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                                     Acknowledgements
        This project was funded in part by grant funds from the Chesapeake
        Bay Local Assistance Department. The cover graphics was taken from
        the VIMS special Scientific Report No. 80.
        This publication was funded, in part, by the Virginia Council on
        the Environment's Coastal Resources Management Program through
        Grant # NA90AA-H-CZ796 of the National Oceanic and Atmospheric
        Administration under the Coastal Zone Management Act of 1972 as
        amended.



















































                             US T),-@nartment of commerce
                             VO'@I Coaotal scrvicas center Library
                             2234 South Hobson Avenue
                             CharlGston, SC 29405-2413













                                  Acknowledgements

         This project was funded in part by grant funds from the Chesapeake
         Bay Local Assistance Department. The cover graphics was taken from
         the VIMS special Scientific Report No. 80.















                                        CITY OF FREDERICKSBURG
                                   COMPREHENSIVE PLAN - BAY ELEMENT


                 INTRODUCTION


                 Plan Justification


                 The Chesapeake Bay has been a major focus and driving force in the
                 development of Virginia. The Bay and its tributaries have over the years,
                 provided a center for economic development for fisheries and/or shipping.
                 As the Bay watershed developed, increased land disturbance to accommodate
                 growth demands resulted in increases in sediment entering streams. These
                 loadings are well beyond the natural loading rate. The sediments smother
                 submerged aquatic vegetation, fish nursery areas and oyster beds.
                 Increases in point source pollutants and stormwater runoff to the Bay
                 system has degraded water quality to the point that the Bay can no longer
                 support all the demands placed on it and remain "healthy".

                 The Commonwealth of Virginia adopted legislation developing a cooperative
                 State/local program to improve the quality of the water that enters the
                 Chesapeake Bay system. The Chesapeake Bay Preservation Act (The Act) and
                 VR 173-02-01, "Chesapeake Bay Preservation Area Designation Management
                 Regulation" (Regulation) approach to water quality improvement is through
                 proper land use management. Section ï¿½10.1-2100 of the Act states that "A
                 healthy State and local economy and a healthy Chesapeake Bay are
                 integrally related, balanced economic development and water quality
                 protection are not mutually exclusive".     The protection of the public
                 interest in the Chesapeake Bay, its tributaries and other State waters and
                 the promotion of the general welfare of the people of the Commonwealth
                 require that:

                 1.    the localities "of Tidewater Virginia incorporate general water
                       quality protection measures into their comprehensive plans, zoning
                       ordinances and subdivisions ordinances;" and
                 2.    establish programs that "define and protect lands, hereinafter
                       called Chesapeake Bay Preservation Areas, which if improperly
                       developed may result in substantial damage to the water quality of
                       the Chesapeake Bay and its tributaries" (Source - The Act-pg. 239)

                 The regulations developed by the Chesapeake Bay Local Assistance
                 Department, under the Chesapeake Bay Preservation Act, require local
                 governments to develop local Chesapeake Bay protection programs.        The
                 purpose of the Chesapeake Bay preservation regulations ... "is to protect
                 and improve the water quality of the Chesapeake Bay, its tributaries and
                 other State waters by minimizing the effects of human activity upon these
                 waters and implementing the Act"(Source - Regulation pg. 1).            The
                 Chesapeake Bay Protection Regulation establishes criteria that localities
                 within the defined Tidewater area shall use to identify and determine the
                 location of the Chesapeake Bay Preservation Areas. These  regulations also
                 set forth the requirements and criteria that the local governments must
                 incorporate into their comprehensive plans, zoning        ordinances, and
                 subdivision ordinances to protect the water quality of Virginia waters
                 pursuant to Sï¿½10.1-2109 and 10.1-2111 of the Chesapeake   Bay Preservation
                 Act.


                 In accordance with Part II S2.1 of the Regulation, local  governments must
                 develop programs that working in conjunction with State water quality
                 programs, encourage and promote: "(i) protection of existing high quality
                 State waters and restoration of all other State waters to a condition or
                 quality that will permit all reasonable public uses and will support the
                 propagation and growth of all aquatic life, including game fish, which
                 might reasonably be expected to inhabit them; (ii) safeguard the clean
                 waters of the Commonwealth from pollution; (iii) prevention of any


                                                                               171











                 increase in pollution, (iv) reduction of existing pollution, and (v)
                 promotion of water resource conservation in order to provide for the
                 health, safety and welfare of the present and future citizens of the
                 Commonwealth". (Source - Regulation - pg.4)

                 As mandated by 52.2 of the State Bay Protection Regulation, local
                 governments must adopt a program with the following elements:

                 1.     A delineation map of Chesapeake Bay Preservation Areas.
                 2.     Comprehensive Plan or revisions to the existing plan which at a
                        minimum incorporates the mandated Chesapeake Bay Protection Program.
                 3.     Zoning, subdivision and erosion and sediment control ordinances that
                        "incorporate measures to protect the quality of State waters in the
                        Chesapeake Bay Preservation Areas" (Source Regulation - pg. 4) and
                        meet the criteria set forth in Part IV of the State regulation.

                 The Chesapeake Bay Preservation Areas are broken into two categories.
                 These are Resource Protection Areas (RPAs) and Resource Management Areas
                 (RMAs). The Resource Protection Areas are considered to have "intrinsic
                 water quality value due to the ecological and biological processes they
                 perform or are sensitive to impacts which may cause significant
                 degradation to the quality of State waters". (Source - Regulation - pg. 3)
                 "In their natural condition, these lands provide for the removal,
                 reduction, or assimilation of sediments, nutrients and potentially harmful
                 or toxic substances in runoff entering the Bay and its tributaries, and
                 minimize the adverse effects of human activities on State waters and
                 aquatic resources" (Source - Regulation -pg. 5). In accordance with the
                 Regulation these Protection Areas shall consist of those lands that are
                 considered sensitive and are at or near the shoreline and possess
                 intrinsic water quality value. As stated by the regulation, these areas
                 shall  be composed of the following land features:

                 111.   Tidal wetlands;
                  2.    Non-tidal wetlands connected by surface flow and contiguous to tidal
                        wetlands or tributary streams;
                  3.    Tidal shores;
                  4.    Other lands (authority given under part ï¿½3.2A of the State Bay
                        Protection Regulations);
                  5.    A buffer area not less than 100 feet in width located adjacent to
                        and landward of the components one through four identified above,
                        and along both sides of any tributary stream. 11 (Source - Regulation
                        pg. 5)

                 In addition, every Resource Protection Area (RPA) must be accompanied by
                 a Resource Management Area (RMA) . These RMA lands if "improperly used or
                 developed,    have the potential for causing significant water quality
                 degradation or may diminish the functional value of the Resource
                 Protection Area,, (Source - Regulation - pg.6).     The RMA lands shall be
                 designated contiguous to and landward of the designated RPA boundary. The
                 RMAs must be of a size that provides significant water quality protection.
                 When designating the Resource Management Area, the local government may
                 consider for inclusion into these areas the following features:

                 "l.    Floodplains;
                  2.    Highly erodible soils, including steep slopes;
                  3.    Highly permeable soils;
                  4.    Non-tidal wetlands not included in the Resource Protection Area;
                  5.    Other lands under the provisions of subsection A of ï¿½3.3a of the
                        regulation that are considered necessary to protect water quality"
                        (Source - Regulation - pg. 6).




                                                   2










                 A third area of designation which is an option for local governments is
                 the designation of Intensely Developed Areas (IDAs). These are areas of
                 concentrated development within the RPA. These areas must comply with the
                 re-development criteria set forth in Part IV of the State's Bay Protection
                 Regulation. Lands designated as IDAs may be exempt from the requirements
                 for the establishment of a buffer area. However, "local government shall
                 give consideration to implementing measures that would establish the
                 buffer in these areas over time in order to maximize water quality
                 protection, pollution removal and water resource conservation" (Source -
                 Regulation - pg. 11).

                 Intensely Developed Areas may be designated in areas when at least one of
                 the following conditions exist:

                 "l.    Development has severely altered the natural state of the area [of
                        the entire IDA] such that it has more than 50% impervious surfaces;
                  2.    Public sewer and water is constructed and currently serves the area
                        by the  effective date.    This condition does not include areas
                        planned for public sewer and water;
                  3.    Housing density is equal to or greater than four dwelling units per
                        acres." (Source - Regulation - pg 6)

                 In accordance  with the Chesapeake Bay Preservation Act, the information
                 contained herein describes how the City's Chesapeake Bay Program was
                 developed, justifies the designation of Chesapeake Bay Preservation Areas,
                 and provides statements on the City's goals and policies regarding the
                 implementation and management of the City's Chesapeake Bay Protection
                 program.

                 Background

                 The City of Fredericksburg straddles the Fall Line where the Piedmont
                 Plateau joins the Coastal Plain and the Rappahannock River changes from a
                 non-tidal to a tidal river. The City, like many cities, grew as a port
                 town and its location was strategic for the shipping and trading of
                 products, crops, etc. The City of Fredericksburg continues its function
                 as a growth center. Over the last decade the City has experienced a 24%
                 population increase resulting in land use changes and urbanization of
                 vacant City areas. This trend is expected to continue with planned mixed-
                 use development within the newly annexed areas of the City.
                 The change of land use occurring State-wide, and to a large extent in the
                 Chesapeake Bay watershed, is accompanied by increases in Nonpoint Source
                 (NPS) pollution, point source discharges, stormwater runoff, and sediment
                 loadings.    These changes have negatively impacted the Bay and its
                 tributaries. Impacts have been costly to the Commonwealth of Virginia,
                 both in the loss or substantial reduction of economically important living
                 resources; e.g. oysters and their habitats; and dollars spent on Bay
                 Protection and Research. Millions of dollars have been spent to study how
                 the Bay has been impacted, how to restore the Bay and how to implement the
                 necessary studies and protection programs.
                 The Chesapeake Bay Act, adopted by the General Assembly in 1988, requires
                 localities within "Tidewater Virginia" (as defined in the Bay Protection
                 Act) to develop Chesapeake Bay protection programs that protect and
                 improve water quality.    The Bay program compliments many of the City's
                 environmental management initiatives such as its stormwater management,
                 wetland, erosion and sediment control and floodplain protection programs.
                 The City recognizes the value of the Rappahannock River to the health of
                 the Chesapeake Bay and to the City.




                                                                                  'i ;Ik
                                                   3










                 The City of Fredericksburg relies totally on the Rappahannock River for
                 its drinking water.     The River is also a focus of City recreational
                 activities and aesthetic features.    Therefore, it is the desire of the
                 City of Fredericksburg to preserve the Rappahannock River and those
                 natural features that protect the river; e.g forested buffers, wetlands,
                 etc. Also, as part of the City's Bay protection program it is desirable
                 to avoid impact on the Rappahannock River from improper use of various
                 natural features; e.g. steep slopes, highly erodible soils, etc.
                 Environmental protection and growth are not mutually exclusive and
                 appropriate and necessary environmental protection can be successfully
                 implemented as the City develops.         Goals and objectives for the
                 implementation of the city's Chesapeake Bay Protection Program are as
                 follows:

                 Goals:             1.    To protect the natural environment (particularly
                                          the environment);
                                    2.    To promote water quality protection initiatives;
                                          and
                                    3.    To   implement   the   State's   Chesapeake     Bay
                                          Protection mandates.

                 Objectives: 1.     To require site plan identification of environmentally
                                    sensitive areas including Chesapeake Bay Protection
                                    Areas;
                                    2.    To avoid environmentally sensitive features to
                                          the maximum extent possible;
                                    3.    To minimize unavoidable environmental impacts;
                                          and
                                    4.    To promote responsible growth and development

                 DESIGNATION OF CHESAPEAKE BAY PRESERVATION AREAS (CBPAs)

                 The City of Fredericksburg, in accordance with State regulation, has
                 developed and implemented a Chesapeake Bay Protection Program. CBPAs are
                 considered to have potentially significant influences on the water quality
                 of area streams, the Rappahannock River and the Chesapeake Bay. The CBPAs
                 must be classified as either Resource Protection Areas (RPAs) or Resource
                 Management Areas (RMAs), each of which must be identified and mapped based
                 on natural features.







                 Identification of CBPAs

                 The Chesapeake Bay Preservation Areas were identified and mapped using
                 both table-top and field identification techniques. The first step was to
                 examine the City's environmental characteristics based on existing map
                 resources and City studies.

                 The City of Fredericksburg is approximately 10.5 square miles in area.
                 The area annexed by the City in 1984, herein known as the new City area,
                 can be characterized as having flat ridges with moderate to steep slopes.
                 The coastal plain, the area east of 1-95, is generally flat to gently
                 rolling with low to moderate slopes and relatively broad flat areas. The
                 elevation of the City is between 280 feet above sea level to less than 10
                 feet above sea level along the tidal portion of the Rappahannock River.
                 The City is drained by a number of streams and the VEPCO Canal. only one
                 of the streams, Hazel Run, is classified as perennial thus falling into
                 the Bay's classification as a tributary stream. These streams along with
                 Smith Run and the VEPCO Canal are the primary water channels that carry

                                                   4











                 excess stormwater and runoff to the Rappahannock River.

                 The Chesapeake Bay Protection Regulation requires the Use of tributary
                 streams (i.e. perennial streams) in identifying the Chesapeake Bay
                 Preservation Areas.    Therefore, a strategy of dividing the City into
                 significant watersheds was used to identify and map the City's Chesapeake
                 Bay Protection areas. The City's Comprehensive Stormwater Management
                 Facilities Plan (1989)  identifies six major drainage basins. Theses sub-
                 basins and the total   area of the City making up these basins are as
                 follows: Hazel Run (49%) (this includes Smith Run), Kenmore Flume (11%),
                 Fall Quarry Run (7%), VEPCO Canal (8%), Deep Run (9%) and the Rappahannock
                 River (16%).

                 Using the City stormwater management plan, 7.5 minute U.S.G.S. topographic
                 maps and national wetlands inventory maps, a preliminary identification of
                 RPA areas was conducted. These areas were "ground truthed" and verified.
                 From existing maps and field data, RPA overlay maps were created for the
                 City base map at a scale of 111:1000'. (See composite map in Appendix


                 The CBPAs as depicted in the composite map are comprised of RPA lands and
                 RMA lands each of which can be further divided into specific
                 environmentally significant lands. The Chesapeake Bay Protection Act is a
                 water quality act that attempts to protect Tidewater Virginia waters
                 through land use management.       The Act and Virginia Chesapeake Bay
                 Protection



                 Regulation recognize the importance of various land feature in water
                 quality protection and the potential impact if disturbed or improperly
                 developed.

                 Resource Protection Areas

                 Under the Chesapeake Bay Protection Regulation, Tidewater communities
                 must, at a minimum, identify and locate all perennial streams as depicted
                 on the most recent U.S.G.S. 7.5 minute topographic quadrangle map (solid
                 blue line). These streams, known as tributary streams, are to serve as
                 the base line from which the Resource Protection Areas are to be
                 identified. Using the Fredericksburg Quadrangle (1984) and Salem Church
                 Quadrangle (1978), the City has designated the Rappahannock River and
                 Hazel Run as tributary streams. These tributaries are regulated by the
                 State Water Control Board. Under the Chesapeake Bay Act, lands adjacent
                 to these tributary streams are regulated by the Chesapeake Bay Local
                 Assistance Department. These lands may significantly influence the water
                 quality if disturbed.

                 Tributary streams are considered to be the most significant potential
                 transporters of sediments, nutrients and pollutants to the Chesapeake Bay.
                 Therefore, land use management along these designated tributary streams
                 will occur in a manner that will reduce the levels of sediments,
                 stormwater runoff, and nutrients entering the tributary streams. This may
                 be accomplished through appropriate control measures such as BMPs,
                 setbacks, erosion and sediment control practices, and avoidance; e.g., do
                 not remove the naturally forested buffer area. (see Appendix

                 The Resource Protection Areas must be defined from the shoreline of the
                 Tributary Streams and must include:

                 1.    Tidal shoreline
                 2.    Tidal wetlands
                                                                                 Wt

                                                  5










                  3.    Non-tidal wetlands (connected by surface hydrology to tributary
                        streams or tidal wetlands)
                  4.    100 foot buffer (this buffer surrounds the landward edge of the RPA
                        as defined by items 1-4).

                  1.    Tidal Shoreline overlay

                        The tidal shoreline has been defined in accordance with ï¿½3.2 (b)(3)
                        of the Chesapeake Bay Protection Regulation as the area between mean
                        low water mark and 1.5 times mean high water. The City's designated
                        tidal shoreline consists of tidal shorelines as identified on the
                        National Oceanic and Atmospheric Administration (NOAA), Nautical
                        Chart 12237.    The NOAA maps only identify tidal shore along the
                        Rappahannock River from the mouth to a point just above Scott's
                        Island. The tidal river and the tidal shoreline extend to the Fall
                        Line, the area where Route 1 crosses the Rappahannock River. The
                        tidal shore line between Scotts Island and the Fall Line has been
                        identified and mapped using the National Wetlands Inventory Map
                        (Fredericksburg Quadrangle 1977) which identifies water with tidal
                        influence, therefore, from these maps tidal shorelines may be
                        identified and the 7.5 minute U.S.G.S. Topographic Quadrangle
                        (1984).

                        One of the City's management goals is to avoid disturbance of tidal
                        shorelines. Activities on tidal shorelines that may be approved by
                        the City include water dependent activities, as permitted by the
                        State regulations, and shoreline stabilization activities. (see
                        Appendix

                  2.    Tidal Wetlands Overlay

                        Wetlands are known to function in many ways.        They may provide
                        habitat for plants and animals; control stormwater runoff; provide
                        a point of nutrient and detrital (decayed plant matter) exchange
                        that supports the food chain and protect water quality. Wetlands
                        affect water quality in many ways, one of which is to remove
                        sediments and nutrients.

                        As required by Section 3.2(b)(1) of the State's Bay Protection
                        Regulation, the City has identified and mapped vegetated and non-
                        vegetated wetlands at a Scale of 11, = 10001. For the purposes of
                        this program, and in accordance with section 62.1-13.2 of the Code
                        of Virginia, as amended, vegetated tidal wetlands are "all that land
                        lying between and contiguous to mean low water and an elevation
                        above mean low water equal to the factor 1.5 times the mean tide
                        range".    The definition for tidal wetlands, noted in the same
                        section of the code, provides an exhaustive list of vegetation that
                        would qualify the tidal wetland as vegetated if any of the plants
                        were established prior to July 1,1972. Using the Virginia Institute
                        of Marine Sciences (VIMS) Spotsylvania and Caroline County Inventory
                        (1979 and the NWI maps - Fredericksburg Quadrangle (1977) tidal
                        wetlands were mapped.       (See Appendix "A" for description of
                        wetlands.)

                        These wetlands are considered to have high values in productivity;
                        water fowl and wildlife use; e.g. fish spawning, nursery areas, etc.
                        In addition, these wetlands are considered to have high values as
                        erosion inhibitors and are valued as important components of natural
                        shoreline stabilization. The VIMS Special Report No. 167 recommends
                        that these types of wetlands should be preserved.            All land
                        development or wetland altering activities will be prohibited unless
                        they are water dependent and within the planning design of the City.

                                                    6
                                                                              n.











                          Any activity will require appropriate permits. The preferred Use
                          alternative would be the avoidance of these wetlands, and if this is
                          not possible then steps should be taken to minimize all potential
                          impacts.

                  3.      RPA Non-Tidal Wetlands Overlay

                          In addition to tidal wetlands, Section 3.2(B)(2) of the Chesapeake
                          Bay Preservation Area Regulation requires that non-tidal wetlands
                          connected by surface flow and contiguous to tidal wetlands and/or
                          tributary streams must be designated and mapped as RPAB.               The
                          operational definition of the non-tidal wetlands is that promulgated
                          In the Federal Clean Water Act 33 CFR 328.3(b) 1986. These wetlands
                          are defined as:


                                "Those    areas   that    are   inundated     or
                                saturated by surface or ground water at a
                                frequency    and   duration    sufficient     to
                                support, and that under normal conditions
                                do support, a prevalence of vegetation
                                typically adapted for life in saturated
                                soil conditions."

                          The National Wetland Inventory maps of the Fredericksburg Quadrangle
                          (1984), the Salem Church Quadrangle and site visits were used to
                          identify the wetlands to be included as part of this RPA land.
                          Other information used to support those non-tidal wetlands
                          identified as RPA features includes the hydric soils maps prepared
                          by the Information Support Systems Laboratory at Virginia
                          Polytechnic Institute and State University (VPI) for CBLAD and the
                          Virginia Department of Conservation and Recreation (VDCR) .           (See
                          Appendix "A" for description.)


                          If development occurs near these lands, all steps must be taken to
                          avoid wetlands and implement appropriate protection features; e.g.,
                          silt fencing, etc. If these wetlands cannot be avoided in regard to
                          exempted activities (See Sections 4.2 (10) and 4.5 of VR 173-02-01
                          Chesapeake Bay Preservation Area Designation and Management
                          Regulation) and water-dependent activities, appropriate permits must
                          be obtained prior to disturbance. In addition, appropriate wetlands
                          restoration and/or mitigation measures should be implemented as
                          feasible.


                   4.     RPA Buffer


                          As required by the State's Bay Protection Regulation the RPA must
                          have a 100 foot buffer around its perimeter and is designed to
                          protect the sensitive RPA lands. The 100-foot "Buffer" will be part
                          of the RPA land.



                          Resource Management Areas

                          The Resource Management Areas (RMAs) are those lands that "if
                          improperly used or developed, have a potential for causing
                          significant water quality degradation or for diminishing the
                          functional value of the Resource Protection Area" (Source -
                          Regulation - pg.6). Within the RMAs, development is not prohibited.
                          On the contrary, development may proceed, however, there are
                          requirements for more responsible or cautious development practices
                          within these areas. Examples of the more cautious development       as  it


                                                       7











                       pertains to RMA designation are as follows, a site development plan
                       and erosion and sediment control plan must be developed and
                       implemented for a land disturbance of 2,500 square feet or more. In
                       addition, post development runoff should not increase. Requirement
                       for development in the RMA lands may be found in Part IV of the
                       Regulation and in the City's Chesapeake Bay Overlay Zoning
                       Ordinance.


                       The lands that have been targeted for inclusion in the RMA are those
                       that are sensitive to any disturbances especially removal of natural
                       vegetation. These Preservation Areas include the following:

                       1.     Floodplains;
                       2.     Highly permeable soils;
                       3.     Highly erodible soils, including steep slopes;
                       4.     Non-tidal wetlands not included in the Resource Protection
                              Area.
                       5.     Other Lands


                 1.    Floodplains

                       The City has adopted a Floodplain Overlay District. This district
                       has been created to protect the portions of the City that are
                       subject to periodic inundation due to floods. The purpose of the
                       City's Floodplain Overlay District is to maintain community safety
                       from floods; to protect against loss of life, health and property;
                       to preserve and protect floodplains; and to require appropriate
                       construction practices to minimize flood damage.      Development in
                       the floodway is typically prohibited since it could increase flood
                       heights and potentially restrict the flood water's passage through
                       the Rappahannock River. To reduce or eliminate human safety hazards
                       and potentially adverse environmental impacts, the City prohibits
                       any development within portions of the 100 year floodplain without
                       the issuing a special use permit by the City Council.

                 2.    Highly Permeable Soils

                       Soils transmit water both vertically and horizontally. Water in the
                       soils eventually enters the ground water and/or the surface water.
                       Highly permeable soils also do not allow for proper natural
                       treatment of water before it enters the ground water and/or surface
                       water. In accordance with the Chesapeake Bay Protection Regulation
                       highly permeable soil are considered to have a "permeability equal
                       to or greater than six inches of water movement per hour in any part
                       of the soil profile to a depth of 72 inches" (Source - Regulation -
                       pg. 2).

                       Within the "new City areas" much of the highly permeable soils lie
                       near the Rappahannock River. In all the "highly permeable areas",
                       mapped and not mapped (in the old City area), the development of
                       infiltration BMPs and septic facilities should be avoided. soils
                       analysis should be performed to determine permeability and soil
                       suitability for the desired use.        In addition, pesticide and
                       herbicide application or any chemical application in areas of high
                       permeability could potentially contaminate the ground water or
                       surface water and should be avoided.

                 3.    Highly Erodible Soils and Steep Slopes

                       For the purpose of this plan and in conformance with the Regulation:
                       VR 173-02-01 Chesapeake Bay Preservation Area Designation and
                       Management Regulations "highly erodible soils are defined    as Soils


                                                   8










                         with an erodibility index (EI) (See Appendix "B") from sheet or rill
                         erosion equal to or greater than eight". These soil types that are
                         adjacent and/or contiguous to an existing RPA should be included in
                         the RMA designation.

                         In the areas where a soil survey does not exist, a soils analysis
                         would be desirable.    Development is not prohibited in areas that
                         meet the RMA criteria.     Rather, the RMA designation will require
                         that appropriate erosion and stormwater management controls be
                         implemented and a site plan be submitted to the City if 2500 square
                         feet or greater of land disturbance is proposed.

                         Slopes can greatly influence the magnitude of erosion and soil loss.
                         For the purpose of the City's comprehensive planning and
                         environmental protection goals, steep slopes in the CBPAs are
                         considered to be greater than 15%.       The 1981 Comprehensive Plan
                         Update states that in areas with less than 5% slope there is little
                         to no development problem.     However, the 1981 Plan Update states
                         that development on slopes between 5% and 15% becomes difficult and
                         slopes over 15% are exceedingly difficult and may be generally not
                         developable. Such steep and moderate slopes are located throughout
                         the new City area.       Due to the impacts associated with the
                         disturbance of steep slopes, the City does not encourage development
                         on slopes over 20%.

                  4.     RMA Non-tidal Wetlands

                         The Chesapeake Bay Local Assistance Department Information Bulletin
                         6 (Appendix "B") and the Chesapeake Bay Regulation requires that
                         wetlands as defined in the Federal Manual and located on and
                         contiguous to perennial streams be identified as Resource Protection
                         Areas.   It is believed that these features are environmentally
                         sensitive and crucial to water quality protection. The streams that
                         are located on intermittent streams or are isolated may also serve
                         a significant role in water quality protection.

                         Whether or not a wetland is contiguous to a perennial stream,
                         intermittent stream or isolated, non-tidal wetlands often play a
                         role in water quality protection; i.e. sediment and nutrient
                         removal; critical habitats, ground water recharge and stormwater
                         runoff peak shavings.    The City is concerned with the cumulative
                         impacts associated with the loss of the City's and State's non-tidal
                         wetland features. To maximize the amount of the developable land
                         the City has identified wetlands on intermittent streams or isolated
                         wetlands as RMA features. These wetlands will be protected through
                         the implementation of stricter erosion and sediment control and
                         stormwater management requirements associated with the Chesapeake
                         Bay Protection Regulation. In addition, the City discourages the
                         use of land area that could be classified as a jurisdictional
                         wetland under the Federal Manual (those wetlands that the U.S. Army
                         Corps of Engineers regulate).        Prior to any land disturbing
                         activities in these wetland areas appropriate permits must be
                         obtained from the U.S. Army Corps of Engineers and presented to the
                         City.   The City encourages that caution be taken and potential
                         development be altered to avoid soils that have any aquatic regime
                         (see Appendix "B").

                  5.     Other Lands RMA

                         Although the City has designated Smith Run as an RMA area, this
                         stream possesses the characteristi      'cs which may warrant its
                         designation as a RPA.    Using the Fredericksburg (1984) and       Salem

                                                     9
                                                                              ID RR,










                        Church (1978) U.S. Geological Survey 7.5 minute topographical maps,
                        and site visits, the stream was determined to serve as a major
                        conduit for water drainage and is potentially a significant
                        transporter of pollutants from the City to Hazel Run. Smith Run and
                        its unnamed tributary are approximately 2.5 miles long and drain a
                        watershed of approximately 1090 acres. Although Smith Run and its
                        tributary are only intermittent streams, they are responsible for
                        draining approximately 1/6 of the City's total land area.

                        The lands which drain to Smith Run can be characterized typically as
                        intensely developed, but its eastern and western boundaries are
                        relatively undisturbed. In the City's 1989 Comprehensive Stormwater
                        Management Facilities Plan, Smith Run is characterized as having
                        high runoff due to relatively steep slopes (20%) and relatively
                        impermeable soils.      Through hydrological modeling projections
                        indicate that peak f 1OWB could increase by 40 to 60 percent as a
                        result of future development. Field investigations have confirmed
                        that high stormwater runoff activities exist and is evident from
                        sites with aggressive stream bank erosion.

                        The City considers Smith Run as a significant stream worthy of
                        protection since it discharges to Hazel Run.        The RADCO report
                        "Rappahannock River Urban Nonpoint Source Pollution An Analysis of
                        Potential Impact on Water Quality" (1986) has identified Hazel Run
                        as one of the top three contributors of sediment and nonpoint source
                        pollution to the Rappahannock River within the RADCO area. Also,
                        the Fredericksburg Comprehensive Stormwater Management Facilities
                        Plan (1989), identifies that Smith Run contributes 1/3 of Hazel
                        Run's peak flow during a single storm event giving credence to the
                        need to protect Smith Run and its tributary.

                        Based on the City's desire to protect Hazel Run and to manage
                        stormwater runoff and flows to Hazel Run, the City of Fredericksburg
                        has identified Smith Run as an RMA stream and a 250-foot area on
                        either side of the stream has been designated an RMA. This provides
                        for a total of 500 feet of RMA area around Smith Run. Within the
                        RMA features of the Smith Run watershed, as with all RMA lands, land
                        development activities may occur but development must incorporate
                        BMP's and other appropriate water quality protection measures when
                        projects are equal to or greater than 2500 square feet of land
                        disturbance. In addition, the criteria established by the State Bay
                        Protection Regulation must be met.

                        It is the City's intention, through the designation of Smith Run as
                        a RMA, to reduce the amount of sediments and nutrients entering
                        Hazel Run and the Rappahannock River.       This designation is also
                        designed to reduce erosive activities within the stream channel; to
                        set land disturbing activities away from the stream, and to
                        encourage the reduction of NPS pollutants in a non-structural
                        manner. In addition to water quality protection and stormwater
                        management, this type of management of Smith Run will hopefully
                        provide a fairly continuous natural stream corridor through the City
                        to the Rappahannock River.

                        As with the RPA classification, the City has the flexibility to
                        include   "other   lands"   into the RMA classification.            The
                        classification does not preclude development; rather, additional
                        requirements for erosion and sediment control practices must be
                        implemented with land disturbances of 2500 square feet or greater.
                        The Rappahannock River is the sole drinking supply for the City and
                        is a focus of the local and regional residents' recreational


                                                    10


                                                                                  _7










                        activities. The City is concerned about the sedimentation of the
                        River and the environmental implications. (Sedimentation destroys
                        oyster grounds, submerged aquatic vegetation vital to river fauna
                        and water quality, breeding grounds, and impacts water quality due
                        to contaminants attached to sediments. ) The City is also concerned
                        over the potential affect of River sedimentation on flood heights.
                        For added precaution the City has designated a 250 foot RMA feature
                        along each intermittent stream except Smith Run which is designated
                        as an intermittent stream and given RMA status within the City.
                        Development must occur in a responsible manner that maximizes the
                        reduction of sediments and reduces erosion potential and stormwater
                        runoff in the designated Chesapeake Bay Protection Areas.

                        Intensely Developed Areas (IDAs)

                        Under the State's Chesapeake Bay Protection Regulation, the City may
                        designate Intensely Developed Areas as an overlay to the Chesapeake
                        Bay Preservation Areas. This designation recognize that currently
                        developed areas and infill sites with little natural environment
                        exist within Chesapeake Bay Preservation Areas. Development within
                        the infill sites and redevelopment in the RPA areas is more
                        desirable than creating new development centers within the RPAs.
                        The IDA provisions of the Regulation also recognizes that existing
                        development in RPAs may eventually undergo redevelopment and the
                        Regulation must be flexible to allow this to occur.

                        IDAs are applicable only in the Resource Protection Areas. The IDA
                        overlay designates areas in the City that have concentrated
                        development and industrial development in or near RPAs at the time
                        of the City's program adoption date. The areas designated as IDAs
                        shall comply with the performance criteria for redevelopment as
                        identified in the City's Bay Protection ordinances and State
                        Chesapeake Bay Regulation and may be exempted from the buffer
                        requirements.

                        To designate an area as an IDA the City requires that one of the
                        following conditions exist:


                        "A.   Development has severely altered the natural state of the area
                              such that it has more than 50% impervious surface;
                         B.   Public sewer and water is constructed and currently serves the
                              area by the effective date;
                         C.   Housing density is equal to or greater than four dwelling
                              units per acre." (Source-regulation - pg.6)

                        The City has designated two areas as IDAs.        The f irst area is
                        primarily the historic area and its boundaries are the Rappahannock
                        River from Falls Run to the southeastern boundary of the City;
                        Charles Street; the VEPCO canal, and Woodford Street. The second
                        IDA is in and around industrial park areas, defined generally by
                        Tyler Street, Summit Street and Lafayette Boulevard.

                        The IDA designations will permit development of these areas to
                        continue.   The City encourages that as much natural open area be
                        incorporated into site plans and to the extent possible, impervious
                        surfaces be minimized. When these areas are re-developed, the City
                        encourages that a 100 foot RPA buffer to be established or, if







                                                                                  @VP










                         existing to some degree, to be expanded to the 100 foot distance
                         where possible. Also, stormwater runoff must be reduced by 10% if
                         no other treatment was previously used on site. In addition, the
                         City encourages the use and implementation of landscaping to reduce
                         the amount of impervious area.

                  LOCAL  PLANNING CONSIDERATIONS


                  Non-Conforming Land Use

                  As a result of the development and implementation of the State's and
                  City's Chesapeake Bay Protection program there are non-conforming uses
                  within the City's Resource Protection Areas. Although these uses are in
                  conformance with the underlying City zoning they may not in conformance
                  with the requirements set forth in the City's Bay Protection Ordinances.
                  The City encourages the continued use of these sites and implementation of
                  environmental protection strategies when possible.

                  In terms of undeveloped parcels with vesting, the City will require the
                  implementation of the 100 foot RPA buffer where possible and encourages
                  that the land use design be such that it minimizes any environmental
                  impacts; e.g., runoff, etc.

                  Infrastructure


                  "Water and Sewer"


                  Within the City nearly all residents and businesses are serviced by the
                  City owned public water and wastewater utilities.          Several homes along
                  Fall Hill Avenue have septic and well and were annexed by the City in
                  1984.    However, it is the City's general policy not to permit private
                  water well and septic development.

                  As the City continues to grow and develop, water and sewer lines will be
                  extended to the new growth areas. In the case of water and sewer line
                  development, the potential for future RPA and RMA crossings exist. There
                  are also existing RMA and RPA crossings in the older city area especially
                  in the Hazel Run and Smith Run watersheds.


                  In the case of establishing new utility lines, the City will seek to
                  minimize RPA crossings. Where these crossings cannot be avoided as little
                  area as necessary will be disturbed.        Appropriate erosion and sediment
                  control practices will be implemented as required by VR 625-02-00 Erosion
                  and Sediment Control Regulations, Sept 13, 1990.

                  For a comprehensive and detailed description of the City's water and sewer
                  facilities refer to the following reports:

                  1.     "Comprehensive Water Facilities Plan - February 1989"
                  2.     "Comprehensive Sewerage Facilities Plan - February 1989"
                  3.     "Wastewater Treatment Plan - Upgrade        and Expansion Preliminary
                         Engineering Report - September 19891,

                  Stormwater


                  Stormwater runoff is the primary mechanism for the transport of NPS
                  pollution into the receiving waters.         This water may carry petroleum
                  products, various chemicals, biological oxygen demanding (BOD) substances,
                  nutrients and sediments. These NPS pollutants (e.g., toxics, sediment,
                  etc. ) can impact the water quality making the water inhospitable to living
                  organisms, destroy habitat areas and impact submerged aquatic vegetation.
                  Also, the increase in stormwater runoff and subsequent increases in stream


                                                      12










                  flow can aggravate stream bank and/or channel erosion.

                  Although stormwater runoff is a natural process and a mechanism to renew
                  nutrients and encourage detrital (organic material that serves as a food
                  source) exchange to water bodies, the impacts are compounded when land use
                  is altered from a natural state to agricultural, urban, etc.         Nutrient
                  levels and sediment concentration, for example, can be increased to
                  concentrations above the natural loading to a point that receiving water
                  cannot assimilate the additional pollutants.         These loadings become
                  harmful.


                  There are two basic approaches to stormwater runoff management. The first
                  approach is to manage just for quantity. This approach does not consider
                  water quality; rather, it just maintains natural runoff levels.

                  This management method does two things. First, it reduces peak flows and
                  down stream hazards such as flooding. Second it reduces stream velocities
                  preventing stream bank erosion. Stormwater management programs primarily
                  controlling quantity have been implemented throughout the Chesapeake Bay
                  watershed but water quality in the Bay has continued to decline.

                  The second approach is to manage for quality; i.e., phosphorous and
                  sediment removal.    A State water quality management target is a 40%
                  reduction of phosphorous loadings to the Chesapeake Bay watershed. This
                  may be achieved through the implementation of on-site and/or regional
                  stormwater management programs that address quantity and quality
                  reductions.

                  The City's Bay Protection program makes provisions to ensure that existing
                  runoff from undisturbed areas maintains existing or better water quality
                  characteristics.   In areas of existing development, stormwater quality
                  should be improved when the area is redeveloped.        Not only will this
                  program protect the City's water supply, this program will protect
                  historical and recreational resources associated with the Rappahannock
                  River.


                  General City guidance for stormwater management within the Chesapeake Bay
                  Program areas is as follows:

                  1.    The stormwater plan for a proposed project
                        a.    Post development runoff must be less than or equal to pre
                              development runoff.
                        b.    Local on-site private facilities may not be located in the
                              first 50 feet of the RPA buffer and should be located outside
                              of the total RPA buffer (in the RMA) if possible.
                        C.    If the on-site private facility is located in the land-ward 50
                              feet of the buffer the facilities performance standard should
                              meet the level of treatment that would be provided by the
                              impacted buffer plus the treatment necessary for the project.

                  2.    Channel adequacy of stormwater discharge should be addressed and
                        properly described.

                  3.    A proper maintenance program should be developed and maintenance
                        provided for the life of the stormwater facility.

                  4.    In the case of a regional publicly owned stormwater management
                        facility, the City will minimize the intrusion onto RPA land where
                        possible. However, if the water quality goals can be better served
                        and the facility can be shown to be water dependent then the City
                        may place regional stormwater management structures onto RPA lands.



                                                    13
                                                                                      VN,11










                 5.    Minimize impervious surfaces.

                 6.    Encourage that only the land area necessary for the proposed project
                       be disturbed and as much of the natural area as possible be
                       incorporated into the project landscape.

                 "Roads"


                 The potential for soil loss, aggravated erosion and stormwater runoff
                 increases with and during the development of roads.      In addition, the
                 water quality of road runoff may show higher concentrations of petroleum
                 products, sulfur and nitrogen oxides, heavy metals, etc. These waters can
                 enter local streams and degrade the stream's water quality. To minimize
                 the impacts of road development and maintain road standards only roads
                 meeting VDOT standards may cross the RPAs.

                 "Parks and Recreation"

                 The City of Fredericksburg looks to many of the City's natural areas and
                 the Rappahannock River for recreation. The City recognizes the needs of
                 local residents and encourages the development of adequate recreational
                 facilities. Passive recreation facilities may be located in the RPAs and
                 active recreation facilities may only be developed in the RMAs or in non-
                 Chesapeake Bay Preservation Areas.

                 The City has actively protected its historical and environmental features
                 and has taken steps to make these resources available and accessible to
                 city residents and visitors. The City Office of Planning and Community
                 Development has developed the "Civil War Sites Trail Plan".     This plan
                 makes many of the resources available to residents and minimizes potential
                 environmental impacts. The proposed trails plan runs along or across many
                 of the City's Civil War sites and RPA features. The City continues to
                 encourage the implementation of this plan.     Use of these areas for a
                 network of bike and foot trails will allow reasonable public use with
                 little environmental impacts.   These trails will serve as a network of
                 buffers along many of the RPAs without creating adverse public reaction
                 due to the loss of the use of the land (see map)(insert trails map here).
                 In addition, the establishment of a trails network will reduce the
                 potential for environmental impact results from people walking through
                 wooded areas forging their own trails.      Such off trail activity can
                 promote aggravated erosion, plant loss, animal loss, etc.

                 The lack of adequate access to the Rappahannock River could create adverse
                 environmental consequences. There is potential for improper boat access
                 points to be created through constant use of a site. If these sites are
                 not properly developed, stream bank erosion could result and/or be
                 aggravated. The City encourages the development of adequate river access
                 facilities. The City has a public dock area known as "City Dock Park".
                 Present on this site are two launching ramps, tie-up facilities and
                 parking areas. This facility is owned by the Virginia Department of Game
                 and Inland Fisheries and is located in a designated City RPA. There are
                 few other areas in the City along the Rappahannock River that could be
                 considered suitable for River access; however, expansion of the existing
                 facility may be more desirable than the development of new facilities.
                 Within the City boundaries is the Rappahannock River Outdoors facility
                 which is privately owned and operated. This facility, located along Fall
                 Hill Avenue, provides river access to canoe and kayak users. Above the
                 City in Spotsylvania County along River Road the Virginia Department of
                 Game and Inland Fisheries has developed an input and outtake ramp and
                 parking facility.    The City is also a member of the Fredericksburg-
                 Stafford Park Authority and therefore has access to the Rappahannock  Beach

                                                  14
                                                                             oil
                                                                                     A - I









                 on River Road in Stafford. This facility has parking and provides river
                 access for beach users and swimmers. The City does not foresee the need
                 to develop additional points of river access in the near future.

                 For more information on City Parks and Recreation planning refer to:
                 1.    "Fredericksburg Visions: Bridging Past and Future" February 1991.
                 2.    "Civil War Sites Trail Plans" July 24, 1991.

           IV.  LAND USE

                 The City of Fredericksburg has been divided into seven planning areas.
                 These areas have been identified based on location, topography,
                 environmental consideration, similar character, definable and natural
                 boundaries and future land use. The seven planning areas are discussed
                 below and recommendations made for future land use in relation to the Bay
                 Protection Act.

                 The 1987 Comprehensive Plan has addressed and described the preferred
                 guidance for the development of this area. Unless otherwise stated in the
                 Chesapeake Bay Comprehensive Plan element, the general guidance, policies
                 and recommendations of the 1987 Plan update still apply.

                 1.    Planning Area I

                 Planning Area I is located in the new area of the City west of 1-95 and
                 along the Rappahannock River, River Road and Fall Hill Avenue. A majority
                 of this area is vacant and is made up of Chesapeake Bay Preservation
                 areas; i.e. RPA and RMA. This planning area is characterized by highly
                 erodible soils, moderate to steep slopes, highly permeable soils, the
                 river floodplain and some wetland areas. In addition, this planning area
                 drains to the Rappahannock River above the public water supply intake,
                 where added pollution could have detrimental effect on the City's water
                 supply.

                 Most of the area is vacant and open farm land or forested land. There is
                 little infrastructure present to support growth at this time. The City,
                 by its own nature, is a regional center for growth and development and
                 this area presents a desirable landscape and river view for residents of
                 the City. However, due to the terrain of this area development potential
                 may be limited. In areas of steep slopes development should be limited to
                 flat ridge tops. Slopes 20% and over should be avoided. Caution should
                 be used on moderate slopes 10%-20% (develop map-red for over 20%. yellow
                 for eroded areas).

                 It is the City's intent to protect the almost pristine nature of the areas
                 next to the River and along the stream valleys of this area.      If this
                 portion of Area I is to be developed, it should be used for passive
                 recreation or for a network of hiking and biking trails along the River.
                 This system would implement the City's trails plan.

                 Due to the vroximity to the River, steep slopes, active erosion,
                 environmentally sensitive soils and the scenic rivers designation of the
                 Rappahannock River the lands closest to the River and RPAs should have the
                 following general land use residential density:

                       I.A,B,C. - single family residential, 1 unit/acre
                       Limits - soils, close proximity to River and RPA.      No water and
                       sewer is available.

                       I.D.a   single family residential, 1 unit/acre
                       Limits   slopes


                                                  15











                          I.D.b - suburban, 4 units/acre
                          Limits - slopes

                          I.E. - single family residential, I unit/acre
                          Limits - slopes

                          I.F.a - single family residential, I unit/acre
                          Limits - slopes, proximity to river

                          I.F.b - subdivision, 4 units/acre
                          Limits - intermittent stream network

                          I.F.c - attached, 4 -8 units/acres
                          Limits - intermittent stream network

                   Section I.G of the plan is surrounded by steep slopes and as identified in
                   the 1987 land use plan the provisions of roads and water and sewer will be
                   costly and difficult. Also, this area is surrounded by land that has been
                   designated to remain in its natural state. To have access to area I.G.
                   the surrounding lands would have to be disturbed. To protect the River
                   and the designated natural area, section I.G. should be left to remain in
                   its natural state, with the possible exception of large lot single family
                   detached residential homes on greater than one-acre lots.

                          I.G.   -   Place    in   natural    area   category/large     lot     single
                                 family dwelling residential
                                 Limits - slopes, road construction and sewer            implementation
                                              difficult (1987 City Plan Up-date)

                          Sensitive Environmental Features

                          1.     Butzner Flats - wetland and soils with aquatic regime (RPA &
                                 RMA)
                          2.     Intermittent stream - Falls Quarry Run (RMA)
                          3.     Steep slopes (RMA)
                          4.     Highly permeable soils (RMA)
                          5.     Hydric soils or those with aquatic characteristics (5, 23, 1B,
                                 14C, 24 as classified in the SCS Soil Survey - 1985) (RMA)
                          6.     Floodplain (RMA)


                   2.     Planning Area II

                          The boundaries of Planning Area II are 1-95 and Fall Hill Avenue
                          proceeding west on Route 3 from the interchange to Greengate Avenue.
                          The western boundaries are Greengate Avenue to Short Street and- Fall
                          Hill Avenue to 1-95.      This area contains the Sheraton Hotel and
                          Conference Center, an eighteen-hole golf course and related hotel
                          amenities.    There is one section of older single family housing
                          units along Fall Hill Avenue.          Infrastructure in this area is
                          limited, but the location of the 1-95 interchange with this planning
                          area creates a strong potential for intensive development.
                          Interstate 95 and State Route 3 aid in defining the character of
                          this planning area. Traffic noise and exhaust make this area less
                          desirable for any residential development. RPA and RMA lands are
                          associated with the head waters of Smith Run and Hazel Run (north)
                          which are present in this planning area and is minimal in area.
                          These two
                          tributaries are major drainage streams for the City and function as
                          water collectors ultimately carrying runoff to the Rappahannock
                          River.




                                                        16











                       These tributaries run through existing subdivisions; e.g., Westwood
                       and Altoona. As Planning Area II develops, appropriate stormwater
                       treatment, i.e. treatment for quantity and quality, should be
                       provided. A majority of the soils in this planning area may provide
                       limitations for construction due to wetness. Also many of the soils
                       are weak and not suitable for road construction. If roads are to be
                       developed proper road bases must be brought to the site.

                       Much of this planning area is maintained as an eighteen hole golf
                       course, but some vacant developable land areas exist as well. Based
                       on the existing surrounding character and relatively flat terrain,
                       the City is focusing more intensive employment land use in this
                       area. Caution should be taken in regard to seasonal high water
                       tables, wet soils, soils of low Permeability and soils that are weak
                       and not generally suited for road development. The RPA lands should
                       be avoided in their entirety and the city encourages that any RMA
                       areas be used as open space when possible.

                       Sensitive Environmental Features:
                       1.    Smith Run (RMA)
                       2.    Hazel Run (north) (RPA with RMA)

                 3.    Plannina Area III

                       Planning Area III lies east of 1-95 and extends nearly to the U.S.
                       Route 1 Bypass.     The old abandoned VCR railroad bed forms the
                       southern boundary of Planning Area III. Moving north the planning
                       area follows parallel to Route 1, then follows north Hazel Run and
                       back to 1-95. This land is currently forested and vacant, except
                       for the historic "Idlewild" residence.     No urban development has
                       occurred here and little infrastructure is present. This is in part
                       due to the area's inaccessibility. North Hazel and Hazel Run and
                       associated tributaries traverse this planning area.     Each of the
                       tributaries are in deep drainage channels with steep slopes.

                       A maiority of the soils present limitations for              building
                       development and road development due to high seasonal groundwater,
                       perched water tables, wet soils, weak soils, and/or steep slopes.
                       Due to soil limitations, detailed soil studies should be provided as
                       part of any site plan review submission requirement.

                       Although, CBPAs make up a relatively small proportion of this
                       planning area, areas outside of the CBPAs should implement
                       appropriate erosion and sediment control and stormwater control
                       facilities to protect the environmental quality of Hazel Run and to
                       prevent aggravation of down stream flooding.

                       Sensitive Environmental Features:

                       1.    Hazel Run and tributaries (RPA with RMA)
                       2.    North Hazel Run (RPA with RMA)

                 4.    Planning Area IV

                       Planning Area IV's boundaries are North Hazel Run, the east side of
                       1-95 and William Street. This area is primarily developed. It is
                       characterized by a mixture of land uses; i.e., Westwood and
                       Greenbriar Shopping Centers, office buildings, apartments, strip
                       commercial and single family residential. Much of the commercial
                       space fronts on State Route 3.    Sewer and water currently serves
                       this area.




                                                  17
                                                                                Do-, RA-











                        There are minimal RMA lands present and they are associated with the
                        Smith Run stream valley which traverses the area. The tributary is
                        surrounded by steep ridges and little to no development is present
                        along the tributaries. Any land development opportunities in this
                        planning area will entail infill development with the exception of
                        a large 78-acre vacant parcel adjacent to 1-95.

                        The Smith Run watershed, serving as a major drainage system for the
                        City, is environmentally sensitive and appropriate erosion and
                        sediment control should be implemented during development.        Also,
                        appropriate stormwater management, either in association with new
                        development or re-development should be implemented to reduce the
                        potential of flooding of the Smith Run basin and reduce stream bank
                        erosion.    In the RPA areas only water dependent activities may
                        occur. To serve future growth and development, existing sewer and
                        water lines will need to be extended along Smith Run.

                        In this planning area all slopes over 20% and areas identified as
                        20% slope with erosion should be avoided. Soils analyses should be
                        done to determine if the soils are suitable for the proposed
                        development.

                        Sensitive Environmental Features:
                        1.    Smith Run and stream valley (RMA)

                  5.    Planning Area V

                        Planning Area V is bound by 1-95 and Falls Quarry Run to the east;
                        Fall Hill Avenue to the south and the Rappahannock River to the
                        north.   As depicted by the CBPA maps, this area is comprised of
                        highly erodible and permeable soils. As indicated in the 1985 soil
                        survey this area has been mined.      An abandoned quarry is located
                        near the River within this planning area.

                        A majority of the existing land uses include townhouses and
                        apartments making up the urban uses.      These urban uses are found
                        along Fall Hill Avenue. Land adjacent to these uses is vacant and
                        forested, extending down to the river.

                        Much of this property drains to the Rappahannock River above the
                        public water intake. Since this area currently has only a limited
                        amount of development, its designation as a Chesapeake Bay
                        Preservation Area will aid the City in developing stormwater and NPS
                        quality controls that protect the River. Some of the Chesapeake Bay

                        Program looks to natural controls; i.e. leaving forested buffer
                        areas around CEPA features.      Due to soil limitations and close
                        Proximity to the River and RPA land areas planning subarea V.C. and
                        VB should have the following land use.

                        V.B.a.       1 unit/acre
                        V.B.b.       2 units/acre
                        V.C.a.       1-2 units/acre
                        v.c.b.       2-4 units/acre

                        RPA lands,   unless rights have been vested, may no longer be
                        developed unless the proposed use is water dependent.        Soils and
                        environmental features should be identified and detailed on site
                        plans.






                                                    18
                                                                              7x












                        Environmental features of concern:

                        1.    Rappahannock River (RPA with adjacent RMA)
                        2.    Falls Quarry Run (RMA)
                        3.    unnamed tributary (RMA)
                        4.    VEPCO Canal (RMA)
                        5.    highly permeable soils (RMA)
                        6.    highly erodible soils (RMA)
                        7.    Floodplain (RMA)

                 6.     Planning Area VI

                        This area is made up of the old City area to the east of 1-95, along
                        the Cowan Boulevard corridor.    Planning Area VI's boundaries are
                        Smith Run, Fall Hill Avenue (east of 1-95) to the VEPCO canal, and
                        Jefferson Davis Highway.   A significant portion of this area has
                        been developed as a high density residential and commercial retail
                        area. Water and sewer lines are in place and are being upgraded.
                        This upgrade will support the construction of major health care
                        facilities (Mary Washington Replacement Hospital), as well as
                        planned medium density residential and neighborhood/office support
                        businesses. These development are to be located generally at the
                        end of Cowan Boulevard and on the old Snowden Farm tract. A soil
                        survey is not available for this area and the City encourages that
                        a proper soils analysis be completed and submitted as part of the
                        site plan application process for new development within this
                        planning area.

                        The controlling environmental features are Smith Run (RMA), Canal
                        Tributary (RMA feature) and the VEPCO Canal (RMA).      As this area
                        grows and develops, appropriate environmental protection measures,
                        notably BMPIs, must be implemented. Erosion and sediment control
                        should be implemented to reduce soil loss during construction and
                        stormwater management controls should be incorporated into the
                        development to protect the water quality of intermittent and
                        tributary streams, including Smith Run.       Stormwater management
                        should include measures to protect water quality, prevent flooding
                        and maintain stream channel stability.

                        Sensitive Environment Features:
                        1.    Canal Tributary (RMA)
                        2.    VEPCO canal (RMA)
                        3.    Smith Run (RMA)

                 7.     Planning Area VII

                        This area encompasses all City lands east of U.S. Route 1.       This
                        city area is in part the historic district and the City's major
                        residential and industrial areas.    The majority of this area is
                        managed by storm sewer and served by public water and wastewater.
                        The City of Fredericksburg sees only a minimal potential for major
                        new development within these "older" and established communities.
                        Some infill development, redevelopment and rehabilitation of
                        existing structures will continue to occur in these areas.
                        Development activities within the historic district must follow the
                        City's Historic District guidelines.

                        Development will occur mainly in infill areas. Development in the
                        infill areas must be compatible with existing development and
                        zoning. Proper stormwater control options should be implemented.



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                        This part of the City does not have the benefit of a soil survey.
                        Therefore, prior to development a soils analysis may be required and
                        soil suitability determined.

                        Although in some cases existing development is very close to the
                        River, the city has designated an extensive RMA that is land-ward of
                        the RPA features bounded generally by Princess Anne Street. Also,
                        there are RMAs associated with the VEPCO Canal and Hazel Run. This
                        part of the City does have sensitive environmental features and
                        should be considered in any development or redevelopment activity.
                        Development on RPA Lands, unless water dependent or rights have been
                        vested, will be considered in conflict with the City's Chesapeake
                        Bay Protection Program.

                        Sensitive Environmental Features:
                        1.    VEPCO Canal - (RMA)
                        2.    Tidal Shore - (RPA)
                        3.    Hazel Run - (RPA with RMA)
                        4.    North Snowden Marsh - (RMA)
                        5.    Snowden Pond    (RMA)
                        6.    Gayles Pond    (RMA)
                        7.    College Marsh - (RMA)
                        8.    100 yr Floodplain -(RMA)
                        9.    Deep Run Tributary - (RMA only small portion)
                        10.   Old Mill Park/Mill Race and Wetlands - (RPA with RMA)
                        11.   Twin Lakes and other ponds - (RMA)

                        In this planning area the City has established some IDA areas based
                        on existing water and sewer lines, and development. These IDAs are
                        concentrated within developed areas as an overlay to designated RPA
                        areas. Redevelopment standards apply for these areas. The City's
                        wastewater treatment plant, currently undergoing a major expansion,
                        is within Planning Area VII, adjacent to the River.

           V.     IMPLEMENTATION PROCEDURES FOR THE BAY PROTECTION PROGRAM

                  The implementation of the Chesapeake Bay Protection plan must satisfy the
                  following basic requirements;

                  1.    Implementation must assure that all new growth and development is in
                        compliance with the City's Chesapeake Bay Plan and the State's laws
                        and regulations concerning Bay protection;
                  2.    Implementation must be flexible to respond to the economic needs of
                        growth and development that is of a type, location and magnitude
                        that will generate an excess of revenues over costs;
                  3.    Implementation should encourage innovation in the preservation and
                        conservation of environmental, Chesapeake Bay and historical
                        resources; and
                  4.    Implementation should be efficient and equitable;
                  5.    Implements the intent of the Chesapeake Bay Preservation Act.

                  The principal vehicle for implementation of the comprehensive plan is the
                  city's zoning ordinance. The zoning ordinance is designed to achieve the
                  following specific objectives:

                  1.    Encourage well-planned, phased development;
                  2.    Provide for the preservation of land unsuitable for development;
                  3.    Develop adequate and specific zoning regulations to implement the
                        City's Chesapeake Bay Protection Program;
                  4.    Provide for the use and management of Chesapeake Bay Preservation
                        Areas.




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                 Several different types of growth management ordinances and regulations
                 are available, and may be necessary, to implement the goals set forth in
                 the Chesapeake Bay Element to the Comprehensive Plan. Of these goals, one
                 of the most important is the ability of the City to require contributions
                 by developers to provide their proportionate share of the cost of
                 providing adequate public facilities to support increased development.
                 Regardless of the form which these ordinances and regulations take, the
                 City insists that at least one of the following conditions exist to
                 support new and increased development:

                 (a)   Adequate public facilities are currently available to serve the
                       proposed development, (i.e. available at the time the proposed
                       development is occupied or otherwise requires public facilities
                       services and may be achieved by developer commitments to provide the
                       required facilities);
                 (b)   The City Council commits, by resolution or other official act, to
                       provide adequate public facilities to serve the proposed development
                       (such commitment shall not necessarily include an appropriation of
                       funds needed to provide such facilities); or
                 (c)   The applicant voluntarily contributes a proportional share of the
                       cost of adequate public facilities needed to serve the proposed
                       development.

                 The City will continue to evaluate these different implementation tools,
                 and will enact some combination of new subdivision, zoning, special use
                 permit, site plan, landscaping plans and other planning and land use
                 ordinances. In addition, the City will continue to use its traditional
                 voluntary proffer system to implement the adequate public facilities
                 provisions of the plan. Other implementation tools may include special
                 overlay districts, special assessments for public improvements, utility
                 availability fees, a capital improvements program, performance standards,
                 site plan regulations, and a cultural resources inventory. All of these
                 will be evaluated and brought together to make the contents of this plan
                 a reality.






























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                                         Tidal Wetland Description

            The City has        miles of tidal shoreline, but only about 1/4 acre of vegetated
            tidal wetlands. Fringe marsh (those found on the edge of water bodies) has been
            identified and recorded in the VIMS Special Report No. 167. These wetlands are
            described as being dominated by smartweed (Polygonum punctatum) and Walter's
            Millet (Echinochloa walteri). Under the VIMS Classification scheme this is a
            fresh water mixed community (Type XI) .         The Type XI wetland is typically
            characterized as

                          "a.   3-5   tons    primary    productivity     (Plant    growth)     per
                                acre per annum
                          b.    high diversity of wildlife
                          C.    high diversity of wildlife foods
                          d.    often associated with fish spawning and nursery grounds
                          e.    Ranks high as a sediment trap and nursery grounds."            (VIM
                                special report no. 167).















































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                                    Non-Tidal Wetlands Description

           There are two non-tidal  wetland areas that meet the criteria to be included as
           RPA features. To the west of Snowden Pond is a wetland known as "Back Marsh".
           This wetland is a typical shrub scrub wetland with Cephalanthus occidentalis
           (button bush), and various emergent plants such as Eleocharis sp.. Saururus
           cernuus (lizard tail), Juncus effuses (soft rush), etc. The wetland appears to
           have surface water present year round possibly fed by runoff, precipitation and
           natural springs. This wetland is connected via pipe culvert to the old VEPCO
           canal.


           The City has also identified a wetland at Old Mill Park between the park entrance
           at Caroline Street and the power lines. This wetland is fed by stream, runoff
           and possibly ground water. The wetland vegetation is typically emergent with a
           dominance of Peltandra virginica (Arrow Arum), Saururus cernuus (lizard tail).
           These wetlands are connected directly to the Rappahannock River.

           Due to the nature of the wetlands and the characteristic hydrology present, these
           wetlands would not be desirable sites for development and are more useful as
           protected features which may contribute to overall water quality protection.
           Therefore, the City has designated these as RPA features.











































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                                Example Erodibility Index Calculation

           The erodibility index for soil loss is a result of the equation of RKLS/T. This
           equation is defined by the "Food Security Act Manual" of 1988 in the "Field
           Office Technical Guide", Department of Agriculture Soil conservation Service.
           The equation is defined as follows:
                              K           soil susceptibility to water erosion in the
                                          surface layer
                              R           rainfall and runoff
                              LS          combined effects of slope length and steepness
                              T           soil loss tolerance.

           To illustrate erosion potentials, James City County officials used commonly
           accepted practices to calculate erosion potential. It was determine that the
           expected natural erosion rates for a typical forested site would be
           approximately 200 lbs/ac/yr. If soil type 19b (Kempsville-Emporia fine sand 2%-
           7% slopes), was cleared from all vegetation, the expected soil loss from erosion
           was 64,000 lbs/acres/yr on a 5% slope 50 feet long or on a 3% slope 400 feet long
           (cited from the CBLAB RMA policy draft).       This example illustrates how the
           removal of vegetation can magnify erosion losses and the influences of slope and
           length of slope. Highly erodible soils were identified usi@g maps developed for
           the Chesapeake Bay Local Assistance Department by the Information Support Systems
           Laboratory at VPI.

           The "older City areas" do not have a soil survey. For the "new City areas" soil
           information is available in the 1985 Spotsylvania Soil Survey. For description
           of the soil associations refer to Appendix "B".



































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                                     Soil Association Description

           "Dystrocrepts-Kempsville-Udults'I - this occurs on the Coastal Plain uplands.
           These soils are somewhat excessively drained, well drained and moderately well
           drained soils with a dominating loamy or clay subsoil.      These soils are used
           mainly as woodlands. Some areas are used for pasture and crop and some areas
           have been used for urban development in accordance with the 1985 Spotsylvania
           Soil Survey.

           "Appling-Louisburg-Wedowee Association" - These soils are located in the Piedmont
           uplands and are deep and moderately deep well drained soils.           They have
           dominantly clay or loamy subsoils. Most acreage is woodland with some used as
           crop and pasture.

           In the old sections of the City as mentioned before, there are three dominant
           soil associations (cited from 1981 Comprehensive Plan):

           " 1.  The Wickham, Altavista and Congaree Soils are the floodplain soils of the
           Rappahannock River and adjacent terraces".     outside the immediate floodplain
           these soils are for the most part deep, moderately well to well drained, medium
           to strongly acid and able to accommodate septic tans. These soils are located
           within the older parts of the City to the City line near Deep Run tributary.

             2.  Beltsville Caroline and Suffell Association occurs in upland areas and is
           characterized by soils which are moderately deep, fairly well drained, medium to
           strongly acid and generally no suited for septic tanks."

             3.  Sandy and Gravelly Sediments Association are found along the Fall Line.
           These soils are excessively drained, strongly acid, highly erodible and generally
           unsuited for urban land uses."

                        Potential Hydric Soils in the City of Fredericksburg

           Colfax (14c), Cartecay (10), Abell (IB), Goldsboro (24) Aquults (5), fluvaquents
           (23); as identified in the Spotsylvania County SCS 1985 Soil Survey in the new
           City area.   These soils have the potential of being hydric and careful site
           planning should be used with these soils.       In addition all soils known as
           histosols (organic soils) except folists are hydric and caution should be taken
           to avoid these sites.




              Numbers refer to the soil identification numbers of the 1985 SCS soil survey.



















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                   APPENDIX C: CHESAPEAKE BAY PRESERVATION AREAS COMPOSITE MAP


































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