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ZLLaneaster County Suitability of Land for Development Study and Plan Lancaster County, VA September, 1995 Prepared By: Patrick G. Frere, Environmental Planner Lancaster County Planning and Land Use Office Ibis Comprehensive Plan was funded, in part, by the Department of Environmental Quality's Coastal Resources Management Program through Grant #NA47OZO287-01 ofthe National Oceanic and Atmospheric Administration, Office of Ocean and Coastal Resource Management, under the Coastal Zone Management Ad of 1972, as amended. The views expressed herein are those ofthe authors and do not necessarily reflect the view of NOAA or any of its subagencies. This Comprehensive Plan was funded, in part, by a grant from the Chesapeake Bay Local Assistance Department, Commonwealth of Virginia Table of Contents 1. Lancaster County Suitability of Land for Development Study A. Constraints to Development ........................................................... 1 1. Chesapeake Bay Preservation Areas ........................................... 1 a. Resource Protection Area .............................................. I b. Resource Management Area ........................................... 2 2. Flood Prone Areas ................................................................ 2 3. Wetlands ............................................................................ 3 4. Steep Slopes ....................................................................... 3 5. Shrink-Swell Soils ................................................................. 4 6. Septic Suitability .................................................................. 5 a. Depth to Watertable ..................................................... 5 b. Highly Permeable Soils ................................................. 6 C. Low Permeability Soils ................................................. 6 d. Steep Slopes ............................................................... 7 7. Prime Farmlands .................................................................. 7 B. Existing Lancaster County Ordinances ............................................. 8 1 . Erosion and Sediment Control Ordinance ..................................... 8 2. Zoning Ordinance .................................................................. 9 a. Waterfront Residential Overlay Zone ................................. 9 b Chesapeake Bay Preservation .......................................... 9 c Flood Plain Overlay ..................................................... 9 3. Subdivision Ordinance ........................................................... 9 4. Wetlands Ordinance .............................................................. 9 II. Assessment of Existing Conditions .......................................................... 10 A. Physical Constraints to Development ................................................ 10 B . Existing County Ordinances ............................................................ 11 C. Heightened Awareness .................................................................. I I Ill. Goals and Objectives ............................................................................ 12 IV. Lancaster County Shoreline Protection Plan ............................................. 14 A. Physical Constraints/Limitations Database ............................................ 14 B . Septic System Inventory ................................................................. 14 C. Continue Present Enforcement and Planning Levels ................................. 14 D. Encourage Re-use of Suitable Abandoned Structures ................................ 14 E. Investigate Feasible Methods of Preserving Prime Farmland in Lancaster County ...................................................................... 15 F. Identify Possible Impoundment Areas .................................................. 15 Appendix 1. Summary of Soil Characteristics from Lancaster and Northumberland Counties Soil Survey 2. Legend of Soil Types from Lancaster and Northum6erland Counties Soil Survey 3. Prime Agricultural Soils List Table of Maps 1. 100 Year Flood Areas 2. Tidal and Non-tidal Wetlands 3. Slope Map 4. Shrink-Swell Potential 5. Depth to Watertable 6. Septic Suitability 7. Prime Farmlands 8. Areas with Development Limitations 9. Inset 1: Areas with Development Limitations 10 Inset 2: Areas with Development Limitations 11. Inset 3: Areas with Development Limitations 12. Inset 4: Areas with Development Limitations Suitability of Land for Development Lancaster County covers 134.8 square miles or approximately 86,267 acres of land. The County is rural in nature with little public infrastructure such as public water supplies and sewage collection/treatment works. Due to this lack of public infrastructure, development in Lancaster County usually requires on-site sewage facilities for disposal of waste and individual or community wells for domestic water supplies. Therefore, development of land in Lancaster County is closely tied to the physical characteristics of the land. These characteristics include the suitablility of the soil for septic systems, the degree of slope of the land, the depth of the soil to the watertable, the shrink-swell potential of the soil, and the proximity of the intended development to sensitive environmental features. Sometimes the physical characteristics can act to preclude development such as when a parcel of land has steep slopes, wetlands, no suitable septic sites, or the presence of other environmentally sensitive features. Often development can occur, but with sensitivity to the unique physical properties of the particular parcel. The overall goal of the Lancaster County Suitablility of Land for Development Plan is to provide a comprehensive base of information concerning physical constraints to development in Lancaster County. This base will provide a resource from which to draw policies and recommendations concerning future development in the County. L Lancaster County Suitability of Land for Development Study A. Constraints to Development L Chesapeake Bay Preservation Areas The Chesapeake Bay Preservation Act of 1988 required each county in Tidewater Virginia to designate land areas in their county which, if improperly developed, would contribute to significant degradation of the water quality of the Chesapeake Bay and its tributaries. The required Chesapeake Bay Preservation Areas were broken into two classifications: Resource Protection Areas (RPAs) and Resource Management Areas (RMAs). Resource Protection Areas are those lands and features which have a direct water quality function or impact. Resource Management Areas are lands which, if not properly managed, have the potential to degrade water quality or impact the functioning of RPAs. Detailed descriptions of the two Chesapeake Bay Preservation Areas and lands included in each are given below. a. Resource Protection Area (RPA) The RPA is a landward 100' buffer area which is located adjacent to all tidal waters and wetlands in the County, as well as non-tidal wetlands connected by surface flow and contiguous to tidal wetlands or tributary streams. This buffer area acts to filter run-off from developed areas, to provide natural stabilization of soils from forces of tidal and upland erosion, and to ptovide a setback which protect dwellings from erosion, wave action, and flooding. The total amount of land designated as RPAs in Lancaster County is estimated to be 3,356 acres, 2 Resource! Protection Areas are strictly regulated. Development in the RPA islimited to new water-dependent facilities, expansion of existing water-dependent facilities,. and redevelopment. In the RPA, a 100 foot buffer area of vegetation that is effective in limiting runoff, preventing erosion, a -nd filtering non-point source pollution from runoff must be retained if already present, or established if it does not exist. Clearing in the RPA is limited to what is necessary to provide for reasonable views of the water, access to the water, and for general woodland management purposes. Cleared vegetation must be replaced with other vegetation which is equally effective in protecting water quality. b. Resource Management Area (RMA) In Lancaster County all land outside of the designated RPA is classified as a Resource Management Area. The RMA is protected by the Chesapeake Bay Preservation Act and the Lancaster County Zoning Ordinance through the establishment of performance standards which apply to all development and redevelopment. Generally, the performance standards require that no more land should be disturbed than is necessary to provide for the desired use or development. Additionally, on-site impervious cover must be minimized, indigenous vegetation must be preserved (if possible), on-site sewage disposal systems not requiring a VPDES permit must be pumped at out least once every five years, an on-site 100% reserve sewage disposal site must be provided, stormwater runoff must be controlled with use of best management practices, and on lands where agricultural activity is taking place a soil and water quality conservation plan is required. 2. Flood-Prone Areas Due to its proximity to large tidal bodies of water, Lancaster County has a number of flood prone areas. Damage from flood waters in these areas can result in expensive repairs to structures, loss of use of structures (damaged homes), temporarily inoperable septic systems, contamination of water supplies, and quite possibly in bodily injury or loss of life. These are problems which can be further aggravated by the cumulative impact of development in flood- prone areas. Once developed, land in the flood plain is lost as an area of filtration due to the resulting placement of structures and impervious cover. The result is that flood events can cause more damage than they did prior to development. For example, flood water will travel faster and crest higher if water is not allowed to filtrate into the ground, or travel down streams unimpeded from man-made structures. The increased velocity of flood waters can result in increased damage to properties and the higher flood elevations could result in damage to properties which were not affected previously. In all, the County has approximately 12,448 acres, or 19.45 square miles, of land which lies within the 100 year flood plain. These areas are highlighted in the "100 Year Flood Map" and are summarized in the chart below. 100 Flood Are-.cis Wat FIf IDD Year Flood Area Outside Flood Area Loricaster Co., W. July, .9-95 k)47 '"N ME 6@' 4;, Created By-- Lanccster County . . . . . . . . . . . Plan -nq and Land Use Of flo- W, urcp-s,- DIQItal Devotion Lqver IS'Sk Lab- VFi&-9J 3 s 0 Area in Acre % f Countv 100 Year Flood Plain 12,448.02 14.43 Outside 100 Year Flood Plain 73,818.68 85.57 Total 86,266.70 100.00 Wetlands Wetlands are defined by the United States Fish and Wildlife Service as "lands transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is covered by shallow water" (Pg. 4, Atlas of National Wetlands Inventory Maps of ChesaDeake Bay. U.S. Fish and Wildlife Services; September, 1986.). Generally, Wetlands can be classified as either tidal or non-tidal. Locally, Lancaster. County has approximately 4,504 acres of tidal wetlands and 1,349.26 acres of non-tidal wetlands (Figures were obtained using the Lancaster County Geographic Information System utilizing a digital National Weiland Inventory map layer). (Distribution of tidal and non-tidal wetlands in Lancaster County can be viewed on the "Tidal and Non-tidal Wetlands" Map.) Wetlands are important natural resources which provide many positive benefits to the man-made and natural. environments. Wetlands provide aesthetic, recreational, and economic benefits to the community. Furthermore, wetlands are spawning and nursery grounds for finfish and shellfish, feeding and wintering sites for migratory waterfowl, nesting habitat for shore birds, and homes to a wide variety of wildlife. Wetlands further serve as important areas for groundwater recharge, flood control, pollution absorption, and retention of sediment from stormwater run-off (Pg 1, Atlas of National Wetlands Inventory Maps of ChesapeakL&Y. U.S. Fish and Wildlife Services; September, 1986.). _4 Ste= Slopes Development and disturbance of land on steep slopes (over 15%) can have many negative impacts. First, stabilization of soils after development is often costly and difficult due to the fact that highly erodible soils are often found on steep slopes. Disturbance of these areas can result in run-off of soils causing sedimentation of drainage courses surface water bodies. Furthermore, steep slopes, and the soils found there, are not suitable for septic systems. The combination of unstable soils and poor septic suitablility can result in higher construction costs if development is allowed to occur. In Lancaster County, steep slopes are often found adjacent to the tributary stream and creeks of the Rappahannock River and Chesapeake Bay. In the County there is 19,414.8 acres of land which are classified as steep slopes. These areas can be seen in more detail on the "Slope Map" ------------------ --- - I T, FJ Fl. I F. -------------- - ---- F" ter (AD l_F-A.".. f4ricl 5, 1 _if ........... ... ......... .. ......... --- - -------- ------- --- - ----------- --------- - 4 and are summarized in the following chart. Degree of Slope Area in Acres % of County .0-6% 56,762.70 65.80 6-15% 10,002.40 11.59 15-45% 15,651.80 18.14 6-45% 3,763.00 4.36 N/A 87.16 0.10 Total 861266.70 .100.00 5- Shink-Swell Soils Shrink-swell soils are those which can greatly change in volume when their moisture level fluctuates normally throughout the year. The shrink-swell potential of the soil is a measurement of how much volume change can be expected in a soil with an increase or decrease in moisture levels. This measurement is important because continued expansion of shrink-swell soil can result in heaving, which places additional pressure on foundations. Contraction of these soils can lead to void areas which do not provide uniform, adequate support to the footing of the foundation. The shrink-swell potential of Lancaster County soils was mapped using the County's Geographic Information Systems and the Lancaster and Northumberland Counties Soil Survey. Soil types in the County -were studied as to their shrink-swell potential up to depths of 60". Sixty inches was chosen to account for any change in grade along the length of any planned or future structures. If any soil type was classified as having high shrink-swell potential anywhere in this 60" range, it was grouped in the "high" category. The extent of shrink-swell soils in Lancaster County can be seen on the "Shrink-Swell Potential Map" and are further described in the following chart. Shrink-Swell Potential Area in Acres % of County None 415.70 0.48 Low 24,991.90 28.97 Moderate 56,201.20 65.15 High 4,571.10 5.30 N/A 86.80 0.10 Total 86,266.70 100.00 Shrink-Swell Potential None Low Moder at e Hi gh N/A Co Lancoss ter %/A jljy@ '1995 . ... .. . .. Created E@/, Lances ter Count%.' Planring and Land Use Of fice SOUFCeS' . ISSL Lob, VRLiDj LancassteF COLF-lt@-' Soil S'Urvey J c1pes c, p, es 415 C, pe. - Lancm ter Cc. A RM V"N 'N5 qgm 03, M f :reated B AN z L a n c 123 t e F C, Ll ib- j FIQ I:jr-jIJ Land if f 3L -I- UFI_ I.S.. L I F 'I Laric-Aa3teF 5 Septic Suitability Septic Systems/Sewage Disposal Approximately 83% of all private residences in Lancaster County utilize septic systems for sewage disposal purposes. The chart below gives some indication of the actual numbers of septic systems in the County and if they are located in or outside of the three towns. S=tic/Ce=ool for Sewage Disposal Lancaster County. VA - 1990 Towns 534 51.90% of Housing Units in Towns County 4.370 89.38% of Housing Units in County Total 4,904 82.87% of all Housing Units Source: .1990 United States Census Statistics. The potential for septic systems causing pollution of surface water bodies can stem from the initial improper siting of the system, or from the failing of aged or not properly maintained systems. Often septic systems have been placed in soils which can act to heighten the negative impact of the system. Specific soil characteristics which can impact operation of septic systems are discussed below. a. Depth to Watertable Depth to the watertable varies greatly throughout Lancaster County. In some areas of Lancaster County the seasonal high water level is as much as 40 or more feet below the ground surface. However, in other areas of the County the seasonal high water table is often less than 24 inches from the ground surface. The depth to the watertable is important because soils where the watertable is higher are not suitable for the use of septic systems. First, in areas with high water tables, groundwater can rise into septic drainfields and intermix with untreated effluent. This situation can result in contamination of the water table aquifer which is used by 1,679, or 28.37%, of all homes in Lancaster County. Additionally, septic systems in areas with seasonally high water tables can act to contaminate nearby surface water bodies. During times of high water table levels, effluent in an effected system is not able to percolate down through the drainfield. Instead the effluent can rise to surface untreated and pool because of the high water table. During a rain storm, this pooled effluent can quickly drain into nearby surface water bodies. Areas in Lancaster County with high water tables can be viewed in the "Depth to Water Table Map" and are further summarized in the following chart. 4 IFi 24 t"10t ROFIk Lanc-cu teF Jd % Cepth P-Aeasu r e. d a t ei-isr ro-A H gh "No t e r ids @ii?Ry@@i:: tZ tk., In Fel- wr5 Lor ioc Plonring OFId Lcind Use Ij ,149MR, 12trA.M., ORK E --- ------- 6 F Area in Acres % o f Countv < 24"to Water Table 24,386.30 28. 27 > 24" to Water Table 61,793.60 71.63 N/A 86.80 0.10 Total 86,266.70 100.00 b. Highly Permeable Soils Highly permeable soils also can act to increase negative impacts of septic systems. These soils allow septic effluent to percolate more quickly through soils underneath the drainfield, while not allowing for proper filtration. If the effluent percolates before it is properly treated then it can become a threat to the ground or surface water which it acts to recharge. The combination of high water tables and highly permeable soils is particularly a problem in densely developed areas close to the county's shoreline. The high number of septic systems in conjunction with poor soil conditions can lead to elevated levels of fecal coliform bacteria in adjacent surface water bodies, which can then result in the condemnation of the area for shellfishing. (See "Septic Suitability Map") Highly permeable soils in Lancaster County include the following types: 1. Coastal Beach (0.48%) 2. Dragston fine sandy loam (3.19%) 3. Lakeland loamy fine sand, gently sloping (0. 61 %) 4. Rumford loamy sand, gently sloping (0.16%) 5. Rumford loamy sand, sloping, eroded (0.05%) 6. Sloping sandy land (9.26%) 7. Steep sandy land (18.13%) c_ Low Permeability Soil Clayev soils with low permeability are not desirable for septic systems. These types of soils do not allow effluent to percolate down properly out of the drai@field. If the effluent does not percolate down through the system's drainfield because of low permeability soil conditions, it could instead rise to the surface. This is an undesirable situation, which can be worsened in times of run-off when untreated effluent can runoff into nearby surface water bodies. (See "Septic Suitability Map") cl. FCI_F C F Vr Flil-I 'V, .17T' 4a, VIM 'Awp N., T IL e. r II711A 71_@i J A vw 1 W 7W, I @xi vt .-:r- e li 1--F--.,J -air 25 @pql L or cs ter :o i -ir it 11:1 f3rid Lc J-e '--If f .14 @A. 41M V_:,@1EIL L ab, "O"R "'I"Si. I L F] FI F-L: 1--r, t eF U9 Plor t f--i-ii-ober-land 7 d- Steep Slopes As discussed in the "Steep Slopes" Section, areas of steep slopes are "not suitable for the placement of septic systems. Generally, septic systems need level areas for drainfields. Septic systems placed on slopes do not allow for the proper treatment of waste water because the resulting effluent will travel down-hill to the end of drainfield, where it can leach out, instead of slowly and evenly percolating through the entire length of the drainfield. (See "Slope Map" and Chart) ptic Suitability-T Area in Acre;_7 % of County Poor 30,336.10 35.17 Fair to Poor 742.20 0.86 Fair 21,901.80 25.39 Good 31,452.00 36.46 N/A 1,834.60 2.13 Total 86,266.70 100.00 7. Prime Farmland@ Lancaster County has a rich history of agriculture dating back to the Colonial Era. Agriculture and related services are important contributors to the local economy. Even though their role in the local economy has diminished, farms in Lancaster County still serve many important purposes. First, farmlands provide an aesthetically pleasing landscape, which is enjoyed by all residents of the County. The 1992 adopted comprehensive plan cites farmlands as strong contributors to the County's rural nature. Additionally, farmlands play an important environmental function in that they are prime areas for recharge of the County's groundwater aquifers. Areas of undeveloped, pervious land, such as woodland and farmland, are necessary for the purposes of aquifer recharge. It is because of these important roles that the 1992 Comprehensive Plan identified farmlands as resources which are worthy of conservation and preservation. However, lands which have historically supported agriculture in Lancaster County are also the lands which are the most suitable for development. Lands in agricultural use are usually level, cleared, well drained, and consist of soils suitable for septic systems. These are conditions which are usually sought for other land uses such as residential development. This is further evident when it is seen that of the 42,929.59 acres of land in Lancaster County considered to prime for agricultural activity, only 17,014.13 acres were still in use in 1990 for farming pqrposes. 1,5 t, 199 jo@ NP, R ?till AIMM v Alp m NIP. 1A@ r ei- ed By - IRA C]Fid nd IJ-P. 'A NO IRA r f f M 74 C' 1jr, Ce I-' A L rib, Rp 4P1 R 17- 17. 8 The Lancaster and Northumberland Counties Soils Survey ranks soils as to their potential for farming. The soils are grouped into eight different "capability units" -which. classify soils concerning their suitability for farming. The classifications are based on the limitations of the sods, the risk of damage when they are used, and the way they respond to treatment. Class I soils are the best soils for farming, descending to Class VIR soils which have limitations which make them unsuitable for farming, as well as most other uses. For purposes of this plan, all Class I and some Class 11 soils were considered to be prime soils for agriculture. Areas of prime agricultural soils can seen in the "Prime Farmlands" Map and are further detailed in the following chart. (A: list of soil types which are considered prime for agricultural activity can be seen in the Appendix.) Type of Land Area in Acres T % of County Prime Agricultural Land Being Farmed 17,014.13 19.72 Other Land Being Farmed 4,591.37 5.32 Prime Agricultural Land in Other Use 25,915.46 30.04 Other Land/ Other Use 38,745.74 44.91 Total 86,266.7 0 100.00 B. Existing Lancaster Counjy Ordinances L Erosion and Sediment Control Ordinance The Lancaster County Erosion and Sediment Control Ordinance establishes a program to protect and improve the water quality of the Chesapeake Bay which can be implemented on the local level. The ordinance regulates any land disturbance resulting in the disturbance of an area equal to or greater than 2,500 square feet in size. Before any site disturbance occurs an erosion and sediment control plan for the site must be submitted and approved by the County's erosion and sediment control officer. Furthermore, all land disturbing activities must comply with article 21, Chesapeake Bay Preservation, of the Lancaster County Zoning Ordinance. 9 2. ZQ,.riing Ordinance a- Waterfront Residential Overlay Zone (Article 18) The -Waterfront Overlay Zone regulates all parcels of land recorded on or after May 11, 1988 which are for residential use or residential development and which lie within 800 feei: of tidal waters and wetlands. This zone requires lots to have a 2 acre minimum size. Additionally, the zone requires a 100 foot waterside buffers from high water mark, tidal wetlands, and non-tidal wetlands, as wells as a 200 foot wide average waterfront requirement for new subdivision lots. b. Chesapeake Bay Preservation (Article 21) This zone and its requirements were discussed in the "Chesapeake Bay Preservation Areas" section on pages 1 and 2. C. Flood Plain Overlay (Article 23) The Flood Plain Overlay Zone applies to all lands within the County which are identified as being in the 100-year floodplain by the Federal Insurance Administration. AH activities in the flood plain district can be undertaken only after issuance of a zoning permit, and any development has to strictly comply with the Virginia Statewide Building Code and the Lancaster County Subdivision Ordinance. All applications for development and building permits in the floodplain further require submission of a site plan. The site plan must detail the existing and proposed topography on the site, the 100 year flood elevation, and the elevation of the first floor. Subdivision Ordinance The Subdivision Ordinance of Lancaster County recognizes that the County's economic viability is dependent on the wise use of its land and other natural resources. Many water quality related issues are addressed by this ordinance including the proper siting of wastewater disposal systems, assurances of strict adherence to the requirements of the Chesapeake Bay Preservation Act, and the adequate provision of proper erosion and sedimentation control, drainage, storinwater management and flood control. 4. Wetlands (Article III., Environmental Ordinance; Lancaster County Code) The Wetlands Ordinance of Lancaster County applies to all tidal, non-vegetated and vegetated wetlands in Lancaster County. This ordinance requires any person pursuing a permitted use in a wetlands area, to first file an application with the Lancaster County Wetlands Board or the Virginia Marine Resources Commission. The permit application details the intended use, the scale of the project, equipment to be used in construction and how the equipment will access the site, the cost of the project, the purpose of the project, and other applicable information. After submittal of the application, the proposed project wiH go to public hearing at a regularly scheduled meeting of the Lancaster County Wetlands Board, which has the authority to either approve or deny the permit application. 10 U. Assessment of Existing Conditions Lancaster County is rural in nature and has little public infrastructure such as 'wastewater treatment plants and public water supplies to service existing or new development. Development in Lancaster County is closely tied to the physical characteristics of the site to be developed. This close bond with the land is further magnified by the wide variety of environmentally sensitive areas found in the County including steep slopes, flood plains, prime agricultural lands, wetlands, and soils not suitable for septic systems. In all 56,228.53 acres or 65.2% of Lancaster County land is limited in some form. There is still a large quantity of land which has no limitations and is suitable for development. In total 30,038.17 acres or 34.8% of Lancaster County land has no physical constraints to development. These areas can be seen on the "Areas with Development Limitations" Map, and the accompanying inset maps. A- Physical Constraints to Development Specific physical limitations to development which should cause concern in Lancaster County include the suitablility of soils for septic systems, the loss of prime agricultural farmlands to development, and the presence and location of shrink-swell soils in Lancaster County. Approximately 30,336.10 acres, or 35.17%, of land in Lancaster County is classified as poor for suitability of its use for septic systems. Furthermore, approximately 83% of all private residences in Lancaster County are dependent on septic systems for their sewage disposal purposes. This number will only grow as land becomes developed, because outside of the Town of Kilmarnock there is no public sewage treatment service available. Therefore, continued protection of ground and surface water supplies in Lancaster County will be contingent on the proper siting of new septic systems. This is further significant because the water table aquifers (the Yorktown-Eastover and the Columbia), which are the ones most susceptible to contamination, are used by 1,679, or 28.37%, of all homes in Lancaster County. Farmland, in Lancaster County is a major contributor to the rural nature of which residents are so proud. However, of the 42,929.59 acres of land in Lancaster County considered to be prime for agricultural activity, only 17,014.13 acres were still in use in 1990 for farming purposes. This loss of farmland to other uses in Lancaster County is a trend which needs to be stabilized. Farmlands provide acres of pervious land surface which act as recharge areas for groundwater aquifers. As more land is developed, remaining recharge areas become increasingly important. This is of particular importance in Lancaster County, which is totally dependent on groundwater for its drinking water supply. Shrink-sweil soil can act to damage the foundations and walls of buildings, resulting in expensive repairs to affected structures. However, the negative impacts of shrink-swell soil can be prevented during the initial construction of a building, if the builder is aware of this soil condition. In Lancaster County there is approximately 4,571.10 acres (5.30% of the County), of soil with "high" shrink-swell potential. Awareness of this soil condition needs to be heightened in Lancaster County, in order to better protect property owners and their investments. ... ........ Y 1_1_-1F'1%AE1TF Ll 1--AFEA-11-K-1 llc@. (OLP11 Si n-11 tati cint, 17 Oil- E T _EF 2 Li it i-, e f Plara I Fig and Lcind IJ-p (.-If f I Ar _.e Ti 1'7: 4a 0 -Fit IVASET 4 tcl Gl- Fit" -Jcl L it :I t if 1w Ir iw, ow D C7 'lit PT Q, "j, T, Uit 4-41 .1 71 B P-1 I e Isle '-p ni, 1 iz :1 -a 7 1 iccst :o I g and Land Ise FI111nF nc Rrv er P@ t t*1 X -X@ T. UF Cf- S, SS L L oL.3 Fil E_DP co t-vbncu ko L a n c cs, e. r :n I n In H 77 q o-s 't it IA ,tt;. @J j In, vi'l IJI jJ I'An L f r-1-1 b-1 i- f Q J@ nt, 4 'Nat. -I .10 0 is- 711 Ot 'j; -Vill R p, ci I-o:j n r, o 1 A R e i Ct, 14 Lj V@ r k_,F"e- a j Uni n ccr-, t e. F ('Crru-tornon 1_ . ; , . 1-1 A d Land Rrv er 1- 1 Ce -_,cluf 1- S ee n clL., `v` Fi Slj Towl Ps, Lanc:cnfer Pof.rd. T _T %: 71 7 Ut -Afl, 1-117 2C IA e46 n F I ee t s @!f: 2;' ""k ee rn s "f(j. f 'recited 'p 1-and 1-1se C541 N 7@ F ox XT L 44 Rappohinnock -jer Wver "Nindmi 11 P N"' B. Exisling County Ordinances All new development in Lancaster County has to adhere to existing county orduinances and is often sub"ject to the public hearing process. Lancaster County has many ordinances which regulate new and existing development including the Zoning Ordinance, the Wetlands Ordinance, the Subdivision Ordinance, and the Erosion and Sediment Control Ordinance. Included in the Zoning Ordinance are articles which deal specifically with Chesapeake Bay Preservation Areas, Flood Plain Areas, and parts of the County in the Waterfront Overlay District. Overall, Lancaster County's present ordinances are strong in the protection of water quality and the current level of enforcement is high. C. Heightened Awareness People in Lancaster County are very attuned to many environmental topics such as residential shoreline development, the Chesapeake Bay Preservation Regulations, the value of wetlands in protecting water quality, the location of flood-prone areas in the County, and the impact of land use on surface water quality. However, there is significantly less awareness of other sensitive environmental features which need to be considered in planning for new development. Many people in Lancaster County are not aware of the presence of shrink-swell soils in Lancaster County, the important role fw-nilands play in providing ground water recharge areas, the effect of development on steep slopes, and the impact of improper septic system placement on surface and groundwater supplies. Providing County residents this information, particularly in regard to their own property, will help them make environmentally sound decisions when considering new development on their lands. The pace of development in Lancaster County, and the size of county is such that people developing sites have much interaction with County staff throughout the process. Having a system in place which enables County staff to warn citizens and potential property developers of limitations on their property, prior to development will prevent much of the negative impact of development before it occurs. 12 111, Goals and Objectives for Lancaster Coun1y Suitability of Land for Development- Plan Goal 1: Encourage new development in areas of the County most suitable for new growth- Objective: Explore zoning incentives which help direct new development to areas of the County most suitable for growth. Objective: Work in coordination with the local health department to inventory and map septic systems in the County to determine locations where there are already high concentrations of systems in use. Goal 2: Develop a county-wide, parcel specific information system which details physical constraints present on each parcel. Objective: Utilize the physical constraints database at the onset of the development process to better advise property owners/developers of on-site limitations, and possible solutions to these limitations. Objective: Use the physical constraints database to heighten citizen awareness of soil limitations found in the county; such as soils with poor septic suitability, "high" shrink-swell potential, and high watertables. Objective: Explore possible amendments to the zoning ordinance which would protect property owners from potential hazards of shrink-swell soil and high watertables. Goal 3: Assure that new development is designed in a manner which provides for continued protection of the surface and groundwater resources of Lancaster County and the State of Virginia. Objective: Continue consistent enforcement of the Chesapeake Bay Preservation Act and Erosion and Sediment Control Act Regulations to assure protection of the water quality of the Chesapeake Bay and its tributaries. Objective: Continue review of local land use ordinances to assure that ordinances allow for siting of septic systems in the best location on new lots, and in the area of soils most suitable for their operation. Objective: Explore possible water impoundment areas presented in the Lancaster County Protection of Potable Water Supply Plan. 13 Objective: Support enhancement of county ordinances to protect proposed, impoundment areas. Objective: Explore feasible methods of preserving prime farmlands in Lancaster County in order to protect groundwater recharge areas. Objective: Encourage re-use and rehabilitation of existing, vacant structures in order to limit need for new construction and increases in impervious surface cover in the County. 14 IV, Lancaster Coun1y Suitability o Land for Development Plan A. Physical Constraints/Limitations Database To assure that new development occurs with full knowledge of site constraints prior to development occurring, it is recommended that the County develop a county-wide, parcel specific database highlighting the physical constraints present on each parcel of land. County staff can utilize the County's Geographic Information System in developing a customized database which can show the different types of limitations present on individual properties. Furthermore, this database can be used to make printouts which can be checked when property owners come in at the start of the development process. The printout can be similar in style to the current Lancaster County Strip Files, or it can be done as an addition to the Strip Files. The printout will let County staff and property owners know if there is the possibility of a physical constraint on the property at the onset of development plans. Alternative plans made necessary by the limitation can then be discussed at this point in the development process. Implementations of this type of system will save time in the initial planning stages, will save property owners from having to make costly repairs at a later date, and will prevent possible negative environmental impacts of development before they occur. B_ Septic System Inventory To help identify areas of the county where there are already high concentrations of septic systems, it is recommended that Lancaster County inventory and map existing septic systems in the County. Information obtained from this inventory would be valuable in developing a future land use map for Lancaster County. Additionally, once compiled this information would aid in any future efforts to identify and prioritize areas for efficient placement of a waste water treatment works. This recommendation is further coordinated with a similar proposal in the Lancaster County Protection of Potable Water Supply Study and Plan, which was put forth to assure continued protection of Lancaster County's surface and groundwater resources. The proposed inventory would help to pinpoint high concentrations of septic systems in the County, which could act cumulatively to negatively impact the quality of Lancaster's surface and groundwater supplies. C. Continue Present Enforcement and Planning Levels To assure continued protection of the quality of Lancaster County's surface water bodies, it is recommended that the County continue its present, active enforcement of the Chesapeake Bay Preservation and Erosion & Sediment Control Ordinances. D. Encourage Re-use of Suitable Abandoned Structures in County To limit the need for new construction on undeveloped sites, and to limit increases in the amount of impervious surface cover in the County it is recommended that Lancaster County strongly 15 encourages re-use and rehabilitation of suitable, abandoned structures. This proposal is designed to serve many purposes. First, these properties are sometimes safety hazards and often have abandoned wells. Improvements to the on-site water and sewage facilities -at these -structures would act to protect water quality in Lancaster County. Additionally, improvements to abandoned properties would result in increased assessments, and in tam increased tax revenue. Lastly, by using an existing structure the user prevents undeveloped land from being developed at that time,, and also prevents an increase in impervious surface cover in Lancaster County. E. Investigate Feasible Methods of Preserving Prime Farmland in Lancaster County. To assure continued protection of the quality of groundwater supplies and to assure that farming remains a viable occupation in. the County, it is recommended that the County explore feasible methods of preserving prime farmland in Lancaster County. This proposal would look to expand utilization of the existing land use taxation program in Lancaster County, as well as explore new methods for farmland preservation. F. Identify Possible Impoundment Areas This recommendation would be carried out in conjunction with the similar proposal put forth in the Lancaster County Protection of Potable Water Supply Plan. It is further recommended that the County explore strengthened county ordinances to assure protection of proposed impoundment areas. , ", -1: I i APPENDIX Lancaster County Soils % Depth to Area of Co.'s Septic Seasonal High Shrink Soil Type (Acres) Soil Suitability Slope Watertable Perm. /Swe 11 0.58 Mod./S Low BeA 497.20 Poor 0-2 low BeB 9.60 0.01 Poor 2-67, 1-2' Mod./Slow Moderate BeB2 344.00 0.40 Poor 2-6% 1-2' Mod./Slow Moderate Br 1,869.20 2.17 Poor 0-2% 1.5' Moderate Moderate If CaC3 43.70 0.05 Fr to Pr 6-10% 10' Mod./Slow High CaD3 152.70 0.18 Fr to Pr 10- 15% 10' Slow High OB2 400.60 0.46 Fr to Pr 2-6% 10' Slow High C fc-27 145.20 0.17 Fr to Pr 6,- 10% 10' Mod./Slow High Co 415.70 0.48 Poor 0-2% 0' Rapid None CrD3 184.50 0.21 1 Poor 6- 15% 1-11 Slow High CsA 252.30 0.29 Poor 1--0-2% 1 1-2) Slow Hi CsB2 401.40 0.47 Poor 2 -6% 1-2' Slow CsC2 18.90 0.02 Poor 6-10% 1-2' Mod./Slow High Dr 2,753.80 3.19 Poor 0-2% 1-1.5' Moderate Moderate Ek 8.20 0.01 Poor 0-2% 07 Slow High Fa 1,633.90 1.89 Poor 0-2% W Mod./Rapid Moderate KeA 2,516.00 2.92 Fair 0-2% 10, Moderate Moderate KeB 2,519.00 2.92 Fair 2-6% 10, Moderate Moderate KeB2 604.30 0.70 Fair 2 - j 10, Moderate Moderate KeC2 90.60 0.11 F air 6 -10% L 10, Moderate Moderate KeC3 77.70 0.09 Fair 6- 10% 10, Moderate Moderate LaB 523.00 0.61 Good 0-6% 4-10' Rapid Low Le 19.80 0.02 Poor 0 -2% 1-1.51 Slow High Lo 148.80 0.17 Poor 2-6% 3-10+' Moderate Moderate MaA 683.60 0.79 Good 0-2% 6-10' Moderate Moderate ,@@MaB 2.50 0.00 Good 2 -6% 6- 10' Moderate Moderate MaC2 15.60 0.02 Good 6-10% 6-10' Moderate Moderate MaB2 114.50 0.13 Good 2-6% 6-10' Moderate Moderate MaD2 .80 1 0.00 Good 2-6% 6-10' 1 Moderate Moderate Mt 2,943.80 3.41 Fair 0-2% 1.5-2' Hia Moderate 7h Mx 3,763.00 4.36 Poor 6-45% 1 01 Mod./Rapid Moderate Ot 2,277.20 2.64 Poor 0-2% 01 Mod./Rapid Moderate RtB 162.00 0.19 Good 2-10% 40+' Rapid Low RuB 138.40 0.16 Good 2-6% 40+, Rapid Low RuC2 39.00 0.05 Good 6 - 10% 40+1 Moderate Low SaA 4,382.40 5.08 Good 0-2% 40+, Moderate Moderate SaB 14,095.4 16.34 Good 2 -6% 40+' Moderate Moderate SaB2 777.80 0.90 Good 2-6% 40+1 Moderate Moderate SaC 4.90 0.01 Good 6-10% 40+1 Moderate Moderate SaC2 713.80 0.83 Good 6-10% 40+' Moderate Moderate SaC3 393.40 0.46 Good 6-10% 40+1 Moderate Moderate SaD2 58.20 0.07 Good 10- 15% 40+7 Moderate Moderate SaD3 72.20 0.08 Good 10- 15% 40+1 T -Mod./Slow Moderate SfA 5,547.40 6.43 Good 0-2% 40+1 Mod./Rapid Moderate SfB 3,727.10 4.32 Good 2-6% 40+' Mod./Rapid Moderate SsD 7,991.20 9.26 Fair 6-15% 10+1 1 Rapid Low StA 10.70 0.01 Fair 0-6 % 10+1 Rapid L StE 15,641.1 18.13 Poor 15-45% 10+' Rapid Low Th 95.80 0.11 Poor 0-2% 0' N'/A Moderate To 1,738.80 2.02 Poor 0-2% 0' N/A Moderate Wo 1 5,159.20 5.98 Fair 0-2% 1.5.-2) Moderate Moderate Made 86.80 0.10 Poor N/A N/A NIA NIA Land 86,266.7 loo.Oo irce: Soil Survey. Northumberland and Lancaster Countie -in ta e artm s. Vir ' ja United S tes D p ent of Agriculture, Soil Conservation Service in cooperation with The Virginia Agicultural Expefiment Station; Mav. 1963. Soil Symbol Key ymbol Soil Name BeA Beltsville very fine sandy loam, nearly level BeB Beltsville very fine sandy loam, gently sloping BeB2 Beltsville very fine sandy loam, gently sloping, eroded Br Bertie silt loam CaC3 Caroline clay loam, sloping, severely eroded CaD3 Caroline clay loam, strongly sloping, severely eroded CfB2 Caroline very fine sandy loam, gently sloping, eroded CfC2 CaroHne very fine sandy loam, sloping, eroded Co Coastal beach CrD3 Craven clay loam, strongly sloping, severely eroded CsA Craven silt loam, nearly level CsB2- Craven silt loam, gently sloping, eroded CsC2 Craven silt loam, sloping, eroded Dr Dragston. fine sandy loam Ek Elkton silt loam Fa Fallsington fine sandy loam KeA Kempsville fine sandy loam, nearly level KeB Kampsville fine sandy loam, gently sloping KeB2 Kempsville fine sandy loam, gently sloping, eroded KeC2 Kempsville fine sandy loam, sloping, eroded KeC3 Kempsville fine sandy loam, sloping, severely eroded LaB Lakeland loamy fine sand, gently sloping Le Lenoir silt loam Lo Local afluvia.1 land MaA Matapeake silt loam, nearly level MaB Matapeake silt loam, gently sloping MaB2 Matapeake silt loam, gently sloping, eroded MaC2 Matapeake silt loam, sloping, eroded MaD2 Matapeake silt loam, strongly sloping, eroded Mt Mattapex silt loam Mx Mixed alluvial land Ot Othello silt loam '5@Lmbol Soil Name RtB Rumford loamy sand, thick surface, gently sloping RuB Rumford loamy sand, gently sloping RuC2 Rumford loamy sand, sloping, eroded SaA Sassafras fine sandy loam, nearly level SaB Sassafras fine sandy loam, gently sloping SaB2 Sassafras fine sandy loam, gently sloping, eroded SaC2 Sassafras fine sandy loam, sloping, eroded SaC3 Sassafras fine sandy loam, sloping, severely eroded SaD2 Sassafras fine sandy loam, strongly sloping, eroded SaD3 Sassafras fine sandy loam, strongly sloping, sev. eroded S fA Sassafras loamy fine sand, thick surface, nearly level SfB Sassafras loamy fine sand, thick surface, gently sloping SsD Sloping sandy land SLE Steep sandy land Th Tidal marsh, high To Tidal marsh, low Wo Woodstown fine sandy loam Soil Type Capability Type of Farmland unit Out of Study Aj:ea Other Soil Areas Unassigned Other Soil Areas Water Other Soil Areas Man Made Other Soil Areas Beltsville IIIs-2 Other Soil Areas Beltsville Ills-2 Other Soil Areas Beltsville HIs-2 Other Soil Areas Berde Silt Loarn JJw-2 Other Soil Areas Bladen Silt Loam IHw-2 Other Soil Areas Caroline Clay Loam Vle-i Other Soil Areas Caroline Clay Loam VIEfe-I Other Soil Areas Caroline Sandy Loam Ile-2 Other Soil Areas Caroline Sandy Loam rVe- I Other Soil Areas Coastal Beach VIHw-1 Other Soil Areas Craven Clay Loam Vue-1 Other Soil Areas Craven Silt Loam IIw-3 Other Soil Areas Craven Silt Loam Ile-2 Other Soil Areas Craven Silt Loam IVe-l. Other Soil Areas Dragston Fine Sandy Ilw-2 Other Soil Areas Elkton Silt Loam 111w-2 Other Soil Areas Fallsington F/S Loam 111w- I Other Soil Areas Kempsville FIS Loam I- I Prime Farm Soils Kempsville F/S Loam fle- I Prime Farm Soils Kempsville F/S Loam He- I Prime Farm Soils Kempsville F/S Loam Ille- I Other Soil Areas Kempsville F/S Loam lVe- I Other Soil Areas Lakeland Loamy F/S Ills-I Other Soil Areas Lenoir Silt Loam 111w-2 Other Soil Areas Local Alluvial Land IIw-I Prime Farm Soils Matapeake Silt Loam I-I Prime Farm Soils Matapeake Silt Loam Ile- I Prime Farm Soils Matapeake Silt Loam Ile-I Prime Farm Soils Matapeake Silt Loam IlIe-l Other Soil Areas Matapeake Silt Loam Ive- 1 Other Soil Areas Mattapex Silt Loam 11W-1 Prime Farm Soils Mixed Alluvial Land VIw- I Other Soil Areas Othello Silt Loam HIw-I Other Soil Areas Rumford Loamy Sand HIS-1 Other Soil Areas Rumford Loamy Sand Ils-I Prime Farm Soils Rumford Loamy Sand IHe- I Other Soil Areas Sassafi-as F/S Loam 1-1 Prime Farm Soils Sassafras F/S Loam lie- I Prime Farm Soils Sassafras FIS Loam Ile- I Prime Farm Soils Soil Type Capability Type of Farmland' Unit Other Soil Areas Sassafras F/S Lown Ille-I Other Soil Areas Sassafras F/S Loam Sassafras F/S Loam IVe- 1 Other Soil Areas Sassafras F/S Loam Ive- I Other Soil Areas sassafras F/S Loam lVe-1 Other Soil Areas Sassafras Loamy F/S IIS-I Prime Farm Soils Sassafras Loamy F/S Ils-I Prime Farm Soils Sloping Sandy Land VIe-2 Other Soil Areas Steep Sandy Land VIIe-2 Other Soil Areas Tidal Marsh VIlIw- I Other Soil Areas Tidal Marsh VIIIW-I Other Soil Areas Woodstown F/S Loam IIW- I. prime Farm Soils I C ,OASTAL SERVICES CTR LIBRA.1 A . w lffi@ 1 3 6668 14111762 4 t