections shall not be less than 125 feet. Streets shall be laid out so as to intersect as nearly at right angles as possible.
4.1.2 Streets shall be arranged such that adjacent building sites are at, or above, the grades of the streets, where possible, and shall provide for positive drainage. Grades of streets shall conform as closely as possible to the original topography. A combination of steep grades and curves shall be avoided. Grades shall not be less than one-half of one percent (0.05%), nor more than ten (10%) percent, unless approved by the Planning Commission.
4.1.3 Streets shall be graded and improved with pavement, street signs, sidewalks, driveway approaches, curbs, gutters, landscaping, water mains, sanitary sewers, storm sewers, fire hydrants, and appurtenances, street lights and other public improvements required by this Ordinance.
4.1.4 Streets shall have at least a minimum width of right-of-way of fifty (50) feet unless otherwise required by the Virginia Department of Transportation or the Planning Commission.
4.1.5 Dead-end streets shall not exceed six hundred (600) feet. All dead-end streets shall be provided with a turn around at the end, having a radius at the property line of at least fifty (50) feet.
4.1.6 Alleys shall not be permitted.
4.1.7 Street names shall not duplicate nor be similar to the names of existing streets in or near Round Hill, unless they are an extension thereof. All street names shall be subject to Planning Commission approval.
4.1.8 All construction within public right-of-way or within an area to be dedicated for public right-of-way shall meet the standards and specifications of the Virginia Department of Transportation.
4.2 Private Access Easements
Private access easements designed and constructed in accordance with the following standards may serve as frontage in lieu of a public street for a maximum of two (2) lots for any subdivision or resubdivision in R-2 Residential-Single Family Districts and shall not include Special Exception Uses.
4.2.1 The minimum width of any such easement will be as follows:
|Number of Lots
Additional width may be required at specific locations to accommodate drainage, sight distances, etc. and shall be determined by the Town of Round Hill Planning Commission.
4.2.2 Any structure that is erected within the subdivision shall comply with the Round Hill Zoning Ordinance line.
4.2.3 Where an easement serves more than one lot, it shall be provided with a turnaround having a radius at the property line of at least 50 feet.
4.2.4 Private access easement roads shall be designed and constructed to be the following standards:
The travelway shall be constructed of crushed stone of a material acceptable to the Loudoun County Department of Technical Services. The stone shall be compacted for a minimum layer of 6″ depth. A paved surface may be substituted, subject to Zoning Administrator approval.
A minimum of two CBR tests will be taken. Where the average CBR value is less than 10, an additional one inch of stone will be required for each point, or part thereof.
Adequate surface and subsurface engineering practice must be applied to assure proper drainage. This includes appropriate crown, side ditches, intercepting ditches and other measures.
Good engineering practice shall be followed with respect to geometric design and sight distance standards.
A pave apron of 20′ length is required where a gravel road accesses a paved road.
4.2.5 Stream crossings by bridge or culvert shall meet the following criteria:
As a minimum, all crossing structures shall be designed to accommodate a 25 ton vehicle, such as a fire and rescue tanker truck. A minimum 20,000 pound axle load rate is recommended.
Bridges and culverts shall be designed to pass the 10 year storm water overtopping. All structures shall have a permanent foundation.
The minimum width of the travelway on a bridge shall be 12 feet.
4.2.6 Each private access easement must originate from a publicly maintained road. A VDOT entrance permit must be obtained for each private access easement. A Loudoun County grading permit may be required, as provided for in the Loudoun County Codified Ordinances.
4.2.7 The construction of an access easement must be inspected and certified upon completion to be in compliance with the standards of this section by a Professional Engineer or related professional licensed by the State of Virginia.
4.2.8 A permanent private maintenance agreement shall be required of all access easements serving two or more lots. The agreement, in proper form, shall be recorded in the Loudoun County land records and reflected in the chain of title of such lot in order to set forth that the construction, repair and maintenance of the roadway connecting such lot to the public road is not the responsibility of the Town or the State and to set forth legal binding responsibilities for the parties who are responsible for construction, repair and maintenance, including snow removal, and all pertinent details. The agreement shall be between the owner of the lot, the contract purchaser, and all other parties, if pertinent to the purpose of the agreement.
4.2.9 The record plat and deed of conveyance for all lots accessed by easement shall state that access is provided by a private road and that maintenance, including snow removal, is “NOT” a public responsibility. The private road shall not be eligible for acceptance into the State secondary system for maintenance until such time as it is constructed and otherwise complies with all requirements of the Virginia Department of Transportation for the addition of subdivision streets at the time of such request. Any costs required to cause this street to become eligible for addition to the State system shall be provided from funds other than those administered by the Virginia Department of Transportation and by the Town of Round Hill.
4.2.10 Street signs shall be required for private access easements. Bridge warning and traffic control signs as may be required.
4.2.11 All private access easements shall allow for the entrance of public service and emergency vehicles.
In addition to the requirements specified in the Zoning Ordinance, lots shall be arranged in order to satisfy the following considerations.
4.3.1 The lot arrangement, design, and shape shall be such that lots will be properly related to topography and conform to the requirements of this Ordinance.
4.3.2 Each lot shall abut a street dedicated by the subdivision plat, or on an existing publicly dedicated street, or on a street which has become public by right of use.
4.3.3 Corner lots shall have extra width to allow for the yard requirements for front yard to be provided on both street sides.
4.3.4 Lot width shall be measured at the building restriction line.
4.3.5 Building setback or restriction lines shall be established along all streets and shall be shown on all plats. In no case shall such building lines be less than as required by the Town’s Zoning Ordinance.
4.3.6 Side lot lines shall be generally at right angles or radial to the street right-of-way unless a variation from this will give a better lot layout.
4.3.7 Double frontage lots should be avoided, except that lots may rear upon a main highway provided a separate buffer strip of land is provided, without the right of access across such strip.
4.3.8 All remnants of outlot below the minimum size permitted remaining after subdividing a tract must be added to adjacent lots or open space rather than remaining as unbuildable or peculiarly shaped parcels not in keeping with the intent of this Ordinance.
Where created by the subdivision of land, all new blocks shall comply with the following general requirements.
4.4.1 Residential blocks shall not exceed twelve hundred (1200) feet in length, nor shall the length be less than five hundred (500) feet for blocks upon which lots have frontage.
4.4.2 Blocks shall be of sufficient width to allow two tiers of lots of minimum depth, except where fronting on major streets or as specifically approved by the Planning Commission.
4.4.3 Irregularly shaped blocks, such as those intended for cul-de-sacs and loop streets and those containing interior parks or playgrounds, may be approved by the Planning Commission if properly designed and located and if the maintenance of the interior public space is governed by agreements.
Easements shall be provided where necessary for sanitary sewer, water mains, gas mains, electric lines, cable television lines, storm drainage and other necessary services. Easements of not less than fifteen (15) feet in width shall be provided for water, sanitary sewer, storm drainage and other utilities.
4.6 Flood Plain
A 100-year flood plain easement shall be established for the floodplain of a stream/drainageway that drains greater than one hundred (100) acres. The easements shall be based on the flood plain limits as determined by detailed studies with two (2) foot contour intervals or other source of flood plain delineation acceptable to the Planning Commission. The easement will be defined by metes and bounds and will contain all areas subject to flood from the 100-year storm. A note describing the source of information will be included. Uses and improvements within the flood plain limits shall not interfere with the natural drainage and shall conform to the Zoning Ordinance.