IV. Land Use Plan

Introduction

• Elements:
  
  1. Zoning Ordinance
  2. Comprehensive Plan
  3. Town Code
  4. Subdivision Ordinance
  5. Loudoun County General Plan
  6. Capital Improvement Program
  
  
• Objectives:
  
  1. To maintain and encourage efficient land use patterns which integrate residential, commercial, public and employment uses in planned neighborhoods designed to reflect Round Hill's existing character.
  2. Maintain the existing town scale and character in future development.
  3. Provide development flexibility to promote innovative quality, urban design and efficient land use patterns.
  4. Develop landscape design and urban beautification regulations in existing and new developments.
  5. Provide a pattern of development that provides neighborhood focus and establishes efficient land use patterns. Develop environmentally sensitive land use patterns in both small and large scale developments.
  6. Ensure that new developments recognize and preserve the town's natural, historic and architectural resources for present and future residents.
  7. The commercial district should be recognized as a valuable community asset when considering a tax base and be protected and maintained as the center of commerce and government.
  8. It is expected that there will be no expansion of industrial zoning within the existing corporate limits of the town.
  9. Strive to become a balanced community with sufficient opportunities for housing, shopping and employment for residents.
  10. Encourage growth which balances the tax base with demands for public service.
  11. Develop a Historic Overlay District.
  12. Develop a Capital Improvement Program.
  13. Land development would be accomplished in a manner which reduces pollution and conserves energy resources as well as prevent significant adverse alteration or damage to regional and local ecological systems on a macro and micro scale.
  14. To promote the preservation of open space.
  15. To protect the quality of the town's water supply through a well head protection district.

A. Residential Plan

B. Commercial Plan

Commercial/Business districts shall be established, creating well defined planned development that relates and services the needs of the town and local residents. The town envisions that there shall be three distinctly different districts. They are the East District, the Central District and the West District.

The potential for commercial growth and civic use sites within corporate limits of the Town of Round Hill is limited by a lack of appropriately zoned property within the Town.  Therefore, the Town will encourage a limited amount of new commercial development and re-development and civic use development to take place within the designated districts as further identified.  Any new commercial development, re-development, or civic development, however, will undoubtedly affect the relationship of the existing residential areas in and around the Town of Round Hill.  In order to minimize this impact, development shall occur as a natural and compatible expansion of the existing Town.  In every case, development shall exhibit a character and quality which is compatible with the existing Town and which reflects the traditional historic settlement pattern and urban design features of Loudoun County settlements.

1. East District
   
   This district shall be located on land that has been rezoned by Loudoun County (Zoning Map ZMAP 89-04) which is comprised of two parcels of land totaling thirteen (13) acres supporting 150,000 square feet of commercial/employment uses. Parcel number 1 shall be located on the north side of Loudoun Street East between the existing bypass and the northeast quadrant of the proposed circumferential road. The second parcel, which shall not exceed one (1) acre, shall be located on the south side of Loudoun Street East between the existing bypass and the northeast quadrant of the proposed circumferential road. It is anticipated that the uses and merchants within this district shall provide services, produce and goods that are essential to the convenience of the local area and not in conflict with the policies and goals of this plan.
   
   Access into and out of this district shall only be from the proposed circumferential road and businesses will not have direct access onto Route 7. This commercial district shall be an intricate part of and a harmonious part of the overall community design.
   
   As outlined in the applicants' proffer statement 63, should the town annex the developed area, the town shall create a review board and establish an approval process in addition to any site plan review necessary under county regulations. Ordinances and guidelines shall be established so as not to destroy or modify the identity of the town as this district is located within the eastern gateway to the town. They shall address the site and building orientation, architecture of the district, visual impact and view sheds, set backs, parking, landscaping and environmental issues. The relationship and compatibility to the surrounding area shall be designed to preserve the character of Loudoun Street East, the town identity and the spirit of this plan. Screening and buffering along the bypass and Loudoun Street East as well as adjacent uses shall be a provision of this ordinance along with preservation of the existing gateway elements and wetland area.
   
   
2. Central District
   
   The Central Commercial District is comprised of two separate commercially zoned areas along Main Street and Loudoun Street separated by a small residential area with a stable character and shall retain its character and setting.  The Town envisions that the two existing separate commercial areas within the District could become increasingly connected over time through re-zoning to commercial and re-developed into a thriving Commercial and Civic Center (see map V-2).  The Town will promote the use of existing structures for redevelopment into commercial or mixed use (residential and commercial).  The Town should create new ordinance regulations for the purpose of preserving the character of properties that seek to re-zone from residential to Commercial.  Service businesses, retail, and professional offices are the envisioned uses.
   
   The Town realizes that the promotion of a tourist trade and small professional businesses are compatible with the history and character of the town, the surrounding natural environment and the vision of this comprehensive plan. 
   
   Specific Planning Policies for the Central District:
   
   1.  All proposed development, including rezonings, shall build, and/or contribute toward the infrastructure called for in the
        overall plans and comply with the goals for the Town including:  trail conncections, shared or municipal parking facilities
        (see East Main Street Concept Plan & West Main Street Concept Plan), the Storm Water Master Plan,
         the Streetscap Master Plan.
   
   2.  The Town may amend Ordinance regulations to allow for some flexibility in the design of structures and parking in this area
        provided that this is primarily done in order to encourage the use of existing structures or new structures and facilities that
        are consistent with the scale and character of the town.
   
   3.  The Town may amend the commercial zoning disctrict regulations to expand the number of allowable uses in those districts to 
        support the creation of a diverse commercial center and to address long standing non-conformity issues.
   
   4.  The Town may develop an incentive program to encourage owners of existing business to renovate facilities and buildings and
        to add amenities and improve the appearance and function of older businessess.
   
   5.  The Town may develop a special tax district or other financing method to implement shared or municipal parking facilities.
   
   6.  The Town may consider re-zoning applications for commercial use for properties located in the Central District based upon a
        finding that the proposed rezoning(s) satisfy the following development standards:
   
        a.  The proposed development shall not allow for substantial modification or alteration of the existing building
             front elevation or site that adversely impacts the character, history and identity of property and adjacent
             properties.
   
        b.  The proposed development exhibits a character and quality which is compatible with the historic character of the
             Town.  Compatibility shall be created by preserving existing building's architectural style, existing building mass from
             the front, builiding height, building materials, front yard setbacks, and exterior features.
   
        c.  The proposed development does not increase the Town's or County's financial burden to pay for public facilities and
             services, or decrease the quantity or quality of those public facilities and services.
   
        d.  The proposed development preserves and enhances existing buffers to residential areas, and creates green buffering and
             landscaping to reduce the visual and noise impacts to surrounding properties, including those acrose the street.
   
        e.  The proposed development will further mitigate noise and visual impacts to surrounding residential areas by limiting
             outdoor displays to the main structure, employ low impact lighting, and limited hours of operation.
   
        f.  Parking to the rear shall be required, and pervious surface material shall be encouraged.
   
        g.  Re-zonings shall provide an agreement that will provide for the future a future shared parking area as depicted on the
             East Main Street Concept Plan.
   
3. Western District
   
   This district shall be located on the site that is presently known as Hill High Orchard which is west of town on the north side of Route 7 - Harry Byrd Highway.
   
   As this district may be annexed, the development must be a coordinated effort between the county and the town. It is expected that commercial activity would be contained within the structure, without negative modification as this site and building has historical and identity significance to both the town and the area.
   
   It is anticipated that the uses and merchants of this district shall provide goods and services that relate and recall Round Hill's agricultural past, its rural environment, outdoor recreation and stimulate the tourist trade for the surrounding area.
   
   Any additional structures or site work that may be considered must conform to guidelines and ordinances that will ensure compatibility to the existing building and surrounding area. They shall address site and building orientation, architecture, visual impact and view sheds, set backs, parking, landscaping and environmental issues. Sensitivity to this plan should be adhered to as this is considered a part of the town's western entrance and the final element as "The Gateway to the Blue Ridge Mountains".
   
   As primary access will continue from Route 7, additional studies, coordinated efforts with VDOT and improvements shall take place to avoid the introduction of a traffic light on a high speed road. A secondary access in keeping with the scale of existing roadways in town should be built to create an internal connection between the three districts.
   
   Specific Planning Policies for the Western District:
   
   1.  A paved pedestrian and bike trail may be developed between the Town and the West Destrict to provide pedestrian
        access.  The trail shall be designed in an environmentally sensitive way to minimize disruption to the semi-rural
        gateway areas and two stream crossings.
   
   General Policies for all Commercial Districts:
   
   1.  The Town will promote non-industrial, low to medium impact commercial, retail, profressional, and civic use as the planned 
        land use in all Commercial Districts.  Mixed use (residential and commercial) will be promoted in the Central District.
   
   2.  The Town does not support the creation of property associations for new development in the Commercial Areas.

C. Community Facilities Plan

A limited number of community facilities currently serving Round Hill are located within the existing town limits. These include Ford's Store which incorporates the Town Office (first floor) and a substation of the Loudoun County Sheriff's Department (second floor); the Round Hill Volunteer Fire and Rescue Department; and a well on 719 North which provides water to the Town. Facilities owned by the Town on outlying property include the Sewage Treatment Plant, and the small reservoir which serves as a water storage tank. Round Hill is also served by the County owned Round Hill Elementary School which includes an active use recreational area and the park at Sleeter Lake which is soon to be dedicated to the Town. Four wells on the Stoneleigh Development also provide water for the Town.

As Round Hill expands some community facilities will continue to be located within the existing Town while many will be located in area to be annexed. Those facilities remaining within the existing town will primarily be those that are compatible with the Historic and Conservation Overlay districts and those that add to the convenience, safety and enjoyment of the residents.

1. Community Buildings

   Ford's Store provides administrative and meeting space for the Town Government. As the Town expands it is expected that Ford's Store will continue to be the primary Town Office. Any expansion of facilities needed for this purpose will be located within the existing town and in close proximity to Ford's Store. While the town may need to utilize the second floor of Ford's Store, the town will encourage the Sheriff's Substation to continue to be located at another appropriate site within the existing town. The Volunteer Fire and Rescue Squads are housed in a renovated facility in the center of town. The Town will encourage the RHVFD to remain a presence in the town and will work with and support them in planning for any expansion of its facilities within areas annexed by the Town.

   In addition to providing a facility for the Town Office, the renovation of Ford's Store by the Town preserved this landmark and maintained the character of the neighborhood. Other buildings within the Historic Overlay District may be appropriate to house future town facilities such as offices, a visitor center or a library, etc. Buildings that have some historical significance as well as potential for serving the community are located on future land use map (V-3). The Town needs additional areas for town equipment and storage of town utility supplies. The site currently zoned LI-1 would be an appropriate site for a future town facility. Other areas may be evaluated as they are annexed by the Town.

2. Parks and Recreation

   The Town envisions passive use park sites within the corporate limits which would be convenient to neighborhoods and connect with pedestrian ways. These neighborhood parks would provide picnic areas, playgrounds and shelters for neighborhood or town centered activities. In addition to these parks, smaller pocket park areas should also be promoted. These may be located along trails, adjacent to town facilities or in buffer areas between different uses. The area behind Ford's Store is an example of this type of pocket park. These areas would be designed to contain benches or possibly limited picnic facilities. Both of these passive parks should rely primarily on pedestrian or bicycle traffic so as not to promote vehicle congestion or parking problems. Areas that the town may consider for parks are located on the future land use plan (V-4).

   A plan has been developed for the eleven (11) acre town park located on the northeast side of Sleeter Lake. The plan (map V-9) includes areas for swimming, non-power boating, picnicking, nature trails and camping. the abandoned historic dwelling located near this site may be restored and used as a park facility.

   Loudoun County Parks and Recreation has plans for the future development of Franklin Farm located east of Round Hill off of Route 7. This area will provide a multi-use recreational and athletic facility. Other recreational areas which may serve the community include the Stoneleigh Golf and Country Club and a thirty (30) acre active recreational community park located at the intersection of Routes 719 and 720 as proffered by Round Hill Associates (proffer #39). Proffer #38 of Round Hill Associates also identifies a seven (7) acre park on the northwest side of Sleeter Lake to be dedicated to the town for a nature preserve, allowing neither access by pedestrians or vehicles.

3. Schools

   Public schools will continue to be located outside of the current town limits. Proffer #70 of Round Hill Associates provides for a twenty (20) acre school site along the northeast quadrant of the circumferential road to be used for an elementary school. If Round Hill Elementary School is abandoned as a school site in the future, the Town should encourage its use as a community center.

4. Water

   Water is supplied to the Town from one well, owned by the town and located on Route 719 North, and by four other wells located outside of Town at the Stoneleigh Development. There are other potential well sties available on property to be annexed by the Town. The current and proposed sites are projected to meet the Town's future water needs.

   A covered cement reservoir is currently being used as a gravity flow storage tank. Water from the well system is pumped to this small reservoir as well as to another new water storage tank located on a hill in the Stoneleigh Development. This tank, along with the wells and water system at Stoneleigh, will be dedicated to the Town in the near future.

   As a condition of the utilization of future wells for the Town, studies shall be conducted to ascertain the impact of these new wells upon the existing Town water supply. Additional studies shall also be conducted around existing and new wells to determine the extent of well head protection needed to protect the water supply quality.

5. Sewer

   The Town's Sewage Treatment Plant has a capacity of 200,000 gallons per day. Expansion shall be adjacent to the existing plant. Total capacity of the plant is projected not to exceed 400,000 gallons per day. This expansion shall be environmentally sensitive and shall consider passive treatment methods as future maintenance costs are of a primary concern. The Town may consider evaluating additional methods for regulating the effluent water so that it is compatible to the stream water prior to its release. The Town shall establish and maintain a program to identify and correct inflow and infiltration (I&I) problems.

6. Recycling

   Town residents participate in a curbside recycling program. In addition, both Town and County residents utilize a temporary site which accommodates recycling containers. It is located just east of town off of Route 7. Proffer #65 of Round Hill Associates provides for a permanent recycling site to be dedicated to Round Hill. As part of the Town's recycling program, alternatives for yard waste recycling should be considered and a facility may be located at the town park at Sleeter Lake. The Town should promote an ongoing education program in conjunction with its recycling plan.

D. Transportation Plan

The existing local network of roads that serves the town has played a silent role in developing Round Hill's character. Its non-aligned intersections, narrow road beds with slight bends and sidewalk circulation pattern has enhanced pedestrian interface. The human scale, as it relates to the built environment, is enforced by the town's size and natural enclosures (trees and plantings). Vistas and social impacts are enhanced. Every effort shall be taken to maintain and enhance this existing network. Insensitive alterations will adversely impact a major element in the unique character and identity of Round Hill, the natural environment and the spirit of the comprehensive plan.

While maintaining the present scale of sidewalks and roadways, the existing transportation network will need to be expanded in developing neighborhoods and improved in the existing town. This will reduce potential congestion in the historic overlay district and make it safer for auto, bike and pedestrian traffic. In order to do this, the town shall maintain a working relationship with VDOT. Participation in all long-range planning for construction changes to all state-controlled transportation ways in the town and surrounding area will be required. Improvements of particular concern shall include major roadways, storm water run-off and its management, site impairments, signage, lighting, sidewalk design, pedestrian ways and parking.

1. Roadways

   In order to avoid traffic congestion in the historic overlay district, a circumferential road should be built. This road shall serve as a collector road, having limited access from new development. Furthermore, town access should only be available at Main and Loudoun Streets and the road should provide convenient access to Harry Byrd Highway. As a result of the anticipated function and need, this road will be out of character for the town. Special care and attention shall be given to its design. the overall design shall be people and environmentally sensitive, establishing its own non-obtrusive character. It is anticipated that the road shall be of modern-day construction and meet all appropriate VDOT requirements. It should include landscaped medians and be properly buffered from the conservation overlay district. It shall incorporate a pedestrian network that connects parks, schools, commercial districts and residential neighborhoods with the town's center. The town entry gateways shall be preserved and enhanced and this roadway will not have a negative impact upon its image.

   In order to avoid traffic congestion in the historic overlay district, an entrance and exit ramp may be required at New Cut Road. this intersection shall serve solely as a means of connecting commuter traffic from the south of town directly to the highway.

   Harry Byrd Highway is a major transportation element in the Round Hill Planning Area, as well as a factor in its future growth. In order to achieve maximum design safety prior to the realization of area growth, the town shall place priority on working in association with surrounding jurisdictions and VDOT to complete the additional two lanes. The road construction will result in completing the divided highway through Loudoun County. This will eliminate the threat of on-coming traffic and facilitate the anticipated volume of traffic. Due to the highway being adjacent to the conservation and historic overlay districts, screening, buffering and noise mitigation shall be constructed. They shall be designed to protect the image and character of Round Hill from the intrusion of the highway, as well as for the health, welfare and safety of its citizens.

   The intersection at the western end of town will require additional studies as an East-West entrance/exit overpass is needed. In designing this intersection the existing roads should be realigned so that West Loudoun Street directly accesses the Western Commercial District. In doing so, direct highway access to the district may be eliminated avoiding a hazardous existing condition.

   The town will continue to encourage the county and VDOT not to permit any future subdivision direct access to Harry Byrd Highway without appropriately designed entrance and exit lanes within the greater Round Hill planning district.

   The town envisions that all future utility service for points west shall be routed along the highway or other adequate right-of-way. This will eliminate additional overhead lines passing through the historic overlay district and alleviate visual clutter. Further, it will remove danger to pedestrians, resolve maintenance and access problems and stop the further degradation of the existing tree canopy.

2. Pedestrian Ways

   The pedestrian ways in and around Round Hill will be comprised of both sidewalk and trail networks. These networks, as they serve different functions and needs, are to be separate as they transverse neighborhoods. Points at which these networks meet should be limited, easily recognizable with identifying features and well buffered from the adjoining neighborhood.

   The sidewalk network will serve as a means for pedestrians to circulate through town and the residential neighborhoods. They should be made of a hard, permanent surface that is safe, dry and barrier-free. They are to be designed and maintained to be carefully integrated with the roadway and highly visible to all vehicular traffic. Further, they should be adequately shaded from the summer sun, as well as sensitive to the scale and function of the area it is transversing. In order to maintain the existing circulation pattern and its character, sidewalks shall remain on one side of the street, with improvements made allowing for direct crossing from one sidewalk block to the next. In addition, studies shall be conducted and guidelines established to improve the appearance and function through the Historic Overlay District.

   The trail network will serve as a means of pedestrian recreation on foot or bicycle around town. There should be isolated connections to the sidewalk network, recreation areas, commercial districts as well as regional parks and trail systems. This network shall be designed and maintained as a hard, permanent surface that is safe and barrier-free. This network is intended to also promote a tourist trade. Therefore, its design must be compatible with the surrounding natural environment, the vision of this comprehensive plan and the identity of Round Hill. The design should incorporate area and space to provide adequate shade from the summer sun, natural screening and buffering so that its use is not intrusive to the adjacent residential neighborhood. It should allow for small scale pocket parks, as well as a parallel bridle path. Since this network will cross vehicular traffic, safety controlled, visible and aesthetically sensitive overpasses or underpasses shall be constructed at all highway and circumferential road crossings. At all other locations, highly visible grade crossings will be used in conjunction with other appropriate devices in relationship to the vehicular traffic and speed.

3. Parking

   Promotion of a tourist trade, coupled with the anticipated growth within the planning area, will require additional public parking in conjunction with those required by ordinances. Accommodations will need to be made for commuter car pool parking, pedestrian trail users and additional spaces designed to encourage further pedestrian traffic in the Central Business District. As space is at a minimum adjacent to the Central District, the town will encourage multi-use lots at non-conflicting hours, or other creative means of increasing parking. The town will further pursue parking capabilities within the existing town.

   As proffered in the approved zoning application #89-04, commuter car pool parking will be located in the Eastern Commercial District. In locating and designing this lot, it is suggested that is should be physically separated but accessible to the district's parking lot or shops. This will discourage use of the commuter lot by shopping traffic. In order to maximize this lot's use it should be made accessible to the trail network, enabling it to be used during off hours for that purpose. Similar design approaches may be desirable in the Western Commercial District and park areas as well.

   Parking lots should be effectively landscaped with trees and low shrubs in order to reduce its visual impact, glare, headlights and general lighting as well as the expanse of asphalt. In addition they should be adequately shaded with trees to reduce the amount of reflective heat. The construction should be a hard, permanent surface that is safe, dry and barrier free. However, where appropriate and as determined by function, usage and maintenance, a porous surface may be used increasing on site retention for plant material and ground water as well as reducing run off.

4. Storm Water Management

   In conjunction with roadway and sidewalk design, studies should be conducted developing stormwater management policies for the town. In establishing these policies the town will eliminate hazardous roadside ditches, prevent street and sidewalk flooding as well as protect local streams from becoming contaminated from run off. All policies and standards should be environmentally sensitive in its function, design and construction.

E. Conservation District Plan

A conservation overlay district located within the existing town shall be established safeguarding and protecting the character, identity and heritage of the town and the county. It is also intended to stabilize and promote improved property values, promote and foster civic pride and beauty, improve and strengthen the town economy, and promote the use for educational, welfare and pleasure of the residents and visitors.

It is anticipated that this district will not place an undue hardship on the owners, only stimulate alternate solutions through design standards and ordinance that maintain the architectural, natural, historical an aesthetic qualities of Round Hill. All new construction and alterations shall be subject to reviews and approval maintaining the district character.

These standards shall address man made and natural features such as scale, proportion, architectural styles, height, details, materials, roof lines, entry ways, landscaping, screening and buffering, preservation as well as the visual impact upon approach.

F. Historic District Plan

Historic Overlay Districts is to be included as a component of the zoning ordinance and will be superimposed over existing zoning classifications. This district is applied to properties that are historically significant as determined by research and registration. The primary purpose is preservation of these historic resources through the application of appropriate standards and criteria. Properties in close proximity of historic buildings are controlled as well to establish compatibility and continuity of character. Prerequisites of these ordinances include the establishment of a historic advisory commission that is responsible for the research and placement of historic resources on the comprehensive plan and an architectural review board which acts on individual application within the district for renovation, remodeling, etc.