Subdivision & Land Development Ordinance

Article 5 – Public Improvements

 

General:

All required improvements 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.

5.1 Streets

5.1.1 Streets improvements on any street not already accepted as a VDOT road shall be sufficient to qualify such street for acceptance into the state system.

5.1.2 Streets shall be built to the full width as prescribed by the required specification.

5.1.3 When a subdivision or development abuts one side of any existing or planned public street, the subdivider or developer shall be required to construct street improvements on the subdivider’s or developer’s portion of such street.

5.1.4 Street name signs shall be provided at all street intersections.

5.1.5 Streets shall be completed in accordance with the plans and profiles prepared for the subdivision or development and approved by the Administrator as meeting the required Virginia Department of Transportation specifications for streets.
5.2 Sidewalks, Curb and Gutter

5.2.1 Sidewalks shall be required on both sides of the street and in all required public pedestrian walkways in all residential subdivisions. Public sidewalks shall be required for all commercial lots. Public sidewalks may be required by the Planning Commission for industrial lots.

5.2.2 Curb and gutter is required along all public streets. When a subdivision abuts one side of any existing or planned public street, the subdivider or developer shall be required to construct curb and gutter, and sidewalk on the subdivider’s or developer’s portion of such street.

5.2.3 Sidewalks, curb and gutter shall be completed in accordance with the plans and profiles prepared for the subdivision or development and approved by the Administrator as meeting the required Virginia Department of Transportation specifications for sidewalks, curb and gutter.
5.3 Water Supply

5.3.1 The subdivider or developer shall install a water system for the subdivision or development. A complete water main system shall be connected to a water supply which is approved by the Administrator based upon the recommendation of the designated Town Engineer and, as necessary, by the State and County Health Departments.

5.3.2 Water systems shall be designed and installed in compliance with Sections B and C – Construction Standards, Water Distribution Systems – Standards and Extensions, Loudoun County Sanitation Authority, as well as any other pertinent standards. All references to the Loudoun County Sanitation Authority in that document shall be applicable to the Town of Round Hill.

5.3.3 Fire hydrants shall be provided by the subdivider or developer in all subdivisions and developments. The hydrants shall be located between property lines and the curb line. The type of hydrants, control valves, and the location of the hydrant shall be approved by the Administrator in accordance with the requirements established by the Loudoun County Department of Fire, Rescue and Emergency Services.

5.3.4 The water system and all service lines and appurtenances shall be completed in accordance with the plans and profiles prepared for the subdivision or development and approved by the Administrator as meeting the required specifications for water systems.

5.3.5 The Developer shall design, using the best Engineering practice, a system that helps conserve water.
5.4 Sanitary Sewers

5.4.1 Sanitary sewers shall be installed to serve all lots, including lateral connections between the trunk sewer and the property line. All new buildings on lots within the Town shall be connected to the Town’s sanitary sewer system.

5.4.2 Sanitary sewers shall be designed and installed in compliance with Sections B and C – Construction Standards, Water Distribution Systems – Standards and Extensions, Loudoun County Sanitation Authority, as well as any other pertinent standards. All references to the Loudoun County Sanitation Authority in that document shall be applicable to the Town of Round Hill.

5.4.3 Sanitary sewers shall be completed in accordance with the plans and profiles prepared for the subdivision or development and approved by the Administrator as meeting the required specifications for sanitary sewer systems.
5.5 Storm Drainage

5.5.1 Provisions for disposition of storm, subsurface, and surface waters with on-site and off-site facilities to carry such waters to the nearest channel approved by the Administrator shall be made as follows:

On-site and off-site improvements shall be made so that downstream properties are not harmed by pollution, flooding, erosion, or sedimentation resulting from the subdivision or development.
Culverts and bridges shall be required where overland streams intersect any street right-of-way.
Existing water courses entering the subdivision or development shall be received and discharged as nearly as possible in the manner as existed prior to the subdivision or development.
The design and construction of drainage facilities shall be such that all water courses traversing the subdivision or development and water originating from outside or within the subdivision or development will be carried through and off the subdivision or development without creating an adverse drainage condition to roadway or residential sites within the tract and without injury to roadways, residential sites or other lands abutting or in the vicinity of the tract.
5.5.2 All design and installation of storm drainage facilities shall be in accordance with the standards and specifications of the Virginia Department of Transportation.

5.5.3 Provisions for temporary and permanent control of erosion and sedimentation during all phases of clearing, grading and construction shall be made in accordance with the latest edition of the Virginia Erosion and Sediment Control Handbook.

5.5.4 Stormwater management shall be provided in accordance with General Criteria 7 of the Virginia Erosion and Sediment Control Handbook.

5.5.5 Buildings within subdivisions and developments shall not be located within floodplains except as provided for in the Zoning Ordinance.

5.5.6 Storm drainage improvements and erosion and sedimentation controls shall be completed in accordance with the plans and profiles prepared for the subdivision or development and approved by the Administrator based upon the recommendation of the designated Town Engineer.
5.6 Off-Site Improvements

5.6.1 Whenever reasonable and necessary sanitary sewer, storm sewer, water and other drainage facilities located outside the property limits of the land owned or controlled by a subdivider or developer are necessitated or required, at least in part, by the construction or improvement of such subdivider’s or developer’s subdivision or other development project, the Council may require the subdivider or developer to pay a pro rata share of the cost of constructing such facilities, in accordance with the provision of Section 15.1-466(A)(j), Code of Virginia, 1950, as amended.

5.6.2 Payments received pursuant to this section shall be expended only for the construction of those facilities for which payment was specifically required. Until so expended, payments shall be held in an interest-bearing account for the benefit of the subdivider or developer of the land.
5.7 Landscaping

5.7.1 Existing tree cover within the proposed subdivision or development shall be retained in accordance with the Zoning Ordinance and taken fully into account in the design of the subdivision lots, street layout and development in accordance with the Zoning Ordinance. Plans shall indicate how existing trees are to be protected and how soil aeration, drainage and moisture are to be preserved.

5.7.2 Street trees and other plant material may be planted within public rights-of-way in accordance with plans approved by the Administrator to meet the required specifications for landscaping and zoning regulations. Required specifications for landscaping, street trees and street tree plantings shall designate the number, location, size, variety and condition of trees and other plant materials to be planted, as well as the planting methods. The specifications shall take into account the relative hardiness, shape, root-growth pattern, and undesirable features of plant materials and shall provide restrictions on plantings in locations likely to damage underground or aerial utility facilities, restrict motorists’ or pedestrians’ sight distances, conflict with driveways, sidewalks, bikeways or streets, or damage street sidewalks, storm sewers, sanitary sewers, curb and gutter and other public facilities.

5.7.3 All cut and fill slopes shall be landscaped, either seeded and stabilized, or sodded with grass or plants suitable for such slopes in accordance with the latest edition of the Virginia Erosion and Sediment Control Handbook.

5.7.4 The developer shall bond 100 percent of the estimated landscaping cost as part of the overall bond required by the Town.

5.7.5 Landscaping consideration should be given to flowering habits, autumn foliage, bark and grown characteristics, and type of fruit, as well as type of wildlife that will be attracted.

5.7.6 The developer shall be responsible for the protection of tops, trunks, and roots of all existing trees as well as other vegetation that are to be retained on the site. Protection shall be maintained until all work in the vicinity has been completed and approved by the administrator. If the administrator finds that the protective devices are insufficient to protect the vegetation, additional protective devices shall be installed to insure adequate protection. Any damage to crown, trunk or root systems of the trees retained on the site shall be repaired immediately.

5.7.7 Heavy equipment, vehicular traffic, stockpiling of any materials, or deposition of sediment, shall not be permitted within the drip line of trees to be retained.

5.7.8 Trees which exhibit a tolerance to air pollution should be selected if a large amount of air pollution will be present.

5.7.9 Trees which are suitable for buffering or screening should be selected if noise or views are going to be a problem or as required by the Zoning Ordinance. Evergreens provide an acceptable buffering and screening.

5.7.10 Trees should be selected which can tolerate re-icing salts if there is a chance these will be used.

5.7.11 No toxic materials shall be stored within 100 feet of retained vegetation areas.

5.7.12 Open air fires shall not be allowed for any purpose.

5.7.13 No protective devices, signs, utility boxes or other objects shall be nailed to the retained trees on the site.

5.7.14 Trees and shrubs that are planted shall be of species and size specified on the approved plans. Undesirable substitutions that have been planted without prior approval by the Administrator shall be removed and replaced by the developer.

5.7.15 Trees and shrubs shall be nursery grown and be healthy and vigorous plants, free from defects, decay, disfiguring roots, sun scald, injuries, abrasions of the bark, plant diseases, insect pest eggs, borers and all forms of infestations of objectionable disfigurements as determined by the Administrator. All plants shall be in accordance with the current American Association of Nurserymen’s standards and conform in general to representative species.

5.7.16 All planting shall be done by a professional landscape contractor and shall be guaranteed to two years.

5.7.17 All planting procedures shall conform to the latest procedures published by the Landscape Contractors Association for this area, as well as, the American Society of Landscape Architects. This shall pertain to but not be limited to the following:

Material;
Delivery and temporary storage;
Guying and staking;
Wrapping;
Mulching; and
Time of Planting.

5.7.18 Where applicable, the developer shall maintain all trees and shrubs as well as ground cover in a healthy condition. This shall be done by a professional landscape contractor and shall be responsible for but not limited to the following:

Weekly maintenance and grooming;
Pruning;
Fertilization; and
Pest control.

5.7.19 In maintaining trees, shrubs, and ground cover, toxic materials that are harmful to humans, pets, and other animals, song birds, bees, water fowl, and fish shall be avoided unless approved by the Administrator. Natural organic materials are encouraged for use in, but not limited to, fertilization and pest control. Use of material predators are also encouraged.

5.8 Street Lighting for Public Roads

5.8.1 Street lighting shall be provided in all new development for the purpose of increasing pedestrian safety and reducing potentially hazardous intersections and increasing crime deterrence.

5.8.2 The Developer shall bond 100 percent of the estimated street light installation cost as part of the overall bond required by the Town of Round Hill.

5.8.3 All easements required by the electric utility company for street lighting shall be provided by the developer.

5.8.4 All street lighting systems shall be paid for by the developer.

5.8.5 All necessary permits from the Virginia Department of Transportation shall be acquired by the electric utility company for the purpose of street lighting. The street lighting system shall be owned and maintained by the electric utility.

5.8.6 After the street lights are installed and energized, the Town shall be responsible to make payment to the electric utility company for the monthly operating and maintenance costs.

5.8.7 The developer shall coordinate with the electric utility company to schedule the installation of the street lights.

5.8.8 Illumination levels are determined based on area and reading classification. Due to the unlimited variations in the geometrics, the design of street lights is very site specific. Special coordination with the administrator and reviewing agency during the preparation of the street design may be required to address specific site conditions. The design of street lights and luminaries must be shown on the first submission construction plans.

5.8.9 All standard roadway fixtures shall be install in such a manner as to maintain a minimum roadway overhang of two feet when a “Cobra” style fixture is used, or installed two feet behind the face of curb when an “up-right” style fixture is used.

5.8.10 All luminaries shall be installed with mounting heights as follows:

A. “Cobra” Overhang Type of Fixture

Luminaire Mounting Height
5,000 (LM) 25 feet
8,000 (LM) 30 feet
14,000 (LM) 30 feet

 

B. “Up-Right” Style Type of Fixture

Luminaire Mounting Height
5,000 (LM) 25 feet
8,000 (LM) 30 feet
14,000 (LM) 30 feet

5.8.11 Street lights shall be installed along all proposed streets.

5.8.12 Street lights shall be installed for the full frontage of properties where access is provided from an existing road to houses within the subdivision.

5.8.13 A street light shall be provided at all interactions and entrances.

5.8.14 Poles located at interactions shall be installed as close as possible to but outside the radius of the interaction. Poles located along roadways between interactions shall be installed with a one (1) foot offset to side lot property boundaries.
5.9 Monuments and Property Corners

5.9.1 Two (2) permanent monuments shall be placed in the ground within each block of a subdivision.

5.9.2 Permanent monuments shall be composed of concrete not less than four (4) inches square or four inches in diameter and at least thirty (30) inches long. The top of permanent monuments shall be set not less than one inch nor more than four (4) inches above the finish grade at their respective locations. All required monuments shall be clearly visible. Such monuments shall be inspected and approved by the Administrator before any improvements are accepted by the Council.

5.9.3 Final plats and plans shall show the location of required permanent monuments.

5.9.4 Lot corner pins shall be placed at all lot corners in subdivisions and at all corners of a development. Lot corner pins shall be iron or steel pipe or bar not less than one-half (1/2) inch nor more than one inch in diameter and at least twenty-four (24) inches long. The top of all corner pins shall be set not less then one (1) inch nor more than four inches above the finished grade at their respective locations.

5.9.5 All points of angles and curves in street rights-of-way shall be identified as required for lot corners.

5.10 Underground Systems Required

New electric, telephone, communication and cable television service utility systems shall be installed underground.

5.10.1 The Developer shall coordinate or reroute as required all service systems to consolidate these systems throughout the subdivision without adversely affecting users.

5.10.2 The developer shall move underground existing overhead electric, telephone, communication, and cable television service utility systems that cross the property to be subdivided unless approved by the Administrator.