[From the U.S. Government Printing Office, www.gpo.gov]




                                                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.






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                                                                                                                            Outside Flood Area


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                                                                          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"









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                   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





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                                                                                                                 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.
















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                                                                                                                   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")
















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               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.
















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               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.








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                   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






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